TM30 for condo owners, landlords and short-term rentals

Do landlords have to file?

Yes. Section 38 of the Immigration Act B.E. 2522 names the “house master, owner or occupier of a dwelling, or hotel manager”. That covers condo owners, rental houses, monthly rooms and short-term rentals, whether you find tenants yourself or through a booking app.

You must file within 24 hours of the foreigner moving in. If you don't, the owner can be fined up to 2,000 baht (see TM30 fines).

Can the tenant or an agent file for me?

Yes. The online system lets an authorised person register on the owner's behalf with a power of attorney and copies of both people's ID. So a tenant, the building's juristic office or an agent can file for you.

But the legal duty stays with the owner. If the person who promised to file doesn't, the owner is the one fined. Always ask for a copy of the proof.

Does a tenant who travels abroad need a new TM30?

Interpretations differ. Many immigration offices treat returning to Thailand as a new arrival and ask for a new TM30. Some sources cite a 2020 regulation saying short trips abroad don't need a new filing.

The safest approach is to file again every time your tenant comes back to Thailand. It only takes a few minutes and saves your tenant trouble at immigration. Or ask your local immigration office how they handle it.

What you need

• The tenant's passport photo page (name, gender, passport number, nationality, date of birth)
• The move-in date, and the move-out date if known
• The tenant's phone number (optional)

Tips for landlords

1. Put it in the lease

   Ask tenants to tell you every time they leave and re-enter Thailand, and to send a photo of their passport page on the day they return.

2. Register online in advance

   Register and add your unit before you need it, so you can file as soon as a new tenant moves in.

3. Keep the proof

   Export the proof of filing and send a copy to your tenant.