Managing Thai property from abroad: owner's checklist and calendar

Your owner's year

9tasks

Dated deadlines and the routine that keeps a home abroad in order, for the way you will own it.

The calendar

1. 1 JanuaryWhoever owns the property on this day is liable for the year's land and building tax.Land and building tax
2. 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.
3. 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.
4. 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
5. 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

1. 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.
2. Each tenancyLet for 30 days or more under a written tenancy. Lets of under 30 days need a hotel licence.Short-term rental rules
3. 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.
4. 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

1. 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
2. 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.
3. 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