# Managing a Thai property from abroad: managers, tax and tenants

Source: https://www.thailandpropertyinvestor.com/guides/managing-thai-property-from-abroad
Updated: 2026-11-14
Publisher: Thailand Property Investor (Omnia Capital Group)

## The short answer

A foreign owner can run a Thai home from abroad with three things in place: a Thai bank account paying the common-area fee and bills automatically, someone local with a key and authority, and a calendar of the dates that matter. Land and building tax is assessed by the end of February and paid by April. A condominium's annual meeting falls within 120 days of its year end. A landlord must notify Immigration within 24 hours of a foreign tenant moving in.

## Key points

- An owner abroad chooses between a local contact, an independent manager and, for units in a licensed scheme, a hotel operator; each takes a different share of rent and of the work.
- In Phuket an independent manager takes 15% to 25% of rental revenue and a hotel pool operator 30% to 40%.
- Land and building tax is assessed by the end of February and normally paid by the end of April, and the owner on 1 January is liable.
- The owner or landlord must notify Immigration on form TM30 within 24 hours of a foreign national staying at the property.
- A co-owner abroad can vote at the condominium's annual meeting by written proxy, with one proxy holding at most three units.
- Keep the bank's evidence that the price came from abroad: it is needed to send sale proceeds home.

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](https://www.thailandpropertyinvestor.com/guides/short-term-rental-rules) and [hotel-managed and rental pool schemes](https://www.thailandpropertyinvestor.com/guides/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.

1. **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?
2. **The statement.** A sample monthly statement from an existing client, showing every line between the rent paid and the money sent to you.
3. **The money.** Into which account rent is paid, how quickly it is passed on, and whether the manager holds deposits.
4. **Inspections.** How often the empty home is checked, and what the report includes: photographs, damp, pests, leaks, the electrics.
5. **Authority.** What the manager may spend without asking you, and who signs tenancies.
6. **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](https://www.thailandpropertyinvestor.com/living/banking-and-daily-life) and [running costs](https://www.thailandpropertyinvestor.com/guides/running-costs-of-thai-property).

## 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](https://www.thailandpropertyinvestor.com/guides/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](https://www.thailandpropertyinvestor.com/guides/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](https://www.thailandpropertyinvestor.com/glossary/power-of-attorney).
- **A Thai will** for your Thai property. See [inheritance and wills](https://www.thailandpropertyinvestor.com/guides/inheritance-and-wills).

## Build your own 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.

## Questions

### Do I have to live in Thailand to own property there?

No. A foreigner can own a freehold condominium unit, or a villa on a registered lease, without living in Thailand. Ownership gives no right to stay, and running the home from abroad needs a Thai bank account and someone local to act for you.

### What does a property manager in Thailand charge?

It depends on the service. In Phuket an independent manager takes 15% to 25% of rental revenue and a hotel pool operator 30% to 40%, with operating costs often deducted before the split. Ask for the fee, what it covers and a sample monthly statement.

### Who files the TM30 for my foreign tenant?

The duty falls on the head of the household, the owner, the landlord or the hotel manager. It must be made within 24 hours of a foreign national staying at the property. Since June 2020, a tenant who leaves and returns within the stay already notified does not need a new form.

### Can I attend my condominium's meeting online or by proxy?

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. Give the juristic office an email address you read, so the notice reaches you in time.

### Do I need to file a Thai tax return if I let my property?

Rent from a Thai property is Thai income. Rent paid to a non-resident owner is subject to 15% withholding, and returns for a calendar year are due by the last day of March following. Whether you must also file depends on your position: take advice from a Thai tax adviser.

## Sources

- [Twins Real Estate, rental management in Phuket (agency guide, commissions and owner use), updated 6 June 2026](https://realestate-twins.com/en/guide/rental-management-phuket/)
- [Tilleke & Gibbins, TM30 residence notification rules relaxed, 18 June 2020](https://www.tilleke.com/insights/thailand-relax-rules-tm30-immigration-requirements)
- [Condominium Act (No. 4) B.E. 2551, unofficial English translation (Sections 18/1, 29, 42/1 and 47)](https://real-estate.neothai.com/up/Condominium-Act-2008-Thailand.pdf)
- [PwC Thailand tax summary, other taxes (land and building tax assessment and payment)](https://taxsummaries.pwc.com/thailand/corporate/other-taxes)
- [Lex Bangkok, land and building tax in Thailand in 2026](https://lexbangkok.com/land-building-tax-thailand-2026/)
- [Revenue Department, personal income tax (residence, filing dates, letting deduction)](https://www.rd.go.th/english/6045.html)
- [Revenue Department, Revenue Code (withholding on rent paid to non-residents)](https://www.rd.go.th/english/37749.html)
- [ThaiLawOnline, the FET form and the documents a bank asks for on resale](https://www.thailawonline.com/glossary/fet-form/)
- [Tilleke & Gibbins, Thailand condominiums cannot be used for hotel operations, 13 November 2023](https://www.tilleke.com/insights/thailand-condominiums-cannot-be-used-for-hotel-operations/11/)