TM30 address notification and 90-day reporting

Check the title deed or condominium unit title to confirm the signatory is the owner or holds a genuine power of attorney from the owner, match the ID card to the name on the title, and check whether the property is mortgaged, because a later mortgage enforcement can affect the tenant. Also ask for a copy of the house registration book for the property — you will need it for the TM30 filing and visa applications.

The deposit is a contractual debt the landlord must return at the end of the lease once the property is handed back in the agreed condition. Send a written demand with proof of payment and dated photographs of the unit at move-in and move-out, then file a consumer or ordinary civil claim. The decisive evidence is a condition report and inventory annexed to the lease on the day you moved in; without it, proving the damage claim is difficult.

Immigration uses proof of accommodation when considering an extension of stay. Officers commonly ask for the lease, copies of the owner's house registration book and ID card, the TM30 acknowledgement, a map to the residence, and photographs of the applicant at the address. Requirements vary by office, so confirm the current checklist with the office where you will file before your appointment.

TM30 is the notification that a foreigner has taken up residence, required by section 38 of the Immigration Act B.E. 2522. The duty falls on the housemaster, owner or possessor of the dwelling — or the hotel manager — not on the foreigner. It must be filed within 24 hours of the foreigner taking up residence, and failure carries a statutory fine. Spell this duty out in the lease.

Yes. Immigration operates an online address-notification system where the housemaster registers an account and files through the website or app; filing in person at the local immigration office or by registered post is also accepted. Keep the acknowledgement — it is needed for visa extensions, residence certificates and work-permit filings.

Section 37(4) requires a foreigner permitted to stay temporarily and remaining in the Kingdom beyond 90 days to notify their address to the competent officer every 90 days. You may file in person, through an authorised representative, by registered post, or through the Immigration online system, from 15 days before the due date up to 7 days after it. The 90-day count restarts each time you leave Thailand and re-enter.

A residence certificate issued by your local immigration office is used to apply for a Thai driving licence at the Department of Land Transport, to open an account at some banks, to register a vehicle, and to support certain juristic acts. Some embassies issue address certificates for their own nationals, but a number of Thai authorities accept only the Immigration version, so ask the receiving office first.

Commercial banks must perform customer due diligence under Bank of Thailand rules and the anti-money-laundering law. Branches typically ask for a passport with a valid visa stamp, proof of a Thai address such as a residence certificate from Immigration or an embassy, and in many cases a work permit or an employer's letter. Requirements differ between banks and even between branches, so confirm the list with the branch before going in.

When the customer has no work permit and no Thai house registration, banks ask for extra identity and address evidence: a residence certificate from Immigration, an embassy letter, or documents whose signatures and copies have been certified. Supporting foreign documents must be translated into Thai or English and legalised as the bank requires.

If a parent holds a work visa or a long-stay visa, the child normally stays as a dependent under that visa's conditions. Where no parent holds a work visa, the child uses the Non-Immigrant ED student visa supported by a letter from a licensed school. Both routes still require 90-day reporting and TM30 address notification.

The Department of Land Transport requires a passport with a valid visa, proof of a Thai address — a residence certificate from Immigration, an embassy letter, or a certificate of residence — and a recent medical certificate. First-time applicants must attend the briefing and pass the physical aptitude, written and practical driving tests under the department's rules.

Yes. Thai law does not bar a foreigner from owning a vehicle, but registration requires proof of a Thai address such as an Immigration residence certificate, a yellow house book, or a certificate of residence, together with passport and visa. Transfers are executed before the registrar or by power of attorney on the department's form; check any hire-purchase or encumbrance on the vehicle first.

Generally a passport with a valid visa, the TM30 acknowledgement, evidence of residence such as a lease or unit title, copies of the housemaster's house book and ID card, and witnesses as the registrar requires. Foreign documents such as passports and marriage certificates need Thai translations certified in a form the registrar accepts. Requirements vary by registrar office, so ask in advance.

Yes. The duty to notify your address every 90 days comes from section 37(4) of the Immigration Act and attaches to temporary-stay permission; it is not removed by being listed in a yellow house book or holding a pink card. Different reporting conditions apply only to holders of a residence certificate and alien registration book.

The order that works: first, prepare and legalise home-country documents before departure — marriage certificate, birth certificates, transcripts and police clearance; second, file the main earner's visa and the dependents' visas; third, on arrival have the housemaster file TM30 within 24 hours; fourth, sign the lease and gather proof of accommodation; fifth, open bank accounts and obtain residence certificates; sixth, apply for driving licences and school places. Doing this out of order usually means refiling.

Under section 538 of the Civil and Commercial Code, a lease of immovable property longer than three years must be registered at the land office or it is enforceable for only three years. Long-stay tenants therefore either use rolling three-year terms or register a 30-year lease, paying the 1% registration fee on total rent plus 0.1% stamp duty. Before signing, check that the landlord's name matches the title deed or condominium ownership certificate, the mortgage status, the deposit-return terms, and whether the landlord will file TM30 for you.

The most effective step is a dated, photographed condition report signed by both sides on move-in and attached to the lease. State in the lease that fair wear and tear is not damage, set a deadline for the deposit refund in days (for example within 30 days of handover), and require any deduction to be supported by a real quotation or receipt. If money is withheld with no evidence, a consumer case can be filed at Phuket Provincial Court, where consumer claimants do not pay court fees.

Section 38 places the duty on the house owner, possessor or manager — including hotels and landlords — to notify the immigration office within 24 hours of a foreigner taking up residence. The fine falls on that person, not the tenant. In practice, however, many immigration offices ask for TM30 evidence when processing extensions, 90-day reports and residence certificates. Put the obligation in your lease and ask for proof each time, or obtain system access to file it yourself.

It can be filed in person, by registered post, through an authorised representative, or online through the Immigration Bureau system, within a window from 15 days before the due date to 7 days after. The online system often rejects cases where the address recently changed or the traveller has just re-entered; those must be done in person. If the deadline has passed, report in person and pay the statutory fine. Repeated lapses are recorded and can affect future extension decisions.

Requirements vary by bank under Bank of Thailand KYC rules. The usual set is a passport with entry stamp and a valid visa, proof of a Thai address such as a lease plus TM30, a residence certificate from immigration or your embassy, and in some branches a work permit or employer letter. Tourist-visa holders find it much harder than before. The approach that works is calling ahead to a branch with foreign-client staff and confirming the exact document list before you travel there.

Typically the student's and parents' passports and visas, the birth certificate, two to three years of school reports, a school leaving certificate, immunisation records, and a behaviour report or reference letter. Anything not in English needs a certified translation, and many schools also want legalisation or an Apostille from the country of origin. Start two to three months ahead, because getting foreign documents authenticated is the slowest step in the chain.

The immigration version is issued by your local immigration office and is accepted for almost all Thai official purposes such as driving licences, vehicle purchase and registrations; it is free or low cost but takes time and requires your TM30 and 90-day reporting to be in order. The embassy version is faster but costs more, and some Thai offices ask for it to be translated and certified. Both are typically treated as valid for only about 30 days, so apply close to the date you need it.

Yes. The Department of Land Transport registers vehicles to foreigners who can evidence a Thai address. The core documents are a passport with a valid visa, a residence certificate from immigration or your embassy or a Tor Ror 13 house book, and the dealer invoice or sale agreement. Some offices want every stamped passport page copied and signed. On insurance, take comprehensive cover or at least compulsory insurance plus third-party liability — Phuket's accident statistics are high.

It covers the tasks that need Thai and queueing at government offices: booking and accompanying you to immigration for extensions or residence certificates, filing TM30, applying for the Tor Ror 13 house book, attending bank account opening, arranging driving licence appointments, finding housing and reviewing the lease, liaising with schools, and providing an interpreter on key appointment days. We build a personal document checklist first, which cuts the repeat trips that cost new arrivals the most time.

Secure your visa status first, then a lease naming the person shown on the title deed, then the TM.30 address notification and a residence certificate. Only after those can you reliably open a bank account, obtain a Thai driving licence and buy local health insurance, because each step is the documentary input for the next.

The house owner, possessor or manager of the accommodation must notify Immigration within 24 hours of a foreign national taking up residence, online, by app or in person. Always ask for a copy of the receipt: it is required for residence certificates, visa extensions and 90-day reporting, and missing receipts are the most common blocker in an otherwise complete file.

Online reporting through the Immigration Bureau system is available, generally from 15 days before the due date to 7 days after. Late reports must be made in person and attract a fine set by law. Gaps in the reporting history can be raised at your next extension, so set calendar reminders and keep every receipt with your passport.

Yes. Our advisers, with more than 15 years of experience, assign one case manager who selects the right visa route, issues a per-person document checklist, batches all translation and legalisation into one run, coordinates TM.30, banking, driving licences, housing and schooling, and hands over a reminder calendar for 90-day reports and visa renewals.

Yes, and we work as advisers rather than couriers. We start by mapping your residence and work goals, set the most time-efficient order of steps, review drafts and translations before filing, coordinate with Immigration, the Department of Consular Affairs, the Land Office and embassies, then report progress stage by stage and flag risks that could cause a rejection. With more than 15 years handling expatriate files in Phuket, Bangkok and upcountry, we can give you a step plan tailored to your case before any fee is committed.

Yes. Address reporting for foreign nationals is tied to where you actually live, so when you move the house owner or occupier must file a new notification of residence within the prescribed period, and your own periodic reporting continues using the new address. Moving to another province also means the file is transferred to the immigration office covering that area, which usually requires a new lease, a map to the property and the house owner's documents. Neglecting this is a common reason why records do not match at renewal.

Typically a passport with a valid visa, proof of address such as a residence certificate from Immigration or your embassy or the yellow house book, a medical certificate issued within the prescribed period, and your foreign licence with a certified translation if you wish to be exempted from the practical test. Applicants without an existing licence take the classroom session, the physical aptitude test, the written test and the road test. The first licence is valid for two years before conversion to the five-year type.

Banks look at your visa category and evidence of ties to Thailand. Commonly requested documents are the passport, a long-stay visa or work permit, a residence certificate from Immigration or your embassy, a lease, and at some branches an employer's letter. Tourist-visa holders are often refused or limited to restricted account types. Choosing a branch experienced with foreign clients and preparing certified translations in advance saves repeat visits.

Annual extensions suit people whose plans are still uncertain or whose circumstances change, but they require reporting and a fresh financial file every year. The long-stay categories have higher entry criteria yet reduce the annual burden and add certain privileges. Choose on the basis of your income sources, age, family status and work plans rather than fees alone. We compare the realistic routes and the documents each one needs before you decide.

Yes, and we act as advisers throughout rather than running errands one at a time. We begin with your residence and work goals, sequence the steps so each document supports the next, review drafts and translations before filing, coordinate with Immigration, the Department of Consular Affairs, the Land Office and embassies, then report progress and flag anything that could cause a rejection. With more than 15 years handling expatriate files in Phuket, Bangkok and upcountry, we will set out the step plan for your review before work starts.

A practical order is: first, settle your immigration status, including visa type, expiry and reporting cycle. Second, create proof of address: a lease naming you exactly as your passport does, plus the residence notification filed by the property owner. Third, obtain a certificate of residence from Immigration or your consulate, since it unlocks the driving licence, bank accounts and vehicle registration. Fourth, prepare foreign civil documents such as birth certificates, marriage certificates and diplomas with home-country authentication, Thai translation and Department of Consular Affairs legalisation, because these are reused constantly and cause the longest delays when left until they are urgent. If you would rather not run between offices, our advisers build the timeline and handle every agency in one coordinated process.

The core document is each child's birth certificate, authenticated in the country of issue and either apostilled or legalised by the Thai embassy, then translated into Thai and certified by the Department of Consular Affairs. It supports the dependent extension of stay, school admission and health insurance. International schools usually also require two to three years of school reports with translations and a letter from the previous school. Allow one to two months before term starts, because cross-border authentication cannot be rushed.

Ninety-day reporting is the visa holder's own duty to confirm where they live, filed in person, by post or online where available. Accommodation notification is the duty of the house owner, possessor or property manager to report a foreign guest within the prescribed period. They are separate obligations, and assuming one covers the other is a frequent cause of trouble at extension time or when requesting a certificate of residence.

We work as advisers from before the move. We assess your status and residence goals, produce a personalised document list with a timeline, coordinate authentication in your home country, arrange Thai translation and consular legalisation, then file accommodation notifications, periodic reporting and certificates of residence, continuing through driving licences, bank accounts and related registrations. With more than fifteen years of casework we anticipate the points that get rejected, so clients never repeat a trip and can plan their life in Thailand on schedule.

First, the householder or accommodation operator files the foreigner residence notification within the statutory window after check-in. Then update the address for ninety-day reporting. If a work permit or extension of stay relies on the old address, file the new address so every file matches, and update the bank, the Land Transport office if you own a vehicle, and your insurer. Mismatched addresses across files are a common reason the next application draws extra document requests.

Two tests matter: days of presence in the tax year, and the source of the income. Anyone meeting the residence test with income taxable in Thailand needs a taxpayer identification number and must file by the deadline. Keep records from day one: evidence of funds remitted, international transfer slips, tax residence certificates from the home country, and any double tax treaty documentation. Take specialist tax advice before moving a large sum.