Question 1

Why are Thai authorities cracking down on short-term condo rentals?

Chas Begley · Accepted Answer

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.

Question 2

Are short-term condo rentals legal in Thailand?

Chas Begley · Accepted Answer

o, not unless the building has a hotel licence or qualifies for a legal exemption.

Condominiums are ususally registered as residential buildings, not commercial premises. Renting out a unit for less than 30 days is generally unlawful unless the building has been approved and registered as a hotel or serviced apartment.

Question 3

Who can be held responsible for illegal activity?

Chas Begley · Accepted Answer

Both owners and facilitators can face penalties.

Even if you use an agent, property manager or online platform to rent your unit, you remain legally responsible. Condominium juristic committees may also be held accountable if they allow unlicensed operations within their buildings.

Question 4

Does using an agent or booking platform protect me from liability?

Chas Begley · Accepted Answer

No. Even if your property is managed by an agent or listed on platforms such as Airbnb or Booking.com, you remain responsible for legal compliance.

Authorities can trace ownership records, and enforcement now includes cooperation with booking platforms to identify repeat offenders.

Question 5

Do I need to declare Airbnb income even if my rental is unlicensed?

Chas Begley · Accepted Answer

Yes. All rental income earned from Thai property must be declared to the Thai Revenue Department.

Both Thai and foreign owners are required to pay tax on rental income, regardless of whether the operation is fully licensed. Declaring income properly can also help demonstrate compliance if your property is reviewed by authorities.

Question 6

What is the safest way to continue renting my condo?

Chas Begley · Accepted Answer

Stick to longer-term rentals of at least 30 days, ensure your building’s bylaws permit leasing, and declare all income.

If you wish to operate legally in the short-term market, explore whether your property qualifies for the small accommodation exemption or apply for a proper hotel licence. Professional guidance can help you make this decision with confidence.

Question 7

Why do some experts disagree with the hotel lobby’s position?

Chas Begley · Accepted Answer

Economists and tourism researchers argue that over-regulation could discourage visitors and harm local economies.

The Thailand Development Research Institute (TDRI) and other policy experts believe that well-regulated short-term rentals can benefit communities by spreading tourism income beyond large hotels. They recommend legalising and registering small-scale hosts rather than banning them outright.

Licensing & Compliance

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