Compliance guide · Verified April 2026

TM30 reporting — your landlord's rule that becomes your problem.

Section 38 of the Thai Immigration Act requires every property owner or manager to notify Immigration within 24 hours of any foreigner moving in. It's their legal obligation. But if they don't do it — you can't file your 90-day report, can't extend your visa, can't do almost anything at Jomtien Immigration. Here's how to verify it's done, and what to do if your landlord won't cooperate.

Form

TM.30

Notification of accommodation

Filing window

24 hours

From foreigner's arrival

Late fine

฿800–2,000

Per offence · paid by landlord (in theory)

Whose obligation is it?

Legally, TM30 is the obligation of:

The house master (homeowner)
The head of household (the registered Thai resident)
The property manager (condo office, hotel, apartment block)
Or anyone otherwise responsible for accommodating a foreigner

You as the foreigner are not, strictly speaking, the legal duty-holder. But practically, you're the one who can't function at Immigration if the TM30 isn't filed. So you're responsible for chasing it.

When is TM30 required?

Every time a foreigner first moves into a property
Every time a foreigner returns to Thailand after travelling abroad (technically — enforcement varies)
Every time a foreigner changes address within Thailand
Every time a foreigner stays overnight at a different address (e.g. hotel, friend's place) — technically required, rarely enforced for short stays

The most enforced version: the initial move-in TM30 for your long-stay address. Without that on file, Jomtien refuses other services.

Three ways your landlord can file TM30

1. Online (free)

Thai Immigration's TM30 portal: tm30.immigration.go.th. The landlord registers an account, uploads property documents and your passport copy, and submits. The receipt is electronic. Simplest option. Most legitimate condo offices and serviced apartments use this.

2. In person at Jomtien Immigration (free)

The landlord shows up with the TM.30 form, photocopies of property documents (blue book, ownership proof), copy of their Thai ID, and a copy of your passport biopage + visa stamp + entry stamp. Free, immediate stamped receipt.

3. By post (free)

Send the documents and a self-addressed stamped envelope. Receipt comes back by post in 5–10 days.

If your landlord won't file

This is where most expats get stuck. Common scenarios:

Small private landlord who doesn't know about TM30 or doesn't want the paperwork
Hostile or absent landlord who refuses to engage
Listed property owner is abroad and unreachable
Short-term sublet arrangement where the actual property owner doesn't know you exist

The walk-in option

You can file TM30 yourself at Jomtien Immigration as a stop-gap. Bring:

Original passport + photocopy of biopage + visa stamp
Rental contract (if you have one)
Photocopy of any property document you can get (blue book copy, condo title)
The TM.30 form (downloadable, also free at the office)
A signed authorisation from the landlord (ideal but not always achievable)

Officers usually accept walk-in TM30 from foreigners as long as you have something proving the address — even a utility bill or rental receipt. The receipt issued in your name keeps you in compliance for downstream services.

Long-term fix: change your living situation

If your current accommodation can't or won't file TM30, that's a structural problem. Move to:

A condo with a professional management office that handles TM30 routinely
A serviced apartment with foreign-resident experience
A hotel for short stays (hotels file TM30 automatically as part of check-in)

Verifying your TM30 is on file

Before any visa extension or 90-day report, confirm the TM30 receipt is current:

Ask your landlord for a copy of the receipt (electronic from the online portal, or stamped paper from in-person)
Check the date — if you've been at the address for over a year and the receipt is from your move-in only, that's usually fine, but officers occasionally request a re-filing if you've travelled abroad in the meantime
Bring a photo or printed copy to your Immigration appointment

What happens without TM30

You'll be turned away from these services at Jomtien:

90-day reports (in person)
Visa extensions of any kind
Re-entry permits
Visa conversions (e.g. tourist to Non-O)
Address change registrations

The fix is always: go file TM30 first, come back. Adds a half-day at minimum.

FAQ

Do I need a new TM30 every time I leave Thailand and come back?

Technically yes — the law treats each return as a re-entry needing notification. In practice, most Immigration offices treat the initial TM30 as good-enough as long as your address hasn't changed. Some officers in 2026 are stricter and request fresh TM30 after international travel. If you've travelled and are about to do a 90-day report or extension, ask your landlord to file a fresh one as a safety measure.

Can the landlord delegate TM30 to me?

Yes. With a written authorisation letter from the landlord (ideally with a copy of their Thai ID and the property document), you can file TM30 on their behalf at Jomtien or via the online portal. This is the cleanest middle ground for landlords who don't want to deal with it personally.

What about Airbnb / short-term stays?

Hotels file TM30 automatically as part of check-in. Airbnb hosts technically have the same TM30 obligation but compliance is wildly inconsistent. For long-stay visa holders, Airbnb-style accommodation is risky precisely because the TM30 trail is fragile. Stick to professionally-managed condos or serviced apartments if you're on a Non-O retirement, ED, or similar long-stay visa.

Do I need TM30 on a tourist visa?

Technically yes for stays over 24 hours. In practice, hotels handle this automatically. Tourists don't typically interact with Immigration enough for TM30 status to matter. If you're extending a tourist stamp at Jomtien, the office may ask for a TM30 receipt, but more often they just accept your hotel address without one.

What's the actual fine?

800 to 2,000 THB for late filing — technically borne by the landlord, often passed to the foreigner in practice. The bigger cost is the lost half-day if Immigration sends you back to file before they'll process your other request.

Related guides

Companion form

Landlord won't file your TM30?

It's technically their obligation, but you're the one who pays if it's not done. Tell us your situation — we'll help you walk it in yourself or get the landlord to comply.