Thailand TM30 Explained: Registering Foreign Tenants of a Rental Property

According to Thai immigration law, any non-Thai national renting or living in a private property must have their residency status reported to the immigration department within 24 hours of moving in...

The Thai Immigration Department has increasingly emphasized enforcing the TM30 Regulation in recent years, causing confusion among non-Thai renters and landlords about the details of this regulation and how to adhere to it.

Essentially, the TM30 notification and its associated laws require landlords to inform the authorities whenever a foreigner occupies their property. This is a vital piece of information for both foreigners staying in Thailand and their hosts.

This article will cover some key aspects of this rental regulation.

What is the TM30 Notification?

According to Thai immigration law, any non-Thai national renting or living in a private property must have their residency status reported to the immigration department within 24 hours of moving in.

Although this law has been in place for many years, recent efforts to increase compliance checks and enforcement by immigration authorities have become more common. This shift largely stems from growing concerns over criminal and terrorist activities globally. The TM30 Notification is a tool used by Thai authorities to monitor and address potential risks posed by foreign nationals engaging in unlawful activities.

It’s worth noting that not only private property owners are affected by this law; commercial property owners, including those running apartments, hotels, guesthouses, and hostels, are also required to submit the TM30 notification.

Who is Legally Responsible for Registering the TM30 Notification?

There is often confusion about who should register and submit the TM30 to the immigration department. Many mistakenly believe that this responsibility falls on the non-Thai tenant or resident.

However, the law mandates that landlords are responsible for registering the tenancy or residency of non-Thais through a Tor Mor 50 (TM30) application with immigration authorities.

This obligation remains with the landlord even if they found the tenant through a real estate agency. Nevertheless, as a courtesy service, some real estate agents may offer to handle and complete the TM30 application on behalf of landlords.

This regulation aims to ensure a controlled and safe environment, benefiting both foreigners and local residents by maintaining a record of foreign tenancies. Understanding and complying with the TM30 can help avoid legal complications and ensure a smooth residency experience for all parties involved.

What are the Penalties for Non-Compliance?

Landlords are subject to fines ranging from 800 to 2,000 Baht for failing to file the TM30 form, while hotels face penalties from 4,000 to 8,000 Baht. Foreign tenants who do not register their address may be fined 1,600 Baht.

Moreover, non-Thai tenants often need a submitted TM30 Notification when filing their 90-day report or renewing their visa.

Submission Frequency for the TM30 Notification?

According to “The Royal Thai Police Notification on Residence of Heads of Household, House Owners, Landlords, or Managers of Hotels, Who Accommodate Foreign Nationals on a Temporary Basis,” published in the Government Gazette on June 16, 2020, landlords are now only required to register a non-Thai tenant or resident once. 

There is no longer a need to resubmit the TM30 each time a tenant travels internationally and returns.

Income Tax Implications of the TM30 Notification? 

Many landlords are concerned that submitting a TM30 Notification could negatively impact their income tax situation, fearing that it might signal to the Thai Immigration, which could in turn notify the Revenue Department about potential rental income.

Currently, there is no direct link between the Thai Immigration Department and the Revenue Department. However, with the digitalization and modernization of Thai Government processes, such linkages could eventually be established.

How to Register the TM30 Notification?

Landlords need to prepare the following documents to file the TM30:

– Completed TM30 Form

– Copy of the Lease Agreement

– Copy of the Property Title Deed

– Copy of the Landlord’s ID or Passport

– Copy of the Tenant’s Passport

– Copy of the Tenant’s Entry Stamp Page

There are three ways to submit the TM30 Form:

1. By Mail: Landlords can download the TM30 Form from the Thai Immigration website, fill it out, and mail it along with the supporting documents. This method generally takes 2-4 weeks.

Thai Immigration Mailing Address:

Notification of residence of foreign persons, Subdivision 2, Immigration Division 1, Chaloem Phrakiat Government Center 80th Anniversary, No. 120 Village No. 3, Chaengwattana Road, Soi 7, Thung Song Hong Subdistrict, Lak Si District, Bangkok 10210

2. Visit the Immigration Office: Completing the TM30 Form and bringing it with the supporting documents to the local immigration office is less preferred due to its inconvenience.

Thai Immigration Office Location: 

2nd floor, Immigration Division 1, Chaloem Phrakiat Government Complex 80th Anniversary, Chaeng Watthana Road, Soi Thung Song Hong Subdistrict, Lak Si District, Bangkok

3. Online Submission: This is the most efficient method. Landlords can visit the Thai Immigration website, complete the form online, and upload the required documents.

Step 1. Visit the Thai Immigration TM30 Registration Page

Step 2. Create a Landlord Profile and register property details

Step 3. Upload Tenant(s) and Tenancy Details

TM30 Regulation Summary

The TM30 regulation serves as a critical tool for enhancing national security by monitoring the residency status of non-Thai nationals residing in Thailand. It places the primary responsibility on landlords to register their foreign tenants with the immigration department within 24 hours of their arrival.

In recent years, the enforcement of this regulation has become more stringent, with significant penalties for those who fail to comply. However, the availability of multiple submission methods, including online registration, has made it easier for landlords to fulfill this obligation, thereby helping to avoid potential fines and ensuring compliance with Thai law.

Share to :

Table of Contents

Join our Bangkok Real Estate Newsletter!

Dive deeper into Bangkok's property market and gain insights that empower your decisions.

If you are a Bangkok homeowner, property seeker or just interested in the city’s real estate market, we deliver essential guides, detailed reports, and the latest news straight to your inbox.

Be the first to the latest insight

You may also like