Laws and documents for building a condo in Thailand: a registry with links
Legal due diligence
A development project in Thailand is governed not by a single law but by a whole package — from the land title to registering the building as a condominium. Below is a working registry: what each document is, why it matters in construction, and where to obtain it.
Only the Thai original published in the Royal Gazette (ราชกิจจานุเบกษา) has legal force in Thailand. The English translations linked here are for reference and orientation only. Before taking any action, verify with a licensed Thai lawyer.
01The essentials
The key laws for a condo project (such as THE BOON): the Condominium Act (condo registration, titles, foreign quota), the Building Control Act (construction permits and standards), the Land Code (title and transactions), the Environmental Quality Act (EIA/IEE) and the town-planning regulations (zoning). Plus three key authorities: the Land Office (Department of Lands), the local เทศบาล (municipality) and ONEP (environment).
02Registry of laws with links
| Document | What it is | Why it matters in construction | Link |
|---|---|---|---|
| Condominium Act B.E. 2522 (1979, amended 2008) | The principal law on condominiums | Registering a building as a condo, issuing unit titles, the 49% foreign quota, forming the condo juristic person, sales and advertising rules | EN translation · Siam Legal |
| Building Control Act B.E. 2522 (1979) | The law on building control | Construction permits, building classes (high-rise/large), structural, fire and sanitary safety standards, inspections, occupancy approval | EN translation |
| Land Code B.E. 2497 (1954) | The foundation of land law | Title verification (Chanote, Nor Sor 3), registration of rights, mortgages, leases; restrictions on foreigners | DOL (official) · EN translation |
| Land Code Amendment (No.8) B.E. 2542 (1999) | Amendment on foreign land ownership | Conditions and restrictions on land ownership by foreigners (§96 bis/tri) | EN translation |
| Environmental Quality Act B.E. 2535 (1992) / No.2 B.E. 2561 (2018) | Environmental protection law (EIA/IEE) | IEE/EIA/EHIA for large condos, hotels and coastal projects — no permit is issued without clearance | ONEP: laws · Smart EIA |
| Land Development Act B.E. 2543 (2000) | The law on land allocation | License for projects subdividing land into ≥10 plots — relevant for villa developments (such as Hidden Lotus) | EN translation |
| Town & Country Planning (ผังเมือง) | Town planning and zoning | Permitted land uses, building height, density, setbacks | local เทศบาล / DPT (local town plan) |
| Hotel Act B.E. 2547 (2004) | The hotel law | License required if units are let on a nightly basis / operate as a hotel | check with a lawyer (Royal Gazette) |
Official Thai originals (legally binding)
Below are links to the Thai texts on official and specialist sources. The benchmark is publication in the ราชกิจจานุเบกษา (Royal Gazette); ONEP, the Department of Lands and ASA publish official or consolidated versions.
| Document (Thai) | Thai original |
|---|---|
| พ.ร.บ. อาคารชุด พ.ศ. 2522 (Condominium Act) | DOL: text + กฎกระทรวง · Amendment No.4 (2551), Royal Gazette |
| พ.ร.บ. ควบคุมอาคาร พ.ศ. 2522 (Building Control Act) | ASA: ed. up to 2560 |
| ประมวลกฎหมายที่ดิน (Land Code) | Department of Lands (agency) |
| พ.ร.บ. ส่งเสริมและรักษาคุณภาพสิ่งแวดล้อมแห่งชาติ 2535/2561 (Environmental / EIA) | ONEP: laws · ASA: ed. 2561 |
| พ.ร.บ. การผังเมือง พ.ศ. 2562 (Town Planning) | Royal Gazette · ASA: ผังเมือง |
| พ.ร.บ. การจัดสรรที่ดิน 2543/2558 (Land Allocation) | DOL (agency) · PDF collection |
| พ.ร.บ. โรงแรม พ.ศ. 2547 (Hotel Act) | OSMEP: text + กฎกระทรวง |
03Authorities and portals
- Department of Lands (Land Office / DOL). Titles, condo registration, transactions, FET confirmation. — dol.go.th/en
- ONEP — Smart EIA Plus. Searching, submitting and checking the status of IEE/EIA/EHIA. — eia.onep.go.th; laws and guidance — eiathailand.onep.go.th
- Title verification (reference). Types of title and what they confer. — guide to titles
- Local เทศบาล (municipality). Construction permit, zoning, inspections, occupancy approval.
04Which law applies at which stage
05Condo specifics
A few Condominium Act provisions that are critical for a developer:
- Condo registration (s. 6). Required: the land title, floor plans, the calculation of common-property shares, a certificate of no encumbrances and the draft bylaws of the juristic person. Possible only after occupancy approval.
- 49% foreign quota (s. 19). Foreigners may collectively own no more than 49% of the unit area. Share tracking must be kept from the very start of sales.
- Common property. The lobby, lifts, pool, façade and land are the common property of all owners; the management company manages under contract but does not own them.
- Advertising = part of the contract. Marketing materials are treated as part of the sale and purchase agreement, and any discrepancies are construed in the buyer's favor. Advertising must match the documents submitted for registration.
06Risks and what to check
No EIA/IEE where one is required → fines and a construction halt. The building is not registered as a condo → titles cannot be issued, and sales are legally risky. Exceeding 49% → units cannot be registered to foreigners. Advertising and contracts before permits → advertising is treated as part of the contract, and any discrepancies are construed in the buyer's favor.
07What to translate and ask your lawyer
Translate first
- Condominium Act — the sections on registration, titles, the 49%, common property, the juristic person, voting.
- Building Control Act — permit issuance, "controlled buildings," inspections, penalties.
- Environmental Quality Act + ONEP notifications — the lists of projects subject to IEE/EIA.
- DOL regulations on condo registration — fees, forms, FET.
- Town Planning and local town-planning regulations.
Ask your lawyer
- Can the condo be registered in phases (completed buildings)?
- Can units be sold before registration, and with what risks?
- How to track the 49% from the start of the project?
- Can all units be tied to a single management company via the bylaws/contract?
- Is a Hotel license required for short-term rentals?
- What is mandatory in the sales package and in due diligence for the buyer?
This material is for reference only and is not legal advice. The Thai original in the Royal Gazette has legal force; verify with a licensed lawyer.