I am in Thailand on a one year extension for retirement. Recently I returned to the country after a couple of months in the UK, returning to the same rented condo in Bangkok.

Is my landlord now required to submit the TM30 again?

If so, is it now late since I've been back for a week?

Will I have problems at the next 90 day reporting if they don't?

Thanks.

That depends on your immigration office. Many want a new TM30 after leaving Thailand and returning, but some do not as long as it's the same address. The late thing isn't really an issue unless they catch you out when you're trying to do something at immigration. If you just get it done at some point before going to immigration, you're generally fine.

The AI answer:-

Short answer: Yes — your landlord does need to submit a new TM30 when you return to Thailand, even if you go back to the same condo. However, one regulation creates a narrow exception, and whether it applies depends on how your local Immigration office interprets it.

🧭 The core rule (strict interpretation)

Under Section 38 of the Immigration Act, a TM30 must be filed within 24 hours of every arrival at a residence. Multiple authoritative guides confirm this:

• TM30 must be re‑filed after every return from abroad, even to the same address.

• A TM30 is automatically cancelled when you leave Thailand, so a new one is required on re‑entry.

This is the rule most Immigration offices follow.

🧩 The 2020 regulation (the exception)

A Royal Thai Police regulation from June 2020 states that if a stay at a residence has already been notified, the landlord does not need to re-file TM30 for brief departures and returns during the same accommodation arrangement.

This is the source of confusion.

Reality on the ground:

• Bangkok Immigration (Division 1) generally still expects a fresh TM30 after each international re-entry.

• Some provincial offices occasionally accept the 2020 interpretation.

• Enforcement varies — but for 90‑day reporting and extensions, Immigration often checks for a current TM30.

Because you are in Bangkok, the stricter interpretation is normally applied.

🧾 Practical takeaway for your situation

You left Thailand for a couple of months and returned to the same rented condo in Bangkok.

➡️ Your landlord should file a new TM30 within 24 hours of your return. This avoids problems with:

• 90‑day reporting (TM47 won’t be accepted without a current TM30)

• Future extensions of stay

• Residence certificate requests

• Occasional bank requirements

If your landlord doesn’t file, you can file it yourself online — Immigration allows this when the landlord is unable or unwilling.

10 minutes ago, eid_ said:

Is my landlord now required to submit the TM30 again?

Why do you think it's your landlords responsibility ?

4 minutes ago, hotandsticky said:

Short answer: Yes — your landlord does need to submit a new TM30

Same again.
AI is incorrect, it is not the sole responsibility of a landlord to file a TM30.
Read section 38 and section 4 of the Immigration Act, which is law, as to who is deemed responsible.

I stay in a Bangkok apartment and only ever update (the office does it in 30 seconds) if I've been out of the country and have some upcoming business at immigration (90 days or extension). Never worried about how long after entering the country, sometimes months, and never had any comment at CW immigration.

35 minutes ago, eid_ said:

Is my landlord now required to submit the TM30 again?

You have a rental contract/lease ?

You are the house master, do it yourself.

33 minutes ago, Liquorice said:

Same again.
AI is incorrect, it is not the sole responsibility of a landlord to file a TM30.
Read section 38 and section 4 of the Immigration Act, which is law, as to who is deemed responsible.

Indeed

To be fair to AI (which I don't mind as an initial source of information) there was a comment at the end that you can file as tenant - as you say, it is a shared responsibility.

56 minutes ago, eid_ said:

I am in Thailand on a one year extension for retirement.

Me too. For and trip abroad or otherwise I do nothing regards TM30.

However before attending CW for anything eg annual extension I obtain new TM30.

I read the relevant sections of the law referred to above. Reading it, I would never have considered that the alien could also be house-master or possessor. It reads like they are a third person.

I also find it strange that the alien can be held responsible for doing it, since without the cooperation of the owner, it is impossible to do. Or am I also missing something here? (I am not arguing that I am correct; just that it is a little confusing).

Anyway, I'll contact the agent/landlord as I will need one for the 90 day.

Thanks for the help, all.

My Mrs lodged it originally years ago , it must have been memorable My local office Dansingkorn PKK does not require her to do it again😀

1 hour ago, eid_ said:

I read the relevant sections of the law referred to above. Reading it, I would never have considered that the alien could also be house-master or possessor.

As well as the owner (Condo), or tenant (rented).

1 hour ago, eid_ said:

I also find it strange that the alien can be held responsible for doing it, since without the cooperation of the owner, it is impossible to do. Or am I also missing something here? (I am not arguing that I am correct; just that it is a little confusing).

You should always request signed copies of the owners Tabien Baan and ID card when renting, which allows you to file yourself and not rely on the owner/landlord.
At the end of the day it will be you in front of an IO being fined for non compliance.

As already stated provided you file (where at applicable IO's) they rarely ask questions when you returned - just put yesterdays date.

29 minutes ago, Liquorice said:

As well as the owner (Condo), or tenant (rented).

You should always request signed copies of the owners Tabien Baan and ID card when renting, which allows you to file yourself and not rely on the owner/landlord.
At the end of the day it will be you in front of an IO being fined for non compliance.

As already stated provided you file (where at applicable IO's) they rarely ask questions when you returned - just put yesterdays date.

I ended up registering an account and doing it myself, as I did have the TB from the landlord already. Glad I did because it was very straightforward.

Thanks.

4 hours ago, eid_ said:

I ended up registering an account and doing it myself, as I did have the TB from the landlord already. Glad I did because it was very straightforward.

I get that it's not difficult.

Just wonder why it's important.

When will it be necessary. Your landlord should provide you with TM30 when you require to attend immigration.

8 hours ago, DrJack54 said:

Me too. For and trip abroad or otherwise I do nothing regards TM30.

However before attending CW for anything eg annual extension I obtain new TM30.

Same here. I come and go from Thailand up to 5 times per year. The only time I do TM30 is before annual extension of stay.