If you own a condo or house in Pattaya and rent it to a foreign tenant, you have a reporting duty that many owners only learn about when their tenant is turned away at immigration. This guide to TM30 for landlords explains who has to file, the 24-hour deadline, the ways to submit the form, what documents to prepare and what the law says about fines. It is written for owners in Jomtien, Pratamnak, Wongamat and the rest of Pattaya, and for tenants who want to understand what their landlord should be doing.
What Is the TM30 Notification?
TM30 is the form used to tell Thai immigration where a foreign national is staying. The duty comes from Section 38 of the Immigration Act B.E. 2522 (1979). The Thai government’s own summary says the host, the house owner, the possessor of the dwelling or the hotel that accepts a foreigner on a temporary stay must notify the local immigration office within 24 hours of the foreigner’s stay. Where there is no immigration office nearby, the notification goes to the local police station instead.
Hotels and licensed guesthouses report their guests as part of daily operations. Private landlords are the group most likely to miss it, because nothing in a normal lease signing reminds them to do it. That is why TM30 for landlords deserves a place on every move-in checklist.
TM30 for Landlords: Who Has to File?
The legal duty sits with the person who provides the accommodation, not with the tenant. In practice that means:
- The owner of the condo or house who rents it to a foreigner.
- The head of household when a foreigner stays in a family home, including friends or relatives.
- The possessor of the property, for example a main tenant who sublets with the owner’s permission.
- Hotels and guesthouses, which report their guests.
Foreign owners are not exempt. A 2019 Deloitte Thailand immigration alert notes that a foreigner who owns a condo must report TM30 for themselves and for their tenants. The same alert says foreigners holding a Thai residence certificate (permanent residents) are exempt from the notification.
If you live abroad and let your unit through an agent or a friend, agree in writing who will file, so the tenant is not left without a receipt.
The 24-Hour Deadline and When to File Again
The notification is due within 24 hours of the foreign tenant starting to stay at the property. For a new long-term rental, the simplest approach to TM30 for landlords is to file on move-in day, as soon as keys are handed over.
Older guidance said landlords had to file again every time a tenant came back from a trip abroad. That changed in 2020. According to law firm Tilleke & Gibbins, a Royal Thai Police notification published in the Government Gazette on 16 June 2020 and effective from 30 June 2020 means a new TM30 is not needed each time a foreigner returns to the same place, as long as they return within the period of stay shown on the form. The form now records the arrival date and the expected departure date.
Because offices can apply the rules differently, a new tenant, a lease renewal with new dates, or a tenant moving to a different unit are all good moments to file a fresh notification.
How to Submit TM30 as a Pattaya Landlord
The Thai government’s TM30 rules page lists three ways to notify:
- In person, by the owner or an authorised person, at the provincial immigration office that covers the property.
- By registered mail to that immigration office.
- Online, through the Immigration Bureau’s internet system. Tilleke & Gibbins also mentions the “Section38” mobile app for Android and iOS, subject to each office’s requirements.
Online filing means registering a user account for the property first (Deloitte notes landlords can obtain a username and password), so set it up before your tenant moves in. Whichever method you use, keep the receipt: when filing on paper, the officer tears off the lower part of the form and gives it to you as proof.
For questions, the Immigration Bureau hotline listed by the Thai government is 1178.
Documents to Prepare
The TM30 form has two parts. The first covers the owner and the address of the property; the second lists the foreigners staying there, with details taken from each passport and their arrival details. For TM30 for landlords, immigration offices commonly ask for:
- A copy of the title deed (for a condo, the condo title) or other proof that you own or possess the property.
- A copy of the rental contract.
- Copies of the tenant’s passport photo page and visa page.
- The tenant’s arrival details from their latest entry to Thailand.
Requirements can vary between offices, so check with the office before you go. Keeping a digital folder for each unit makes the next filing much faster.
Fines and Why the Receipt Matters to Your Tenant
Deloitte’s summary of the Immigration Act says a person who fails to comply with Section 38 can be fined up to 2,000 baht, while a hotel manager faces a fine of 2,000 to 10,000 baht. The fine falls on the landlord, not the tenant, which is the main legal risk of ignoring TM30 for landlords.
The bigger practical problem is for the tenant. Since 2019 many immigration offices have asked to see a TM30 receipt when a foreigner applies for a visa extension or makes a 90-day report. A tenant without one can be sent back to the landlord, which is a quick way to damage a good tenancy. It also matters for other paperwork; for example, offices may check the address when a foreigner applies for a yellow book (house registration).
A Simple Checklist: TM30 for Landlords in Pattaya
- Before listing the unit, decide who will file: you, a family member, or your agent.
- Register for online filing early if you plan to use it.
- Collect passport and visa copies when the lease is signed.
- File within 24 hours of move-in and send the receipt to the tenant.
- File again for a new tenant, new lease dates or a change of unit.
- Keep copies of every receipt with the lease, so TM30 for landlords becomes a routine rather than a scramble.
If you are still preparing to rent out, our guide to renting a condo in Pattaya as a foreigner shows the process from the tenant’s side, including deposits and contract terms. To see what similar units rent for, check the Pattaya rental budget guide and current Pattaya property for rent. Owners in Jomtien can compare with our Jomtien long-term condo rentals and building guides such as The Riviera Ocean Drive. Owners who prefer to advertise their unit themselves can see how our direct listings work.
This article is general information, not legal advice. Immigration practice changes and differs between offices, so for your own situation speak to the immigration office or a Thai lawyer.
Frequently Asked Questions
Is TM30 the landlord’s or the tenant’s job?
Under Section 38 of the Immigration Act, it is the duty of the house owner, head of household or possessor of the property. Tenants can help by supplying their documents quickly, but the legal obligation of TM30 for landlords stays with the owner side.
How long do I have to file TM30?
Within 24 hours of the foreigner starting to stay at your property.
Do I need to file again when my tenant returns from a holiday abroad?
Under the 2020 relaxation, not if the tenant returns to the same place within the period of stay stated on the form. A new tenant, new dates or a new address still call for a new notification.
I am a foreigner who owns my condo. Do I report myself?
Yes. Foreign condo owners must report for themselves as well as for any foreign tenants. Permanent residents holding a Thai residence certificate are exempt.
What is the fine for not filing?
Up to 2,000 baht for a private landlord or house owner, and 2,000 to 10,000 baht for a hotel manager, according to Deloitte’s summary of the Immigration Act. The amount charged in practice depends on the office.
Rent Out Your Pattaya Property With Dynasty Real Estate
Dynasty Real Estate has been matching Pattaya owners with long-term tenants for years, from studios in Jomtien to pool villas in East Pattaya. If you want help finding a tenant, preparing a lease or understanding TM30 for landlords before your next move-in, contact us on WhatsApp at +66 98 403 9318 or on LINE at 0984039318.
