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
Author Archives: Dr. Paul Crosio
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
Thailand’s 3 Million Baht Investment Visa: A Potential Long-Term Stay Pathway – awaiting regulations
Thailand’s proposed 3-million-baht investment visa could create a new pathway for long-term stay through property investment. But with key regulations and certification procedures still unpublished, the program remains unavailable for now. … Read More
Thailand’s Kratom Regulations: A Comprehensive Overview (2026)
Kratom (Mitragyna speciosa) is a tropical tree indigenous to Southeast Asia, including Thailand, where its leaves have been used in traditional practices for centuries. In Thailand and neighboring regions, fresh or dried leaves are commonly chewed, brewed as tea, or … Read More
Navigating Foreign Participation Regulations for Thai Companies.
Since 1 January, 2026, the Department of Business Development (DBD) has enforced a series of administrative orders that systematically dismantle the era of passive nominee shareholding[reference:0]. This shift from form-based to substance-based verification fundamentally alters how companies are registered, amended, … Read More
A Critical Examination of Freehold and Leasehold Condominium Ownership for Foreign Nationals
The intersection of foreign property ownership and succession rights in Thailand presents a complex legal landscape. For the foreign investor or retiree seeking to acquire a condominium in the Kingdom, the distinction between freehold and leasehold tenure is not merely … Read More
Regulation of Short-Term Condominium Rentals in Thailand
Thailand has witnessed a fundamental shift in travellers’ accommodation preferences, driven largely by digital platforms such as Airbnb. This evolution has led many condominium owners to attempt to profit from the demand for short-term stays, effectively transforming residential units into … Read More
Directors’ Liability in Corporate Insolvency: A Primer for Foreign and Thai Directors
In Thailand, the intersection of corporate insolvency and director liability raises critical questions for company leaders. While the law does not impose a duty on directors to commence formal insolvency proceedings, it does create potential liabilities for failing to address … Read More
The Koh Samui Building Permit Fraud Scandal: Legal Implications and Remedial Pathways for Affected Property Owners
Introduction In March 2026, authorities in Surat Thani province uncovered a sophisticated criminal operation involving the forgery of construction permits issued by Koh Samui Municipality, sending shockwaves through Thailand’s luxury real estate market and raising profound legal questions for property … Read More
Thailand’s Updated Bankruptcy Law: Prepackaged Bankruptcy Options
Thailand’s proposed pre-packaged bankruptcy reforms mark a major evolution in its insolvency regime. By allowing debtor–creditor agreements before court filing, the new framework aims to streamline rehabilitation, reduce timelines, and align Thailand with international restructuring practices. … Read More