Laws that apply

A summary of the Thai laws that matter when renting property and using SOREALTH, so landlords, tenants and agents know their duties.

This page is general information, not legal advice. Laws and announcements change — check the latest version with the relevant authority or ask a lawyer about your case. The Thai version of this page prevails.

For everyone using the Platform

Personal Data Protection Act B.E. 2562 (2019) (PDPA)

Protects everyone's personal data. If you receive someone's data through the Platform (a visitor's phone number, a tenant's ID copy), use it only for that rental, keep it safe and do not pass it on without a legal basis — see the Privacy Policy.

Computer Crime Act B.E. 2550 (2007), amended B.E. 2560 (2017)

Prohibits entering false or deceptive data that may cause damage and accessing systems without authorisation, and requires service providers to keep computer traffic data for at least 90 days. Scam listings to collect money may be offences under this Act and as fraud under the Criminal Code.

Electronic Transactions Act B.E. 2544 (2001)

Electronic contracts and signatures are legally valid, so a lease signed on the Platform can be used as evidence.

Consumer Protection Act B.E. 2522 (1979)

Advertising must not be false or exaggerated; rental listings must show the real rent and charges.

Copyright Act B.E. 2537 (1994)

Photos, clips and text you upload must be yours or licensed to you. Do not copy photos from other listings.

For landlords and agents

Civil and Commercial Code — Hire of Property (sections 537–571)

• A lease of immovable property needs written evidence signed by the party liable to be enforceable in court.
• A lease longer than 3 years must be in writing and registered with the land office; otherwise it is enforceable for 3 years only.
• The landlord must deliver the property in good repair and is responsible for major repairs; the tenant must take care of the property and make minor repairs.

Contract Committee announcement: residential letting as a business under contract control

Applies to landlords who let homes as a business above the number of units it sets (e.g. dormitories, apartments). It sets what the contract must contain and what is prohibited — for example on deposits and advance rent, water and electricity charges, returning the deposit (within 7 days of the lease ending unless there is damage) and the tenant's right to terminate. Check the current details with the Office of the Consumer Protection Board (OCPB).

Civil and Commercial Code — Brokerage (sections 845–849)

An agent earns commission when the contract results from the agent's introduction or work. Agree the commission with the owner in writing, and get the owner's permission before listing.

Hotel Act B.E. 2547 (2004) and Condominium Act B.E. 2522 (1979)

Letting rooms by the day or week (under 30 days) to the public like a hotel requires a hotel licence and may breach condominium rules. SOREALTH therefore accepts long-term rentals only.

Immigration Act B.E. 2522 (1979) — TM.30 notification

A house master, owner or occupier who lets a foreigner stay must notify the Immigration Bureau within 24 hours of the foreigner's arrival.

Tax — Revenue Code and Land and Building Tax Act B.E. 2562 (2019)

• Rental income is assessable income under section 40(5); landlords must file their own income tax.
• Tenants that are companies may have to withhold tax on rent.
• Property owners must pay land and building tax at the statutory rates.

Commercial use (factories, warehouses, shophouses)

Use must comply with town planning and building-use permits; operating a factory may need a licence under the Factory Act B.E. 2535 (1992) — tenants should check before signing.

For tenants

• Read the whole contract before signing, especially the deposit, monthly charges, renewal and termination terms.
• Inspect the room and take photos on move-in and move-out day (you can use the inspection tool on the Platform).
• Do not pay a booking fee or deposit before seeing the property and confirming who the landlord is. Paying through the Platform gives you a payment record.
• If you meet a scam, tell the SOREALTH team and report it online at thaipoliceonline.go.th or call 1441.

SOREALTH's own duties as a platform

• Royal Decree on the Operation of Digital Platform Service Businesses that Require Notification B.E. 2565 (2022) — platform operators must notify the Electronic Transactions Development Agency (ETDA) as the law requires and disclose their service terms to users.
• Payment Systems Act B.E. 2560 (2017) — online payments are collected through payment providers licensed by the Bank of Thailand.
• Accounting Act B.E. 2543 (2000) and Revenue Code — accounting documents and payment records are kept for at least 5 years.

Our team updates this page from the back office. If anything here is out of date, please tell us via "Contact us".