Condominium Rules for Tenants in Cambodia: Guests, Deliveries, Pets, Amenities, and Moving

Prepared by the NovAsia Editorial Team

A tenant can negotiate the rent, security deposit, furniture, and lease term in great detail—and discover only after moving in that delivery riders cannot go above the lobby, guests must leave identification, the swimming pool closes before they return from work, the building management prohibits their pet, or moving a sofa requires advance booking of a service lift and a separate deposit.

The reason is simple. Condominium living involves more than the relationship between owner and tenant. There is another chain:

co-owned building → management → owner → tenant → guest or contractor

A lease grants the tenant the right to use a specific apartment. It does not necessarily provide unrestricted access to parking, the gym, swimming pool, coworking room, loading area, service lift, rooftop, or other shared facilities.

Cambodia's Civil Code requires a tenant to use rented property according to the lease and its intended purpose, while the landlord should not interfere with the agreed use. In everyday practice, however, building access and shared-space procedures are also shaped by condominium rules.

Those rules should be reviewed before paying a deposit, not after collecting the keys.

Request the three essential documents

Before signing, ask for:

1. the draft lease;
2. the current building rules or resident handbook;
3. the current schedule of charges, deposits, and fines.

The rules may be split across several documents:

• resident handbook;
• pet policy;
• pool and gym rules;
• parking rules;
• move-in and move-out procedure;
• renovation rules;
• access-card application;
• visitor-registration procedure;
• short-term rental restrictions.

An agent's statement that the rules are "standard" is not a substitute for documents.

Ask for the date or version number. An old file may not include a new access system, revised pet restrictions, different operating hours, or newly introduced charges.

If management provides the rules only after tenant registration, the owner should obtain them as a unit owner and give them to the prospective tenant. Refusal to disclose rules before the deposit is paid is a practical warning sign.

Why the owner's permission may not be enough

The owner controls the private apartment, not the entire building.

The owner may agree to:

• furniture changes;
• a pet inside the apartment;
• guests;
• working from home;
• minor alterations.

The management may separately regulate:

• use of common areas;
• movement of pets through lifts;
• visitor registration;
• deliveries;
• parking;
• pool and gym access;
• moving hours;
• contractor access;
• noise;
• short-term stays.

Sub-Decree No. 126 on the management and use of co-owned buildings establishes the general structure of private units, common property, internal rules, and management. The exact procedures differ by building.

Important permissions should therefore be checked at two levels:

A positive answer in only one column is not enough.

The lease should identify the rules by version

The lease should ideally state:

• which rules the tenant received;
• their date or version number;
• the obligation to comply;
• what happens when rules change;
• who must notify the tenant;
• which fees and fines can be charged;
• the owner's duty to support agreed access;
• consequences if a promised facility becomes unavailable because of the owner's default.

A weak clause says:

The tenant must comply with all rules introduced by management now or in the future.

That gives unknown future rules the potential to change daily life without a clear process.

A more balanced approach is to state that:

• the tenant follows lawful and reasonably communicated building rules;
• material changes affecting important use should be notified;
• the owner assists with approvals available only to unit owners;
• fines require evidence;
• the owner's permission cannot override a building ban.

Cambodian consumer-protection and unfair-contract frameworks may be relevant depending on the parties and facts, but general fairness principles are not a substitute for precise drafting.

Visitor rules

Guest procedures affect normal family and social life.

Check:

• whether identification is required;
• whether security keeps the original or only records details;
• whether advance registration is required;
• whether the resident must confirm each visit;
• the maximum number of guests;
• rules for overnight stays;
• how frequent visitors are treated;
• requirements for minors;
• registration of relatives;
• guest parking;
• whether guests may use the pool or gym;
• late-night entry.

The difference between a visitor and an additional resident should be clear.

A friend staying for two nights is not automatically a subtenant. A person who lives in the apartment for months, has a key, and contributes to rent may be treated as an additional occupant or subtenant.

Cambodia's Civil Code restricts assignment and subletting without the owner's consent. The lease should distinguish:

• occasional guest;
• approved family member;
• long-stay visitor;
• roommate;
• subtenant;
• paying short-term guest.

Do not hide a partner or relative who will genuinely live in the apartment. Include them in the approved occupant list.

Personal data at security

Visitor registration may be justified for safety, but the tenant should understand:

• which data is collected;
• the purpose;
• who can access it;
• how long it is kept;
• whether an original document is retained;
• whether photographs are taken;
• how visitors are informed.

Do not promise guests that no identification will be needed until you have checked the rules.

If security keeps a passport or other original document for an extended period, ask management for the written procedure and whether a safer alternative is available, such as a copy, temporary pass, or resident confirmation.

Do not wait until 1:00 a.m. to argue with a guard about a rule that could have been reviewed before signing.

Overnight guests

Some buildings do not distinguish between daytime and overnight visitors. Others require registration after a certain number of nights.

Ask about:

• permitted number of nights;
• notification requirements;
• registration process;
• additional utility charges;
• issue of a temporary key or card;
• access to amenities;
• responsibility for damage;
• when owner consent is required.

A lease should not unnecessarily prohibit all guests when normal social visits are expected.

A clause banning "unauthorized occupants" may be reasonable, but should not become arbitrary control of every visit.

If relatives will stay for several weeks, obtain written approval in advance.

Keys, codes, and access cards

List every access method:

• apartment key;
• electronic-lock code;
• building entry card;
• lift card;
• parking remote;
• mailbox key;
• amenity pass;
• resident app.

Ask:

• issue fee;
• separate deposit;
• replacement cost;
• number of cards allowed;
• guest-pass availability;
• deactivation process;
• night-time lockout assistance;
• consequences of the owner's building debt.

The lease should require the owner to maintain agreed access while the tenant complies with their obligations.

One card for two adults is often unworkable.

At handover, record card numbers and condition.

Deliveries

Delivery procedures vary widely.

Possible rules include:

• rider waits in the lobby;
• security calls the resident;
• rider is allowed to the floor;
• food is collected only at reception;
• there is a parcel room;
• items are not stored overnight;
• cash on delivery is not accepted;
• parcels must be collected immediately;
• large items use a service entrance;
• frequent commercial deliveries are restricted.

Check how the process works at lunch time, in the evening, and at night.

Ask:

• What happens if no one is home?
• Can security sign for a parcel?
• Who is responsible for loss?
• How are appliances or large furniture delivered?
• What happens to perishable food?
• Can a return be handed to a courier?
• What address format should be used?
• Can a rider use the lift?

A 24-hour reception desk does not necessarily accept liability for parcels.

Large deliveries

Furniture and appliances may be treated as moving activity.

Management may require:

• advance application;
• service lift;
• loading bay;
• permitted hours;
• contractor identification;
• lift protection;
• refundable deposit;
• payment for damage;
• vehicle-height check;
• packaging removal.

Before buying a sofa, measure:

• lift door;
• lift cabin;
• corridors;
• apartment door;
• corners;
• staircase route.

A store may promise free delivery, but the building can refuse access without a booking.

The lease should state who organizes and pays for the initial delivery of furniture that the owner is required to provide.

Moving in and out

Many condominiums allow moves only during weekday working hours to protect residents and lifts.

Check:

• notice period;
• owner signature;
• debt-clearance requirement;
• designated lift;
• lift-protection responsibility;
• deposit;
• cleaning charge;
• mover identification;
• vehicle restrictions;
• weekend and public-holiday rules.

This should be known before booking flights. A tenant arriving on Sunday night with twenty boxes may not be allowed to complete the move.

At move-out, the building may require:

• return of access cards;
• inspection of common-area damage;
• booked time;
• settlement of utilities;
• owner approval.

The lease security deposit and the building's moving deposit are separate funds. Record the recipient, purpose, and refund procedure for each.

Pets

Living with a pet normally requires two approvals:

1. the apartment owner's approval;
2. building-management approval.

Check:

• permitted species;
• size, weight, or breed limits;
• number of animals;
• registration;
• vaccination requirements;
• lift rules;
• separate entrance;
• leash or carrier requirements;
• access to common areas;
• noise;
• waste disposal;
• parasite control;
• damage liability;
• complaint process;
• pet deposit or fee.

A building may allow cats but not dogs, allow only small dogs, or require a service lift.

Do not rely on seeing another dog in the lobby. That animal may have an old approval, be visiting, or be present in breach of the rules.

If the pet is essential, make written management approval a condition that must be satisfied before the rental deposit becomes non-refundable.

Complaints about pets

The rules should explain:

• evidence required;
• warning procedure;
• time allowed to correct the issue;
• cleaning charges;
• what counts as a repeat violation;
• when removal of the animal may be demanded;
• how fines are imposed.

A tenant is responsible for the animal, but a serious penalty should not arise from one unsupported anonymous complaint.

The lease, any pet addendum, and the building rules should be consistent.

Swimming pool and gym

A listing may say "pool and gym included," but access can depend on:

• resident registration;
• access card;
• age;
• opening hours;
• clothing rules;
• guest fee;
• trainer rules;
• booking;
• maintenance closures;
• owner arrears.

Ask:

• Do tenants have the same rights as owners?
• Are guests allowed?
• Can a minor use the facility without an adult?
• Are towels or lockers provided?
• Can a personal trainer enter?
• Is commercial filming permitted?
• Can food or drinks be brought in?
• How are closures announced?

A teenager may not be permitted to enter the gym alone. Families should verify the exact age limit.

Do not count an amenity as a major benefit when its hours do not fit your schedule.

Closure of shared facilities

A lease rarely guarantees that a pool or gym will operate continuously. Maintenance, safety concerns, or management decisions may cause temporary closure.

If an amenity materially influenced the rent, consider addressing:

• disclosure of known closures;
• no promise beyond current availability;
• owner responsibility if access is lost because of the owner's debt;
• no automatic rent reduction for short routine maintenance;
• possible discussion of compensation for prolonged material loss.

The tenant should not expect a discount for every maintenance day, but the owner should not advertise access that the tenant cannot actually use.

Parking

A parking space may be:

• assigned;
• unassigned;
• linked to the owner's unit;
• rented separately;
• for motorcycles only;
• limited by vehicle size;
• subject to availability.

Confirm:

• exact space number;
• vehicle type;
• entrance height;
• monthly fee;
• deposit;
• sticker or remote;
• guest parking;
• electric-vehicle charging;
• overnight guest parking;
• enforcement.

Photograph the space.

A verbal promise that parking is included is weak without management confirmation.

Do not assume a normal electrical outlet can be used for electric-vehicle charging without permission.

Noise and disturbance

Rules may address:

• music;
• parties;
• instruments;
• balcony noise;
• corridor conversations;
• door slamming;
• pets;
• construction;
• washing machines at night;
• smoking.

Confirm the exact quiet hours.

No rule can create complete silence. Inspect the real sources of noise:

• neighboring doors;
• lifts;
• road traffic;
• pool deck;
• bars;
• construction.

A rule is useful only when it is enforced consistently.

Tenants should know how to complain:

• call security;
• submit written notice;
• provide evidence;
• wait for response;
• escalate if necessary.

Avoid aggressive confrontation with neighbors.

Parties

Some buildings require advance approval for gatherings above a certain size or prohibit commercial events.

Check:

• maximum guest number;
• booking of a common room;
• alcohol rules;
• music limits;
• balcony use;
• event deposit;
• cleaning;
• end time.

Do not market a residential apartment as an event venue when the lease permits residential use only.

A family dinner and a paid rooftop party are not the same activity.

Smoking

Check rules for:

• inside the apartment;
• balcony;
• corridors;
• pool area;
• parking;
• designated smoking area;
• electronic cigarettes;
• odor complaints.

The owner can prohibit smoking inside the apartment even if the building permits it elsewhere.

If the unit is advertised as non-smoking, record the initial odor and condition.

Smoke from a neighboring balcony may be hard to control, so inspect in the evening.

Short-term rentals and subletting

The tenant should understand:

• whether daily rentals are prohibited;
• whether paying guests are allowed;
• whether a room can be rented out;
• whether company employees can rotate;
• whether the lease can be transferred.

Cambodia's Civil Code addresses permitted subletting and the resulting relationships. All permissions should be written.

Do not assume a one-year lease automatically allows the apartment to be sublet during a holiday.

Building rules may ban short-term accommodation even when the owner gives verbal permission.

Working from home

Ordinary laptop work differs from operating a business with visitors.

Check whether the rules prohibit:

• receiving clients;
• displaying signs;
• storing inventory;
• employing staff in the apartment;
• frequent commercial deliveries;
• group lessons;
• personal services;
• commercial filming;
• registering a legal office address.

Working quietly from a computer usually creates fewer concerns. If it is important, the lease should expressly allow a home workspace without visitors.

Do not promise unrestricted commercial use of a residential unit.

Contractors and maintenance

A tenant may need:

• internet installer;
• air-conditioner technician;
• cleaner;
• plumber;
• furniture assembler.

Ask:

• how contractors register;
• permitted working hours;
• required deposit;
• designated lift;
• whether owner consent is required;
• whether licensed contractors are required;
• drilling rules;
• rubbish removal;
• parking;
• neighbor notification for noisy work.

Distinguish ordinary maintenance from alterations.

The Civil Code requires the tenant to use the property carefully and notify the landlord of repair needs. The lease should state who appoints contractors and who pays.

Do not allow a contractor to drill an exterior wall or interfere with common systems without approval.

Alterations inside the apartment

Even simple work may require approval:

• painting;
• wall mounting;
• replacing lights;
• electronic lock;
• kitchen appliance installation;
• new curtains;
• balcony safety net.

Obtain written approval from both the owner and management where required.

The building may require a refundable renovation deposit and limit working hours.

Before the lease ends, define what must be restored.

"Decorating is allowed" is too vague.

Common areas

Check rules on:

• storage in corridors;
• shoes;
• bicycles;
• strollers;
• drying clothes;
• balcony items;
• rubbish;
• fire doors;
• rooftop;
• coworking space;
• outdoor cooking.

Items in a corridor may breach fire-safety or cleaning rules even if neighbors do the same.

Do not use common property as an extension of the apartment.

Waste disposal

Ask:

• where the rubbish room is;
• operating hours;
• recycling arrangements;
• disposal of large items;
• food waste;
• cardboard;
• furniture;
• construction waste.

Large delivery packaging may attract a removal fee.

Do not leave rubbish beside the lift because the procedure was never explained. Learn it during move-in.

Children and teenagers

Building rules may cover:

• adult supervision at the pool;
• minimum age for the gym;
• play area;
• bicycles;
• lifts;
• rooftop;
• guest access;
• noise.

Families should verify whether a nanny can supervise a child and whether a teenager receives a separate access card.

A building advertised as family-friendly may still restrict minors' independent access to amenities.

Nannies, cleaners, and drivers

If a household uses regular help, ask about:

• staff registration;
• service entrance;
• separate card;
• access hours;
• identification;
• restrictions on amenities;
• parking.

Some buildings treat a regular household employee differently from a visitor.

The lease should require the owner to assist with permanent access for approved people.

Do not issue a permanent card informally in breach of management procedure.

Security staff should not invent rules

Security guards enforce management instructions, but oral requirements can be inconsistent.

If a guard announces a new restriction:

1. calmly ask for the written rule;
2. contact management;
3. notify the owner;
4. record the incident;
5. avoid confrontation at the entrance.

Do not expect the guard to interpret the lease legally.

The owner may need to file a form or clear an arrear.

If access is repeatedly disrupted for reasons unrelated to the tenant, it may become a landlord-performance issue.

Fines

Obtain the fine schedule for:

• lost cards;
• parking violations;
• pet-rule breaches;
• noise;
• moving damage;
• smoking;
• short-term rentals;
• unauthorized contractors.

The lease should address:

• who pays;
• evidence required;
• notice;
• appeal;
• deposit deduction;
• any owner administration charge.

A tenant commonly bears a valid fine caused by their own conduct or that of a guest. The owner should bear debts and violations unrelated to the tenant.

Avoid a clause allowing the owner to deduct any amount claimed by management without documents.

Deductions from deposits

A rule violation may affect:

• lease security deposit;
• pet deposit;
• moving deposit;
• separate building deposit.

At move-in, record:

• each amount;
• recipient;
• purpose;
• currency;
• receipt;
• refund deadline;
• deduction grounds.

The same fine should not be deducted twice from two different deposits.

Request receipts and a final reconciliation.

Changes to the rules

A building may change opening hours, security procedures, and routine operations.

Ask how updates are communicated:

• resident app;
• email;
• noticeboard;
• chat group;
• owner-only messages.

Tenants need direct access to relevant notices.

The lease should require the owner to forward messages sent only to owners when they affect the tenant.

Material changes may include:

• pet ban;
• loss of parking;
• prolonged amenity closure;
• new access-card fee;
• delivery restrictions.

Not every change creates a right to terminate, but major conditions should be addressed before signing.

Language and translation

Rules may be issued in Khmer, English, or Chinese.

Request a version you can understand.

For important provisions:

• compare the translation with the original;
• identify which language prevails;
• obtain written clarification.

Do not sign an acknowledgment of rules you cannot read.

An agent's short summary is not enough when fines, pets, or access are involved.

Create a conflict table

Before signing, complete a table:

Every contradiction needs a final written answer.

If it cannot be resolved, assume the stricter rule will be enforced in practice.

Test the building during a viewing

During inspection:

• enter as a visitor;
• observe a delivery;
• find the parcel area;
• test an access card;
• inspect parking;
• find the rubbish room;
• identify the moving route;
• read notices near amenities;
• check the lobby noticeboard.

Written rules and enforcement may differ.

However, temporary tolerance does not create a contractual right. A building that currently ignores pets may enforce the ban later.

Base important decisions on written rules.

Useful lease attachments

Consider attaching:

• building rules;
• charge and fine schedule;
• written pet approval;
• parking confirmation;
• access-card list;
• inventory;
• move-in and move-out procedure;
• amenity hours;
• approved occupant list.

Sign or precisely identify each attachment.

Do not attach a marketing brochure instead of management rules.

First-day checklist

At handover, confirm:

• tenant registration;
• registration of every occupant;
• operation of every access card;
• visitor procedure;
• delivery procedure;
• parking;
• rubbish room;
• amenity access;
• emergency contacts;
• moving-deposit status;
• receipt of rules;
• access to the resident app or official group.

Test late entry before the first night out.

A ceremonial key handover is useless if the tenant is not registered and cannot enter later that evening.

Warning signs

• rules withheld until after deposit payment;
• agent and management give different answers;
• only the owner approves the pet;
• two adults receive one access card;
• parking space not confirmed;
• guest registration unknown;
• delivery to the door promised without checking;
• planned move-in date violates building procedure;
• fines exist without a schedule;
• lease requires unconditional acceptance of all future rules;
• short-term rental encouraged despite a building ban;
• amenity access depends on owner arrears;
• occupants are not registered in writing;
• building deposit paid to an unknown person;
• security keeps original passports;
• tenant receives no management notices;
• guards regularly announce ad hoc requirements.

Main principle

Condominium rules are not minor housekeeping details. They determine how a tenant enters home, receives guests and food, lives with a pet, uses the pool and gym, parks, carries out repairs, and moves out.

A sound tenancy aligns three levels:

1. the owner genuinely permits the intended use of the apartment;
2. building rules permit that use through common areas and systems;
3. the lease allocates charges, fines, changes, and dispute procedures.

If one level is silent or conflicts with another, an agent's promise does not solve the problem.

Review building rules as carefully as rent and deposit terms. It is one of the least expensive ways to avoid daily conflict throughout the tenancy.

This article is for general information only and does not replace individual advice on Cambodian law. The validity of lease terms, building rules, fines, and available remedies depends on the documents, parties, consumer status, and circumstances.

Sources

1. Kingdom of Cambodia — Civil Code, Articles 600–605 and related lease provisions on agreed use, care of property, non-interference by the landlord, repair notice, and subletting. English translation by the Japan International Cooperation Agency. Reviewed 19 July 2026.
2. Royal Government of Cambodia — Sub-Decree No. 126 on the Management and Use of Co-Owned Buildings, including private units, common property, internal rules, and management. Reviewed 19 July 2026.
3. Ministry of Commerce — Law on Consumer Protection and current rules on unfair terms in standard-form contracts. Reviewed 19 July 2026.
4. Kingdom of Cambodia — Law on Providing Foreigners with Ownership Rights in Private Units of Co-Owned Buildings, relevant to the distinction between the private apartment and common property. Reviewed 19 July 2026.
5. Current resident handbooks, move-in forms, pet rules, visitor procedures, and amenity rules from selected Phnom Penh condominiums, reviewed as examples of individual building practice rather than universal law. Reviewed 19 July 2026.

Frequently asked

Which matters more: the lease or the condominium rules?

Both matter. The lease regulates the relationship between the tenant and the owner, while the condominium rules govern use of common areas and building systems. Any conflict should be resolved in writing before signing.

Can the owner allow a pet if the building bans pets?

Usually not. The owner's permission does not override building-wide rules. A tenant should obtain confirmation from both the owner and the condominium management.

Can guests enter without registration?

That depends on the building. Some condominiums require identification, advance registration, or resident confirmation. The tenant should understand the written procedure, including privacy concerns and late-night access.

Who pays a building fine caused by a rule violation?

The lease should allocate responsibility. A valid fine caused by the tenant or a guest is commonly charged to the tenant, but the amount, evidence, appeal process, and any deduction from the security deposit should be documented.