Questions clients abroad ask, answered briefly.
Short, factual answers about Thailand, checked in October 2026. They are general information, not legal advice; each links to the service that deals with it.
Recovering and enforcing
Can a foreign court judgment be enforced in Thailand?
Not directly. The creditor must file a new case in Thailand, using the foreign judgment as evidence.
Are foreign arbitral awards enforceable in Thailand?
Yes. Thailand has been a New York Convention state since 1959, and enforcement is governed by the Arbitration Act B.E. 2545 (2002). Contracts with Thai parties should therefore choose arbitration.
How long does a creditor have to sue for an unpaid trade debt in Thailand?
A merchant’s claim for goods delivered or services provided is generally time-barred after 2 years (Civil and Commercial Code s.193/34). Loans and most other contract claims run for 10 years (s.193/30).
When can a creditor petition for a Thai debtor’s bankruptcy?
When the debt is at least THB 1 million for an individual debtor or THB 2 million for a company, and the debtor is insolvent. Creditors must then file claims within 2 months of the published receivership order.
Affairs in Thailand from abroad
Can a foreigner inherit a condo in Thailand?
A foreign heir can take a condo unit within the building’s foreign quota. Releasing it usually requires a Thai court order appointing an administrator, even when there is a will. Inherited land generally cannot be kept and must normally be sold within a period set by the authorities.
Does Thailand accept apostilles?
No. Thailand is not a party to the Apostille Convention. Thai documents for use abroad are legalised by the Ministry of Foreign Affairs’ Department of Consular Affairs, then by the destination country’s embassy.
Can I get a Thai police clearance from abroad?
Yes. Former residents can apply through a Thai embassy or an authorised representative in Thailand, with fingerprints and passport copies. Processing usually takes several weeks.
Is an off-plan buyer in Thailand protected before transfer?
Not automatically. Until the transfer is registered at the Land Office, an off-plan buyer holds a contractual claim against the developer. If the developer stalls, the buyer becomes its creditor, so payment protection has to be built into the contract and the payment schedule.
Companies abroad, and after an incident
Does a company outside Thailand need a PDPA representative?
If it offers goods or services to people in Thailand or monitors their behaviour there, the PDPA (in force since 1 June 2022) can apply, and the company must appoint a representative in Thailand in writing (s.37(5)), unless an exemption applies.
When must a foreign digital service register for Thai VAT?
Foreign providers of electronic services and digital platforms selling to non-VAT-registered customers in Thailand must register through the simplified e-service VAT system once their Thai revenue exceeds THB 1.8 million a year (since 1 September 2021). VAT is currently 7%.
Can a US company own 100% of a Thai company?
In most sectors the Foreign Business Act restricts, yes, under the US Treaty of Amity (1966), after obtaining a certificate from the Department of Business Development. Some sectors are excluded, including communications, transport, deposit banking and professional services.
How long do I have to claim for an injury suffered in Thailand?
Tort claims must be filed within 1 year of the victim knowing of the injury and who is liable, and no later than 10 years after the event (Civil and Commercial Code s.448). An insurer that has paid the claim steps into the insured’s rights (s.880).
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