Question 1

Why does Thailand need new short-term rental laws?

Chas Begley · Accepted Answer

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.

Question 2

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 3

Why is the Thai hotel industry pushing for stricter Airbnb regulation?

Chas Begley · Accepted Answer

Thailand’s hotel industry argues that unlicensed short-term rentals create unfair competition and weaken guest safety standards.

The Thai Hotels Association (THA) claims that hotels face higher costs through licensing, insurance, and tax obligations, while many condominium-based rentals avoid these requirements. The group is calling for tighter enforcement under the Hotel Act and clearer rules to ensure a level playing field.

Question 4

What does the Hotel Act say about condo rentals?

Chas Begley · Accepted Answer

Under the Hotel Act B.E. 2547 (2004), any property offering daily or weekly stays for payment is considered a hotel and must hold a valid hotel licence.

Condominiums are registered as residential buildings and therefore cannot lawfully offer short-term stays unless they qualify for an exemption or are officially licensed as serviced apartments. Renting for fewer than 30 days without a licence remains illegal.

Question 5

What is the draft Accommodation Act?

Chas Begley · Accepted Answer

The draft Accommodation Act is a proposed law intended to modernise Thailand’s outdated Hotel Act.

It aims to create a tiered registration system distinguishing between hotels, serviced apartments, homestays and private rentals. It would also introduce clearer standards for safety, taxation and platform responsibility. As of October 2025, the Act remains under review and has not been passed.

Question 6

How will the new law affect platforms like Airbnb?

Chas Begley · Accepted Answer

If enacted, platforms will be required to verify host registration details and remove unlicensed listings.

This shift towards platform accountability mirrors international models in countries such as Japan and Portugal. It would make the market more transparent and help reduce illegal listings while protecting legitimate hosts.

Question 7

How can hosts stay compliant while reform is pending?

Chas Begley · Accepted Answer

Until the new law takes effect, hosts should continue following the existing Hotel Act.

This means limiting rentals to a minimum of 30 days, keeping accurate financial and guest records, maintaining safety standards, and declaring all income. Regularly checking for government updates will help ensure you are prepared once registration begins.

If you are unsure about your position, you can book a consultation with Rental Tax Thailand for tailored legal and tax advice.

Question 8

What is the outlook for Airbnb and the hotel industry in Thailand?

Chas Begley · Accepted Answer

Reform is widely expected, but the direction depends on how the Accommodation Act is finalised.

A balanced system could support both licensed hotels and responsible small-scale hosts, ensuring fairness while promoting sustainable tourism. Until then, compliance remains essential to protect your property and avoid costly penalties.

Licensing & Compliance

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