Thailand’s enforcement of restrictions on foreign land ownership and nominee arrangements has become increasingly active during 2025 through 2026. The latest development, from yesterday, is a new Ministry of Interior circular dated 25 August 2026 concerning cases where there are … Read More
Author Archives: Dr. Paul Crosio
Termination under Thai Contract Law: Breach, Notice and Practical Considerations
The management of commercial contracts in Thailand, particularly in the construction and building sectors, requires an understanding of when and how a party may lawfully bring a contract to an end. A recurring point of contention in both litigation and … Read More
Thailand Moves to Standardize Deportation Procedures for Foreign Offenders
Thailand’s Cabinet has approved in principle a draft administrative regulation intended to establish a more consistent and coordinated procedure for the deportation of foreign nationals who commit certain offences or violate Thailand’s immigration, employment or foreign business laws. The proposed … Read More
Thailand’s Draft Lemon Law: Why Businesses Should Prepare Before It Comes Into Force
Thailand is moving closer to adopting a dedicated legal framework for defective goods. On 16 June 2026, the Cabinet approved the draft Liability for Defective Goods Act, commonly referred to as Thailand’s “Lemon Law”, as proposed by the Office of … Read More
Short-Term Rentals in Thailand: Understanding the Non-Hotel Registration Framework
Thailand has long been one of the world’s most popular tourism destinations. From beachfront villas to boutique guesthouses and urban apartments, the country offers a wide variety of accommodation options for travellers. In recent years, however, the rapid growth of … Read More
Invest to Stay: Long-term Visa Options for Property Investors
Thailand’s Long-Term Resident (LTR) Visa programme has matured into one of Southeast Asia’s most comprehensive residency-by-investment pathways – and for foreign nationals considering real estate in the kingdom, the 2025 and 2026 rule changes have made property investment a more … Read More
The Structures That Worked, Until It Didn’t
Thailand’s nominee problem has long been discussed in hushed tones at expat dinners and property expos, with some less scrupulous agents offering various means of holding land, including nominee companies and the infamous, and illegal, 30+30+30 lease. In a recent … Read More
Practical Guidance for Persons Under Investigation for Nominee Shareholding in Thailand
This guidance is intended for foreign nationals and Thai nationals who are the subject of a formal investigation into alleged nominee shareholding arrangements. Such investigations are conducted under the Foreign Business Act B.E. 2542 (1999) and, increasingly, in coordination with … Read More
Short Term Rentals in Thailand: Legal Prohibition, Penalties and the Landed Property Exception
The Hotel Act: Why Nightly Rentals Are Illegal Thailand’s legal framework imposes strict prohibitions on short term rental activity, particularly within condominium buildings. Under the Hotel Act B.E. 2547 (2004), any property rented on a nightly or weekly basis for … Read More
The BOI’s New Quarterly Reporting Rule: What Every Promoted Company Needs to Know Before 31 May
Thailand’s Board of Investment has revised its project monitoring schedule, replacing twice-yearly progress reports with quarterly submissions. The first deadline is 31 May 2026. This note sets out what has changed, what the legal instruments say, and what promoted companies … Read More