Complete TM30 Guide 2026
The TM30 is one of the most misunderstood administrative requirements in Thailand. It is not a visa. It is not optional. It is a mandatory notification that must be filed within 24 hours every time a foreigner arrives at a new address. When it is missing, it blocks your visa extension, your 90-day report and your re-entry permit.
What Is the TM30 and Why Does It Exist?
The TM30 is a residence notification required under Section 38 of Thailand's Immigration Act. It is not a visa, not a work permit and not a tax document. It is simply a record that tells Thai immigration where a foreign national is staying. Hotels handle it automatically. Private landlords are legally responsible. The problem is that many do not.
When must a new TM30 be filed?
When must a new TM30 be filed?
Important distinction
The TM30 is NOT the same as:
All three are separate obligations. Having one does not replace the others.
Important distinction
The TM30 is NOT the same as:
All three are separate obligations. Having one does not replace the others.
Who Is Responsible for Filing the TM30?
The legal responsibility sits with the property owner, landlord, householder or accommodation operator, not the foreign tenant. This is clearly stated in Section 38 of Thailand's Immigration Act. If you are renting a private apartment or house, your landlord is legally obligated to file the TM30 on your behalf within 24 hours of your arrival.
In practice, compliance varies significantly. Hotels and serviced apartments handle TM30 automatically. Managed condo buildings with a juristic office typically handle it as a routine service. Private landlords however are inconsistent. Many are unaware of the obligation. Some know about it but consider it too much hassle. A small number refuse to do it entirely. This creates a real problem for tenants. You are the one who needs the TM30 receipt at the immigration office. If your landlord has not filed it, you are the one who faces delays and complications, not them.
If your landlord refuses or fails to file the TM30, you have two options. First, you can file it yourself at your local immigration office by presenting your passport, your visa, proof of address and a copy of your lease agreement. Some immigration offices will accept a self-filed TM30. Second, in some cases you can file online through the TM30 portal at tm30.immigration.go.th if the property is already registered in the system.
Our service
How we handle TM30 for our clients
When you find your apartment through our housing service, we make sure the TM30 is handled correctly from day one. We work with landlords and building managers who understand their obligations and fulfil them. You never have to chase your landlord or worry about arriving at the immigration office without the right paperwork.
How to File the TM30
File through the official TM30 portal at tm30.immigration.go.th. The property must first be registered in the system by the landlord. Once registered, subsequent filings for the same property take only a few minutes. Required documents to upload: copy of the foreign tenant's passport including the photo page and current visa stamp, copy of the landlord's ID card or passport, and a copy of the lease agreement.
The Section 38 app available for iOS and Android in Thailand allows landlords to file TM30 reports directly from their phone. The property must be pre-registered in the system. The most convenient option for landlords managing multiple properties or who travel frequently.
Visit the immigration office responsible for the area where the property is located. Bring the original and copies of the foreign tenant's passport, the landlord's ID card and the lease agreement. The process is typically completed the same day and you will receive a stamped TM30 receipt. Appropriate when the property is not registered in the online system or when the landlord prefers to handle it in person.
The TM30 receipt: keep it always
After filing, the landlord receives a TM30 receipt. Always keep a copy. You will need to present it at the immigration office when applying for a visa extension, doing a 90-day report, applying for a re-entry permit or requesting a residence certificate. Keep all TM30 receipts throughout your stay in Thailand.
Penalties and Consequences of a Missing TM30
For the landlord
The landlord bears primary liability for non-compliance. The standard fine for failing to file within 24 hours is between 800 and 2,000 THB per foreign tenant. In theory this should incentivise landlords to comply. In practice, enforcement is inconsistent and many landlords calculate that the risk of being caught is low.
Standard fine
800 – 2,000 THB
For the foreign tenant
While the tenant is not the legally responsible party, the practical consequences fall squarely on them. Without a valid TM30 on file, Thai immigration offices will typically refuse or delay:
Key insight
A missing TM30 does not directly invalidate your visa. But it can prevent you from doing almost everything else that keeps your legal status in Thailand functioning. Arriving at an immigration office without a valid TM30 receipt typically means being sent away to resolve it first, adding delays and frustration to an already bureaucratic process.
Never Chase Your Landlord for a TM30 Again
Every apartment we find comes with a landlord who knows their obligations. Your TM30 is filed from day one. You arrive at the immigration office with everything in order.