Abstract: Shopping malls income mainly comes from rent from the tenants. Other service fees are only small portion of a shopping mall income. Since shopping mall expenses are normally stable. Changing tenant increases operating expense and decreases rental income. This paper explores key factors concerning small tenants, decision making to renew the shopping mall rental contract. The survey data was collected from 4 shopping malls in Bangkok with 215 samples from 460 tenants. The research found out that trust and center management performance are direct factors which impact tenants to renew their rent contract. The indirect factors are empowerment, responsive behavior, cooperate and service quality. Shopping center management should focus on meeting tenants’ satisfaction. If they are satisfied, the probability that they will renew the contract is high. And the shopping mall will get higher income on operation and this will lead to the shopping mall success and sustainability.