TM30 and 90-Day Reports in Pattaya: Owner and Tenant Duties

Short answer: when a foreigner moves into a condo in Pattaya, the owner or landlord has 24 hours to report the new resident to immigration on form TM30. The foreigner, if they stay in Thailand for more than 90 days in a row, reports their address every 90 days on form TM47. Both notices are free, both can be filed online, and missing either can cost a fine of ฿2 000 or more.

The two are often confused, and immigration officers check one when you file the other. Below is who is responsible for each, how to file in Pattaya and what to agree in the lease if you rent out your unit.

1. Two different duties

2. TM30: who files and when

The law puts the duty on the house master, the owner or possessor of the residence, or the hotel manager who takes in a foreigner staying in Thailand on temporary permission. The notice goes to the immigration office for the area where the residence is, within 24 hours of the foreigner moving in.

You rent out your condo

You file TM30 for every foreign tenant or guest who stays in the unit. If a rental manager or the building’s juristic office handles your tenants, agree in writing who files the notice and ask for a copy of the receipt each time: if it is not filed, the question goes to you as the owner.

You rent a condo as a tenant

The landlord files, but it is the tenant who is asked for the TM30 receipt when they file a 90-day report or extend a visa. Ask the landlord for the receipt in the first days after moving in. If the landlord lives abroad, write into the lease that the agent or the juristic office files it for them.

You live in your own condo

A foreigner who owns the unit and lives in it is both the owner and the resident, so they file TM30 for themselves.

When to file again

A new notice is needed for every new resident and when a resident moves to another address. Immigration offices often also expect a new TM30 after the foreigner comes back from abroad, because the entry stamp has changed. Ask the Jomtien office what it currently requires before your first trip out.

3. How to file TM30

• Online at tm30.immigration.go.th. The owner registers with an email address, adds the property and waits for immigration to approve the address. After that each new resident takes a few minutes, several can be uploaded at once from an Excel template, and the system lets you print proof of the notice.
• In person at the immigration office for the area. For Pattaya this is the Chonburi immigration office on Soi 5, Jomtien Beach Road, open on weekdays.
• By registered post to the same office, with a stamped envelope addressed to you for the receipt.
• Through a representative with a letter of authorisation.

On paper you need the TM30 form and copies of the foreigner’s passport photo page, latest entry stamp and visa page, signed by the foreigner. Offices often also ask the owner for a copy of their ID and of the title deed or the lease. There is no fee.

4. The 90-day report

A foreigner who stays in Thailand for more than 90 days in a row reports their address every 90 days. It is not a visa extension and does not change how long you may stay: it only confirms where you live.

• When. In person, from 15 days before the due date to 7 days after it. Online, in the 15 days before the due date; after that date only in person, so do not leave it to the last day.
• How. In person or through a representative at the immigration office, by registered post sent at least 15 days before the due date, or online at tm47.immigration.go.th.
• The first report is made in person. Online filing works once immigration has an earlier report on record. It is not available after you get a new passport: that report is made in person, and online filing resumes from the next one.
• Leaving Thailand resets the count. When you come back, the 90 days start again from your new entry.

Keep the receipt: it shows your next due date.

5. What a missed notice costs

• TM30: a fine of up to ฿2 000 for the owner or landlord.
• 90-day report: ฿2 000 for filing late, ฿5 000 if the foreigner is caught without it.

The bigger problem is practical. Without a TM30 receipt immigration can refuse a 90-day report or a visa extension until the notice is made, so a landlord’s missed form becomes the tenant’s problem on the day they need a stamp.

6. Checklist for owners who rent out

• Register the unit on tm30.immigration.go.th before the first tenant arrives: approving the address takes time.
• Add a clause to the lease: who files TM30 and by when, and that the tenant hands over passport copies on the day they move in.
• File within 24 hours of each move-in and send the tenant the receipt.
• Keep the receipts for every tenant: they are your proof if immigration asks.
• Rent from a Thai condo is taxable in Thailand, whoever handles the paperwork: see how rental income from a condo is taxed.

7. If you are buying in Pattaya

If you plan to live in your condo for more than 90 days at a time, you will deal with both notices: TM30 as the owner and the 90-day report as the resident. If you plan to rent it out, TM30 becomes part of every new tenancy. Both apply whatever your visa, with one exception: LTR holders report once a year instead of every 90 days.

Which visas suit buyers: does buying property in Thailand get you a visa. The current entry rules: visa-free stays from 15 September 2026. Looking for a condo to live in or to rent out? Get a shortlist.

Rules checked on 28 October 2026 against the Immigration Bureau’s pages. Fines and online services change, so confirm with the immigration office before you file.