How to rent your property in Thailand: regulations, taxation and management

Are you planning to make your property in Thailand profitable by renting it out? This is a great idea, but be careful: there are specific rules depending on the duration of the rental, the type of property, and your legal structure. Here is a clear guide to renting legally.

Can you rent your property freely in Thailand as a foreigner?

Yes, a foreigner can rent out his property (especially a condo), but within certain limits, especially with regard to the length of stays and local regulations.

Thai law distinguishes between two main cases: short-term rental (less than 30 days) and long-term rental (1 month or more).

1. Rent short-term (Airbnb, Booking, etc.)

📌 Strict regulations

Short-term rentals (less than 30 days) are strictly regulated in Thailand, in particular by the Hotel Act :

• It is illegal to rent a property by the night without a hotel license.

• Condominiums often prohibit stays of less than 30 days by regulation .

• Significant fines may apply in the event of infringement.

✅ Tip : Always check your building’s rules, and avoid doing Airbnb in a condo without written permission.

2. Rent long-term (more than 30 days)

This is the simplest and most legal method for a foreigner.

• It is not necessary to have a specific license to rent a condo long-term.

• You can sign a classic rental agreement with the tenant.

• Renting is subject to rental income tax, whether you are a resident or not.

3. What is the taxation of the rents received?

📍 You rent on a personal basis:

• You must declare your rental income in Thailand.

• Variable tax rate, often between 5% and 15%, depending on income and possible deductions.

• If you are a non-resident, you may also be taxed in your home country (according to tax treaties).

📍 You rent through a company:

• The company must collect VAT (if applicable),

• It declares its income in its annual accounts,

• Professional expenses can be legally deducted.

4. Rental management: use a local agency

Renting from abroad requires a presence on site for:

• Hand over the keys,

• Manage cleaning,

• Track payments and repairs.

A rental management agency can take care of all this for you, for a commission of 20 to 30% on rent.

What professional management can include:

• Putting the property online,

• Check-in/check-out of tenants,

• Maid service,

• Maintenance

• Monthly reporting.

5. Declaration of foreign nationals (TM30)

If you host foreigners, even as a private landlord, you are required to fill out the TM30 form at Thai immigration (or online).

• This applies to both long-term and short-term stays,

• The fine for non-declaration can be up to THB 2,000.

✅ Solution: your management agency or lawyer can take care of this formality.

Conclusion: Renting in Thailand, yes, but by the rules

Renting out your property in Thailand can generate a good return, especially in tourist areas. But you must respect the rules on the duration of the rental, taxation, and the declaration of tenants. To rent with peace of mind, surround yourself with a reliable agency and find out about local laws.