Are Thailand short-term rentals enforced more strictly now?

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BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Thailand. If you'd like to learn more about us, you can check our presentation page.

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At BambooRoutes, we explore the Thai real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Bangkok, Chiang Mai, and Phuket. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

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Attaya Suriyawonghae 🇹🇭

Real Estate Broker, Zest Real Estate

As a Thai Real Estate Broker based in Phuket, Attaya possesses deep knowledge of the Thai market. Her insider perspective and local connections provide invaluable insights for property investors who want to make their dream come true in the Land of Smiles. Speaking with her allowed us to go back to the blog post, improve a few elements, and include her personal insights for a richer experience.

How many fines have Thai authorities issued to short-term rental hosts compared to previous years?

Thai authorities have issued significantly more fines to unlicensed short-term rental hosts in 2024-2025 compared to previous years.

The number of fines has risen considerably, with some high-profile cases exceeding THB 100,000 in total penalties. This represents a dramatic shift from the previously sporadic enforcement that characterized earlier years.

The increase reflects more systematic crackdowns and higher penalty structures being applied consistently across major tourist destinations. Authorities now conduct regular monitoring of online platforms and respond more quickly to resident complaints about illegal short-term rentals.

As of September 2025, enforcement agencies have adopted a more proactive approach, moving beyond warnings to immediate financial penalties for violations discovered through inspections or platform monitoring.

Which Thai cities see the highest short-term rental enforcement activity currently?

Bangkok leads enforcement activity, particularly in the Sukhumvit and Pratunam areas where illegal short-term rentals are most visible.

Phuket tourist districts follow closely, with authorities conducting regular inspections of condominiums and private villas listed on major booking platforms. Chiang Mai city center also experiences robust enforcement, driven by resident complaints about noise and security issues.

These three cities account for the majority of fines issued and property shutdowns related to unlicensed short-term rentals. The concentration of enforcement in these areas reflects both the high volume of illegal listings and the significant impact on local communities.

Other tourist destinations like Hua Hin and Pattaya also see enforcement activity, but at lower levels compared to the top three cities.

It's something we develop in our Thailand property pack.

What is the exact fine amount for operating unlicensed short-term rentals in Thailand?

The standard penalty under the Hotel Act includes a fine up to THB 20,000 plus THB 10,000 for each day of continued violation.

Condominium juristic persons can impose additional fines up to THB 50,000, plus daily penalties for ongoing breaches of building regulations. This creates a double penalty structure where owners face both government fines and building-specific sanctions.

High-profile cases have seen total penalties exceeding THB 100,000 when daily fines accumulate over extended periods of non-compliance. Property owners who continue operating after receiving initial fines face increasingly severe financial consequences.

The penalty structure is designed to make illegal short-term rentals financially unviable, particularly when combined with the risk of property shutdown and court proceedings for repeat offenders.

How frequently do inspections happen in Bangkok, Phuket, and Chiang Mai?

Inspections and raids occur frequently in these major tourist areas, with authorities conducting regular sweeps especially during peak tourist seasons.

City	Inspection Frequency	Focus Areas
Bangkok	Weekly sweeps during high season	Sukhumvit, Pratunam, Silom areas
Phuket	Bi-weekly inspections year-round	Tourist districts, beachfront condos
Chiang Mai	Monthly targeted raids	City center, university area condos
Peak Seasons	Daily monitoring possible	All major tourist zones
Holiday Periods	Intensive enforcement	High-complaint residential areas

Do authorities target specific property types more than others?

Condominiums are the primary target of enforcement activities due to widespread building bylaw violations and resident complaints.

Most condominium buildings in Thailand specifically prohibit short-term rentals in their juristic person regulations, making violations easier to identify and prosecute. Building management committees actively report illegal rentals and can impose immediate access restrictions.

Private detached houses and villas also face enforcement, though obtaining proper hotel licensing is sometimes possible for standalone properties with appropriate zoning. However, the licensing process remains complex and expensive for most individual property owners.

Authorities focus enforcement efforts where violations are most visible and problematic, which typically means high-density condominium buildings in tourist areas rather than isolated private properties.

How many cases have resulted in court proceedings or property shutdowns?

Several cases have resulted in court orders and forced property shutdowns in the past 12 months, though exact statistics are not publicly available.

Court proceedings typically involve repeat offenders who continue operating after receiving initial fines and warnings. The legal process can result in permanent bans on short-term rental activities and additional financial penalties.

Property shutdowns occur when owners persistently violate regulations despite multiple warnings and fines. Building juristic persons can also restrict access to common areas and elevators for non-compliant units.

The threat of court action serves as a significant deterrent, with many property owners choosing to comply with regulations or exit the short-term rental market entirely rather than risk legal proceedings.

Are foreign property owners fined more often than Thai owners?

Enforcement does not discriminate significantly between Thai and foreign property owners, with both nationalities facing similar penalties for violations.

Foreign owners may face additional consequences beyond financial penalties, including visa revocation or deportation for immigration violations related to illegal business activities. This creates higher stakes for non-Thai property owners operating unlicensed rentals.

The authorities apply the same legal framework and penalty structure regardless of owner nationality, though foreign owners often attract more attention due to language barriers and less familiarity with local regulations.

Both Thai and foreign owners must comply with identical licensing requirements under the Hotel Act, and violations result in the same base penalties regardless of citizenship status.

What role do condominium management committees play in enforcement?

Building juristic persons play a crucial enforcement role by reporting violations, imposing building-specific fines, and restricting property access for illegal rentals.

1. **Active violation reporting** - Management committees monitor guest registration and report suspicious short-term rental activities to authorities2. **Building-specific penalties** - Juristic persons can impose fines up to THB 50,000 plus daily penalties for bylaw violations 3. **Access restrictions** - Committees can block elevator and common area access for units operating illegal rentals4. **Guest registration requirements** - Buildings enforce strict visitor registration policies to identify short-term rental guests5. **Bylaw enforcement** - Most condominiums specifically prohibit rentals shorter than 30 days in their regulations

Have booking platforms been pressured to remove illegal listings?

Major booking platforms including Airbnb and Agoda have been contacted and pressured by Thai authorities to remove illegal listings.

Authorities have discussed requiring hotel license verification before listings can go live on booking platforms. This would create a pre-screening process to prevent unlicensed properties from reaching potential guests.

Platform cooperation varies, with some companies being more responsive to takedown requests than others. The authorities continue to push for more systematic compliance and automated license verification systems.

As of September 2025, the regulatory pressure on platforms represents a significant shift toward cutting off the distribution channels for illegal short-term rentals rather than only targeting individual property owners.

It's something we develop in our Thailand property pack.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Thailand versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.

Do enforcement activities spike during specific tourist seasons?

Enforcement activities spike noticeably during peak tourist seasons and major holidays when illegal short-term rentals are most active and problematic.

Crackdowns intensify around Christmas, New Year, Songkran (Thai New Year), and Chinese New Year when tourist arrivals peak and resident complaints about noise and disturbances increase significantly.

High travel periods create more visible violations as illegal rental properties operate at maximum capacity, making them easier for authorities to identify and target for inspection.

The seasonal enforcement pattern reflects both practical resource allocation and the heightened impact of illegal rentals on local communities during busy tourist periods.

Regular monitoring continues year-round, but the intensity and frequency of raids clearly increase during Thailand's peak tourism months.

Have new laws or regulations increased penalties in 2024-2025?

While the core legal framework under the Hotel Act B.E. 2547 (2004) remains unchanged, there have been notification updates and expanded enforcement in 2025.

New contract rules for residential leasing came into effect, requiring more detailed documentation and registration processes that affect short-term rental operations. These changes make it easier for authorities to track and identify illegal rental activities.

Legal reforms in 2025 included clarifications on penalty structures and expanded enforcement powers for local authorities, though the basic prohibition on rentals under 30 days without a hotel license remains the same.

The increased enforcement represents more consistent application of existing laws rather than fundamentally new regulations, with authorities now systematically pursuing violations that were previously overlooked.

What steps are hosts taking to comply or avoid detection?

Property owners are increasingly switching to 30-night minimum stays to comply with the Hotel Act and avoid penalties entirely.

1. **Extended minimum stays** - Hosts require 30+ night bookings to comply with legal requirements2. **Off-platform rentals** - Some operators avoid major booking sites to reduce visibility to authorities 3. **TM30 registration compliance** - Stricter guest registration for foreign visitors, though this increases costs4. **Building rule adherence** - Full compliance with condominium bylaws and juristic person regulations5. **Long-term tenant focus** - Shifting business models toward monthly rentals and corporate housing6. **Proper licensing attempts** - Some hosts pursue hotel licenses, though this is rare for condominiums7. **Legal consultation** - Seeking professional advice on compliance strategies and risk management

It's something we develop in our Thailand property pack.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. Thai Law Online - Airbnb in Thailand Thai Law
2. Bangkok Post - Foreigners warned over condo rentals
3. The Nation Thailand - News Article
4. Thai Residential - Short-term rentals Phuket condos villas
5. Library of Congress - Thailand government warns foreign investors
6. Relife Properties - Airbnb legal Thailand
7. BGlobal Law - Foreign investors and Thai condominium rental market
8. Kesorn - Landlords guide to short-term rental laws Thailand 2025
9. Thai News - Bangkok cracks down on illegal Airbnb rentals
10. The Nation Thailand - Business Property