Assuming a hotel or agent filed the accommodation notification, with nothing to show for it
How to avoid it: Ask for the receipt or a screenshot of the online submission every time you move in, and keep it with your passport copy
90-day relocation timeline
- 1
Pre-arrival planning (30 days out)
Long-stay/DTV/LTR visa, temporary housing, health insurance, flights.
- 2
Airport meet & greet + TM.30
Airport pickup, transfer to accommodation, TM.30 filing within 24h.
- 3
Bank account + local SIM
Open BBL/SCB/K-Bank with reference letter, activate local SIM (AIS/True/DTAC).
- 4
Driving license + car insurance
License translation + notary + written exam at DLT (no driving test) + insurance.
- 5
House hunting + long-term lease
5–8 shortlisted units, lease review, negotiation, ownership verification, signing.
- 6
School placement + health insurance
International school recommendations (BKK/CM/PT), enrolment and family health cover.
FAQ
คำถามที่พบบ่อย (FAQ)
Package starting price?+
Silver essentials THB 25,000/person, Gold + house hunting + school THB 65,000/family, Platinum VIP 90-day + 24/7 concierge THB 180,000/family.
Are visas included?+
Advisory and document prep for Non-B, Non-O, DTV, LTR and Elite. Government fees and Elite membership billed separately.
Is opening a Thai bank account hard for foreigners?+
Harder since 2024 — needs work permit + reference letter, or 90+ days residence + TM.30. We have direct relationships with BBL, SCB and K-Bank for expat accounts.
Which cities do you cover?+
Bangkok, Chiang Mai, Phuket, Pattaya, Hua Hin, Koh Samui and Krabi. On-ground teams in Bangkok and Chiang Mai.
Is there an on-call concierge?+
Platinum includes 24/7 WhatsApp/Line concierge for restaurant bookings, doctor appointments, government liaison and emergencies.
Can you help with international schools?+
Yes — NIST, ISB, Bangkok Patana, Harrow, Shrewsbury, Regents (BKK/PT), Prem, CMIS (CM), UWCT, HeadStart (PK) with tours and applications.
Free relocation consultation — reply within 24h
Send country of origin, family size and target city to our Line.
Chat on Line @thainotaryภาษาไทย →Explore More
Related Topics & Deep Dives
Hand-picked guides, services, and resources that pair well with this page.
Settling in Thailand
Thailand visa document preparation →
Which supporting documents each visa category asks for, and which of them must be translated and legalised before submission.
TM30 residence notification →
Immigration Act s.38 puts the 24-hour notification duty on the house master or owner, not the foreign tenant.
Converting a foreign driving licence →
Certified translation, residence certificate and medical certificate for a Department of Land Transport application.
Opening a Thai bank account →
Each bank sets its own due-diligence policy; we build the file the branch asks for and attend with an interpreter.
Visa health insurance evidence →
Certificate wording and coverage period checked against the O-A, O-X or LTR conditions before you file.
Document legalisation chain
Document checklist by purpose →
Build the exact file set for your destination authority before you book an appointment, so nothing is rejected at the counter.
Thai police clearance certificate →
Issued by the Royal Thai Police Criminal Records Division; commonly required for visas, residency and professional registration abroad.
Education credentials & transcripts →
The issuing institution and the certifying authority are different steps — the order cannot be swapped.
Country-by-country requirements →
Destination-specific rules: consular legalisation versus Apostille, and who accepts which certification.
Foreign degree recognition →
Institution verification, certified translation and the certification chain the recognising body requires.
Mobile notarial services →
A Notarial Services Attorney attends your home, office or hospital where the signatory cannot travel.
The legal duties of a foreigner living in Thailand: who must notify, where, and what proof is left behind
A foreigner living in Thailand carries several duties at once, and they are not all owed by the same person. Notifying that an alien has taken residence in a dwelling is a duty of the house master, owner or possessor of that dwelling; notifying a stay exceeding ninety days is the foreigner's own duty; permission to re-enter must be obtained before departure; and working is governed by separate legislation from immigration status. This page separates those duties and names the artefact that proves each one was met. It reads from statutory text and published authority functions, quotes no fee, and guarantees no outcome.
This section quotes no fee and warrants no authority's decision. Ask our staff for service fees and timing by phone, LINE or email.
Six parallel duties — who owes each one, and what proves it
The most common failure is not forgetting a deadline but misreading who owes the duty. A tenant cannot discharge the house master's duty, and a house master cannot discharge the foreigner's own ninety-day notification.
| Duty | Who owes it in law | Filed with | Artefact to keep |
|---|---|---|---|
| Notification that an alien has taken residence in a dwelling (TM.30) | The house master, owner or possessor of the dwelling — including a hotel or building manager — under the Immigration Act B.E. 2522 | The local immigration office, or the online/application channel that the Immigration Bureau makes available | The receipt or online submission record showing the date filed and the address notified |
| Notification of staying in the Kingdom beyond ninety days | The foreigner permitted to stay — a personal duty, not the employer's or the house master's | The immigration office covering the place of residence, or a channel the Immigration Bureau designates such as post or online | The receipt slip stating the next due date — keep a copy separately from the passport |
| Permission to re-enter the Kingdom (re-entry permit) | The foreigner holding an extension of stay who intends to travel out temporarily | An immigration office, or a service counter available at the airport before departure | The re-entry endorsement in the passport — it must be obtained before leaving and cannot be granted retroactively |
| Work authorisation | The foreign worker together with the employer, whose own duties arise under the Royal Decree on Managing the Work of Aliens B.E. 2560 | The Department of Employment, or a one-stop service centre designated for certain categories | The work permit or its digital equivalent, naming the employer, position and validity period |
| Notification of a change of address or move | The foreigner and the house master of the new dwelling, according to which notification is in issue | The immigration office covering the new dwelling | A fresh address notification receipt, which is commonly requested at the next extension application |
| Application for residence in the Kingdom | A qualifying foreigner within the annual quota set under the Immigration Act B.E. 2522 | The Immigration Bureau, with consideration by the committee the Act provides for | The residence certificate and the alien registration book issued by the relevant authorities |
Documents an expat is routinely asked for — who issues them and what they unlock
These come from different issuers and each receiving office sets its own view on how recent a document must be. Confirm the accepted age of a document with the receiving office first.
| Document | Issuer | Typically used for |
|---|---|---|
| Certificate of residence | An immigration office, or the applicant's own embassy according to its practice | Driving licence applications, bank account opening, vehicle registration and some registry matters |
| House registration for non-Thai nationals (Tor Ror 13) where the conditions are met | The district registrar's office, Department of Provincial Administration | Evidencing an address for certain domestic transactions and government dealings |
| A Thai driving licence applied for by a foreign national | Department of Land Transport | Driving in Thailand, and as secondary identity evidence in many services |
| Thai official documents intended for use abroad | The issuing authority, then legalisation by the Department of Consular Affairs, MFA | Until 27 February 2027 the consular legalisation route applies; from 28 February 2027 the Apostille Convention enters into force for Thailand |
| Police clearance certificate | The Royal Thai Police Special Branch | Permanent visas, nationality applications, overseas employment and residence applications |
8 practical cautions before you file
Treating the ninety-day notification as if it renewed permission to stay
How to avoid it: They are separate. The ninety-day filing only reports your address; the date your stay ends is the one stamped in your passport
Leaving Thailand without first obtaining permission to re-enter
How to avoid it: Obtain re-entry permission before departure; it is not granted retroactively once you have left
Spelling a name differently from the passport across different documents
How to avoid it: Fix one English spelling taken from the passport and reuse it in every translation and every form
Submitting a scan where the office must physically inspect a seal
How to avoid it: Confirm with the receiving office whether that step accepts an electronic copy or requires the sealed original
Planning around an Apostille before the Convention is in force for Thailand
How to avoid it: Until 27 February 2027 use the Department of Consular Affairs and destination-embassy route; the Apostille Convention enters into force for Thailand on 28 February 2027
Starting work on the strength of a valid permission to stay alone
How to avoid it: Staying and working sit under different laws; verify work authorisation under the Royal Decree on Managing the Work of Aliens B.E. 2560 before starting
Handing passport copies and personal documents to a provider with no data terms
How to avoid it: Ask for the purpose, retention period and deletion method under the Personal Data Protection Act B.E. 2562
26 real search topics across 4 clusters
Immigration reporting duties
These searchers want to know who files, when, and what to do once a deadline has passed
- who must file TM.30
- online alien accommodation notification
- how to do the 90-day report
- late 90-day report
- re-entry permit before leaving Thailand
- must I notify immigration when I move
- does a condo owner file TM.30
- lost accommodation notification receipt
Settling in Thailand
These searchers are chaining one document into the next service, e.g. what a certificate of residence unlocks
- what a certificate of residence is used for
- Thai driving licence for foreigners
- yellow house book Tor Ror 13
- international school enrolment documents
- translation and certification for foreigners in Thailand
- residence certificate versus visa
- documents for a foreign spouse
Working and extending stay
These searchers need the line between permission to stay and permission to work
- work permit versus visa
- what to do when changing employer
- short-term work in Thailand authorisation
- company documents for an extension of stay
- LTR visa document preparation
- certifying education documents for employment
Leaving Thailand and using Thai documents abroad
These searchers are relocating out, or must send Thai documents for use in another country
- legalising Thai documents for use abroad
- when Thailand's Apostille starts
- closing accounts and documents before leaving Thailand
- employment certificate for overseas use
- translating family documents for a foreign registry
12 self-contained questions and answers
Is TM.30 the tenant's duty or the owner's?
Under the Immigration Act B.E. 2522 the duty to notify that an alien has taken residence falls on the house master, owner or possessor of the dwelling, including a hotel manager. A foreign tenant does not owe it directly, but in practice should make sure it is filed and keep the receipt, because that record is frequently requested at later steps.
What happens if the ninety-day notification is late?
The ninety-day notification is the foreigner's own statutory duty. Filing late attracts a fine set by law and the officer assesses each case. Go in person as soon as you realise, taking your passport and the previous receipt. The amount and the handling are matters for the authority, not something any service provider can guarantee.
If I left without a re-entry permit, does my existing permission survive?
Permission to stay lapses on departure unless permission to re-enter was granted beforehand. On return you enter under whatever channel is then available and start the process again. Plan for a re-entry permit before every trip, however short.
Where do I get a certificate of residence?
Usually from the immigration office covering where you live; some nationals instead obtain one from their own embassy according to that embassy's practice. Required documents and the accepted age of the certificate vary, so ask the office you will file to which issuer it wants.
Is a work permit automatically tied to the visa?
Not automatically. Permission to stay sits under the Immigration Act B.E. 2522; permission to work sits under the Royal Decree on Managing the Work of Aliens B.E. 2560. They have different conditions, end dates and deciding authorities, and a change in one can affect the other — so review both whenever you change employer or role.
How are Thai documents legalised for overseas use in 2026?
In 2026 the chain still applies: the issuing authority produces the document and a correct translation, the Department of Consular Affairs legalises it, and where the destination requires it, that country's embassy in Thailand legalises it onward. The Apostille Convention enters into force for Thailand on 28 February 2027, so anything filed before that date still travels the consular route.
If I move within the same province, must anything be re-filed?
Address notification attaches to the dwelling, not the province. Moving into a new dwelling triggers a fresh filing by that dwelling's house master, and you should keep the new receipt — the next extension application commonly checks that the notified address matches where you actually live.
What documents does a Thai driving licence application need?
The Department of Land Transport sets the identity and address evidence — typically a passport with a valid immigration endorsement, a certificate of residence from immigration or an embassy, and a medical certificate in the prescribed form. The exact list and any training or testing follow the Department's announcements in force when you apply, so check with the transport office you will attend.
What can a concierge service do, and what can it not do?
It can assemble a complete and internally consistent file, arrange translation and certification along the correct route, book appointments, act under a lawful power of attorney where one is permitted, and track deadlines. It cannot guarantee how an authority will decide, jump a queue outside the official process, or certify facts no document supports.
How long should notification records be kept?
Keep every accommodation and ninety-day receipt for as long as you live in Thailand, and for a period afterwards: extension, residence and nationality applications commonly look back at the continuity of your stay. Keeping scans alongside the paper reduces the risk of loss.
Does each family member notify separately?
The ninety-day duty is personal to each foreigner holding permission to stay, so each has their own due date. The accommodation notification is the house master's duty and can cover everyone living in the same dwelling in one filing, provided every individual is listed.
Do Thai-language documents need translation before filing in Thailand?
Filing with Thai authorities normally uses Thai-language documents, while foreign-language documents usually need a certified Thai translation attached. Conversely, Thai documents used abroad must be translated into the language the receiving authority specifies and certified along the route that country accepts. Confirm language and format before translation begins.
Deep Context and Service Standards
Sourced from the Lawyer Act B.E. 2528 (1985), the Lawyers Council Regulation on Notarial Services Attorneys B.E. 2546 (2003), the Personal Data Protection Act B.E. 2562 (2019), the Hague Apostille Convention of 1961, and official publications of the Department of Consular Affairs (MFA).
Firm Overview and Practice Framework
Thai Notary Service is a full-service Thai law office providing document notarization, certified translation, legalization chain management, and international document consultancy. Our team includes Notarial Services Attorneys licensed by the Lawyers Council of Thailand under the Royal Patronage, and we operate offices in Bangkok, Greater Bangkok, and a partner network in every province across Thailand. We serve individuals, expatriates, cross-border couples, students, corporates, multinationals, and government agencies requiring documents with legal effect both inside Thailand and abroad.
All notarial acts follow the Lawyer Act B.E. 2528 (1985) Section 27 read with the Lawyers Council Regulation on Notarial Services Attorneys B.E. 2546 (2003), the sole legal basis authorizing Thai attorneys to certify documents comparable to a foreign Notary Public. Every attorney on our team has completed the accredited training and examination administered by the Lawyers Council and holds a verifiable registration number searchable on the Lawyers Council public registry.
By choosing a firm that houses Notarial Services Attorneys in-house, clients consolidate a multi-stage legalization chain under one accountable roof: attorney notarization, followed by Ministry of Foreign Affairs (MFA) legalization at the Department of Consular Affairs, followed by embassy or consular legalization for the destination country. Since 21 November 2024 the Kingdom of Thailand has become a party to the Hague Apostille Convention (Convention of 5 October 1961 Abolishing the Requirement of Legalisation for Foreign Public Documents). Documents apostilled in Thailand are now accepted in more than 125 member states without embassy re-legalization, materially reducing turnaround time and cost.
General Information and Firm Framework — Deep Context
The firm operates under an ISO 9001:2015 quality-management framework and enforces data protection consistent with the Personal Data Protection Act B.E. 2562 (2019). All client documents are stored with AES-256 encryption at rest and in transit and are retained for ten years in accordance with lawyer-record obligations under the Lawyer Act.
Our team combines Notarial Services Attorneys, NAATI-certified translators, and legal specialists in intellectual property, taxation, cross-border family law, corporate law, and immigration law, together with a support team dedicated to documentation, translation, and government-agency liaison.
Fees are transparent and disclosed both on the website and in the pre-engagement quote, separating professional fees, government fees, travel disbursements (if any), and other line items. The firm issues VAT invoices and official receipts and accepts payment by bank transfer, credit card, PromptPay, and cash.
Trust Standards — PDPA, SLA, Quality Assurance
On data protection, the firm strictly follows the Personal Data Protection Act B.E. 2562 (2019), Sections 24, 26, and 27 — collecting, using, and disclosing personal data only to the extent necessary for the engagement, disclosing purposes, and obtaining consent from data subjects in advance. Clients retain the right to inspect, obtain a copy, rectify, erase, or withdraw consent at any time through the firm's Data Protection Officer (DPO). For clients in the European Union, processing follows GDPR Article 6 (lawful basis) and Article 46 (Standard Contractual Clauses).
Our Service Level Agreement targets an inquiry response within one hour during business hours (09:00–18:00, Monday to Saturday), attorney appointments within twenty-four hours, standard notarization within one business day (or two to three hours on express service), certified translation within three to five business days per ten A4 pages, MFA legalization within two business days on standard service (one business day express), and embassy legalization typically within three to fifteen business days depending on the mission's own policy.
Every deliverable passes a three-tier quality-assurance chain: (1) the responsible attorney or translator, (2) a Senior Attorney or department head reviewing substance and formatting, (3) a Quality Control desk performing the final pre-delivery check. Any firm-side error is remedied at no additional cost, and if a document is rejected by a government authority due to a firm-side error, we cover the entire re-filing fee.
Contact and Initial Consultation
Initial consultation is complimentary via Line @thainotary or by phone at 094-8958999. The team responds within one hour during business hours. Every inquiry is treated confidentially under the Lawyers Council ethics rules and the Personal Data Protection Act.