For residents who decide to reside in the "Ban Phuttaraksa" project, the project will prepare and use a Long-Term Lease Agreement as the primary legal document for occupancy of the land and house.
This Long-Term Lease Agreement is legally equivalent to the ownership document for foreigners residing long-term, as follows:
1. Key Elements of a Long-Term Lease Agreement
A long-term lease agreement (up to 30 years) must fully specify all essential legal details to ensure the tenant receives maximum protection under the Thai Civil and Commercial Code:
- Leased Property: Clearly specify the details of the land (title deed number, area) and the building (the house itself).
- Lease Term: Specify the exact lease term. Thai law allows for a maximum of 30 years per lease.
- Rent and Payment Terms: Specify the agreed-upon rent amount and payment terms.
- Tenant Rights: Specify the right to use, improve, and renovate the property.
2. Registration at the Land Office (Legal Registration)
To ensure that a long-term lease agreement is legally valid and binding on third parties (to prevent future disputes), leases with terms exceeding three years must be registered with an official at the Land Office in the area where the property is located.
- Importance of Registration: Registration officially records your leasehold rights in the Title Deed, ensuring your legal right to reside is fully protected even if the lessor changes ownership.
3. Important Documents for Foreigners
A long-term lease agreement registered at the Land Office is an important document for legal proceedings and documentation related to residing in Thailand:
| Purpose | Required Documents |
| Visa Application/Extension (Extension of Stay) | Copy of registered lease agreement and copy of land title deed (used as evidence of residence) |
| 90-Day Notification of Residence | Lease agreement used to notify the Immigration Bureau (IB) of your residence |
| Utilities Request | Lease agreement used to apply for water/electricity meter installation (If the transaction is made on behalf of the renter) |
The "Ban Phuttaraksa" team is happy to advise you on licensed insurance companies and coverage plans suitable for your Long Stay visa.