Under the Civil and Commercial Code, a lease of immovable property must be evidenced in writing and signed by the party liable, otherwise it cannot be enforced by court action. A lease longer than three years must in addition be made in writing and registered with the competent official, failing which it is enforceable for three years only. A lease of immovable property may not exceed thirty years.
| Written evidence | A lease of immovable property must be evidenced in writing signed by the liable party to be enforceable (CCC s.538) |
|---|---|
| Leases over three years | Must be in writing and registered with the competent official; otherwise enforceable for three years only |
| Maximum term | A lease of immovable property may not exceed thirty years; a longer term is reduced to thirty years (CCC s.540) |
| Where registration is made | The land office where the property is located, under the Department of Lands |
| Foreign ownership of condominium units | Foreigners may own condominium units subject to the Condominium Act, which caps the aggregate unit area held by foreigners in one building |
| Residence notification duty | When a foreign national moves in, the house master, owner or possessor must file the TM.30 under immigration law |
Bilingual lease, or the Thai version with a translation
State which language prevails on conflict, and use a translator-certified translation when filing with any authority
The lessor’s title evidence (title deed or condominium unit title)
Thai document; check the registered owner matches the signatory
The lessor’s ID card or passport
No translation; used to verify the signatory
Power of attorney where an agent signs for the owner
If signed abroad, signature certification and document authentication may be needed before use in Thailand
Registration documents where the term exceeds three years
Filed at the land office; the lessee’s foreign documents may need translation and certification as the officer requires
Checked on 2026-08-04; requirements change, so confirm with the authority before filing.
The required documents and timing depend on the receiving office in each case. Contact our team to confirm the checklist before you file.