Thai rental law, handled for you.
Every Bangkok rental comes with rules: TM30, the 30-night minimum, juristic paperwork, foreign-owner tax. Miss one and the fine lands on you, the owner. We keep all of it current. Your condo stays legal, and the paperwork never reaches your desk.
Is Airbnb legal in Thailand?
Yes, for stays of 30 nights or more. Under 30 nights needs a hotel licence a condo can't get. So we run your place as mid-term. Same listing sites, right side of the law.
Under 30 nights: hotel-licence territory a condo can't enter.
30 nights and up: legal, licence-free, the way we let your unit.
Compliance, end to end.
Every rule that comes with letting a Bangkok condo, tracked and filed. Here is the list.
TM30 immigration reporting
Every stay reported to Immigration within 24 hours. Filed for you, every guest, every tenant.
Juristic-person liaison
We deal with the building juristic: fees, house rules, access, paperwork. You don't.
Lease & tenancy contracts
Tenancy agreements drawn to Thai law, so a dispute never turns on a weak contract.
Foreign-owner tax
Withholding tax handled, rental income documented, records ready for your annual filing.
VAT-registered billing
VAT-registered invoicing. Every charge itemised on your monthly report, with receipts.
Ownership & registration docs
Chanote, house book, condo registration. Held, current, ready when you need them.
TM30, explained.
The rule foreign owners trip on most. We file it, so you never do.
What it is
Thai law. The address of any foreigner staying in your unit is reported to Immigration.
The 24-hour rule
Due within 24 hours of check-in. Late or missed is a fine on the owner.
Filed online, every stay
We report it online for every guest and tenant. You never touch the portal.
Compliance questions, answered.
What is TM30, and who files it?
TM30 is the report of a foreigner's address to Thai Immigration. By law the property possessor files it. For your unit, we do, within 24 hours of every check-in.
Can TM30 be filed online?
Yes. Immigration runs an online TM30 service, and we file there for every stay. No trip to the office.
Do foreigners pay tax on Thai rental income?
Yes. Rental income is taxable in Thailand and withholding tax applies. We keep the records clean and ready for your annual filing.
What happens if TM30 isn't filed?
The owner faces a fine, and it can complicate a tenant's visa or 90-day reporting. We file on time, so it never comes up.
Does a condo need a licence for 30+ night stays?
No. The Hotel Act only catches stays under 30 nights. Run as mid-term, your unit needs no hotel licence.
Do you deal with the building juristic?
Yes. Fees, house rules, access, registration. We handle the juristic, so you don't.
Compliant from day one.
Tell us about your unit. We take the paperwork off your plate and keep it that way.