Property Contracts in Thailand
Lease, Construction, Mortgage/Loan & Assignment
Thai property contracts—lease, construction, mortgage/loan, and deed of assignment—are governed by Thailand’s Civil and Commercial Code . The legal effect, formal requirements, and parties’ obligations are primarily set out in Book II (Obligations) and Book III (Specific Contracts). In a civil law system, courts, including the Supreme Court of Thailand—interpret and apply these written rules.
สรุป: สัญญาเกี่ยวกับอสังหาริมทรัพย์ของไทย เช่น เช่า, ก่อสร้าง, จำนอง/เงินกู้, และ โอนสิทธิ อยู่ภายใต้ ประมวลกฎหมายแพ่งและพาณิชย์ ต้องปฏิบัติตามแบบ/ขั้นตอนที่กฎหมายกำหนดเพื่อให้มีผลสมบูรณ์
- Lease: terms over 3 years should be in writing and registered at the Land Office to bind third parties.
- Construction: align with permits/approvals; define scope, variations, defects, and retention clearly.
- Mortgage/Loan: mortgages must be registered; loans should have written evidence (e.g., for enforceability).
- Assignment: specify the rights/obligations transferred and give notice to relevant parties.
Hire of Property (Lease / Rent / Tenancy in Thailand)
Leases of immovable property (residential or commercial) are a specific contract under Thailand’s Civil & Commercial Code. The rules cover transferability, formality, duration, and what happens on death of a party.
Key rules at a glance
- Legal nature (flexible personal right): a Thai lease is a contractual right of use. The lessee may sublease, allow occupants, or license use if the lease permits (ให้เช่าช่วง/อนุญาตให้ผู้อื่นใช้ ตามที่สัญญากำหนด).
- Assignment / sale of remaining term (การโอนสิทธิ์เช่า): moving the remaining term to a new lessee generally needs the lessor’s consent; for registered leases, the assignment should also be registered at the Land Office so it’s effective against third parties.
- Death & succession (การสืบสิทธิ): by default, Thai law ends a lease on the lessee’s death, but you can keep continuity by adding a clear succession/continuation clause naming heirs or the estate. Practical tip: register more than one lessee (co-lessees) so the surviving lessee continues, or use a juristic person as lessee if appropriate.
- Change of ownership: a properly made/registered lease generally binds a new owner of the property; a sale by the landlord does not, by itself, terminate the lease.
- Form & evidence: to sue on a lease there must be written evidence signed by the liable party.
- Registration: terms over 3 years should be registered on the title deed at the Land Office to bind third parties.
- Maximum term: a single registered lease term cannot exceed 30 years; any longer period is reduced to 30 years by law.
Foreign lessees (practical notes)
Because foreigners generally cannot own land freehold, long-term land leases are common. A lease is a contractual right of use; when a term of over three years is registered at the Land Office on the title deed, it is effective against third parties (functioning similarly to a real right). To strengthen protection, consider adding a right of superficies (สิทธิเหนือพื้นดิน) (subject to Land Office practice) which separates land ownership from ownership of anything built upon the land and, once registered, is a real right that is transferable and inheritable and continues to bind any new owner.
หมายเหตุ: หากต้องการสิทธิที่ผูกพันกับทรัพย์ ให้พิจารณาเพิ่ม “สิทธิเหนือพื้นดิน” ซึ่งเมื่อจดทะเบียน ณ สำนักงานที่ดินแล้ว เป็นสิทธิในทรัพย์สินที่มีผลผูกพันบุคคลภายนอก สามารถโอนและสืบสิทธิได้ และยังคงผูกพันเจ้าของทรัพย์รายใหม่ด้วย
See also
Mortgage & Loan Contracts in Thailand (จำนองและสัญญาเงินกู้)
Mortgages (จำนอง) and loans (กู้ยืมเงิน) for real estate in Thailand operate under the Civil and Commercial Code. A mortgage secures a debt against property; a loan records the debt and repayment terms. Together, they form a practical framework for private lending secured by land, houses, or condos.
สรุป: จำนองต้องทำเป็นหนังสือ ระบุทรัพย์ วงเงิน (บาท) และจดทะเบียน ณ สำนักงานที่ดินเพื่อให้มีผลผูกพันบุคคลภายนอก ส่วนสัญญาเงินกู้ ควรมีหลักฐานเป็นหนังสือ โดยเฉพาะเมื่อจำนวนเงินกู้สูง เพื่อความบังคับได้ตามกฎหมาย
Mortgage (จำนอง): key points
- Nature: security over property without delivering possession to the mortgagee; gives priority over ordinary creditors.
- Registration: must be in writing, specify the property, and state a sum certain or maximum secured amount in THB; register at the Land Office to be effective against third parties.
- Eligible property: immovables (land/house/condo). (Certain registered movables also possible by law.)
- Who can mortgage: the current owner; conditional titles may be mortgaged subject to the condition.
- Multiple/third-party security: one obligation can be secured by multiple properties or by a third-party mortgagor.
- Enforcement safeguards: no automatic transfer of ownership on default (no pactum commissorium); enforcement proceeds per mortgage rules.
- Second mortgages: later mortgages may be registered; priority follows registration order unless agreed otherwise.
Loan (สัญญาให้กู้ยืมเงิน): key points
- Evidence: loans should be evidenced in writing (especially above small thresholds) to be enforceable by legal action.
- Terms: principal, interest, repayment schedule, and default/late-payment clauses should be clearly stated.
- Secured vs unsecured: an unsecured loan can be paired with a registered mortgage over land/house/condo for stronger protection.
- Practical tip: attach copies of IDs/title deed, and keep proof of funds transfers with the signed agreement.
See also
Construction / Building Contracts in Thailand (สัญญาก่อสร้าง)
Home building and renovations in Thailand sit under the Building Control Act, the Town and City Planning Act, and related regulations. The employer–contractor relationship is primarily governed by your construction contract and the Civil & Commercial Code’s chapter on hire of work.
สรุป: สัญญาก่อสร้างควรกำหนดขอบเขตงาน เอกสารประกอบ ราคาค่าแรง/วัสดุ ระยะเวลา ส่งมอบ การเปลี่ยนแปลงงาน รับประกัน/แก้ไขงาน และการชำระเงินอย่างชัดเจน เพื่อให้บังคับใช้ได้จริง
Key points to include (SEO & practice)
- Scope & documents: drawings, specifications, bill of quantities; set document precedence to resolve conflicts.
- Permits & approvals: who is responsible for obtaining building permits and coordinating with local authorities.
- Price model: lump-sum, unit-rate, or cost-plus; include provisional sums and how adjustments are valued.
- Payments: milestones/progress claims, retention (e.g., 5–10%), and evidence required with each claim.
- Variations (change orders): written instruction, pricing method, and impact on time/cost.
- Time for completion: program, extensions of time (EOT) criteria, and liquidated damages for delay.
- Quality & defects: workmanship standards, testing/inspection, Defects Liability Period (DLP), rectification deadlines.
- Warranties & materials: brand/grade approval, substitution rules, and manufacturer warranties assignment.
- Insurance & safety: contractor’s all-risks (CAR), third-party liability, and site safety obligations.
- Handover: practical completion, snag/punch list procedure, as-built drawings, manuals, keys/utilities.
- Security: performance bond/guarantee (if any) and release conditions.
- Termination & disputes: default/cure steps, termination rights, governing law (Thai), venue, and language-control clause (Thai–English).
See also
Deed of Assignment (โอนสิทธิเรียกร้อง) — Thailand
A Deed of Assignment lets the assignor transfer contract rights or claims they hold to an assignee (with or without consideration). It states exactly which rights are assigned and from which contract or property, and on what terms.
สรุป: เอกสาร “โอนสิทธิเรียกร้อง” ใช้โอนสิทธิภายใต้สัญญาหรือทรัพย์สินบางอย่างไปให้อีกฝ่ายหนึ่ง มักต้องมีการ บอกกล่าว หรือ ยินยอม คู่สัญญาที่เกี่ยวข้อง และในกรณีสิทธิการเช่าที่จดทะเบียน ต้องดำเนินการที่สำนักงานที่ดินตามขั้นตอนที่กำหนด
Key points
- What you can assign: rights under a contract (e.g., the buyer’s rights under a sale & purchase agreement before title transfer) or a registered lease’s remaining term (สิทธิการเช่าที่จดทะเบียน) subject to the lease terms.
- Consent & notice: to be effective against the other party to the original contract, an assignment generally requires notice or acceptance by that party. For leases, the lessor’s consent is commonly required by the lease.
- Registration for leases: assigning a registered lease (over 3 years) should be registered at the Land Office to bind third parties and the new owner of the property.
- Rights vs. obligations: assignment transfers rights/benefits. Transferring obligations usually needs a novation (tripartite agreement) rather than a simple assignment.
- Scope & deliverables: specify exactly which rights are assigned, from what date, any consideration, and deliver copies of the underlying contract, IDs, and supporting documents.
Examples
- SPA rights: Assignor transfers all rights under a condo SPA to Assignee before Land Office transfer (with seller’s notice/consent).
- Lease term: Lessee assigns the remaining registered lease term to a new lessee, with lessor’s consent and Land Office registration.
