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Is it feasible to use Airbnb for temporary accommodation while applying for a visa extension in Thailand?

May 13, 2025
23 days ago
Dennis *********
ORIGINAL POSTER
I have worked out everything so will be applying to the embassy in the US for the “O” visa to get my 90 days coming into Thailand which should hopefully allow me to open my Thai Bank Account and transfer the 800k Baht to season for 60 days so I am able to file my one year extension.

My question is I do know the area I think I want to start out and was planning on using Airbnb. I am wondering if this feasible or if I actually would need a more permanent address? I am hesitant to go straight into a one year lease and everything I see all say one year contracts or is there a way to terminate a lease early. Or is there a place to look for shorter term leases?

Thanks in advance!!
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TLDR : Answer Summary
The user is applying for an 'O' visa to stay in Thailand for 90 days and is interested in options for temporary accommodation such as Airbnb. However, they are concerned about whether they will need a more permanent address and the requirements for TM30 registration upon arrival. Several commenters provide insights regarding the regulations surrounding short-term rentals in Thailand, emphasizing that while Airbnb can be a viable option for longer stays (30 days or more), renting for under 30 days is technically illegal without a hotel license. Recommendations include considering serviced apartments or hotels, which are legally compliant and can assist with immigration reporting.
Jeremy ********
Airbnb is illegal in Thailand…not really enforced until it is but still illegal
Graeme ******
@Jeremy *******
airbnb is not illegal in thailand. It is legal if you stay for a month or more. It is illegal to have short term stays or compete with hotels which is deemed to be up to a months stay.
Jeremy ********
@Graeme *****
The legality of Airbnb in Thailand is a nuanced issue, primarily governed by the **Hotel Act of 2004**. Here's a detailed breakdown of the key points:

### 1. **Legal Framework and Short-Term Rentals**

- **Under 30 Days**: Renting residential properties (e.g., condos, apartments) for **less than 30 days** without a hotel license is illegal under Thai law. This applies to both hosts and guests, though enforcement often targets hosts .

- **Hotel License Requirement**: Properties offering stays shorter than 30 days must obtain a hotel license, which involves compliance with strict building, safety, and zoning regulations. Most residential condos cannot meet these requirements, making short-term Airbnb listings in such buildings illegal .

- **Exemptions**: Properties with **up to 4 rooms** and **20 guests** may qualify for a "non-hotel" exemption if registered with local authorities. However, condos are often excluded from this exemption due to residential zoning rules .

### 2. **Risks for Guests and Hosts**

- **Guests**: While rare, guests staying in illegal rentals could face eviction, fines, or legal complications if reported by building management or neighbors .

- **Hosts**: Hosts risk fines up to **THB 20,000**, imprisonment (up to 1 year), and daily penalties of **THB 10,000** for ongoing violations. Condo owners may also face civil lawsuits from building management for violating condo regulations .

- **Immigration Reporting**: Hosts must report foreign guests to immigration within 24 hours (TM30 form). Failure to do so incurs a **THB 2,000 fine** .

### 3. **Enforcement Reality**

- **Inconsistent Enforcement**: Authorities rarely crack down on individual hosts, focusing instead on large-scale illegal operations. Many Airbnb listings operate in a legal gray area, relying on lax enforcement .

- **Condo Management Vigilance**: Condo juristic offices often enforce rules more strictly, posting warnings and restricting short-term rentals. Violations can lead to fines or legal action from the condo association .

### 4. **Alternatives and Safer Options**

- **30+ Day Rentals**: Airbnb stays of **30 days or longer** are fully legal and avoid Hotel Act restrictions .

- **Licensed Hotels/Serviced Apartments**: For short stays, hotels or licensed serviced apartments are safer and legally compliant .

- **Villas and Detached Homes**: These may qualify for non-hotel exemptions if registered, offering more flexibility than condos .

### 5. **Tax and Compliance Obligations**

- **Hosts** must declare Airbnb income and pay taxes (income tax, VAT if earnings exceed THB 1.8 million annually). Non-compliance risks audits and penalties .

- **Foreign Hosts** may need a work permit to manage rentals, depending on the activity level .

### Key Takeaway

While Airbnb is not outright illegal in Thailand, **short-term rentals (under 30 days) in residential properties without a hotel license violate the law**. Enforcement is inconsistent, but both guests and hosts assume legal and financial risks. For peace of mind, opt for licensed accommodations or longer-term rentals. For hosts, compliance with registration, tax, and condo rules is critical to avoid penalties .
Graeme ******
@Jeremy *******
i have read the thai law and for condos airbnb for stays greater than 30 days is legal as i said . Only stays less than 30 days is not. Your document just confirms what I said ?
Jeremy ********
@Graeme *****
95% of the Airbnb model is 14 days or less
Jeremy ********
@Graeme *****
reread what you wrote very very very slowly…then look at the business model of Airbnb…read it very slowly if needed…now you will understand that Airbnb does in fact compete with hotels that are fully licensed in Thailand…
Nongnuch ********
Immigration will not service you if you aren't properly TM30 registered in your accomodation. Every hotel, private landlord or friend is reqired to register you in the TM30 online system (or in person on Immigration) within 24 hours of your arrival at the accomodation. Many AirBnB landlords avoid registering you, so make sure with a landlord that they are taking care of their TM30 reporting duty
Dennis *********
ORIGINAL POSTER
@Nongnuch *******
this is exceptionally helpful. Thank you!!
Chris *******
Most offices will be looking for a long-term rental.

Some may accept 3-4 months lease agreement, especially for the 90 day visa.

If you come in on the 90 day visa and then are doing the first extension you may get away with just having an up to date tm30 but they are within their rules to ask for proof of stay.

You will need to contact the local immigration office and find out what they require.

Many items like the TM30 will be office specific.
Dennis *********
ORIGINAL POSTER
@Chris ******
I can certainly reach out to local immigration after arriving. Just don’t want to immediately lock into a long term lease without a sense of it is where I want to be.
Bennett ********
Take a hotel room or a serviced apartment for a few weeks. They will report your stay to immigration. Airbnb owners may be unlikely/unwilling to report who is staying at their property.
Dennis *********
ORIGINAL POSTER
Graham ******
The seasoning is 2 calendar months which can be 61 days
Dennis *********
ORIGINAL POSTER
@Graham *****
that I understand. I’m more concerned about housing whether I can be doing this in an Airbnb or do I need a more permanent formal rental agreement type place? While I know where I think I want to start living I may change my mind and don’t really want to be tied to a rental agreement of one year.
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