This information is for reference only and is not legal advice. Consult a licensed lawyer before any transaction.
Law
Law & article library
Laws
Land 7
- Law · official textBuilding Control ActGoverns building permits, design, alterations and demolition: officials can order fixes or demolition and impose fines and jail.
- Law · official textExpropriation of Immovable Property ActThe state can compulsorily take land for public use by royal decree, guaranteeing fair compensation, negotiation and the right to appeal.
- Law · official textLand Allocation (Housing Estate) ActRegulates sales of 10+ plots: developers must get a license, build shared infrastructure and hand common areas to residents, protecting buyers.
- Law · official textLand CodeThailand's core land law: foreigners cannot own land, save narrow exceptions like the 40-million-baht route for 1 rai of residential land.
- Law · official textLand Development ActSoil-conservation law: the state classifies land, declares conservation and erosion-risk zones, and imposes conservation duties on landholders.
- Law · official textNational Park ActProtects conservation land: occupying, clearing or building in parks is a crime, the cause of defective, frozen or revoked titles on Samui and Phuket.
- Law · official textTown and Country Planning ActColour-coded zoning with density and building limits: verify a plot's zone and restrictions before buying or developing.
Condominiums 2
- Law · official textCondominium ActGoverns condominiums: foreigners can own units within the 49% floor-area quota using proof of inbound foreign currency.
- Law · official textEscrow ActA licensed neutral escrow agent holds your money and releases it only after title transfer is registered. Protects buyers from fraud and developer bankruptcy.
Lease 2
- Law · official textCivil and Commercial Code - Hire of PropertyCore lease law: 30-year maximum, registration required for long terms, lease survives a sale. The foundation of every foreigner leasehold structure.
- Law · official textHire of Immovable Property for Commerce and Industry ActAllows business leases of land and buildings up to 50 years, renewable. Unlike ordinary leases, these are transferable, inheritable and mortgageable.
Real rights 6
- Law · official textCivil and Commercial Code - Right of HabitationA named person's personal right to live rent-free in another's house, for up to 30 years or for life. It cannot be transferred or inherited.
- Law · official textCivil and Commercial Code - MortgageMortgage (CCC s.702-746): a registered, non-possessory security on property. The lender gets priority, but on default it is a court-ordered public auction, not automatic ownership.
- Law · official textCivil and Commercial Code - ServitudeA registered right under which one plot is permanently burdened for a neighbouring plot (access, passage, utilities). The burden passes with the land.
- Law · official textCivil and Commercial Code - SuperficiesThe right to legally own a house or structures on land owned by someone else. The key lawful route for a foreigner to own a home without owning the land.
- Law · official textCivil and Commercial Code - UsufructA registrable right to use another's land or building and take its income for life or up to 30 years. A common way to protect a foreign spouse.
- Law · official textPower of Attorney for Land Office transactionsLand and condo deals can go through an attorney, but the Land Office accepts only its own POA form, properly witnessed and, if signed abroad, legalised at a Thai consulate.
Inheritance 3
- Law · official textAdministration of Estate (Probate)CCC Book VI, Title IV: how an estate administrator is appointed (by will or court), their duties, inventory and distribution. A foreigner's heirs must complete this to access Thai assets.
- Law · official textCivil and Commercial Code - SuccessionCCC Book VI: an estate passes to six classes of heirs and the spouse, or by will. Foreigners can inherit condos and leaseholds within quota rules, so a separate Thai-law will is advisable.
- Law · official textInheritance Tax ActInheritance Tax Act 2015: only the share from one person above 100M baht is taxed, at 5% for direct relatives and 10% for others. The spouse is fully exempt.
Companies 6
- Law · official textAccounting ActRequires companies (including land-holding ones) to keep accounts, hire a qualified bookkeeper and have audited statements; breaches bring fines or jail.
- Law · official textThailand-US Treaty of AmityGives US nationals and companies near-national treatment to run businesses in Thailand, but it does not lift the ban on foreign land ownership.
- Law · official textCivil and Commercial Code - Partnerships and CompaniesCCC Book III, Title XXII: rules for forming and running a private limited company - promoters, memorandum, shares, directors, meetings and registration. The core vehicle for doing business in Thailand.
- Law · official textForeign Business ActForeign Business Act 1999: treats a company with 50%+ foreign capital as foreign, bars foreigners from listed sectors (including land trading), and criminalises nominees hiding foreign ownership.
- Law · official textInvestment Promotion Act (BOI)BOI privileges: a foreign-owned company can own land for its project, get tax holidays, duty relief, currency remittance and visas for foreign experts.
- Law · official textPublic Limited Companies ActGoverns how public limited companies (PLCs) are formed and run: the form used by big Thai developers that issue shares and bonds to the public.
Taxes 5
- Law · official textAnti-Money Laundering ActCriminalizes laundering and makes banks, land offices and agents verify clients and report suspicious property payments; assets can be seized and forfeited.
- Law · official textExchange Control Act (FET)Every inbound transfer to buy a condo needs a Foreign Exchange Transaction (FET) form: without it no foreign-name registration and no later repatriation of proceeds.
- Law · official textLand and Building Tax ActAnnual tax on land, buildings and condos based on appraised value; rates vary by use, with a surcharge on long-unused land.
- Law · official textRevenue Code - Personal Income Tax (rental & residence)Taxes income including rent: sets tax residency, rates, deductions, withholding and annual filing. Key if you rent out Thai property.
- Law · official textRevenue Code - Property Transfer TaxesTaxes on property transfers: 3.3% Specific Business Tax or 0.5% stamp duty, plus income-tax withholding collected by the Land Department at registration.
Visas & immigration 3
- Law · official textImmigration ActGoverns how foreigners enter, stay, report address and get residency. Right to live here does not equal right to own property: they are separate.
- Law · official textNationality ActDefines who is a Thai national and how nationality is lost or regained. Matters because only Thai nationals may freely own land.
- Law · official textForeigners’ Working Management Emergency Decree (Work Permit)Master law on work permits: defines "work", reserves jobs for Thais, sets penalties. Decides how a foreigner may legally work or run a business.
Labour law 4
- Law · official textLabour Protection Act B.E. 2541 (1998)Core employment standard: working hours, overtime, minimum wage, leave, severance. Binds anyone working legally or hiring Thai staff in Thailand.
- Law · official textLabour Relations Act B.E. 2518 (1975)Governs collective relations: unions, demands, disputes, strikes and lockouts, and bans unfair practices. The framework if you hire or work under a Thai contract.
- Law · official textSocial Security Act B.E. 2533 (1990)Creates the social security fund from employer, worker and state dues: sickness, maternity, disability, pension, unemployment. Legally employed foreigners are usually auto-enrolled.
- Law · official textWorkmen's Compensation Act B.E. 2537 (1994)Makes employers compensate work-related injury, illness or death via a state fund of compulsory dues. Protects all staff regardless of nationality; companies must register.
Consumer protection 5
- Law · official textAct on Procedures for Consumer Cases B.E. 2551 (2008)Fast, cheap consumer court: file orally or in writing, usually no court fees, and often the business, not you, must prove the facts.
- Law · official textConsumer Protection ActGives buyers, including foreigners, rights to honest information, fair contracts and compensation. Unfair clauses are void and developer ads become legally binding.
- Law · official textDirect Sales and Direct Marketing Act B.E. 2545 (2002)Governs door-to-door, phone and online selling: mandatory Thai-language contract, pyramid-scheme ban and a 7-day right to cancel after delivery.
- Law · official textLiability for Damage Arising from Unsafe Products Act B.E. 2551 (2008)Makers and importers are strictly liable for unsafe products, no fault to prove: you recover losses, mental suffering and up to double in punitive damages.
- Law · official textUnfair Contract Terms Act B.E. 2540 (1997)Shields you from one-sided clauses in developer and landlord standard contracts: unfair terms bind only so far as fair and reasonable.
Disputes & courts 4
- Law · official textArbitration Act B.E. 2545 (2002)Lets you resolve disputes in private arbitration instead of court: awards, including foreign ones under the New York Convention, are enforceable in Thailand.
- Law · official textCivil Procedure Code of ThailandThailand's civil lawsuit rulebook: where to sue, deadlines, evidence, appeals and collecting a judgment, including against real estate.
- Law · official textCriminal Procedure Code of Thailand (Complaints and Reports)How to file a criminal complaint: the victim can seek punishment and prosecute independently, and for compoundable offences no case starts without their complaint.
- Law · official textDispute Mediation Act B.E. 2562 (2019)Mediation as a fast, confidential alternative to court: a settlement can be made enforceable, and starting it pauses the limitation period.
Articles
- Article · plain wordsBuilding Permit for a House in Thailand: Law, Procedure and RisksHow to obtain a building permit for a house in Thailand: which law governs the process, who issues the permit, what documents are required, and why the name on the permit is critical for a foreign national.
- Article · plain wordsRegistering a Thai Company as a Foreigner: How a Thai Limited Works and Where the Red Lines AreHow a foreigner can register a private limited company in Thailand: shareholder structure, the 49% share limit, the prohibition on nominee shareholders, capital requirements, and the link to property ownership.
- Article · plain wordsA Thai Company for Land Ownership: How the Structure Works and Where the Risks LieAn analysis of the scheme for purchasing land in Thailand through a Thai company: why nominee shareholders are illegal, which provisions of the Land Code and the Foreign Business Act prohibit this arrangement, and what risks the foreign buyer faces.
- Article · plain wordsThe 49% Quota and Purchasing a Condominium in Thailand as a Foreign National: How It WorksHow a foreign national can lawfully purchase a condominium in Thailand: the 49% rule under the Condominium Act, remittance of funds via FET/Tor.Tor.3, and verification of the foreign quota before completing a transaction.
- Article · plain wordsInheriting a Condominium Unit in Thailand as a Foreigner: the 49% Quota, Deadlines and the FET FormHow a foreigner can inherit a condominium unit in Thailand: who may re-register ownership, the 49% quota, the obligation to sell the unit within one year, and the role of the FET form.
- Article · plain wordsCondominium Price Per Usable Area and Price Adjustment on Final MeasurementHow the price of a condominium unit in Thailand is calculated by area, what is included in the saleable area, and how price adjustment works when the actual measured area differs from the figure stated in the contract.
- Article · plain wordsContracts with developers in Thailand: how to protect a buyer's rightsHow contracts with developers work in Thailand, how freehold and leasehold differ in terms of legal protection, and what a buyer must check before signing.
- Article · plain wordsTaxes and Fees When Buying a Condominium in Thailand: Who Pays What and How MuchA breakdown of the four payments involved in transferring condominium ownership in Thailand - transfer fee, specific business tax, stamp duty, and withholding tax: rates, who pays, and how the tax base is calculated.
- Article · plain wordsRegistered Condominium vs 'Apartments' in Thailand: What Is the DifferenceHow a unit in a condominium registered under the Condominium Act differs from a flat in an 'apartment building': freehold or leasehold, the 49% foreign quota, FET requirements, and Land Office registration.
- Article · plain wordsConsumer Protection When Buying Real Estate in ThailandHow the Consumer Protection Act and the Office of the Consumer Protection Board (OCPB) protect home buyers in Thailand, what rules apply to developer contracts, and where to seek redress when rights are violated.
- Article · plain wordsForeign Exchange Regulation When Buying Real Estate in Thailand: How to Bring In Funds and Prove Their OriginA practical guide for foreigners on how to bring currency into Thailand for the purchase of a condominium unit: the FET form (Tor.Tor.3), Bank of Thailand rules, declaration requirements, repatriation of proceeds, and the 49% foreign-ownership quota.
- Article · plain wordsDefects at Property Handover in Thailand: How to Protect Your RightsWhat to do if defects are discovered when taking possession of a condominium unit or house in Thailand: how the developer's warranty works, what constitutes latent defects under the Civil and Commercial Code, and how to obtain repairs or compensation.
- Article · plain wordsDeposits, deal cancellations and refunds when buying real estate in ThailandWhen a reservation payment is forfeited and when it can be recovered: how Thai law treats deposits, deal cancellations and unfair contract terms.
- Article · plain wordsDispute Resolution in Thailand: Negotiation, Mediation, Arbitration, and CourtA practical guide for foreigners on resolving disputes in Thailand involving rental agreements, property purchases, or contracts: four pathways from negotiation to litigation, covering costs, timelines, and enforceability of outcomes.
- Article · plain wordsDividing Property on Divorce in Thailand: What a Foreigner Needs to KnowHow a Thai court divides a house, land and condominium on divorce, why a spouse's 'personal property' is not always protected, and what compensation a foreigner may claim.
- Article · plain wordsLegal Due Diligence and Land Zoning in Thailand: What Every Buyer Needs to KnowHow to conduct due diligence on a land plot in Thailand before purchase: title deed categories (Chanote, Nor Sor 3 Gor), zoning under the Town and City Planning Act, and restrictions on building height and density.
- Article · plain wordsEmployment Contracts and Employee Rights in Thailand: What a Foreign National Needs to KnowHow employment contracts work in Thailand, what rights the Labour Protection Act guarantees, and what a foreign employee should check before signing.
- Article · plain wordsThailand's Foreign Business Act: Who Counts as a 'Foreigner'How the Foreign Business Act B.E. 2542 (1999) defines a 'foreigner', what the 49% threshold means in practice, why nominee structures are dangerous, and what all of this means when buying real estate in Thailand.
- Article · plain wordsFET / Thor.Thor.3: How to Correctly Bring Foreign Currency into Thailand for a Condominium PurchaseA practical guide explaining why a foreign national needs a Foreign Exchange Transaction Form (FET, formerly Thor.Thor.3) when buying a condominium in Thailand, how to obtain it from a bank, and why title registration is impossible without it.
- Article · plain wordsCan a Foreigner Own Real Estate in ThailandA breakdown of what a foreigner in Thailand may register as personal property, why land ownership is prohibited, and which legal alternatives - condominium, lease, usufruct - actually work in practice.
- Article · plain wordsForms of Wills under Thai Law: Five Ways to Record Your WishesThai law recognises five forms of will. This article breaks down the requirements for each under the Civil and Commercial Code, covers testamentary capacity, and highlights what foreign nationals with assets in Thailand need to keep in mind.
- Article · plain wordsRight of Habitation in Thailand: What It Is and Who It SuitsThe right of habitation in Thailand under §§1402-1409 of the Civil and Commercial Code: rent-free, lifetime residential use with no right of transfer or inheritance. How it differs from usufruct and lease, and how it is registered.
- Article · plain wordsHow to File a Civil Lawsuit in a Thai Court (คำฟ้อง): A Step-by-Step Guide for ForeignersA clear breakdown for Russian-speaking expats: which court to use, what a statement of claim (kham fong) is, court fees, why you need a Thai lawyer, timelines, appeals, and the practical enforcement of a judgment.
- Article · plain wordsHow to File a Police Report in Thailand (แจ้งความ): A Step-by-Step Guide for ForeignersWe break down how a 'notification of fact' (jaeng khwam) differs from a criminal complaint (rong thuk), which station to go to, what to bring, and how to obtain a report number for insurance purposes.
- Article · plain wordsInheriting Land as a Foreign Spouse in Thailand: What You Can Inherit and What to Do with ItA foreign national is a lawful heir of a Thai spouse, but cannot hold land: we break down the rule requiring sale within one year, the condominium foreign-ownership quota, and the practical steps to follow.
- Article · plain wordsInheritance and Wills in Thailand: What a Foreigner Needs to KnowHow property passes in Thailand after death: a will under Thai law, the statutory order of heirs, restrictions on foreigners inheriting land and condominium units, and the role of the court.
- Article · plain wordsKey money in Thai property leases: what it is and how to protect yourselfWhat key money is in the context of Thai property leases, why it is non-refundable, how it relates to lease registration and a landlord's tax obligations, and what to check before signing.
- Article · plain wordsAnnual Land and Building Tax in Thailand: Rates, Exemptions and DeadlinesHow the annual Land and Building Tax works in Thailand under the Land and Building Tax Act B.E. 2562 (2019): rates for residential property, condominiums and commercial use, primary-residence exemptions, payment deadlines and penalties.
- Article · plain wordsLong-Term Land Leases in Thailand for 30 Years: What a Foreigner Needs to KnowHow long-term land leasing in Thailand works for foreigners: the 30-year cap under Section 540 of the Civil and Commercial Code, Land Office registration, renewal, inheritance, and leasehold risks.
- Article · plain wordsInheritance and Termination of a Lease Agreement in Thailand: What You Need to KnowHow Thai law treats a lease upon the death of a tenant or landlord, whether a leasehold can be inherited, which contractual provisions protect heirs, and in which cases the agreement terminates.
- Article · plain wordsRegistering a Lease of More Than 3 Years in Thailand: How to Protect Your RightsWhy long-term real estate leases in Thailand must be registered with the Land Department, which articles of the Civil and Commercial Code require this, how much registration costs, and what happens if it is skipped.
- Article · plain words30+30+30 Lease Renewal Options in Thailand: How Reliable Are They?We examine why the 30+30+30 lease structure in Thailand is legally weaker than it appears: a renewal option is a contractual promise, not a real property right, and it does not bind a new owner.
- Article · plain wordsWhat Happens to a Lease When a Property Is Sold to a New Owner in ThailandWe explain whether a lease agreement survives a change of ownership in Thailand, which terms pass to the buyer under Section 569 of the CCC, and which remain personal obligations of the former owner.
- Article · plain wordsLeasehold Purchase of a Condominium in Thailand: What a Foreign Buyer Actually GetsA breakdown of how a condominium leasehold differs from freehold: the 30-year cap under Section 540, the 49% foreign quota, inheritance, voting rights, the 12.5% rental tax, and the nuances of lease renewal.
- Article · plain wordsSeparate and Shared Marital Property in Thailand: sin suan tua and sin somrosHow Thai law divides spouses' property into separate property (sin suan tua) and marital community property (sin somros), and what that means for buying a condominium or land and for mixed-nationality marriages.
- Article · plain wordsNominee Land Ownership in Thailand: Why It Is Illegal and What Risks It CarriesAn in-depth look at why the Thai 'nominee' land scheme is unlawful: the relevant provisions of the Land Code, criminal penalties including fines and imprisonment, the risks associated with shell companies, and legitimate alternatives available to foreign nationals.
- Article · plain wordsBuying an Off-Plan Condominium in Thailand and Escrow: How to Protect Your MoneyHow buying an off-plan condominium in Thailand works: payment schedules, the risk of no escrow, the 49% foreign ownership quota, and the FET form. What to check before transferring money to a developer.
- Article · plain wordsThailand Real Estate Law: What a Foreign Buyer Needs to KnowAn overview of real estate law in Thailand: the prohibition on land ownership for foreigners, the 49% quota in condominiums, leasehold, usufruct, superficies, and the FET foreign-currency transfer form.
- Article · plain wordsOwning a House Separately from the Land in Thailand: How It WorksHow a foreigner can own a house in Thailand without owning the land: lease arrangements, superficies rights, building permits, and registration of the transaction at the Land Department.
- Article · plain wordsPower of Attorney for Land Transactions in Thailand: Form Tor.Dor.21 and How to Execute It CorrectlyHow to execute a power of attorney for the Thai Land Department: the official Form Tor.Dor.21, completion requirements, witnesses, execution abroad, and common mistakes.
- Article · plain wordsControlling a Thai Company Through Preference Shares: How It WorksHow a foreigner can control a Thai property-holding company while remaining a minority shareholder: the mechanism of preference shares with enhanced voting rights, the legal framework, and the associated risks.
- Article · plain wordsPrenuptial Agreements in Thailand and Real Estate: What Actually Protects a Foreign SpouseHow prenuptial agreements work in Thailand, how personal property (Sin Suan Tua) differs from marital property (Sin Somros), and what tools a foreign spouse can use to protect their investment in a house and land.
- Article · plain wordsTaxes on Rental Income from Real Estate in ThailandHow rental income from real estate is taxed in Thailand: personal income tax rates, tax residency status (180 days), the mid-year PND 94 return due by 30 September, deductions, withholding tax, and penalties.
- Article · plain wordsEasements and Right of Way in Thailand: How to Secure Lawful Access to Your PropertyWhat an easement is under Thai law (Sections 1387-1401 of the Civil and Commercial Code), how a registered right of way differs from a right of necessary passage, and how to verify access to a plot before purchasing.
- Article · plain wordsSeverance Pay and Termination in Thailand: What You Are Entitled to ReceiveHow severance pay, payment in lieu of notice, and protection against unfair dismissal work in Thailand, and what payments an employer is required to make upon termination of an employment contract.
- Article · plain wordsSpecific Business Tax (SBT) in Thailand: What the Seller Pays on Resale Before 5 YearsHow the Specific Business Tax (SBT, 3.3%) works when selling real estate in Thailand before five years of ownership, who is exempt, and how it differs from stamp duty.
- Article · plain wordsSubleasing and Assignment of Lease Rights in ThailandWhen a tenant in Thailand may sublease a property or assign a lease agreement: the rules under Section 544 and Section 306 of the Civil and Commercial Code, landlord consent, registration, and inheritance.
- Article · plain wordsSuperficies in Thailand: how a foreigner can own a house on someone else's landSuperficies (CCC §1410-1416) allows a foreigner to legally own a house standing on Thai land, separately from the plot itself. This article covers terms, registration, the combination with a lease, and the associated risks.
- Article · plain wordsBuying Land in a Thai Spouse's Name: Where the Risks Lie and How to Protect Your InvestmentA foreigner cannot own land in Thailand, and registering it in a Thai spouse's name creates real risks. This article explains the legal mechanics, and covers usufruct, superficies and lease agreements as protective tools.
- Article · plain wordsLand Documents in Thailand: Chanote and Other Title TypesA breakdown of Thailand's land title categories, from full ownership under chanote to conditional possession certificates. What you can buy, what you cannot, and what is available to a foreign national.
- Article · plain wordsTaxes and Fees on Property Transfers in Thailand: Who Pays What and How MuchA breakdown of all payments required at the Thailand Land Office when registering a property transaction: the transfer fee, the Special Business Tax, stamp duty, and withholding tax - rates, responsible parties, and calculation methods.
- Article · plain wordsUnfair Contract Terms in Thailand: What Cannot Lawfully Be Imposed on YouThailand's Unfair Contract Terms Act protects the weaker contracting party: a court may declare an oppressive clause void or reduce it to fair limits. This article explains what that means for rental agreements, property purchases and consumer contracts.
- Article · plain wordsUsufruct in Thailand: Lifetime Right to Use Real PropertyUsufruct is a real right to use and enjoy another person's real property in Thailand for life. This article examines Civil and Commercial Code sections 1417-1428, the permitted term, registration at the Land Office, and the rights and restrictions involved.
- Article · plain wordsUsufruct Between a Thai and a Foreign Spouse: How to Protect the Right to Use Real PropertyHow usufruct (CCC §1417) protects a foreign spouse when a house and land are registered in the Thai partner's name: duration, registration with the Land Department, termination, and a comparison with superficies and lease.
- Article · plain wordsWhich Visas Are Available to a Property Buyer in ThailandA practical overview of visas genuinely available to property buyers in Thailand: the retirement visa, LTR, Privilege, marriage, ED, DTV, the 90-day reporting obligation, and overstay risks.
- Article · plain wordsThailand Long-Term Visas: LTR and Thailand Privilege (Elite) for Property BuyersThe BOI ten-year LTR visa and Thailand Privilege (Elite) membership: categories, amounts, taxes and benefits, and which option suits a real estate investor.
- Article · plain wordsMarriage-Based Visa for Spouses of Thai Nationals: Non-Immigrant O and Family VisasHow to obtain a Thai marriage visa (Non-O), the 400,000 THB financial threshold or income alternative, annual renewal, visas for spouses and children, and key differences from a tourist visa.
- Article · plain wordsRetirement Visas in Thailand: Non-O, O-A and O-X (2026 Requirements)Thailand retirement visas Non-O, O-A and O-X: age 50+, required funds of 800,000 or 3 million baht, health insurance, 90-day reporting, re-entry permits, and the relationship between visa status and condominium purchases.