Most foreign owners of Thai property live somewhere else for most of the year. That works, and many buildings are run with absent owners in mind, but it needs three things settled before handover: who looks after the home, how the bills are paid, and who keeps you to the dates. Here is each, with the rules that apply.
Three ways to look after the home
| Model | Who does the work | What it costs | Suits |
|---|---|---|---|
| A local contact | A friend, neighbour or housekeeper holds the key; you arrange everything else | An agreed fee or nothing | A home left empty between your visits |
| An independent manager | A management company inspects, lets, collects rent and arranges repairs | In Phuket, 15% to 25% of rental revenue | A home let by the month, or empty but cared for |
| A hotel operator | The operator lets the unit nightly, cleans and maintains it, and pays you a share | In Phuket, operators keep 30% to 40% of net pool revenue | Units in a hotel-licensed rental programme only |
The operator route is open only to units in a licensed scheme. Thai law reserves nightly letting for licensed hotels, and since 2023 the Land Department's position is that condominium units cannot be used for hotel operations. An ordinary condominium or villa can be let for 30 days or more. See short-term rental rules and hotel-managed and rental pool schemes.
The juristic person that runs a condominium looks after the building, not your unit. Even a building with a strong management office will not air your rooms, service your air-conditioning or let in a contractor unless you arrange it.
Choosing a property manager
Ask each candidate for the same things, in writing.
- The fee and its base. A share of gross rent, or of rent after costs? What is charged on top for cleaning, repairs, linen or letting a new tenant?
- The statement. A sample monthly statement from an existing client, showing every line between the rent paid and the money sent to you.
- The money. Into which account rent is paid, how quickly it is passed on, and whether the manager holds deposits.
- Inspections. How often the empty home is checked, and what the report includes: photographs, damp, pests, leaks, the electrics.
- Authority. What the manager may spend without asking you, and who signs tenancies.
- Exit. The notice period, and what happens to keys, deposits and records when you leave.
Paying the bills from abroad
A Thai bank account makes the home run itself. Put the common-area fee, electricity, water and internet on automatic payment, and keep the account funded. Late common charges carry interest of 10% a year under the Condominium Act, and 20% more once six months overdue, and the building's regulations may restrict utilities or facilities. See banking and daily life and running costs.
The owner's calendar
| When | What |
|---|---|
| 1 January | The owner on this date is liable for the year's land and building tax |
| By the end of February | The local authority sends the tax assessment |
| By the last day of March | Personal income tax returns for the previous calendar year are due |
| By the end of April | Land and building tax is normally paid; in 2026 the deadline moved to June |
| Within 120 days of the building's year end | The condominium's annual general meeting approves the accounts and the auditor |
Have the tax notice sent to your manager or lawyer, and check the appraised value it uses. Rent from a Thai property is Thai income: rent paid to a non-resident owner is subject to 15% withholding, and a resident pays progressive rates after a 30% deduction on rent from a building. See rental income and tax.
Voting from abroad
Decisions on fees, major works and the managing agent are made at co-owners' meetings, so an absent owner should still take part. The Condominium Act allows a written proxy for each unit. One proxy may represent at most three units, and the manager, committee members, their spouses and the building's staff cannot act as proxies. Notices must go out at least seven days before a meeting, so make sure the juristic office has an email address that you read.
Foreign tenants and Immigration
When a foreign national stays at your property, the head of the household, owner or landlord must notify Immigration on form TM30 within 24 hours. Rules relaxed in June 2020 mean a tenant who leaves and returns within the stay already notified does not need a new form. Agree in the management contract that your manager files it and sends you the receipt. Let for 30 days or more under a written tenancy.
The papers to keep
- Evidence that the price came from abroad. The Foreign Exchange Transaction Form for each transfer of USD 50,000 or more, or the bank's credit advice below that. When you sell, the bank sending the proceeds abroad asks for it with the sale contract and the Land Office receipt. See selling property and repatriating funds.
- The title, or the registered lease. For a sale, a condominium also needs the manager's certificate that no common charges are owed, which must be issued within 15 days of a request.
- A power of attorney on the Land Office's own form, if you will not attend a transfer in person. See power of attorney.
- A Thai will for your Thai property. See inheritance and wills.
Build your own checklist
What you own
How it is used
Who looks after it
Your days in Thailand each year
Your owner's year
9tasks
Dated deadlines and the routine that keeps a home abroad in order, for the way you will own it.
Dated deadlines
5
Tax and the building's meeting.
Routine tasks
4
Fees, tenants and care.
The calendar
- 1 JanuaryWhoever owns the property on this day is liable for the year's land and building tax.Land and building tax
- By the end of FebruaryThe local authority sends the land and building tax assessment. Have it sent to your manager or lawyer, and check the appraised value it uses.
- By the end of AprilPay the land and building tax. In 2026 the deadline was moved to June, and many local authorities let bills of THB 3,000 or more be paid in three instalments.
- By the last day of MarchLast year's rent is Thai income. Rent paid to a non-resident is subject to 15% withholding; ask a tax adviser whether you also need to file a return, due by the last day of March.Rental income and tax
- Within 120 days of the building's year endThe co-owners' annual general meeting approves the accounts and the auditor. If you cannot attend, give a written proxy: one proxy may hold up to 3 units, and it cannot be the manager, a committee member or the building's staff.
The routine
- Each billing periodPay the common-area fee from a Thai account on automatic payment. Late payment carries 10% a year, a further 20% after six months, and the Act lets the building’s regulations restrict utilities or the common facilities.
- Each tenancyLet for 30 days or more under a written tenancy. Lets of under 30 days need a hotel licence.Short-term rental rules
- Within 24 hours of a foreign tenant moving inNotify Immigration on form TM30. The duty falls on the owner or landlord. Since 30 June 2020 a tenant's return from a trip within the stated stay needs no new form.
- Each yearReview the manager's agreement, fees and inspection reports. One Phuket agency guide puts an independent manager at 15% to 25% of rental revenue.
The papers
- Keep for a saleThe bank's evidence that the price came from abroad: a Foreign Exchange Transaction Form for each transfer of USD 50,000 or more, a credit advice below it. The bank asks for it, with the contract and the Land Office receipt, when you send sale proceeds home.Selling and repatriating
- Keep for a saleThe title deed for the unit. A transfer also needs the building's certificate that no common charges are owed, which the manager must issue within 15 days of a request.
- Keep safeA Thai will for your Thai property, and a power of attorney for the Land Office if you will not attend in person.Inheritance and wills
In short
Monthly letting from abroad works with a manager who files the tenant report, collects rent into a Thai account and keeps you to the tax dates.
General guidance on the rules as they stood on 14 November 2026, not legal or tax advice. Deadlines move: check the date on each notice. For your own position, take advice from a Thai lawyer or tax adviser. Read managing a Thai property from abroad.
Sources for these figures
- PwC Thailand tax summary, other taxes (assessment by February, payment by April)
- Lex Bangkok, land and building tax in 2026 (bands, exemptions, payment)
- Tilleke & Gibbins, land use classification for land and building tax (monthly lets stay residential), 18 June 2020
- Revenue Department, personal income tax (30% deduction on letting buildings, filing by the end of March)
- Revenue Department, Revenue Code (withholding on rent paid to non-residents)
- Condominium Act (No. 4) B.E. 2551, unofficial English translation (Sections 18/1, 29, 42/1, 47)
- Tilleke & Gibbins, TM30 residence notification within 24 hours, relaxed rules from 30 June 2020
- ThaiLawOnline, FET form (USD 50,000 threshold, credit advice below it, documents for repatriation)
Talk it through
We can introduce managers, lawyers and tax advisers in the area you buy, and tell you which buildings run a licensed rental programme.
Send me this checklist
Your owner's calendar and checklist by email, to keep, with an adviser on hand for the local introductions.
Email me the checklist
Answer four questions and the planner sets out the dated deadlines, the routine and the papers for the way you will own the home.
