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Will I be fined for not having a TM30 registration from my first Airbnb stay when extending my visa in Thailand?
Nov 8, 2025
6 months ago
Sergey *************
ORIGINAL POSTERI arrived in Thailand about 1 month ago on a 60 day visa exemption stamp. I stayed for 30 days in an Airbnb apartment, and my landlord didn't file a TM30 form. For the next 30 days I will stay in another condo where the landlord is going to file a TM30 form. If I go to the Jomtien immigration office to extend my stay will I be fined 1600 baht for not having a registration at the first place I stayed? Thanks.
TLDR : Answer Summary
The original poster is concerned about being fined for not having a TM30 registration during their first month in Thailand when they go to extend their stay. Most responses clarify that the new TM30 filed by the second landlord will override any previous lack of registration, meaning no fine should be imposed for the first accommodation. However, there are additional comments discussing the responsibility of landlords and potential fines, as well as practical questions about how TM30 regulations affect short-term stays and the obligations placed on tenants.
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Area *************
Tm30 isn't it for 90 days + stay ?
Pui *****
@Area ************
2 different things. TM30 should be filed by the possessor of the property you are staying at within 24 hours of your arrival to stay there. It notifies the government that a foreigner has arrived to stay somewhere. This is done by the hotel or homeowner. A 90 day report is done by yourself to tell immigration where you are staying every 90 days you stay continously in Thailand. Both are required.Jim *******
@Pui ****
I am the posseror of the property in Bangkok (since 2008), where i will stay until i die. Never changing my address in Thai.I have the Yellow book (wife and daughter are in the Blue Book, as Thai nationals).
I have the Thai pink ID card for foreigners, Thai driving licence.
Filled TM30 first time in my life October 30. 2025. after 25 years going to Thai.
After that (2 days) with my Thai ID card, hotels do not even ask for my passport when I present my Thai ID card. No TM30 logged by the hotels.
I should be good for life then?
Reply to
Jim *******
Reply
Alysia **********
It is the landlord that is fined. This just happened to us.
Brook ********
Of course your landlord didn’t file a TM30, because they don’t have a hotel license and Air B&B’s are illegal.
They didn’t want the government to know they have an illegal business and don’t pay taxes.
They didn’t want the government to know they have an illegal business and don’t pay taxes.
Jim *******
@Brook *******
Nobody gives a flying fcuk about TM30 unless the guest needs something from Thai Immigration.Come 1-2 months on AirBnB, enjoy your holiday and depart without even knowning what TM30 is or ever existed.
Yo***
@Brook *******
yes but how can the traveller or tenant know that??? they showed they do not have license and no tm30 available?? how can we know that??? And why we are on duty to pay fine on the behalf of such greedy people???Brook ********
@Yo***
Airbnb is illegal. What else do you need to know?Yo***
@Brook *******
Airbnb is legal, but only for short term. no more than 30 nights I think. Not all airbnb is illegal in Thailand. If you stay in Airbnb for 20 days or 22 days or so, that is totally legal. But if anyone has unlicensed hotel business, not registered or fake registered, they surely reject TM30. But how can you know that???? You call the police to check if they are truly licensed to give you a room?? or call the immigration? if you want, you can do this to check. But I rather not do this. 🤣 Maybe, All tourists must check first and ensure all is legal before you come to Thailand. This may be mandatory soon in Thailand for all foreigners. 😂Nongnuch ********
@Yo***
you are totally wrong. AirBnB is illegal for stays UNDER 30 days. AirBnB is legal for stays OVER 30 days. For stays of less than 30 days, a landlord needs to have a hotel licenceYo***
@Nongnuch *******
0hh sorry my mistake. over 30 days legal, but not less than 30 days illegal. my mistake.Brook ********
@Yo***
yes. Your mistakeBrook ********
@Yo***
Airbnb is absolutely not legal.Lynnette *******
@Brook *******
Airbnb is legal in many condos so long as for one month or longer. Some have hotel licence and there are Airbnb villas too.Jimi ************
@Brook *******
totally wrong. Certain condos ban it, different local governments try to set different rules etc. Airbnb is definitely 100% legal in Thailand.Nongnuch ********
@Jimi ***********
it depends. For stays under 30 days without a hotel licence, AirBnB rentals are illegal. For rentals longer than 30 days, AirBnB rentals are allowedJimi ************
@Nongnuch *******
over 8 rooms and 30 guests you need a hotel license. Less than that you still need to register with district office but no license required but as “non hotel accommodation exemption “. Law changed 2023.Nongnuch ********
@Jimi ***********
Question: Is AirBnB illegal in Thailand? . . . . . . . REPLY: . . . . . No, Airbnb is not illegal in Thailand, but short-term rentals of less than 30 days are illegal unless the property has a hotel license. Operating a short-term rental without this license is a violation of the Hotel Act and can lead to legal penalties and fines for the host. Long-term rentals (30 days or more) are generally not subject to these restrictions. Key regulations
Short-term rentals (under 30 days): These are generally considered illegal for hosts without a hotel license, as they are seen as operating an unlicensed hotel.
Hotel license: To legally offer nightly or weekly stays, a property must obtain a hotel license, a process that involves specific requirements and bureaucracy.
Long-term rentals (30 days or more): These are typically legal and fall outside the scope of the Hotel Act's restrictions on short-term stays.
Penalties: Hosts who violate the law by offering short-term rentals without a license can face fines and other legal action.
What this means for guests
Book with caution: Be aware that some Airbnb listings may be operating in a legal grey area.
Prioritize long-term stays: If you plan to stay for a month or longer, you are less likely to encounter legal issues with your booking.
Consider alternatives: When booking short-term stays, consider hotels, which are fully licensed and operate within the law" . . . . . . . in other words: YOUR claims are worthless blunder
Nongnuch ********
@Jimi ***********
that's wrong. . . I won't link any official site that tells you, you need to help yourself to the realities of law . .why don't you ask Google? . .it says "hotel license" and I don't care HOW you call it. A permit is a permitBrook ********
@Jimi ***********
***********************************************************************************
Lynnette *******
@Brook *******
you are quoting out of context.Yo***
@Brook *******
read this first. AirBnB is illegal for stays UNDER 30 days. AirBnB is legal for stay OVER 30 days. Airbnb is not absolutely illegal in Thailand!!!!Brook ********
@Yo***
yes. Illegal under 30 days.Reply to
Brook ********
Reply
Yo***
when it comes to tm30, many times I asked here but any right answers I got. My question again, maybe anyone can give good answer to make me understand. 1) like here in the post, the tenant who stayed there, in a condo or Airbnb etc.. can make TM30 by himself without anything from the landlord or owners?? If so, how can he do it?? if he can not make it by himself without landlords or owners, and if the landlords denied or neglected or forgot it, what the tenant can do??? I meant in the practice. going to immigration in person and explain to them his situation of why he can not make TM30 in time? That is just because the landlord can not act anything for this. This is clearly not his fault but the landlord's fault. In this case, why the tenant pays fine???? what shall he do?? going to landlord and punch in his face to make TM30 right now? 😂 Moreover, I could understand if a foreigner resides here long time, he can care of it. there is long term contract between landlord and tenant. And mostly the contract include the contact and ID of landlord. But foreigners who just visited and travelled in Thailand for weeks or months, every time they stayed, they must care for tm30? and if cases like I mentioned above? their jobs to do are a lot in thailand, They came to Thailand to spend a lot of time for immigration and such things like TM30? to be honest, I never heard such things in other countries when someone visited a while. If this tm30 is a must in reality, there is another headache thing when travelling in Thailand? Anyone can explain about this?
Brandon ************
@Yo***
I always send an AirBNB inquiry to the host before booking to ask if they will file TM30.Yo***
@Brandon ***********
Thailand gives a new homework every day for all foreign visitors to Thailand! now all foreigners must check if the hotel or any provides TM 30 in time. And not yet, after check in, investigate carefully if the tm 30 is right one in time. and stamp check, date check and also, visit immigration to double check and triple confirm. Thailand is really good teacher! 👍Brandon ************
@Yo***
for 99% of people it will never be a factor. They don't stay more than a week or two and will never even talk to immigration.Arianna ************
@Yo***
Welcome to Thailand. 😂😂Let's not be complacent.🤭🤭😅Reply to
Arianna ************
Reply
Arianna ************
@Yo***
I did nothing wrong. i paid the fine becoz it has been overdue. And I needed an extension during that time. the manager refuses to file for my TM30 and told me, it was'nt her job...Arianna ************
@Yo***
i can answer this based on my experience only..first of all, you cannot file the TM30 yourself...why? It needs a thai id..secondly, they need the house registration number. In my case, when i was staying at a hotel apartment and the manager refused to file for TM30, i went to the immigration myself and the IO called the apartment manager and explained everything. Yes! I paid for the fine..Yo***
@Arianna ***********
but why did you pay fine??? What did you do wrong???? You can not make tm30 without the owner. So what shall you do? You did nothing but paid fine??? what is wrong here???Arianna ************
@Yo***
yes..u cannot make the TM30 yourself but u can give them the form to fill it out or they can do it online. In my case, they refused to file my TM30..my advice? Dont choose airbnb or hostel or apartment hotel..if u plan to stay longer, choose condo..Yo***
@Arianna ***********
condo the same! The law in Thailand makes shits all. Why tenants pay fine for TM30 that the tenants have nothing to do with. If the law allows tenants to punch the owners face to force him to make tm 30, then acceptable! 😅Reply to
Yo***
Reply
Gregory *********
I get fined 800 baht if i stay in bangkok for a month without tm30 and then do my tm30 at my regional immigration for my visa extension. Even though i do the tm30 within 24 hours of arriving here.
Sergey *************
ORIGINAL POSTER@Gregory ********
So you did have TM30 when you arrived, then you moved and didn't have a recent TM30 before doing your extention? If so, that makes sense, but that scenario is excactly the opposite from mine.Gregory *********
@Sergey ************
no tm30 until i got to regional area where i do it as soon as i get there.Thomas ********
@Gregory ********
I used to do that until I learned!Reply to
Thomas ********
Reply
Chuck **********
Not like that in UdonThani!
David **********
If you stay in a resort for the 60 on a visa exempt days does the resort file this for you?
Or is up to the tourist
Or is up to the tourist
Thomas ********
@David *********
It's supposed to be the landlord/owner but if they don't it's you (as the foreigner)that pays the fine and not them!Pete *******
@David *********
the owner of the property files so in your case the resort will do it.David **********
@Pete ******
thanks PeteReply to
David **********
Reply
Pete ********
lol some of these posts 😆
Joe *******
@Pete *******
is a masochist. Like many others he gives bullshit answers so that folks shit on him.Michael ********
@Pete *******
its a valid question and actually quite a good oneGary **********
@Pete *******
guy asked for advice on a question he has. What's wrong with that?Joe *******
@Pete *******
seems like a valid question to me. After all, it is a page for advice!Sam *********
The helpful part is knowing a new TM30 will supersede the old one, or the non existent one. Yet when a rising contributor comments with a nothing.burger, that passes admin approval, followed by the removal of my just.as.useless nothing.burger. How so? I just wonder why. This is not disrespectful to anyone. It is an observation.
Reply to
Sam *********
Reply
Peter *********
No
Brandon ************
No. A TM30 replaces everything that existed before it is filed. So a new TM30 erases any previous ones or lack of previous ones.
Sasha ***********
@Brandon ***********
what happens if a tourist books several Air Bnb’s in their 60 day visit… Who does what? Thanks.Ian ******
Brandon ************
@Sasha **********
who cares? If you're only going to be there for 60 days that means you never need to go to immigration. TM30 is irrelevant.Reply to
Brandon ************
Reply
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