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Why the TM30 still matters for foreigners in Thailand
Among the many administrative procedures governing foreign residence in Thailand, few are as misunderstood as the TM30 Thailand reporting obligation. Despite several reforms in recent years, this requirement remains a key part of the country’s immigration control framework in 2025. It derives from the Immigration Act B.E. 2522 (1979), which mandates that property owners, landlords, or hotel operators must notify the Immigration Bureau whenever a foreigner stays at their premises.
The TM30 notification is not a recent concept. It was originally introduced as a national security measure, ensuring authorities could trace the location of all non-Thai nationals at any given time. While its purpose is administrative, its implications for long-term residents, tenants, and investors are practical and legal. Many visa holders still face difficulties extending their stay or applying for new visas due to TM30 non-compliance.
Understanding how TM30 Thailand operates is therefore essential not only for property owners but also for any foreigner renting accommodation, purchasing a condominium, or registering a company that houses expatriate employees.
Table of Contents
What is the TM30 Thailand notification?
The TM30 form is an official notification submitted to the Immigration Bureau of Thailand under Section 38 of the Immigration Act. It informs the authorities that a foreign national is residing at a particular address in the Kingdom. The duty to report does not lie with the foreigner but with the “house master, possessor, or manager of the premises”.
This means that landlords, property management companies, hotel managers, or even condominium juristic persons may be legally responsible for the TM30 submission. Foreigners owning property through a company that accommodates other foreigners must also comply.
In essence, the TM30 aims to maintain accurate immigration records. Each time a non-Thai national enters or re-enters the country, or changes their place of residence, a fresh TM30 may be required. Although sometimes perceived as redundant, it remains mandatory and can affect future immigration procedures if ignored.
Who must file the TM30 Thailand?
The responsibility for TM30 Thailand lies with any person or entity providing accommodation to a foreigner. The Immigration Bureau distinguishes several scenarios:
Hotels and guesthouses – These must notify authorities within 24 hours of a guest’s check-in. Most use automated systems linked to the hotel registry.
Private landlords – If a Thai citizen or company rents out a condominium, apartment, or villa to a foreigner, they must file a TM30 within 24 hours of the tenant’s arrival.
Condominium juristic persons – In some cases, the condominium management is responsible if they manage short-term stays.
Foreign companies housing expatriate staff – If the company provides accommodation, it must report its employees’ arrival using the same procedure.
Even though the law addresses property owners, the consequences of non-reporting often fall on the tenant when they renew their visa or re-entry permit. Immigration officers routinely ask for the TM30 receipt before processing extensions.
When and how to submit the TM30 Thailand form
Under Section 38 of the Immigration Act, the notification must be filed within 24 hours after the foreigner’s arrival at the premises. If the arrival occurs on a public holiday or after office hours, the report must be filed on the next working day.
In 2025, TM30 Thailand can be submitted in several ways:
Online via the official Immigration Bureau portal or through the Section 38 mobile application, which allows digital submission and receipt download.
- In person at the Immigration Bureau or local immigration office (for instance, Division 1 in Bangkok or regional offices in Chiang Mai, Phuket, or Pattaya).
- By post, using registered mail with copies of required documents attached.
The supporting documents generally include:
- A copy of the house master’s Thai ID or company registration;
- A copy of the house book (Tabien Baan) or land title deed;
- A copy of the foreigner’s passport (photo and visa pages);
- A copy of the lease agreement or hotel booking confirmation.
Once accepted, the Immigration Bureau issues a TM30 acknowledgment receipt, usually in the form of a stamped slip or downloadable PDF. This document must be kept safely, as it is routinely requested when filing visa extensions, work permit renewals, or residence certificates.
Penalties and legal consequences of TM30 non-compliance
Failing to comply with TM30 Thailand requirements exposes the responsible person to administrative fines under Section 77 of the Immigration Act. The penalty is generally 1,600 THB per foreigner for failure to report, though it may vary slightly by region.
In practice, many foreigners discover TM30 issues when visiting the Immigration Office for unrelated matters. Officers may refuse to process a visa extension or charge an additional fine if the property owner has not submitted the report.
For repeat offenders, or where multiple foreigners are housed without notification, the Immigration Bureau may escalate enforcement, particularly in tourist areas like Chiang Mai, Phuket, and Koh Samui.
Moreover, failure to maintain TM30 compliance can complicate future visa applications. Even if the landlord bears the legal duty, the immigration file of the foreigner reflects the missing record, sometimes leading to delays or rejections.
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TM30 Thailand and long-term residents
For foreigners holding long-term visas, the TM30 obligation remains relevant each time they leave and re-enter Thailand or change their residential address.
For example, a retiree living in Chiang Mai who spends a few weeks abroad must ensure that upon return, their landlord or family notifies the Immigration Bureau again. Similarly, a foreign employee moving from one condominium to another in Bangkok must have a new TM30 filed for the new address.
Some immigration offices interpret the law more strictly than others. In Bangkok, re-entry into the country after a short trip may not always require a new TM30, provided the address remains unchanged and the online record is still valid. In contrast, regional offices often demand a fresh notification each time.
Because of this inconsistency, legal advice is strongly recommended before relocation or long-term travel to ensure uninterrupted immigration compliance.
Digital transformation of the TM30 system
Thailand’s Immigration Bureau has made significant efforts to modernize and simplify the TM30 Thailand process. The Section 38 online system, launched a few years ago, now allows landlords and companies to file notifications electronically, eliminating the need to visit immigration offices.
The digital platform provides unique usernames for each property owner or company. Once registered, they can log in to submit multiple TM30 forms, track status, and download receipts. This modernization has reduced waiting times and minimized clerical errors.
In addition, discussions are ongoing within the Ministry of Interior to integrate TM30 data directly into the One Stop Service Center (OSSC) used by BOI-promoted companies. This would automate reporting for foreign employees of BOI entities, aligning immigration data with work permit records.
Despite these improvements, system outages and data synchronization issues still occur. As of 2025, TM30 Thailandremains mandatory even when processed digitally. Until further legal reform, landlords and companies should retain both electronic and physical evidence of compliance.
TM30 Thailand and corporate housing
For corporations and international companies employing expatriates, TM30 compliance is part of their broader immigration management. The law does not differentiate between individual and corporate landlords. Therefore, when a company leases apartments or villas for foreign staff, it must act as the “house master” and submit the TM30 notification itself.
This responsibility extends to HR departments, relocation agents, and property managers. Many multinational companies in Thailand have internal policies to file TM30 forms immediately upon each employee’s arrival and after every re-entry. Failure to do so can jeopardize not only the visa status of employees but also the company’s credibility with immigration authorities.
Legal advisors such as Benoit & Partners often assist companies in setting up compliant immigration systems, reviewing lease agreements, and coordinating with property managers to ensure continuous compliance under Section 38.
Common misconceptions about TM30 Thailand
A widespread misunderstanding is that the TM30 form is obsolete or that the requirement has been suspended. This is false. Although the government has simplified certain immigration forms, the TM30 remains fully enforceable under Thai law.
Another misconception is that only foreigners on tourist visas are affected. In reality, TM30 Thailand applies to all foreigners — including retirees, students, digital nomads, and corporate employees. The difference lies in who is responsible for filing: hotels for tourists, landlords for tenants, and companies for employees.
Finally, some believe that if the foreigner changes address temporarily (for example, spending a weekend in another province), a new TM30 must always be filed. In practice, this depends on local immigration policy. Most offices only require new notification if the foreigner actually moves residence.
The future of TM30 Thailand: toward integration and reform
In 2025, the Thai government continues to evaluate the relevance of TM30 within its modernization of immigration procedures. Proposals include integrating TM30 data with the e-Visa system, automating address verification through the national digital ID, and merging all immigration notifications into a single online portal.
While these initiatives aim to reduce redundancy, the TM30 remains a useful legal tool for immigration control. It also provides a record of residence that can support visa extensions, permanent residency applications, and even property transactions.
However, because of inconsistencies in enforcement between provinces, reform may eventually focus on harmonization rather than abolition. Until then, compliance remains essential.
How Benoit & Partners assists with TM30 and immigration compliance
Our law firm has supported international clients navigating Thailand’s complex immigration framework. Our team of property and immigration lawyers in Bangkok provides end-to-end assistance with TM30 Thailand compliance, visa extensions, work permits, and residence certificates.
We advise both private individuals and corporations on:
- Registering property owners and companies under the online Section 38 platform;
- Filing TM30 reports on time and obtaining acknowledgment receipts;
- Handling disputes or fines issued for late or missing notifications;
- Ensuring consistency between property, lease, and immigration documentation.
Proper TM30 management is not merely an administrative task — it is a safeguard for your immigration status and future applications. With expert legal support, landlords, companies, and expatriates can stay fully compliant and avoid costly interruptions.
For personalized advice or representation before the Immigration Bureau, contact our immigration and property lawyers in Thailand.
Conclusion
TM30 Thailand is not a mere formality. It anchors immigration records and often decides whether an extension or re-entry goes through without delay. The duty sits with the “house master” under Section 38, yet the foreigner bears the practical risk when a receipt is missing at the counter. Because practices vary by province, you should plan ahead, keep digital and paper acknowledgments, and align lease, passport, and visa data. You also should brief landlords and building managers at the start of any tenancy. With a clear process, the TM30 becomes simple: report within twenty-four hours, retain evidence, and verify before every application. If a dispute or fine arises, act fast and regularize your record. Our property and immigration lawyers at Benoit & Partners help you set the right process from day one so your TM30 Thailand compliance stays airtight and your immigration plans stay on track.
FAQ
It is a legal notice to the Immigration Bureau that a foreigner stays at a specific address. It links the person, the address, and the dates.
The house master, possessor, or manager files it. That can be a landlord, a hotel, a company that houses staff, or a condo juristic person in some cases
The law places the duty on the house master. In practice, a tenant can prepare the file and ask the landlord to submit it online or at the counter.
Report within twenty-four hours after the foreigner arrives at the premises. If arrival is after hours or on a holiday, report the next working day.
You need the landlord’s ID or company docs, the house book or title, and the foreigner’s passport and visa pages. For rentals, add the lease.
Use the Immigration Bureau portal or the Section 38 app. Register the property once, then file each arrival and download the receipt.