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What to do if my landlord refuses to file TM30 for my visa in Thailand?
TM30Thai ImmigrationLandlord IssuesExpats in ThailandVisa RequirementsRental AgreementsImmigration LawTenant Rights
Jan 26, 2026
3 months ago
Eduardo ****
ORIGINAL POSTERTM30 problem – landlord refusing – urgent
Hi everyone, I need advice urgently 🙏
I’m in Bangkok with a signed 1-year lease, valid visa, and all my documents, but my landlord refuses to file TM30 or provide ID. Agencies I contacted say they can’t proceed without landlord documents.
I have:
- Passport & visa
- Signed lease (owner name + passport number)
I don’t have:
- TM30 from the condo
- Landlord ID copy
My school requires TM30 for immigration, and my deadline is 13 February.
Questions
- Has anyone solved TM30 without landlord cooperation?
- Can a condo juristic office file TM30 instead?
- Any agency in Bangkok that actually helped in this case?
- What happens if I explain this directly at immigration?
Any real experience would be greatly appreciated. Thank you 🙏
Hi everyone, I need advice urgently 🙏
I’m in Bangkok with a signed 1-year lease, valid visa, and all my documents, but my landlord refuses to file TM30 or provide ID. Agencies I contacted say they can’t proceed without landlord documents.
I have:
- Passport & visa
- Signed lease (owner name + passport number)
I don’t have:
- TM30 from the condo
- Landlord ID copy
My school requires TM30 for immigration, and my deadline is 13 February.
Questions
- Has anyone solved TM30 without landlord cooperation?
- Can a condo juristic office file TM30 instead?
- Any agency in Bangkok that actually helped in this case?
- What happens if I explain this directly at immigration?
Any real experience would be greatly appreciated. Thank you 🙏
TLDR : Answer Summary
An expat in Bangkok is facing a challenge as their landlord refuses to file a TM30, which is necessary for their visa and schooling. Despite having a valid lease and other documents, the landlord's non-cooperation poses a tight deadline. The community suggests various options, including explaining the situation to immigration authorities, involving the police due to legal violations, considering temporary hotel stays for a TM30 filing, and possibly leveraging juristic office assistance. Many emphasize the importance of resolving the issue promptly while considering alternatives like finding a more compliant landlord.
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Cameron *******
You'll need the tm30. Explain to immigration along with all your paperwork. If that doesn't work you'll need to contact the police and look for a new place to live.
Frank-Steven ***********
I set up my own account in the TM30 system online. Uploaded only my own passport and the rental contract (which included a copy of the landlords passport). Now I can make my own TM30s for myself whenever I need one.
Matts *************
Go go a hostel, book one night, ask for a copy of the tm30
or ask any Thai friend to do it for you
or ask a lawyer to call your landlord and explain the law
or ask any Thai friend to do it for you
or ask a lawyer to call your landlord and explain the law
Naja ***********
You can inform your landlord that you will report them for not filing a tm30. Big fines for them. Watch how they provide it quickly.
Mark *********
do it yourself, there is a scan square at The Chiang Mai immigration office TM30 room which allows you to access their TM30 system and fill in the blanks such as dates and locations.
Sonny **********
Happened to me as well. Landlord kept smiling and adding "ka" to every sentence she said but was just too lazy to do anything she didn't feel compelled to do.
Thad *******
Maybe the landlord do not want to be exposed as that means he needs to pay taxes
Roger *******
Tell landlord to give back all money immediately and book new place with proper documents
Kurt *************
Immigration or tourist police can help you talk to landlord
Kareem ********************************
Book a hotel
Sogunlowo ********
You can file it yourself ...download power of attorney online and let him sign it ...upload it on the Tm30 platform with contract...I faced a similar problem before but now i do it myself
...you can dm if you need further details
...you can dm if you need further details
Eric *******
You can do the TM30 online yourself.
I have never heard of an agent not being able to get a TM30. I just got a new one with my 90 day report and my agent needed nothing. Just sent her my address.
I have never heard of an agent not being able to get a TM30. I just got a new one with my 90 day report and my agent needed nothing. Just sent her my address.
Jim *******
Eric Davis You can not do TM30 youself. The landlord has to register their renting units and their Thai tax file number, as their business. Once they did it, they may give you their login and password. Then, you can do it online but that is not by design.
You can do it yourself, but the landlord has to go with you to the Immigration office, their Thai ID and their blue book.
Rubbish posts you can just jump online and do it yourself.
You can do it yourself, but the landlord has to go with you to the Immigration office, their Thai ID and their blue book.
Rubbish posts you can just jump online and do it yourself.
Brandon ************
@Eric ******
Then your agent is likely in contact with the owner who has registered online, or the owner gave your agent the required paperwork including blue book and ID card in order for the agent to register online.Eric *******
@Bra****
no. My agent knows nothing of where I live besides the address. I use the same service for years. They’re contracted by Thai Elite. I have never needed to provide anything more than an address for a TM30.John **********
@Eric ******
Elite is a different scenarioEric *******
@Jo**
it’s really not. The agent likely has someone they continuously go thru and they don’t ask questions. They just provide what is needed. There are many agents out there that have this level of respect or have paid their way to get it.Reply to
Eric *******
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Brandon ************
****************
used to work for cases like this. Maybe check if it will work for you?Deepak *******
How did you rent it? Did you verify the condo belongs to the person you are renting from. How did you verify the identity of the person you are renting from? If you had verified these two pieces of information, you would have all the info you need for TM30. 1. The landlord must be who they say they are; they must show ID. 2. How do you know the condo belongs to the person you are renting from? You can verify this by obtaining a copy of the chanote and comparing the name on the chanote with the individual's ID.
Jim *******
@Deepak ******
TM30 is responsibility of a landlord. How would a tenant sift through their Thai legal records. Your post is rubbish.Reply to
Jim *******
Reply
Markus ********
there are a few older posts where people could self file the TM30 at Chaeng Wattana immigration with only the rental lease, passport and a self filled out TM30 form. If the owner does not cooperate you can try that (not sure though if it still works). What you can also try is to offer your landlord a little bit of money to do it, explain him again that its urgent and you will give him 300 bath for the inconvenience. Maybe then he is more willing to assist
Michael ***********
Show your lease to Immigration. Duh.
Adrian *********
Sounds like a tax dodge
Matti *****
Sign in the cheapest hostel you can find and get the tm30 from there. Done. You're welcome.
Kim *******
My landlady flat out refuses to do anything regarding immigration. It's Thai law but she just flatly refuses and there's no repercussions for her. Rentals are extremely hard to find here, so I deal with it.
Kamran *********
Kim Jones hard to find ? Where do you reside. I have been reading there are so many units are available ..
Kim *******
I live in Trang and nobody wants to rent to foreigners here. They can't be bothered because we're too much 'trouble'. As in asking for them to register their personal details with immigration. Very, very few will rent to us. But overall, there aren't many rentals. Places sit empty waiting to be sold for 3 to 5 years, yet they won't rent.
Reply to
Kim *******
Reply
Andrew ********
Goto immigration - he is violating their laws see if they can convince him to provide it - ive seen this before usually they have something to hide may need to find a new place.
Hotels will also provide tm30 as well
Hotels will also provide tm30 as well
Chris *****
You can report the landlord to immigration. Filing TM30 is not optional & carries a 2000 thb fine with it (for the landlord) 🙏🏻
Son *****
Never heard of a landlord refusing...
David ******
Book a hotel. Doesn't need to be a long stay. Get TM 30 and go directly to immigration with your Visa. Doesn't need to be complicated. Doesn't need to be expensive.
Alfred ***********
Yes sign in yourself fuck the landlord. So long as you have a lease and all docs in order and find a n8ce immigration guy - not a gtee you should be able to do it yourself. Under thai law the landlord must provide a TM30. If you have all his details give them to immigration. He could be fined or even jailed for not following the law
Alfred ***********
Sorry others have already given you same advice
Reply to
Alfred ***********
Reply
Michael ******
Go rent a cheap as hotel who will do paperwork
Kate *******
Tell the landlord you need a full refund or you’ll have to report the issue to the police as you can not have a rental without the paperwork.
He’s renting illegally so he should take the out.
He’s renting illegally so he should take the out.
Greg ***********
Visit Immigration and report your landlord. Let them call him on your phone and let them explain to him that it is HIS duty BY LAW (!!) to report you in the TM30 system. I once had the same problem and this worked excellently ! My landlord was a policeman and surely he did not want to have a problem with Immigration. But it was ME who had to pay the 2000 Baht fine for late reporting 😂😂 TiT
Benjamin *********
Get an agent. Because yes its mandatory. Yes its free. But nobody wants to so it free and take time do do it...
Agent will take time but contzxt owner. Mine take 400 ou 600 i dont remember (buts its rental agency)
Agent will take time but contzxt owner. Mine take 400 ou 600 i dont remember (buts its rental agency)
Jj *****
Landlord should provide if not will will get fine
Peter ********
Jj Tan was it a help ?
Reply to
Peter ********
Reply
Will ******
Landlord is breaking the law, have you paid any deposit?
Thomas ********
Go do it yourself but be prepared to pay. It's supposed to be done within 24 hours. I have often done it myself if I'm not 100% confident in the landlord doing it.
Peary*****
Fastest solution is going to the Condo’s Juristic Person as they quite often file these for other units managed by them and very often they are willing to assist you depending on the building and the juristic person you dealing. Often easier than dealing with the landlord however it is the landlords legal responsibility to file a TM30 within 24 hours after your arrival/move in.
Cris ******
I would not threaten him or go down that route. Just go to immigration, explain the situation and bring all of your paperwork. I would also start looking for a new place to live as well. Sadly this happens to often, landlords trying to dodge paying taxes etc.
Phil ******
Cris Murl also take the landlords number to immigration as well
Kim *******
Cris Murl Where I live virtually none of the Thai home owners pay any taxes at all. It would be eye opening to find even one that does.
Cris ******
Kim Jones yep. I believe the last figure I saw it was like 15% of Thais actually pay taxes.
Kim *******
Cris Murl Which begets the question, 'why can't this be enforced'? Can't be very hard to track down which homeowners do/don't pay taxes. Slap a lien on the property until the taxes are paid.
Cris ******
Kim Jones I think the bigger question is why is it not enforced. it would be fairly easy to drive by a house and see if its occupied, then see if taxes are being paid on it, bam done. Imagine the amount of money that is lost due to this.
Reply to
Cris ******
Reply
Ali *************
Once I paid the owner the deposit and got the key 🔑, I told her that I won’t pay the rent if I do not get the TM30 form in 3 days and then , booom , I got it just in 1 day !.
Vladimir *********
Try to fill it online
Kim *********
Vladimir Ignatev requires userid and pw which you get from immi
Reply to
Kim *********
Reply
Patrick ********
Report him to police and Immigration police
Matthew *********
Call the police and let them fine him. He is in violation of the law and believe they will fine him. Had to do this on the past and of course didn't want to give deposit back either. Police had to sort the mess out.
Benjamin *********
Matthew Plymale you must be new here. Bad idea do start this kind of relationship here
Matthew *********
Benjamin Charles bullshit. If I got to play by the rules then I will make every fucking Thai play by the rules. My landlord was fined 2000 baht for refusal. I shouldn't have to rely on dirt bag people to be able to get any documents to keep my extension or visa. You must be a push over. Looking at your profile explains everything. A French poodle with no spine.
Reply to
Matthew *********
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Charlimo *********
Matthew Plymale bad idea
Reply to
Charlimo *********
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สเปซไฟน์เดอร์ *******
I guess landlord should provide the proof of document , proof of ownership of unit. And please tell landlord that tm30 does not effect on his income or record. It just only proof of residential for the tenant.
Stuart ***********
Get the tourist police involved and start looking for a new lease. I wouldn't pay a deposit or sign a lease contract without a copy of the home owners ID and a copy of the blue book.
Charlimo *********
Stuart Chiverton bad idea
Stuart ***********
Charlimo Sawadee explain...
Reply to
Stuart ***********
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Steve *******
You can go to the immigration office and explain that the landlord is refusing to provide the documents needed for a TM30. Have them call the landlord, they will threaten them with a fine, and see how fast the landlord will cooperate 👌
Eduardo ****
ORIGINAL POSTERSteve Demir Landlord is foreigner. I don't know if that's why she is so reluctant. Though on the lease here details are there.
Arild *********
Eduardo GD that he can do online by registering an account on the tm30 online website and then registered property if he is owner and have the relevant documents as owner.
But maybe there I a reason why he won't do it.
Just tell him if he not do or help with tm30 you need go imigration and explaine that you need help getting this done.
But maybe there I a reason why he won't do it.
Just tell him if he not do or help with tm30 you need go imigration and explaine that you need help getting this done.
Greg ***********
Eduardo GD she is probably subletting. Let Immigration call her for an eye-opener . . . .maybe she will cancel your contract, but this is still better than living dependent on an unwilling and non-responsive landlord
Clay ******
Greg Alexander a foreigner couldn’t provide an ID as a landowner anyway as it’s not legal for foreigners to be the owner?
Reply to
Clay ******
Reply
Steve *******
Eduardo GD that's even worse. They're not as lenient with foreigners breaking the laws. Either he's unlawfully subletting a property or is just ignorant to the laws.
Either way a quick call from immigration will fix the issue.
Either way a quick call from immigration will fix the issue.
Reply to
Steve *******
Reply
Greg ***********
Steve Demir correct advice! I was in the same situation a few years ago. Immigration called the landlord on my mobile and told him about the LAW he was violating. Next day the landlord showed up on Immigration together with me and gave them the TM30
Vic *********
Steve Demir Talk to the landlord and let him know you have to do this for your visa. He may have reasons he doesn't want on their radar but he could also just be too lazy to do it for you. If he cooperates, you can d/l the app and basically do it for him. I think you do need him to sign and a copy of his Thai ID. But you said you have a copy of his passport?
Greg ***********
Vic Rollins you need the number of the tabian ban, the ID card front and back and the name in Thai the premises are listed in the blue housebook. Nothing you can easily do by yourself
Reply to
Greg ***********
Reply
Pui *****
Not sure if it will work for your school, but for things like visa extensions that require a TM30, the simplest solution is to spend one night in a hotel and request they provide you with the TM30 that they are required to file for all foreign guests.
Cam ********
Pui Suu They have to know where you are actually staying every day.. even on a tourist visa. They have records, can fine you or deny future entry. If you stay at a hotel while you rent a home you will have to have the landlord redo the tm30 after every hotel stay
Steven *******
Not true. Immigration doesn’t have a copy of your lease unless you give it to them. Plus, it’s not against the law for you to go to a hotel for the night. This is perfectly legal and the most common way to deal with a landlord that refuses to file a TM30.
Tom *******
Steven Shonk this is partly true, but nowadays immigration is asking for a copy of your lease or rental agreement.
Reply to
Tom *******
Reply
Pete **********
Tell the landlord that the only option you have is to report him to the police - he is probably an illegal landlord not registered as such.
Peter ********
1000 people in facebook 1000 different answers and you can not use any of them. Go to a lawyer and let him help you
Peter ********
Pete Williams are you mad
Charlimo *********
Pete Williams bad move and definitely Not safe. Don't threaten a Thai. A Farang will Always loose
IndigoG********
Charlimo Sawadee not true...I have had issues with Thai and the police sided with me.
Greg ***********
Charlimo Sawadee I won't threaten a Thai, that's why I would let Thai Immigration handle the issue with him on the phone. Thai likes Thai. I am sure a Thai landlord will comply with the law if Immigration tells him that he is violating his duty to report a foreigner 😎
Paul *********
Charlimo Sawadee requesting they meet their legal obligation is hardly unreasonable. What do you suggest as an alternative?
Elías ********
Paul Hadland you're right, but that's why asking BEFORE committing to the lease is better. I've ever had Airbnb owners to file TM-30s for me, they didn't even asked for any extra money. But I asked before I booked.
Paul *********
Elías Molina I agree completely assuming they follow through after you have paid the money.
Currently stay at a long stay hotel room. Asked for the TM30 and guy at reception did it for me in a few minutes and printed the submission receipt.
Its only a problem if they have something to hide 😔
Currently stay at a long stay hotel room. Asked for the TM30 and guy at reception did it for me in a few minutes and printed the submission receipt.
Its only a problem if they have something to hide 😔
Reply to
Paul *********
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Pete **********
Hopefully the threat will get him to do something.
Reply to
Pete **********
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Neil ********
Pete Williams 100% does not want to declare the income for taxes.
Mike **********
Neil Fowell more like he’s subletting .
Reply to
Mike **********
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Terry *******
probably sub leasing
Mark ********
Book hotel for one
Night ask for copy of tm30
Night ask for copy of tm30
Majin ******
Mark Tabner no force the landlord by reporting it to immigration. Tm30 violation is a very minor thing to begin with and you cant be blacklisted for it especially in this case
Mark ********
Majin Beau
Reply to
Mark ********
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THAI ******************************
@Mark *******
This can work as well, but is more costly than an agency usually, and can be more of a hassle.Richard ******
@THAI *****************************
so a TM30 from a hotel is acceptable? Even if I present my residential lease agreement which bears a different address?John **********
I highly doubt that
Reply to
John **********
Reply
Darlene *********
@THAI *****************************
how much does an agency charge??THAI ******************************
@Darlene ********
Please contact our team but for something like this it can be as low as 500 thb.**********************
Reply to
THAI ******************************
Reply
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