If you operate an Airbnb villa in Thailand and host foreign guests, you’re not just running a hospitality business—you’re also subject to Thai immigration laws. One key requirement that catches many villa owners off guard is the TM30 guest reporting obligation.
Failing to comply with this rule can result in fines, legal complications, and even future issues with your business licence. Here’s what you need to know to stay compliant and avoid unnecessary penalties.
What Is the TM30?
The TM30 is an immigration notification form that must be submitted to Thai authorities within 24 hours of a foreign guest’s arrival at your property.
Its purpose is to inform Immigration where foreigners are staying, whether that’s a hotel, villa, serviced apartment or private home.
If you’re renting out your villa short-term to non-Thai guests, you are legally required to report their stay, even if you manage the booking through Airbnb or another platform.
Who Needs to Report?
If you’re the owner of the property, or acting as the manager or operator, and your property is not classed as a hotel under Thai law, the responsibility to report guests falls on you.
This includes:
- Foreign owners of Airbnb villas
- Thai companies managing villas for short-term stays
- Property managers and agents who handle bookings
The TM30 obligation applies even if the guest stays for one night.
Step-by-Step: How to File a TM30
There are two main ways to report:
Option 1: In Person
- Visit the local Immigration Office with:
- Completed TM30 form
- Copy of guest’s passport (photo page and visa stamp)
- Copy of the villa owner’s ID/passport or company documents
- Copy of the villa’s title deed or lease agreement
- Submit within 24 hours of guest check-in
- Get a stamped receipt as proof of compliance
Option 2: Online Reporting
You can also submit the TM30 online via:
- https://immigration.go.th → e-Services → TM30
- Or the TM30 mobile app. You can download it from the Google Play Store (Android) or the Apple App Store (iOS)
You’ll need to register as a property owner/operator first. Once approved, you can log in and submit new guest reports easily. However, online systems can be inconsistent, and local offices may have their own preferences—so always check what’s accepted in your area.
What Happens If You Don’t Report?
Failure to file the TM30 correctly and on time can result in:
- Fines ranging from THB 800 to THB 2,000 per unregistered guest, depending on the case and discretion of immigration officers
- Delays or rejections in guests’ immigration processes, including visa extensions and 90-day reporting
- Increased scrutiny on your property, particularly if it’s in a high-traffic tourist area or has a history of non-compliance. This can include spot checks by immigration officers, especially during peak seasons or following complaints
Timely and accurate reporting isn’t just a formality—it’s essential for protecting your business and your guests’ legal status in Thailand.
Best Practices for TM30 Compliance
To streamline your guest reporting and reduce the risk of penalties, consider the following best practices:
- Maintain a Logbook
Record guest arrivals and TM30 submission dates. This helps ensure no filings are missed, especially if you host frequently or have back-to-back bookings. - Train Staff or Property Managers
If you’re not in Thailand full-time, it’s crucial to train a trusted manager or staff member to handle TM30 submissions on your behalf. Timely filing is your responsibility—even if someone else is running the villa day to day. - Ensure Your Villa Is Legally Registered
TM30 compliance doesn’t replace the need for legal short-term rental licensing. If your property isn’t licensed appropriately, reporting foreign guests may draw attention to broader legal violations. Getting your licensing in order complements your TM30 compliance and protects your entire operation.
We Can Help You Stay Compliant
At Rental Tax Thailand, we work with Short Term Rental (STR) villa owners across the country to simplify regulatory compliance.
Our team can:
- Set up your TM30 reporting account
- Train your staff or handle reporting on your behalf
- Advise on villa licensing, tax, and local zoning issues
- Help you avoid fines, delays, and reputational damage
Not sure if you’re doing it right?
Book a free consultation today and let us help you get your guest reporting in order—so you can focus on providing a great stay, not worrying about paperwork.
