ฉบับภาษาไทย: อ่านหน้านี้เป็นภาษาไทย
Does a lease longer than three years have to be registered in Thailand?
Short answer
Yes. Under the Civil and Commercial Code, a lease of immovable property is enforceable beyond three years only if it is made in writing and registered with the competent Land Office. An unregistered long lease is not void — it is simply cut down to three years of enforceability.
This is the single most common defect in expatriate property files. A twenty- or thirty-year term signed privately, with rent paid annually and no registration, reads convincingly and collapses in year four. Registration also puts the lease on the title record, which is what protects the tenant when the land is sold to a new owner.
Registration is done at the Land Office with jurisdiction over the property, with both parties or their attorneys attending, and the office will want the title deed, identity documents and the lease in a form it accepts. Land Office practice on wording — renewal options in particular — varies, so have the draft reviewed against what the local office will actually register before signature day. Scope, turnaround and fees are confirmed by IVC staff by phone, LINE or email — this site does not publish prices.
Reviewed as of 2026-08-04. General guidance only, not case-specific advice and not a guarantee of outcome. Government fees, conditions and processing times are set by the responsible authority and can change. This site does not publish prices — please ask our staff.
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