Practical explainers and industry perspectives on legal and professional topics. General information only, not professional advice.
45 guides on Justenda.
Immigration
A status tracker of the Thailand law changes that affect foreigners in 2026: visas, work, tax, company and property rules, each labelled proposed, in parliament, gazetted or in force, with the official instrument and source.
Immigration
From 15 September 2026 Thailand cut its visa-free stay from 60 days to 30 for most visitors. Who gets 30 days, 15 days or visa on arrival, the land-border limit, extensions, overstay bans and what to do if 30 days is not enough.
Tax & Accounting
Royal Decree 808 lets companies count e-tax invoice and e-withholding spending twice for payments made in 2026 and 2027. Which costs qualify, the six conditions on equipment, who is excluded, and what is still pending.
Business & Corporate
The official fees Thai government offices charge in 2026, in one reference: company registration, work permits, visas and extensions, permanent residency, Land Office transfers, trademarks, and the tax deadlines that carry a penalty. Every figure links to the page that publishes it.
Immigration
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.
Business & Corporate
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
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
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
The two retirement visa routes, the 800,000 baht seasoning rules, O-A insurance, and how renewals actually work.
Business & Corporate
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
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
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
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
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
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
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
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
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
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
The most common property disputes in Thailand: broken sale contracts, off-plan delays, deposits, boundaries, and condo conflicts, and how each gets resolved.
Property
Foreigners can inherit Thai property, but registering it is another matter. Condo quota rules, the land problem, wills, and probate, explained for 2026.
Property
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
Buying an off-plan condo in Thailand? The developer checks, contract clauses, and payment safeguards that protect your deposit before the building exists.
Property
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
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
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 for foreign buyers: what each gives you, the 30-year lease limit, registration rules, renewal risk, and how to compare them.
Property
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
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
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 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
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
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
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
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
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
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
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
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
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 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
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
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
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
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.