How to End a Lease in Phnom Penh and Get Your Security Deposit Back

Prepared by the NovAsia Editorial Team

Getting a security deposit back does not begin on the day the keys are returned. It begins when the lease is signed and the move-in inventory is prepared.

If the contract does not define the notice period, renewal, cleaning standard, final utility reconciliation, and refund date—and if the original condition of the apartment was never documented—the last month of the tenancy can turn into a dispute based on memory rather than evidence.

A well-managed move-out is a six-stage process:

1. Check how the lease ends and whether it renews automatically.
2. Send provable notice.
3. Agree the condition and any repairs before the final day.
4. Settle rent, utilities, and building obligations.
5. Complete a documented handover.
6. Receive an itemized deposit statement and payment.

The tenant’s objective is not to prove that the apartment is “perfect.” It is to show that the unit was returned in accordance with the lease, that normal wear has been separated from tenant-caused damage, that every financial item has been reconciled, and that the landlord has accepted the keys and possession.

Start with the termination clauses

Find and read:

• whether the lease is fixed-term or indefinite;
• the contractual end date;
• renewal provisions;
• automatic renewal wording;
• notice requirements;
• early-termination rights;
• penalties;
• relocation, employment, or diplomatic clauses;
• replacement-tenant provisions;
• final rent obligations;
• security-deposit terms;
• inspection requirements;
• cleaning obligations;
• utility procedures;
• key-return rules;
• the governing-language clause;
• dispute-resolution provisions.

Do not rely on an agent’s verbal statement that “one month’s notice is enough.”

Cambodia’s Civil Code may matter where the contract is silent or must be interpreted together with the law.

For leases of buildings, Article 613 addresses implied renewal where a party does not refuse renewal at least three months before the end of the term; after renewal, the lease becomes indefinite. Article 615 applies a three-month termination period to an indefinite building lease unless a shorter period has been validly established.

The official Khmer text, the signed lease, and the circumstances must be reviewed before applying these rules to a particular tenancy.

The practical lesson is simple: do not wait until the final month to open the contract for the first time.

Create a notice calendar

Record the key dates:

If the contract requires 60 days but the law may require a longer period, seek advice early.

The date notice is given and the date the tenant leaves are not always the same.

Do not book a non-refundable international flight until the handover process has been confirmed.

Notice must be provable

A good notice:

• identifies the parties;
• identifies the apartment;
• refers to the lease;
• states that the tenant will not renew or is exercising a termination right;
• gives the intended final date;
• requests an inspection appointment;
• asks for the procedure for utilities and deposit reconciliation;
• later provides safe payment details for the refund.

Send it using the method required by the contract, such as:

• email;
• registered letter;
• tenant portal;
• a message with confirmed receipt;
• signed paper notice.

Using two methods and obtaining a direct acknowledgment is often safer.

A message saying “we may move out sometime in August” is not clear notice.

If the owner lives abroad, send notice to both the owner and the authorized property manager.

Keep:

• the notice itself;
• delivery evidence;
• the response;
• any agreed amendments.

Non-renewal and early termination are different

Expiry of a fixed term

The tenant leaves at the contractual end date after giving valid notice that the lease will not renew.

Contractual break clause

The lease permits an earlier exit after specified conditions are met.

Termination by agreement

The parties agree on a new end date and final financial settlement.

Departure in breach

The tenant leaves without a contractual right. The landlord may claim rent, a penalty, or other loss.

Landlord breach

A serious landlord breach may create remedies for the tenant, but leaving without advice can still produce a dispute.

Do not call every departure a “cancellation.”

If the family is relocating for work or because of an emergency, seek a written early-termination agreement.

Early-termination agreement

A short written agreement can define:

• the agreed final date;
• rent due through that date;
• any early-termination payment;
• a replacement tenant;
• treatment of the security deposit;
• utilities;
• furniture;
• access for viewings;
• release from future rent;
• handover procedure;
• deposit-refund date;
• confirmation that no other claims remain except those listed.

This is stronger than an agent’s message saying, “The owner agrees.”

If the tenant finds a replacement, the landlord should approve the person and sign a new agreement. Do not secretly assign or sublet the unit: the Civil Code restricts transfer of lease rights and subletting without the landlord’s consent.

Do not treat the deposit as final rent without written consent

A security deposit secures obligations. It does not automatically become prepaid rent for the final month.

A unilateral message such as:

I will not pay the last month; use the deposit

can lead to:

• rental arrears;
• late-payment charges;
• refusal to cooperate with the inspection;
• access problems with management;
• a weaker negotiating position;
• a claim exceeding the deposit.

If both sides want a set-off, record in writing:

• the amount applied to rent;
• the month covered;
• the remaining security balance;
• any utility reserve;
• how damage deductions will be handled.

A landlord may agree to apply part of the deposit after a preliminary inspection, but the agreement must be explicit.

Request a preliminary inspection

Where possible, schedule it two to four weeks before moving out.

The purpose is to:

• identify obvious tenant-caused damage;
• agree what the tenant may repair;
• separate landlord responsibilities;
• clarify cleaning expectations;
• reduce last-day surprises.

A preliminary inspection is not final acceptance. New damage or final bills may still arise before handover.

Ask the landlord to provide observations in writing.

Do not allow the landlord to wait until key return to demand repainting of every wall if the issue could have been raised earlier.

Gather move-in evidence

Collect:

• the signed inventory;
• move-in photographs and video;
• initial meter readings;
• defect reports;
• repair history;
• landlord approvals;
• receipts;
• the original key list;
• the deposit receipt.

Create “before” and “after” folders for each room.

A current photograph without a starting photograph does not prove that damage occurred during the tenancy.

If there was no formal inventory, use:

• original listing photographs;
• messages with the agent;
• maintenance requests;
• image metadata;
• witnesses;
• old invoices.

The evidence may be incomplete, but it should still be organized.

Fair wear and tear versus damage

Article 618 of Cambodia’s Civil Code requires the tenant to return the leased property but excludes deterioration caused by ordinary use from the tenant’s restoration obligation. Damage caused by the tenant may require repair or compensation.

The principle is straightforward. Applying it to a specific mark depends on context.

Relevant factors include:

• length of the tenancy;
• age of the item;
• condition at move-in;
• normal service life;
• number of occupants;
• ordinary use;
• maintenance history;
• negligence;
• repair cost;
• whether replacement would improve the landlord’s property.

Possible examples of ordinary wear

Depending on the facts:

• gradual fading of paint;
• light surface scuffing;
• ordinary curtain wear;
• normal aging of a mattress;
• minor marks from normal use of furniture.

Possible examples of damage

Depending on the facts:

• large unauthorized holes in walls;
• burns;
• a door broken by impact;
• missing furniture;
• pet damage beyond the agreed use;
• increased damage from a leak the tenant failed to report;
• unauthorized alterations.

These are not automatic legal classifications. Each item must be assessed individually.

Depreciation and betterment

A landlord should not automatically charge the tenant the full cost of replacing an old item with a new, more expensive one.

If a ten-year-old appliance fails because of age, full replacement generally belongs to the owner’s maintenance responsibility.

If a nearly new item is destroyed through tenant negligence, a larger deduction may be justified.

A reasonable calculation considers:

• age before the damage;
• starting condition;
• expected service life;
• repair versus replacement;
• residual value;
• whether the replacement is an upgrade.

Ask the landlord to explain the calculation.

“The new sofa costs USD 2,000” does not prove that the tenant owes USD 2,000 for damage to an old sofa.

Repairs before moving out

The tenant may correct agreed minor damage, such as:

• filling approved wall holes;
• replacing a small broken fitting;
• removing a stain;
• returning furniture to its original position;
• replacing light bulbs where this is the tenant’s responsibility.

Avoid:

• painting in the wrong color;
• using an unapproved contractor;
• covering water damage cosmetically;
• replacing a branded item with a cheap substitute;
• doing electrical or plumbing work without authorization.

Obtain approval for the method and timing.

Keep receipts and after-repair photographs.

Poor repair work may become a separate deduction.

Repairs that belong to the landlord

Do not automatically accept charges for:

• hidden defects;
• structural or common-system failures;
• ordinary failure of old equipment not caused by the tenant;
• historic leaks;
• façade defects;
• major owner maintenance.

The Civil Code places on the landlord the duty to make repairs needed for the agreed use of the property, while the tenant should notify the landlord promptly when repairs are required.

If the tenant failed to report a leak and the damage became worse, liability may be allocated differently.

Keep evidence of the dates when defects were reported.

Cleaning standard

Read the wording of the lease:

• professional cleaning;
• ordinary cleanliness;
• return in original condition;
• air-conditioner servicing;
• mattress or sofa cleaning;
• curtain cleaning;
• pest treatment;
• pet-related requirements.

A clause requiring professional cleaning should normally correspond to a real service and actual evidence, not an automatic fixed charge regardless of condition.

Before hiring a cleaner, ask what the landlord expects.

Clean:

• refrigerator;
• cupboards;
• bathrooms;
• kitchen grease;
• drains;
• floors;
• balcony;
• windows;
• air-conditioner filters where the tenant is responsible;
• storage areas.

Remove rubbish and personal belongings.

A clean apartment makes discussion of actual defects more objective.

Pest treatment

A pet clause may require:

• flea or tick treatment;
• deep cleaning;
• odor removal;
• proof of treatment.

Do not accept an automatic deduction without a contractual basis or evidence.

Where treatment is required, use a reputable provider and keep the receipt.

Do not apply dangerous chemicals immediately before the inspection.

Reconcile furniture and inventory

Use the original inventory and mark each item:

• present;
• missing;
• damaged;
• replaced;
• removed by the landlord during the tenancy;
• owned by the tenant.

The move-out inspection should follow the same list.

Do not leave unwanted furniture and describe it as a gift.

Where the tenant installed personal items, Article 619 of the Civil Code generally recognizes a right to remove them at the end of the lease, subject to restoration duties and the contract. Remove items only with agreement where damage may result.

Electronic devices, curtains, wall mounts, and built-in fittings should be handled separately.

Set a utility cut-off date

List:

• electricity;
• water;
• internet;
• gas, where used;
• service charges if payable by the tenant;
• parking;
• cleaning;
• access cards.

For each item, note:

• whose name is on the account;
• billing period;
• last paid month;
• meter number;
• termination date;
• final invoice;
• separate deposit;
• cancellation process.

On handover day, photograph the reading and meter number with a date reference.

If the final bill will arrive later, agree a small capped reserve.

Do not allow the entire security deposit to be held indefinitely for a modest unknown utility bill.

Water reconciliation

Direct customers of the Phnom Penh Water Supply Authority are billed by meter, but many condominium tenants receive a building-issued bill based on an internal meter.

Ask:

• whether the bill is direct or internal;
• previous reading;
• tariff;
• any building surcharge;
• final reading;
• payment recipient;
• receipt procedure.

If the meter is not accessible, management should provide a written final calculation.

Do not accept a handwritten lump sum without a reading and tariff where a proper account can be produced.

Electricity reconciliation

Determine whether the unit uses:

• a direct utility account;
• an account in the owner’s name;
• a building sub-meter;
• a prepaid meter.

At move-out:

• photograph the reading and meter number;
• calculate the relevant period;
• pay by a traceable method;
• obtain a receipt;
• verify that historic debt has not been included.

If the tenant paid estimated monthly amounts to the owner, reconcile them against actual readings.

Any overpayment should be refunded or credited.

Internet service

Internet may be:

• supplied by the owner;
• contracted by the tenant;
• included in a building package.

Check:

• cancellation notice;
• return of equipment;
• router ownership;
• installation deposit;
• final invoice;
• transfer options;
• technician access.

Do not leave a contract in your name after departure.

Remove personal information from all devices.

Partial-month rent

If the lease ends mid-month, the contract or termination agreement should state:

• full-month payment or daily proration;
• the number of days used;
• rent already paid;
• any refund;
• payment date.

Do not assume that rent is automatically prorated.

Where the parties agree an early termination, record the exact amount.

Building fees and penalties

Before handover, ask management about:

• access-card charges;
• parking debt;
• moving deposits;
• contractor access fees;
• fines;
• utilities;
• removal of the tenant from the building’s resident records.

A debt owed by the owner should not be charged to the tenant.

If a fine is claimed, request:

• the rule;
• event description;
• amount;
• evidence;
• objection procedure;
• identity of the person who committed the breach.

Do not pay an unsupported demand merely to obtain a key receipt without preserving the right to challenge it.

Book the move-out with management

Building rules may require:

• advance notice;
• moving only during working hours;
• use of a service elevator;
• protective coverings;
• vehicle registration;
• a refundable moving deposit;
• owner authorization;
• confirmation that accounts are clear.

Arrange this before the movers arrive.

The lease may end on a Sunday while the building prohibits Sunday moves. Resolve that conflict in writing.

Do not hand over the apartment before your belongings can be removed lawfully.

Final inspection

Schedule the inspection when the apartment is:

• vacant;
• clean;
• repaired as agreed;
• still connected to utilities;
• well lit.

Bring:

• the lease;
• inventory;
• move-in photographs;
• preliminary-inspection list;
• receipts;
• meter form;
• key list;
• handover report.

Inspect room by room in a consistent order.

Record:

• agreed condition;
• disputed items;
• missing information;
• final readings;
• keys and cards;
• exact time possession is returned.

Do not sign a blank deduction form.

Final handover report

Include:

• date and time;
• parties;
• apartment;
• condition;
• inventory;
• meter readings;
• keys and cards;
• utility status;
• agreed deductions;
• unresolved items;
• deposit balance;
• payment date;
• bank details;
• acknowledgment that possession has been accepted.

Both parties should sign.

If the landlord refuses, send the same document immediately after handover together with photographs and a record of what occurred.

Do not leave the keys without a receipt unless a lawyer advises a different procedure.

Returning keys and control of the unit

Return:

• main keys;
• spare keys;
• mailbox key;
• access cards;
• parking remote;
• storage key;
• safe key;
• electronic-lock access.

The landlord should confirm the quantity.

Reset or transfer:

• electronic locks;
• routers;
• smart-home systems;
• cameras;
• subscriptions.

Remove the tenant’s access after possession has been returned.

If an agent receives the keys, confirm the agent’s authority and the landlord’s acceptance.

Deposit calculation

Use:

Security deposit − agreed deductions = refund due

Possible deductions may include:

• unpaid rent;
• final utilities;
• tenant-caused damage;
• missing items;
• agreed cleaning;
• valid charges and fines.

Each line should state:

• reason;
• amount;
• supporting evidence;
• invoice or quotation;
• depreciation treatment where relevant;
• payee;
• whether the amount is final or estimated.

Do not accept a single line reading:

Repairs — USD 1,500.

Quotations and final invoices

The landlord may initially need a contractor quotation before the work is completed.

Request:

• written quotation;
• scope of work;
• photographs;
• age of the item;
• final invoice;
• return of any unused retained amount.

For a small agreed issue, the parties can use a fixed deduction.

For a large disputed repair, retain only a reasonable amount and return the undisputed balance.

The lease should ideally establish this process in advance.

Deposit-refund deadline

Residential leases in Cambodia depend heavily on the written contract.

The Civil Code provisions address return of the property and liability, but they do not create one simple universal deposit-refund deadline for every residential tenancy.

The lease should therefore state:

• number of days after handover;
• any utility reserve;
• inspection process;
• payment method;
• currency;
• bank fees;
• deduction statement requirements.

At handover, obtain a firm date.

“After all bills arrive” leaves the timetable open-ended.

A better structure is:

• undisputed balance returned within a fixed period;
• a limited utility reserve retained;
• final reconciliation no later than a long-stop date.

Currency and payment method

If the deposit was paid in US dollars, the lease should identify the refund currency.

Potential issues include:

• cash versus bank transfer;
• exchange rate;
• condition of banknotes;
• transfer fees;
• international account;
• payment to someone other than the named tenant.

The safest approach is usually to refund to an account belonging to the named tenant.

Do not agree to payment to an unknown intermediary.

For cash refunds, sign a receipt.

Multiple tenants

The lease should state:

• who receives the refund;
• whether the amount is divided;
• who may act for the group;
• whether one joint account is used;
• how internal disputes are handled.

The landlord should not decide how roommates divide the money among themselves.

All named tenants should sign the handover or authorize one representative.

If one tenant moved out earlier, record the internal deposit settlement separately.

Owner abroad

Where the owner is overseas, establish:

• the authorized local manager;
• authority to inspect;
• authority to approve deductions;
• payment account;
• reliable communication.

Do not allow the manager to say after handover that only an unreachable owner can approve the refund.

Before returning possession, ask:

Who has authority to approve and send the refund?

Send notices to both the owner and manager.

If the landlord does not attend

The correct approach depends on the lease and legal advice.

Practical steps include:

• offer several inspection times;
• retain the invitations;
• involve the authorized manager;
• record the condition on video;
• bring a witness;
• photograph meters and keys;
• make a written offer to return possession;
• transfer keys by a provable agreed method.

Do not drop the keys in a mailbox without agreement.

If possession has not clearly been returned, a dispute about continuing rent may arise.

Where the landlord refuses to cooperate, obtain advice from a Cambodian lawyer.

If the tenant leaves Cambodia early

Avoid this where possible.

If departure cannot be delayed:

• appoint a representative;
• document the authority;
• complete the inventory;
• pay known bills;
• maintain access to banking;
• keep a local telephone number and email active;
• transfer keys safely;
• agree the refund method.

Leaving the country reduces the tenant’s ability to control the process.

Complete the final inspection before flying whenever possible.

Disputed deductions

Reply with a table:

Do not argue only in emotional language.

Accept justified items and challenge unsupported ones.

Request immediate return of the undisputed balance.

Formal demand for repayment

If the refund deadline passes, send a written demand stating:

• the lease details;
• deposit amount;
• handover date;
• agreed deductions;
• amount due;
• a short final payment deadline;
• bank details;
• supporting evidence;
• the next contractual or legal dispute-resolution step.

Keep the tone professional.

Do not threaten criminal prosecution for an ordinary contractual dispute without a legal basis.

Consumer protection and unfair terms

Cambodia has a consumer-protection framework and rules addressing unfair standard-contract terms. Whether a particular residential lease or landlord falls within that framework depends on the circumstances.

Issues that may justify review include:

• hidden rules;
• unilateral deductions;
• disproportionate penalties;
• no evidence for charges;
• owner changes to the agreed terms;
• automatic forfeiture of the entire deposit.

This does not mean every strict clause is automatically invalid.

A Cambodian lawyer or competent consumer-protection authority should assess the application to the specific tenancy.

Negotiation, mediation, and court

Possible stages include:

• direct negotiation;
• agent mediation;
• management involvement only for building-related issues;
• lawyer’s letter;
• the contractually agreed dispute procedure;
• application to a competent authority or court.

Consider:

• amount in dispute;
• quality of evidence;
• location of the owner;
• language;
• cost;
• time.

A well-prepared handover file often helps resolve the matter without litigation.

Do not allow an agent to act as the final decision-maker where the agent’s commission or relationship with the landlord creates a conflict.

One-year limitation mentioned in the Civil Code

Article 621 states that a landlord’s claims for loss caused by misuse of the property and a tenant’s claims for reimbursement of expenses must be made no later than one year after return of the property.

This does not give the landlord permission to retain the deposit for one year.

The deposit-refund deadline is a separate contractual and factual issue.

It does mean that move-out records should be kept after the tenancy ends.

Corporate tenancies

Where the employer or a company paid the rent, collect:

• final account statement;
• tax receipt where required;
• confirmation of deposit refund;
• deduction schedule;
• termination letter.

A personal cash receipt may not satisfy the company’s accounting requirements.

Corporate leases may have different notice and tax provisions.

New address and mail

Before leaving, update:

• banks;
• employer;
• school;
• subscriptions;
• delivery apps;
• immigration or government records where required;
• condominium management.

Ask what will happen to mail arriving after departure.

Do not leave original documents in the apartment.

Remove the old address from public profiles where appropriate.

Digital clean-up

Remove:

• saved Wi-Fi credentials;
• television accounts;
• streaming subscriptions;
• electronic-lock permissions;
• camera access;
• saved delivery addresses;
• grocery-delivery addresses;
• resident-app access;
• building chat-group membership.

Reset your own devices.

Do not reset landlord-owned equipment in a way that removes settings the landlord needs unless agreed.

Keep evidence that your accounts were removed.

Warning signs

• the notice period was never checked;
• non-renewal was communicated only verbally;
• the deposit was used as rent without agreement;
• no preliminary inspection occurred;
• move-in evidence is ignored;
• full repainting is charged as if everything were new;
• full replacement is demanded without considering age;
• final meter readings were not photographed;
• the utility reserve has no cap;
• keys were handed over without a receipt;
• the manager lacks authority;
• the owner is abroad and unavailable;
• deductions are not itemized;
• historic debt is included in the tenant’s bill;
• a building fine is unsupported;
• the refund currency is changed;
• the tenant leaves before inspection;
• there is no refund deadline;
• the undisputed balance is withheld together with the disputed amount.

A 30-day move-out plan

30 days before—or earlier

• confirm notice;
• request preliminary inspection;
• book movers;
• gather move-in records.

21 days before

• agree repairs;
• schedule cleaning;
• cancel or transfer internet;
• confirm utility-reconciliation procedure.

14 days before

• complete repairs;
• confirm final inspection;
• notify building management.

7 days before

• pack;
• clean;
• reconcile inventory;
• prepare meter and key lists.

Handover day

• photographs;
• meter readings;
• inspection;
• signed report;
• key receipt;
• deposit statement.

After handover

• final utility bill;
• refund;
• deduction-dispute table if needed;
• archive all records.

Adjust the schedule to the actual lease.

The main principle

A tenant should leave with three outcomes confirmed in writing:

1. The landlord has accepted possession and the keys.
2. All final financial obligations are listed.
3. The amount and date of the deposit refund are recorded.

Fair wear and tear is not the same as damage. A security deposit is not the same as final rent. A small expected utility bill is not a reason to hold all of the tenant’s money indefinitely.

A calm, documented move-out turns the deposit calculation from a dispute about impressions into arithmetic supported by photographs, readings, invoices, and signatures.

This article is for general information only and does not replace individual legal advice in Cambodia. Notice, renewal, deductions, deposit return, and dispute resolution depend on the signed lease, the official Khmer text of applicable law, and the facts of the tenancy.

Sources

1. Kingdom of Cambodia — Civil Code, Articles 596–611, including lease formation, use, care, repairs, defects, rent, and notice. English translation supported by the Japan International Cooperation Agency. Checked 19 July 2026.
2. Kingdom of Cambodia — Civil Code, Articles 612–621, including expiry, renewal, notice periods, return of property, fair wear and tear, removal of tenant-installed items, and claim periods. English translation supported by the Japan International Cooperation Agency. Checked 19 July 2026.
3. Royal Government of Cambodia — Sub-Decree No. 126 on the management and use of co-owned buildings, including internal rules, shared systems, and move procedures. Checked 19 July 2026.
4. Phnom Penh Water Supply Authority — official information on meter readings, billing periods, and arrears. Checked 19 July 2026.
5. Ministry of Commerce and Cambodian competition and consumer-protection authorities — Law on Consumer Protection and the framework addressing unfair standard-contract terms. Checked 19 July 2026.

Frequently asked

When should I send notice that I am moving out?

Start by reading the lease and obtaining current legal advice where necessary. Cambodia’s Civil Code contains three-month rules for declining renewal of a building lease and terminating an indefinite lease, but the signed contract and the facts of the tenancy remain important.

Can I stop paying the final month and treat the deposit as rent?

Only if the landlord agrees in writing. Rent and the security deposit are separate obligations. A unilateral set-off may create arrears and weaken the tenant’s position.

What counts as fair wear and tear?

The Civil Code excludes deterioration caused by ordinary use from the tenant’s restoration liability, but the assessment depends on the lease term, age and condition of the item, starting evidence, and the cause of the damage.

What should I do if the landlord keeps the deposit without a calculation?

Request an itemized deduction statement, invoices or quotations, before-and-after photographs, and a firm payment date. Separate the disputed amount from the undisputed balance that should be returned.