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What should I do if my Airbnb host cannot provide a TM30 during my stay in Thailand?

TM30AirbnbVisa RequirementsThailand ImmigrationCertificate of ResidenceBank Account OpeningNon-O VisaRenting in Thailand
Sep 30, 2022
2 years ago
Mick *******
ORIGINAL POSTER
I have an Airbnb booked for a 3 month stay ( Nov - Jan). During this time I plan on opening a bank account, obtaining a Certificate of residence etc.. however I have just messaged the airbnb owner to confirm she can provide me with a TM30 to which she replied ' no , as she won't be in Thailand at the time' . Unfortunately I have already paid approx half of the airbnb fee some months ago. I understand there is a legal requirement for a TM30 to be done , however if the owner is not going to even be in the country I don't see how I can insist on this ? Do I have any options other than cancelling and losing half my money ?
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TLDR : Answer Summary
The user has booked an Airbnb for three months and needs a TM30 registration, which their host cannot provide as they will be out of the country. Despite having already paid for half the stay, they are concerned about their options. The community suggests that TM30 can often be filed online and doesn't necessarily require the owner's physical presence. Some users mention the legal obligation of the host to register guests and suggest the user could request a refund from Airbnb due to the host's refusal to comply with local laws. Other comments address the complexities of obtaining a residence certificate and opening a bank account in Thailand, indicating that it's feasible to proceed without a TM30 under certain conditions.
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Ruth *******
The refusal to submit a TM30 is illegal and the excuse that she is out of the country sounds a bit sketchy. She’s either lazy or running an illegal Airbnb rental. I arrived in Bangkok to find the following signs in the lobby of my rental awhile back. I’d recommend getting out now by contacting Airbnb about the Thai requirement to file a TM30. A host can’t just decide a law is inconvenient.
2 years ago
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John *********
The owner can assign another person to lodge the certificate on their behalf once you arrive
2 years ago
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Chris *****
If she refuses to do the online form too, I think you have a case for full refund, imagine airbnb would decide in your favor if it came to arbitration? (but I've no experience of this)
2 years ago
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Kool *******
If you find a bank that will open an account for you, and asks for a residency letter, you can get one notarized at your embassy, you don't have to get one from immigration. It might take a week or two to get an appointment though. You should also ask for your money back, as she can't do what is legal. She must, without exception, file the TM 30 within 24 hours after you arrive.
2 years ago
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Nick ************
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2 years ago
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Mick *******
ORIGINAL POSTER
@Nick ***********
 , thank you
2 years ago
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Mick *******
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John **********
@Mick ******
 I guess it all depends what you want to do once you've opened your bank account. If the intent is to go for a visa then the hotel will need to confirm you are a long term resident. But if you simply want the account to stick money into banks will open one without a residence certificate, you just need to find the right bank and if you have a Thai who can vouch for you take them along
2 years ago
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Mick *******
ORIGINAL POSTER
@John *********
 , I will be applying for a non-o (retirement), for that I understand I will require a further rental agreement ?
2 years ago
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John **********
@Mick ******
 to apply for the Non-O you need at least 15 days left on your current permission to stay (possibly 21 in some locations) so make sure you go in plenty of time. Also if you explain to the bank why you want to open the account they should be more receptive when they know they're getting a long term customer. Your choice of banks are limited though, only Bangkok, SCB & 1 other support hassle free inbound transfer of more than 50,000 baht.

You'll also likely need a long term lease/contract for accomodation.
2 years ago
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John **********
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Nick ************
Download the form and file it at immigration yourself or go on line to do it.
2 years ago
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Bian ****
Just the ordinary „i‘m not helping a farang at all“ attitude, get used to it or better cancel your plans
2 years ago
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John *********
Last time i was there they never registered me so when i went for my visa 30 days extention i got fined but i got it straight back off the owner
2 years ago
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Dave ******
owner can leave you the filled out form and you can file it at immigration yourself.
2 years ago
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Karim ***************
They would be liable for a fine if they don’t provide you with a TM30. By law, they need to register you at their property within 24 hours of your arrival. They can do this online.
2 years ago
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VaiAna **********
No excuse . She should provide you one .
2 years ago
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VaiAna **********
I checked in a hotel in Chang Mai for 2 months , the manager register me at the Immigration . I went up got my TM30 , went upstairs got a letter , paid 500 baht to pick it up the next day , went to the bank and opened up a Thai bank Accnt . I had a Tourist visa . Went to the bank & I forgot my contract from the Hotel . She opened an account anyway and I brought it back with me later to show .
2 years ago
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Phil ******
@VaiAna *********
 got scammed. Tm30 is free
2 years ago
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Wayne *********
@VaiAna *********
 I opened my account on visa exempt a few years ago but it has got harder apparently
2 years ago
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VaiAna **********
@Wayne ********
 , true that . Nothing is guaranteed unless you try it and if it doesn’t then try something else but the point is don’t give up . 2 of my classmates opened a Thai bank account without a TM30 or a letter from the Immigration
2 years ago
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VaiAna **********
@Wayne ********
 , I don’t doubt it . I just walked in the Bangkok Bank in Chang Mai , ask them what I need to open up an account and just went from there . I contacted a visa agent and they said they’ll do it for me for ridiculous amount of money . I said thank you I’ll try myself first . I went to Immigration , took a picture , picked up my TM30 , went upstairs ,

got a letter , paid 500 baht and picked it up the next day and off to the bank . The lady @ the Immigration was nice & she said I could do it for hubby and he didn’t have to be present . It’s easier to open an account here than it is where I come from . I need an electric bill , a water bill , a birth certificate , a letter , a stamp and other ridiculous documents I can’t remember .
2 years ago
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Wayne *********
@VaiAna *********
 when I did mine I walked in told them I needed to open an account because I was carrying lots of cash to buy a condo and they opened it immediately I didn’t even need tm30 or residency but I know things are harder now than it was.
2 years ago
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VaiAna **********
@Wayne ********
 . I was a buyer for 12 years so I’m used to paperwork . To me it’s all about filling out paperwork and in orders .
2 years ago
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Wayne *********
@VaiAna *********
 that doesn't always work in Thailand as many government offices have different rules for the same thing, immigration is an example
2 years ago
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Wayne *********
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Charles ********
You probably don't need tm30 to get your resident certificate. Depending on what office you go to. Typically if you are "tourist" you get a resident certificate at your embassy which is usually just a affidavit. But some embassy require different things. Some immigration offices do different things on that too... So depends.

You can file tm30 yourself if the owner provides you the proper documents.. You just have to take to immigration.. Always a fun day.
2 years ago
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Stuart *********
@Charles *******
 Not sure how you’d get a residence certificate from immigration that basically states you are living at xyz address, without registering the fact that you’re living at xyz address.
2 years ago
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Mick *******
ORIGINAL POSTER
@Charles *******
 , it'll be the Hua Hin office.
2 years ago
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Mick *******
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Bobby ********
Many Airbnb owners don't like to do TM30 as they don't pay tax on the rent they take and don't like any official notification.
2 years ago
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Mark *********
@Bobby *******
 It can be more than tax avoidance. It's whether their premises are legal, that is registered under the Hotel Act, if registration would be required. You can't rent out a property for less than 30 days, unless you have a hotel license. Any property within a condo is likley to be being hired illegally. But 30+days can be legal, not regarded as short term. Since this booking is over 30 days it could be legal and the owner simply an idiot, uncomfortable about any involvement with bureaucracy or, as you say, specifically tax concerned.
2 years ago
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Wylie *******
@Rosfield *******
 you can also search this group.

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2 years ago
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Roberto ***********
with turist visa anyway you can't open a bank account ( some bank do but not Easy )
2 years ago
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Peter *******
@Roberto **********
 rubbish
2 years ago
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Wylie *******
@Roberto **********
 you absolutely can. You may need to visit a few more banks or branches, but still perfectly doable. It's easier if you have a work permit, which a tourist won't, but many people including myself convert from a tourist visa to a non-o in country. That would be impossible if you couldn't open a bank account on a tourist visa.
2 years ago
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Rosfield ********
@Wylie ******
 What are some bank chains that are easier than others? I'm looking to open one asap in Phuket..hope its not a huge hassle
2 years ago
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Wylie *******
@Rosfield *******
 my impression from this topic coming up often is the banks and branches that are easiest varies in each city. If you search "phuket bank" within this and other expat sites you'll likely find recommendations.
2 years ago
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Wylie *******
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Mick *******
ORIGINAL POSTER
@Bobby *******
 , what if I was to stay at a hotel for one night and get a TM30 from them ? Would it matter that it was only for a night or does it have to be the address of the 3 month stay ?
2 years ago
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Bobby ********
@Mick ******
 The TM30 is a "Now" document, but the problem will be with the certificate of residency as I don't believe immigration will allow one with a hotel address, and the certificate is actually posted to the address
2 years ago
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Bobby ********
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Mick *******
ORIGINAL POSTER
@Bobby *******
 , yeah I appreciate that Bobby and fair play to them , but unfortunately that's not gonna help me at immigration . I'm guessing they won't entertain me without a TM30 .
2 years ago
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Bobby ********
@Mick ******
 Do you have a copy of the Airbnb owner's ID?
2 years ago
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Mick *******
ORIGINAL POSTER
@Bobby *******
 , only the receipt of payment. I'm guessing I won't be able to open a bank account without a certificate of residence...
2 years ago
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Peter *******
@Mick ******
 I opened a bank account with my passport and on a tourist visa
2 years ago
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Rosfield ********
@Peter ******
 May I ask exactly which bank and where? I'm looking to do the same thing with some cash..and more later. Currently in Rawai Phuket
2 years ago
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Peter *******
@Rosfield *******
 was in Pattaya this March, Bangkok Bank soi Buckow
2 years ago
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Rosfield ********
@Peter ******
 Nice..cheers!
2 years ago
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Bobby ********
@Mick ******
 Depends on the bank. I opened my first bank account with just lease document. Most user friendly bank in Bangkok is probably the Bangkok Bank Head Office branch in Silom. They have an international section on the second floor where they all speak English
2 years ago
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Bobby ********
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Bobby ********
@Mick ******
 All the things you want to do you will most definitely need a TM30. A quick fix is to book a night at a hotel and get the screenshot printout from there
2 years ago
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Bobby ********
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Stuart *********
They don’t need to be in the country to use the online system. They probably just don’t know of it.

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2 years ago
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Stuart *********
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