Immigration
Long-Term Visa Options in Thailand Compared (2026 Guide)
Every long-stay route in Thailand side by side: what each one asks of you, what it costs the government, how long it takes, and where it leads.
Guides and professional insights for Thailand.
Practical explainers and industry perspectives on legal and professional topics. General information only, not professional advice.
41 guides on Justenda.
Business & Corporate
Audit Requirements in Thailand: Who Needs One and When (2026 Guide)
Which companies and partnerships in Thailand must have their accounts audited, who is allowed to sign the opinion, and what happens once it is issued.
Tax & Accounting
Tax Identification Number in Thailand: How to Get a Thai TIN
A Thai national's ID card number is already their tax ID, and a company's DBD registration number is already its own. Who still has to apply, on which form, and inside which 60 days.
Business & Corporate
BOI Compliance: What Promoted Companies Must Keep Doing (2026 Guide)
The BOI certificate is the start of the work, not the end of it. What promoted companies report, when, and how the tax exemption is actually claimed.
Immigration
Retirement Visa in Thailand: Requirements, Income Rules and Renewals (2026 Guide)
The two retirement visa routes, the 800,000 baht seasoning rules, O-A insurance, and how renewals actually work.
Business & Corporate
Accounting Requirements in Thailand, Explained (2026 Guide)
What the Accounting Act actually requires of a Thai company's books: who must keep them, in what language, for how long, and what happens when a company doesn't.
Business & Corporate
Hiring Employees in Thailand: What Employers Must Do (2026 Guide)
Taking on your first Thai staff creates registration, monthly filing, record-keeping, and severance obligations. Here is what the law asks of you and when.
Immigration
The 90 Day Report in Thailand: TM47 Rules and Deadlines
Ninety unbroken days in Thailand and the TM47 address report falls due. Who files it, the window that runs from 15 days before to 7 days after, the four official routes, and what a late report costs.
Business & Corporate
The Thailand Company Compliance Calendar (2026 Guide)
Every deadline a Thai limited company faces, in order: the monthly filings, the year-end close, the audit, the AGM, the DBD filings and the tax return.
Property
Short-Term Rental Regulation in Thailand: Airbnb, Condos and Licensing
Thai law treats paid accommodation of less than monthly duration as hotel business. What that means for an Airbnb host, a condo owner and a landlord: the licence route, the small-property notification, the condominium layer, tax and enforcement.
Immigration
Thailand Digital Arrival Card: What It Is and How to Submit It
Every non-Thai national needs a TDAC before entering Thailand, and the government charges nothing for it. What the form asks, the three day window, how to fix a mistake, and why unofficial sites charge USD 20 to 90.
Property
Land and Building Tax and Rental Income Tax in Thailand
The annual side of owning Thai property: who levies land and building tax, what it is charged on, how the reliefs work, and what the Revenue Department wants on your rent.
Tax & Accounting
How to File a Tax Return in Thailand: PND 90 and PND 91
Filing is triggered by how much you earned, whether or not any tax is due. Which form applies, the March and April deadlines, online versus paper, paying, refunds, and what late filing costs.
Immigration
Thai Military Service: Registration, the Draft and Exemptions
Registration at 17, the call-up at 20, the April selection, and the deferment and exemption categories Thai law recognises for men who hold Thai nationality.
Immigration
The Digital Work Permit in Thailand: How e-WorkPermit Works
Thailand moved work permit filing online in October 2025. What the e-WorkPermit system covers, how it differs from the BOI Single Window, and what the process costs, asks for and takes.
Property
Property Disputes in Thailand: Common Legal Issues
The most common property disputes in Thailand: broken sale contracts, off-plan delays, deposits, boundaries, and condo conflicts, and how each gets resolved.
Property
Rental Deposits and Tenant Rights in Thailand
How rental deposits work in Thailand: the one-month cap for large landlords, lawful deductions, and what tenants can do when a deposit isn't returned.
Property
Can Foreigners Inherit Property in Thailand? (2026 Guide)
Foreigners can inherit Thai property, but registering it is another matter. Condo quota rules, the land problem, wills, and probate, explained for 2026.
Property
Buying an Off-Plan Condo in Thailand
Buying an off-plan condo in Thailand? The developer checks, contract clauses, and payment safeguards that protect your deposit before the building exists.
Property
Property Transfer Fees and Taxes in Thailand
What you pay at the Land Office when property changes hands in Thailand: the 2% transfer fee, specific business tax or stamp duty, and withholding tax.
Property
Usufruct in Thailand: What Foreign Buyers Need to Know
A usufruct gives a foreigner a registered right to use and live on Thai land for up to 30 years or life. How it works, how it differs from a lease, plus risks.
Property
Thailand Title Deeds Explained
Chanote, Nor Sor 3 Gor, Nor Sor 3 and possessory claims: what each Thai title deed allows, why Chanote is preferred, and how a title search works.
Property
Leasehold vs Freehold in Thailand
Leasehold vs freehold in Thailand for foreign buyers: what each gives you, the 30-year lease limit, registration rules, renewal risk, and how to compare them.
Property
Selling Property in Thailand as a Foreigner (2026 Guide)
How a foreign owner sells a condo or property in Thailand: the sale agreement, the Land Office transfer, the transfer fee and taxes, and how to send the proceeds abroad.
Property
Can Americans Buy Property in Thailand? (2026 Guide)
Americans can buy condos in Thailand but not land, and the Treaty of Amity does not change that. What US buyers can own in 2026, and how the rules work.
Property
Property Due Diligence in Thailand: What Buyers Check
What property due diligence in Thailand covers: title search at the Land Office, encumbrances, zoning, building permits, seller checks and contract review.
Tax & Accounting
Thailand Tax Residency and Income Tax for Foreigners
Thailand tax residency turns on 180 days in a calendar year, not on your visa. What that means for Thai income, foreign income, deductions and the rate you pay.
Property
Buying a Condo in Thailand as a Foreigner
Foreigners can own a Thai condo freehold under the 49% quota. The Condominium Act rules, FET remittance evidence, buying steps, and Land Office transfer.
Property
Buying Property in Thailand: Legal Checklist
A legal checklist for buying property in Thailand: reservation, due diligence, contract review, deposits, the Land Office transfer, and the fees to budget for.
Property
Can Foreigners Buy Property in Thailand? (2026 Guide)
Foreigners can own condos in Thailand but generally not land. The 49% condo quota, leases, usufruct, superficies, and the company trap, explained for 2026.
Business & Corporate
Work Permits and Visas for Company Owners and Staff in Thailand (2026 Guide)
A foreigner needs both a Non-B visa and a work permit to work in their own Thai company. The 4:1 staff ratio, the capital rule, the BOI shortcut, and how the process works in 2026.
Business & Corporate
Nominee Shareholders in Thailand: Why They Are Risky (2026 Guide)
Using Thai nominee shareholders to fake a Thai-majority company is a criminal offence, not a shortcut. The penalties, how it gets caught, and the legal routes that do the same job safely.
Business & Corporate
Thailand BOI Promotion: Incentives and How to Apply (2026 Guide)
BOI promotion can give a foreign company a corporate tax holiday, up to 100% ownership, land rights, and fast-tracked work permits. Which activities qualify, and how to apply in 2026.
Business & Corporate
The US-Thailand Treaty of Amity, Explained (2026 Guide)
American founders have a route no other nationality does. A clear 2026 guide to owning up to 100% of a Thai company under the US-Thailand Treaty of Amity: who qualifies, what it excludes, and how to get certified.
Business & Corporate
How to Register a Company in Thailand (2026 Guide)
Registering a Thai limited company is faster than most people expect. A step-by-step 2026 guide: name reservation, the MOA, DBD registration, tax, VAT, social security, and the fees.
Tax & Accounting
Inheritance Tax in Thailand: Thresholds, Rates and Filing
Thailand taxes an inheritance only above 100 million baht per heir. Which assets count, who is inside the net, how the 150-day clock runs, and what a late return costs.
Business & Corporate
The Foreign Business Act and Restricted Business Lists in Thailand (2026 Guide)
The Foreign Business Act decides which businesses a foreigner can own in Thailand. Lists 1, 2, and 3 in plain English, what needs a licence, the penalties, and the ways around them.
Immigration
TM30 Thailand: Who Files the Report and When
The report belongs to whoever controls the accommodation, not the foreigner staying in it. Who files a TM30, the 24 hour deadline, the four official channels, and what happens when nobody does.
Business & Corporate
Setting Up a Company in Thailand as a Foreigner (2026 Guide)
You don't always need 51% Thai shareholders. A clear 2026 guide to the routes foreigners use to own up to 100% of a Thai company: the Amity Treaty, BOI, and more.
Immigration
Pink Card and House Registration in Thailand: What Each Document Proves
The pink card, the blue book and the yellow book are three different records with three different eligibility rules. What each one proves, what DOPA actually publishes about who qualifies, and what it does not.
Immigration
Work Permit Cancellation in Thailand: What Happens to Your Non-B Visa
Cancelling the work permit and cancelling the Non-B permission to stay are two separate filings with two different offices. Who files what, the deadlines that run from your last working day, and how long you can actually stay.