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Thailand Legal Hub
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Updated February 14, 2026

Thailand Legal Hub
for Foreign Expats

Statute-backed legal guides for property ownership, business formation, visas, marriage, and taxes. Understand what's legal, what's criminal, and what the 2025-2026 nominee crackdowns mean for you.

50+
Legal Guides
100+
Statute Citations
9
Topic Pillars
2026
Law Updates
⚠️

February 2026: Election + Major Policy Changes

Feb 8 election held — drug policy and foreign ownership reform on the agenda. Cannabis: 7,297 shops shut down; medical-only enforced; all parties support keeping it restricted. Alcohol: 53-year afternoon sales ban (2-5pm) lifted Dec 3, 2025 on trial until May 2026. Vaping: 690 arrested in single week; 200K+ devices seized at ports; citizen bounties up to 60% of fines. Property: nominee crackdown ongoing (852 prosecuted, THB 15.1B damages). See enforcement timeline →

Legal Topics for Expats

Nine comprehensive pillars covering the most important legal issues foreigners face in Thailand

🏠

Property & Land Ownership

Can foreigners own land? Houses? Condos?

  • Land Code §86: Foreign ownership prohibition Key
  • §96 bis: The 40M THB investment exception
  • 30-year leasehold + superficies structure
  • Condo foreign quota (49% rule)
  • Penalties: §111-113 (2 years prison)
💼

Business & Nominee Risks

FBA restrictions and why nominees fail

  • Foreign Business Act Lists 1, 2, 3 Key
  • FBA §36-37: Nominee criminal penalties
  • "2 of 3 directors" myth debunked
  • BOI promotion pathways
  • Treaty of Amity (US citizens)
✈️

Visas & Immigration

DTV, LTR, Elite, retirement, marriage visas

  • DTV 5-year digital nomad visa New
  • LTR 10-year visa categories
  • Thailand Elite membership
  • Retirement visa requirements
  • Work permit vs. remote work
💍

Marriage & Family

What marriage does NOT give you

  • Thai spouse ≠ land ownership rights Myth
  • Prenuptial agreements
  • Sin Sod (dowry) legal status
  • Divorce & child custody
  • Inheritance planning for expats
💰

Tax for Expats

Residency rules, remittance changes

  • 180-day tax residency rule
  • 2026 remittance tax trap Critical
  • US-Thailand double tax treaty
  • Property transfer taxes
  • Crypto & digital asset taxation
👔

Employment & Labor

Restricted jobs, work permits

  • Restricted occupations list
  • Work permit application process
  • Hiring staff & payroll
  • Freelancing legal gray zones
  • Teaching visa requirements
🌿

Cannabis & CBD Laws

Recriminalized June 2025; 7,297 shops closed

  • Medical-only: 7,297 of 18,433 shops shut down Feb 2026
  • Medical cannabis access for foreigners
  • CBD products: import & sale rules
  • Cannabis business licensing
  • Foreigner-specific risks
⚠️

Criminal Tripwires

Defamation, vaping, scams, disputes

  • Criminal defamation (§326-333) Risk
  • Common scams targeting expats New
  • Computer Crime Act & online speech
  • Vaping: 690 arrested in one week Risk
  • Police reports for foreigners
🏦

Banking & Practical

Bank accounts, transfers, daily life

  • Opening a Thai bank account
  • AML/KYC account freezes
  • International money transfers
  • Thai driver's license
  • Health insurance requirements

Interactive Legal Tools

Calculators and analyzers to help you understand your options

✈️

Visa Eligibility Checker

Answer questions about your profile to find the best visa options

Interactive
🏠

Property Structure Analyzer

Compare lease vs. superficies vs. usufruct for your property goals

Interactive
🧮

Transfer Tax Calculator

Calculate fees, withholding, and stamps for property transactions

Interactive
⚠️

Nominee Risk Assessment

Evaluate your current structure against DSI enforcement patterns

Interactive

Nominee Crackdown Timeline

Thai authorities have dramatically increased enforcement against foreign nominee structures. DSI, CIB, and local police are conducting coordinated raids across tourist provinces. Convictions are happening with real prison sentences and company dissolutions.

View Full Enforcement Tracker →
Feb 2026
Nationwide — General election Feb 8; cannabis 7,297 shops closed; alcohol afternoon ban lifted (trial to May 2026); vaping crackdown continues
Jan 2026
Koh Samui & Koh Phangan — Major sweep targeting hundreds of suspected nominee businesses
Nov 2025
Criminal Court — 23 offenders convicted in nominee case; fines + suspended prison terms
Sep 2025
Phuket — DSI raids three nominee companies, arrests intermediaries
Aug 2025
Phuket — 100s of Russian nominee companies broken up (AP News)
Dec 2025
Pattaya — Chinese real estate syndicate busted; FBA + work permit violations

Key Thai Statutes for Foreigners

The specific laws with section numbers that every expat should know

📜 Land Code §86

Aliens generally prohibited from owning land in Thailand, subject to narrow treaty exceptions.

Prohibition

📜 Land Code §96 bis

Exception allowing up to 1 rai for residence with 40M THB qualifying investment + ministerial approval.

Rare Exception

📜 Land Code §111-113

Criminal penalties for violations: acquiring land as agent for alien, misuse of permitted land.

Up to 2 Years Prison

📜 FBA §36

Criminalizes Thai persons acting as nominees to help foreigners circumvent business restrictions.

Up to 3 Years Prison

📜 FBA §37

Penalties for foreigners operating restricted business without proper license/certificate.

Criminal + Civil

📜 CCC §538, §540

Lease registration requirements; maximum 30-year term (longer terms reduce to 30).

Lease Limits

📜 CCC §1410-1416

Superficies: real right to own buildings/structures on another's land.

Legal Pathway

📜 Penal Code §326-333

Criminal defamation provisions frequently used in business and personal disputes.

Criminal Offense

Popular Legal Guides

🌿 Cannabis Laws 🚬 Vaping Laws 🏠 Property & Condos 🔍 Tourist Crime Tracker 💼 Business & Work Permits