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TM30 Housing Notification – 24-Hour Online Filing
Stay compliant with Thailand Immigration Act §38. Same-day filing for landlords, hotels, condos, and foreigners.
Quick Answer
THB 800/filing · Turnaround 4 hours · Stamped TM30 receipt PDF delivered. Prevents THB 800–2,000 fines and blocks on your 90-day report / re-entry permit.
Who Needs This
- ✓ Landlords renting to foreigners
- ✓ Hotels & serviced apartments
- ✓ Condo juristic persons
- ✓ Homeowners hosting foreign relatives
- ✓ Airbnb/short-stay operators
- ✓ LTR/DTV/Retirement visa holders
- ✓ Marriage/Guardian visa holders
- ✓ Foreign students & interns
- ✓ Digital nomads on DTV
- ✓ Anyone before 90-day report/extension
FAQ
- What is TM30 and who must file?
- TM30 is the housing notification required under Thailand Immigration Act §38. The property owner (landlord, hotel, condo juristic, or homeowner) must notify Immigration within 24 hours of a foreigner staying overnight. Applies to every visa class including LTR, Retirement, Marriage, DTV, and tourist.
- Penalty for late/non-filing?
- THB 800–2,000 per incident; refusal may block your next 90-day report, re-entry permit, or extension. Airport Immigration also checks TM30 status on departure/return.
- How we file for you?
- You email us your passport bio page, TM6/arrival stamp, and lease/blue-book. We submit online via ss3.immigration.go.th within 4 business hours, then return the stamped TM30 receipt PDF for your records.
- Cost?
- THB 800 per filing (single foreigner). Landlord bundles from THB 2,500/month for up to 5 tenants. Rush 1-hour filing +THB 500.
Contact: 083-2494999 · LINE @NYC168 · contact@nyclegal.co.th
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Official sources
The information on this page follows the official sources below. Always check the latest version before you file.
- กรมการกงสุล — บริการรับรองเอกสาร (นิติกรณ์)— กระทรวงการต่างประเทศ
- สำนักงานตรวจคนเข้าเมือง — วีซ่า รายงานตัว 90 วัน TM.30— Immigration Bureau
- กรมการปกครอง — ทะเบียนราษฎร ทะเบียนครอบครัว— Department of Provincial Administration
- สภาทนายความในพระบรมราชูปถัมภ์ — ทนายความผู้ทำคำรับรองลายมือชื่อและเอกสาร— Lawyers Council of Thailand
- สำนักงานคณะกรรมการกฤษฎีกา — ฐานข้อมูลกฎหมายไทย— Office of the Council of State
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Who owes the TM30 duty, and why tenants get caught by it
The TM30 obligation arises under the Immigration Act B.E. 2522 (1979), which places the duty to notify on the house master, owner or possessor of the residence where a foreign national stays, not on the foreign national. Hotels discharge it automatically through their systems. Condominium landlords, house owners and companies providing staff accommodation frequently do not, and the person who suffers the consequence is the tenant who arrives at an immigration counter for an extension or a 90-day report and is told the address is unregistered.
The notification must be made within 24 hours of the foreign national taking up residence. It records the address, the occupant and the arrival date, and it creates the receipt that immigration counters check before processing extensions, re-entry permits in some offices, and 90-day reports. There is a fine regime for failure to notify, imposed on the person owing the duty, and offices differ in how strictly they apply it.
The practical rule we give clients is to treat TM30 as your problem even though the law says it is your landlord's. Obtain the receipt, keep a photograph of it, and re-file whenever you change address or return from a trip abroad if your office requires it. Offices differ on whether re-entry triggers a fresh notification; several Bangkok and provincial offices do require it.
Filing channels compared
| Channel | Who can use it | Notes |
|---|---|---|
| Online system (Immigration Bureau portal) | Registered house masters and owners | Registration of the property owner is a one-off step requiring identity and title documents |
| Mobile application | Owners and authorised managers | Convenient for landlords with several units; availability and stability have varied |
| In person at the immigration office | Owner or authorised representative | Requires the owner's identity documents, house registration and title evidence, plus a power of attorney if a representative attends |
| By post | Owner | Slow; not suitable where the 24-hour window is already running |
How we handle it for tenants whose landlord will not file
- Establish who the house master is: For a condominium it is normally the registered unit owner shown on the title, not the agent. We identify the correct person before preparing anything.
- Prepare the owner's pack: Copy of identity card or passport, house registration book, title deed or lease, and a signed power of attorney authorising filing. Most landlords cooperate once the pack is prepared for them.
- File and obtain the receipt: Either online under the owner's registration or in person with the authorisation. The output is the TM30 receipt slip, which is what counters want to see.
- Chain it to the next step: Where an extension or 90-day report is imminent, we file TM30 first and take the receipt to the same office on the same day to avoid a wasted trip.
Relationship with TM28, TM47 and the 90-day report
- TM30 is the residence notification made by the house master. TM28 is the foreign national's own notification of a change of address, used far less often since enforcement practice shifted, but still requested by some offices.
- TM47 is the 90-day report of continued residence, made by the foreign national. Counters commonly refuse a TM47 where no current TM30 record exists for the address.
- Extensions of stay, work-permit related filings and some re-entry permit counters check the TM30 record. A missing record is a same-day blocker, not a paperwork footnote.
- Moving between provinces means the new address must be notified, and it also determines which immigration office handles your extension.
- Short stays elsewhere in Thailand, such as a hotel weekend, are notified by the hotel and do not displace your primary registration, but returning to your residence can require a fresh notification in the stricter offices.
Common mistakes and how we avoid them
More questions we are asked
- What is the penalty for not notifying?
- A fine is imposed on the house master, owner or possessor under the Immigration Act. Amounts are set by the Act and applied at the office's discretion; the larger practical cost is the blocked extension.
- Does TM30 apply if I own my condominium?
- Yes. As owner-occupier you are the house master and must notify your own residence, which is a step many owners are unaware of until their first 90-day report.
- Is TM30 required for a stay of a few days at a friend's house?
- Strictly, yes, the duty arises for the person providing the accommodation. Enforcement in practice focuses on residence rather than short social visits.
- Can you file it if I am not in Thailand yet?
- The notification is made after arrival at the residence, within 24 hours. We prepare everything in advance so the filing happens on day one.
- Does a new lease in the same building need a new TM30?
- Yes, if the unit changes. The record is address-specific, and a unit change without notification produces the same blocker as an unregistered address.
Frequently asked questions
- How does 90-day reporting work and what happens if I miss it?
- Foreigners staying in Thailand on a long-stay permission must report their address to Immigration every 90 days, in person, by post, through an agent or online, within the window from 15 days before to 7 days after the due date. Late reporting carries a fine of THB 2,000, rising to THB 5,000 if you are caught during an arrest, and the counter can only accept the report within the permitted window.
- What is TM30 and who must file it?
- TM30 is the notification of a foreigner's place of stay, and the legal duty falls on the house owner, condominium owner, hotel or landlord to notify Immigration within 24 hours of the foreigner's arrival at the address. Foreigners are affected in practice because Immigration frequently requires a current TM30 receipt before processing extensions, 90-day reports and re-entry permits.
- Can I convert my foreign driving licence to a Thai one?
- Yes — the Department of Land Transport allows conversion of a valid foreign licence with a certificate of residence from Immigration or an embassy letter, a medical certificate, passport and visa copies, and passing the colour, reaction and depth-perception tests. Holders of a licence from a country with a reciprocal arrangement may be exempt from the written and practical tests.
- Can a foreigner own a condominium in Thailand?
- Yes, under the Condominium Act foreigners may own units in freehold up to 49% of the total saleable floor area of the building, and the purchase funds must be remitted into Thailand in foreign currency with a Foreign Exchange Transaction certificate issued by the receiving bank for transfers of USD 50,000 or more. Land ownership remains closed to foreigners other than under BOI or specific statutory exceptions.