Foreign tenants + TM.30

Foreign Tenants in Thailand: A Landlord's Move-in, TM.30 & Billing Checklist

Updated August 2, 2026 · 8 min read

Hosting a foreign tenant is not much harder than hosting a Thai tenant. The real differences are matching passport data exactly, communicating in a language the tenant understands, and filing the TM.30 accommodation notice within 24 hours. IslandDorm handles much of the rental workflow, but it does not file TM.30 for you. This guide draws that line clearly.

The short answer: six things to do

Copy details from the passport

Use the exact passport spelling, nationality, passport number and phone number. Do not transliterate or guess names.

Collect every field required for TM.30

The official system lists the accommodation, stay dates, passport number, full name, nationality, sex, date of birth and phone number among the required details.

Create the lease and record move-in

Make the room, rent, deposit, start/end dates and house rules clear, in a language the tenant can understand.

File TM.30 within 24 hours

Section 38 of Thailand's Immigration Act places the duty on the housemaster, owner, possessor or hotel manager. The official online service works on phones and computers.

Keep the acknowledgement

After filing, search the official system and export proof. Store it with the tenant's documents for immigration or visa-related use.

Bill and communicate clearly

Use English bills with itemized rent, utilities, due date and payment instructions to reduce questions and payment errors.

How the online TM.30 process works

The official workflow has three stages: register a user, add the accommodation, then notify each stay. One user can manage multiple properties, and submissions can be individual or imported from the official Excel template.

1. Register and verify your email
2. Add the dorm or apartment under Profile
3. Select the property and enter the tenant's passport and stay details
4. Save, search for the record and export the acknowledgement

If the online service is unavailable, contact the immigration office responsible for the property's area (or the local police station where there is no immigration office) before the deadline.

tm30.immigration.go.th

Verified: how completely does IslandDorm support foreign tenants?

This audit is based on working screens and code as of the update date, not planned features.

Nationality and passport number

Enabling “Foreign tenant” requires both fields, preventing an empty record.

Per-tenant English billing

The bill language switches to English automatically and remains editable.

Thai + English lease

Generate a lease from tenant/passport data with a bilingual print option.

Private tenant documents

Upload passports, leases and other supporting files to the tenant's document area.

English bills, payment page and key messages

The tenant-facing payment workflow supports English.

TM.30 reminder and official link

The foreign-tenant form displays the 24-hour reminder.

Not every TM.30 field is stored

Fields such as sex, date of birth and some travel details still need to be prepared separately.

No TM.30 submission or acknowledgement sync

You must file and export proof yourself, but IslandDorm and this guide link directly to the official TM.30 website.

Open the official TM.30 website

The honest verdict

IslandDorm genuinely supports foreign-tenant operations—passport records, bilingual leases, English billing, private documents and a TM.30 reminder—but it is not an end-to-end TM.30 filing product.

Handle passport data carefully

Passports, dates of birth, phone numbers and leases are personal data. Collect only what is needed, explain the purpose, restrict access, and avoid posting copies in unrelated group chats. Delete records when your lawful retention need ends.

What if you miss the notification?

Section 77 provides a fine of up to ฿2,000 for a housemaster, owner or possessor who breaches Section 38; hotel managers have a different penalty range. Ask the local immigration office if your property's classification is unclear.

Official sources

This article is general information, not legal or immigration advice. Government forms and procedures can change; confirm the current process with the Immigration Bureau or the office responsible for your area.

Keep foreign-tenant work organized from day one

Store passport details, create bilingual leases, issue English bills, keep documents and see the TM.30 reminder in one place. Try IslandDorm free for 60 days.

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