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What should I do if my landlord is refusing to complete my TM30 registration?
TM30Visa complianceImmigrationLandlord-tenant issuesThailand expat advice90 day reportingLegal requirements in Thailand
Nov 16, 2025
5 months ago
Dan ********
ORIGINAL POSTERHello, my property manager/land lord is giving me push back on completing my TM30. I have indicated that this is required by law to do, but still getting pushback. I have to do my 90 day report next month. Any advice on what I should do.
Thanks in advance
Thanks in advance
TLDR : Answer Summary
The user is facing difficulties with their landlord regarding the completion of the TM30 registration, a legal requirement in Thailand. Despite explaining its importance, the landlord is resistant. Community members suggest various solutions, such as checking if the landlord is registered with immigration, doing an 'international out/in' to avoid the 90-day report, or submitting the TM30 independently using landlord identification documents. Some members also mention the possibility of filing a police report against the landlord for non-compliance. Overall, the consensus emphasizes the need for assertiveness and exploring alternative avenues to ensure compliance.
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Brook ********
Tell your landlord that you don’t understand why they won’t do it and that you will go to the police for assistance complying with the law.
Matthew *********
You can file a police report and the owner will be fined by immigration. But now you probably need to check into a hotel. Don't let them get away with it. I had to do it before in the past. Turned out the people were illegally renting out apartment and it was owned by Chinese. Maybe be a reason why they refuse. Put them in there place and I wouldn't pay the rent on last month because these type people probably won't return your deposit.
Maitin *******
@Matthew ********
just walked away from a great deal on a lovely condo. 2 Chinese women owned it and wanted to play games. Also, always use an agent, they are usually able to solve these problems
Matthew *********
@Maitin ******
probably was the correct thing to doMaitin *******
@Matthew ********
I'm absolutely certain. Found a nice unit the next day. Owned by a German. A little more money, but no BS. Well written lease. My agent did a great job. Move in 2 weeks... The one thing I've learned in years in real estate, there is always another deal. If raises the hairs on your neck.... Walk away
Reply to
Maitin *******
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Jarmo *********
Go to some questhouse or hotel for 1 night and ask it there
Greg *****
Immigration now ask’s me to submit a self completed TM.28 instead of a TM.30 (as I’m in the same boat as you), when I attend for any KK immigration task. Still need Landlord ID, house book with rental contract and all seems to be effortless again
James ***************
When I continually asked my landlord to do a TM30 he refused and gave me 2 months notice to leave which I did.
Yo***
@James **************
your landlord seems to be a pig. so it wont be end. Your landlord that type of shit always try to take your deposit and never return to you. To do this, thousands of reasons possible! Very possibly. So be aware of this.James ***************
@Yo***
I never paid the last 2 months rent so got my deposit back that way.Yo***
@James **************
no tm 30 by the landlord is a breach of the contract. so it is Ok for you, no deposit left. Just move out and find normal landlord who gives you tm30.Reply to
Yo***
Reply
Marty *********
I got a TM30 from my old landlord in 2 days after returning from the US.
I got my TM30 from my new landlord after waiting 2 weeks. I’m hoping it’s just a first time thing because I just moved in. Fortunately I don’t travel outside Thailand all that much and don’t need a TM30 very often.
I got my TM30 from my new landlord after waiting 2 weeks. I’m hoping it’s just a first time thing because I just moved in. Fortunately I don’t travel outside Thailand all that much and don’t need a TM30 very often.
James ***************
@Marty ********
Supposed to do it within 24 hours of arrival or he will get fined. I asked an agent who I use, TM30 no longer if only leaving Thailand for a few days.Marty *********
@James **************
Technically I am resident of two condos. The contracts are overlapping. After December 22nd though you will be correct.I usually give a heads up to the owners before I leave the country so they will be prepared to submit the request in time. I will see how this works for the new condo. What is acceptable depends on your immigration office. I use the Bangkok immigration office.
Reply to
Marty *********
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William *********
My ex landlord did the same thing. Fortunately my wife got her to give me signed photocopies of the her ID and house book. Then I took the photocopies and a copy of the lease to immigration and did it myself.
Tony ******
Did you use an agent?
See if they can help
See if they can help
Jeremy ********
It’s a ฿2k fine for him
Or you could just do an international out/in and not do a 90 day report
Or you could just do an international out/in and not do a 90 day report
Max **********
Maybe your landlord hasn’t registered with immigration. This happened to me 2 years ago from memory it cost him 3000thb to register.
Reply to
Max **********
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