Licensing & Compliance
ข้อสงวนสิทธิ์ในการให้คำแนะนำด้านภาษี
ข้อมูลบนเว็บไซต์นี้มีวัตถุประสงค์เพื่อให้ข้อมูลเท่านั้น และไม่ถือเป็นคำแนะนำด้านภาษีจากผู้เชี่ยวชาญ สำหรับรายละเอียดเพิ่มเติม โปรดดูรายละเอียดฉบับเต็มของเรา ข้อสงวนสิทธิ์ในการให้คำแนะนำด้านภาษี.
As an Airbnb host in Thailand, you take on several responsibilities—and potential risks—related to guest safety, property damage and legal compliance. If these aren’t properly managed, they can lead to fines, legal issues or financial loss.
Guest Safety
You’re responsible for making sure your property is safe. This includes working utilities, secure locks, and no obvious hazards like exposed wires or slippery floors. If a guest is injured during their stay, you could be held liable.
Property Damage
Guests might damage furniture or fittings, either accidentally or deliberately. Airbnb offers AirCover, which includes up to $3 million USD in damage protection, but this is subject to conditions and may not cover everything. It’s wise to have your own short-term rental insurance from a local provider, such as Thai Pao, to fill any gaps.
Neighbour and Building Complaints
Short-term rentals in condos can be controversial. Many buildings have rules against them, set by the juristic person (the condo’s management committee). Hosting without permission can lead to fines or legal action. In standalone houses, local laws may also apply.
Legal Compliance
You must follow Thai regulations, including:
Registering your property under the Hotel Act 2004 if you’re operating as a short-term rental
Submitting TM30 reports within 24 hours of a foreign guest’s arrival
Paying income tax on your rental earnings
Registering for VAT if your income exceeds 1.8 million THB per year
Failure to meet these requirements can result in penalties or further legal issues.
Not legally, unless the condominium has a valid hotel licence or falls under a limited exemption in the Thai Hotel Act.
Most condominiums are registered for residential use only and therefore cannot offer stays of fewer than 30 days. Owners who wish to rent short-term should verify whether their building has hotel approval or seek longer-term guests to remain compliant.
Yes. Operating short-term rentals without the required licence or exemption can result in fines, police action or closure of the property.
Even if online platforms such as Airbnb continue to list these properties, the legal responsibility rests with the host. Compliance with local regulations helps protect your investment and reputation while ensuring a smoother experience for guests.
Thailand’s current rules are based on the 2004 Hotel Act, which predates digital platforms such as Airbnb and Booking.com.
The law does not clearly define who can operate short-term rentals, how to register, or how to balance property rights with community welfare. Reform is necessary to reduce legal uncertainty, improve compliance and ensure fair tax collection. Clearer legislation would also support responsible tourism and protect both hosts and guests.
No. Under the Hotel Act B.E. 2547 (2004), daily or weekly rentals in condominiums are not permitted unless the property holds a valid hotel licence or qualifies for an exemption.
Most condominiums are registered for residential use only and do not meet hotel standards. To stay compliant, owners should limit rentals to 30 days or more or operate under the small accommodation exemption where eligible.
Authorities have intensified enforcement because many condominiums are being used illegally as short-term accommodation.
Under the Hotel Act B.E. 2547 (2004), any property offering daily or weekly paid stays is considered a hotel and must hold a valid hotel licence. The government aims to stop unlicensed operations that undermine safety standards, reduce tax collection, and create unfair competition for licensed hotels.