Keeping legal with Airbnb rentals

You've seen the Instagram reels. A dreamy villa, an infinity pool and a “booked solid on Airbnb” caption. But behind the hashtags and high yields lies a murky legal maze that most property owners in Thailand are either ignoring - or tiptoeing through like it's a minefield.

- James Hutley

I've spoken to owners, scoured legal briefs and unpacked the numbers. Here's what you actually need to know if you're thinking about listing your property on Airbnb - or already doing it under the radar.

THE LEGAL LOWDOWN

Most short-term rentals in Thailand aren’t technically legal. If you’re renting for less than 30 days without a hotel license, you're likely in breach of the Hotel Act. That could mean fines up to B20,000, plus B10,000 per day if you stay non-compliant. In some cases, you might even face jail time.

There are exceptions. If you've got up to eight rooms, no more than 30 guests and you live onsite - and you've notified your local district office - you may qualify under the exemption. Renting for 30-plus days also keeps you in the clear.

If you are a condo owner, you'll face even more restrictions. Most juristic offices explicitly ban short-term rentals. Enforcement is often triggered by complaints from neighbours or building management.