If you own a condo in Bangkok and rent it out to a foreigner, there is one legal obligation that catches almost every landlord off guard: the TM30 form. It sounds bureaucratic and confusing, and honestly, the process used to be a nightmare. But in 2024 and 2025, things have gotten smoother. The key is knowing exactly what to do, when to do it, and what happens if you don't. Consider this your no nonsense guide from someone who has filed more TM30 forms than they care to admit.

What Exactly Is a TM30 and Why Should You Care?

The TM30, formally called the "Notification of Residence for Foreigners" form, is a requirement under Thailand's Immigration Act. When a foreigner stays at your property, you as the landlord or property owner are legally required to notify immigration within 24 hours of their arrival. Yes, 24 hours. Not your tenant. You.

This catches a lot of condo owners off guard, especially first timers renting out a unit at places like Life Asoke Hype near MRT Phetchaburi or Ideo Mobi Sukhumvit 40 near BTS Ekkamai. They assume the tenant handles everything immigration related. But the TM30 is specifically the owner's responsibility.

The penalty for failing to file? A fine of up to 10,000 THB for the first offense, and it can escalate from there. More importantly, your tenant could face issues at immigration when they try to do their 90 day report or extend their visa. That kind of hassle leads to bad reviews, broken leases, and tenants who won't renew. Nobody wants that when they are collecting 25,000 to 45,000 THB per month in rent.

How to File TM30 Online Through the Immigration Website

The good news is you can now file TM30 online. The system is not perfect, but it works. Head to the Thai Immigration Bureau's online notification system at tm30.immigration.go.th. You will need to create an account first, and this part requires a visit to your local immigration office with your original ID card, house registration book (tabien baan), and condo ownership documents.

Let's say you own a studio at The Base Park West near BTS On Nut and you have just signed a lease with a Canadian teacher paying 18,000 THB per month. Here is what you do after they move in. Log in to the TM30 system, enter your tenant's passport number, nationality, visa type, and the address of your condo. Upload a copy of their passport photo page and their most recent entry stamp. Submit it. You will get a confirmation receipt that your tenant will need later for their 90 day report.

The whole online process takes about 10 to 15 minutes once your account is set up. Save that receipt as a PDF and send it to your tenant immediately. They will thank you for it.

Filing TM30 in Person or by Mail

If the online system gives you trouble, and sometimes it does crash or reject uploads, you can file in person. For Bangkok, the main office is the Immigration Bureau headquarters on Chaeng Watthana Road, Government Complex, Building B. Take the MRT to Lak Si station and then grab a motorcycle taxi for the last stretch.

Bring your Thai ID card, a copy of your tenant's passport and visa page, your condo ownership title deed (chanote), and the completed TM30 form, which you can download from the immigration website or pick up at the office. The process at the counter usually takes 30 minutes to an hour depending on the queue. Mornings before 10am tend to be less crowded.

You can also send the documents by registered mail to the Immigration Bureau, but this is risky because you won't get instant confirmation. Most landlords renting out condos near popular expat areas like Thong Lo, Phrom Phong, or Ari stick with the online method or go in person to avoid any ambiguity.

Common Mistakes Bangkok Landlords Make with TM30

The biggest mistake is simply not knowing the rule exists. A friend of mine owns two units at Lumpini Suite Phetchaburi near MRT Makkasan and rented both to Japanese expats for over a year before anyone mentioned TM30. He got lucky and was never fined, but his tenants had headaches every time they visited immigration.

Another common error is assuming you only need to file once. If your tenant leaves Thailand and re enters, you need to file a new TM30 notification. Every single re entry triggers a new filing requirement. For tenants who travel frequently for work, this can mean filing multiple times a year.

Some landlords also confuse TM30 with the 90 day report. They are different. The 90 day report is the tenant's responsibility. The TM30 is yours. Both are required, and one does not replace the other.

How Property Management Can Take TM30 Off Your Plate

If you own multiple rental units or simply don't want to deal with immigration paperwork, working with a property management service is the smartest move. Many experienced landlords in Bangkok, especially those renting condos in the 30,000 to 80,000 THB range around Sathorn, Silom, and Sukhumvit, outsource this entirely.

A good management partner handles TM30 filing for every new tenant and every re entry. They keep digital records, remind you when action is needed, and make sure your tenants never face problems at immigration because of a missed notification. It removes one of the most annoying friction points in renting to foreigners in Bangkok.

Staying on top of TM30 is one of those small things that separates a professional landlord from someone who is just winging it. Your tenants notice. Immigration notices. And your rental income stays protected when everything is filed properly and on time. If you want help managing your Bangkok condo rental, from finding tenants to handling paperwork like TM30, check out what Superagent can do for you at superagent.co.