The process to register yourself in a Tabien Baan, or house registration book, is simpler than you might think and it can make your life in the Land of Smiles easier. Learn all about the types, benefits, and application process in this article by PropertySights Real Estate.
What Is a House Registration Book in Thailand?
A house registration book, also known as Tabien Baan, is an official government record of registered homeowners and residents associated with a property. It’s a small handbook with several pages providing details on such residents.
The front page of a Tabien Baan shows the full address and type of residence (either condominium or house).
Page two contains the details of the house holder who may or may not actually own the house. These details include full name, nationality, date of birth, and 13-digit citizen ID number.
The next pages contain the information of other occupants registered to that address.
The yellow and blue book house registrations are the most common, but there are several other types that apply to different residences and property statuses.
What Types of Tabien Baan Are There?
There are a total of five types of Tabien Baan:
- Blue book house registration (Thr. Ror. 14). For listing the names of Thai nationals and foreigners with permanent residency as a resident of a house.
- Yellow book house registration (Thr. Ror. 13). For listing the names of temporary residents (non-immigration visas) as a resident of a house.
- Temporary house registration. For temporarily registering names to a house that was constructed without permission according to the Building Control Act of Thailand or a house built in a reserved forest area. In theory, residents would apply for a regular blue or yellow book registration once a building permit is granted.
- Temporary house registration from the registry office. Used to request temporary removal from a registry when traveling abroad.
- Central house registration. Used in cases where the applicant cannot be properly registered to a house.
What Are the Benefits of a Yellow House Registration Book for Foreigners in Thailand?
The first benefit of the yellow house registration book is with regards to the Specific Business Tax (SBT) of 3.3% that normally applies to transfers of property. This charge doesn’t apply to private individuals under Thailand’s tax and property law as long as the piece of property in question has been registered as your main address for at least 1 year.
The next benefit is that a yellow Tabien Baan can be used to retrieve an official certificate of residence. This gives you the right as a foreigner to complete several legal transactions:
- Obtaining a pink alien ID card
- Obtaining a Thai driver’s license
- Purchasing automobiles
- Opening a Thai bank account
- Setting up internet or SIM card accounts
- Drawing up legal documents
- Applying for PR (permanent residence) or citizenship
What Criteria Must Foreigners Fulfill To Obtain the Yellow Book (Tor.Ror.13)?
Under Section 38 of the Civil Registration Act B.E. 1991, foreigners can obtain the yellow house registration book (Tor.Ror.13) as long as they’re in Thailand on a non-immigrant visa and are temporary residents. This also applies to the children of such people born in Thailand.
Generally there are two cases in which foreigners would be able to apply for this document. First, if they’re married to a Thai national, and second, if they’ve purchased and have ownership rights to a property in Thailand.
The less common situation for yellow book applicants is getting permission from a separate home owner. This can be more complicated, involving an interview that must be passed and a potentially longer list of documents required by the district officer.
How to Apply for Yellow Book for Foreigners – Documents and Conditions
Before putting together an application for a Tabien Baan, you should check with your Amphoe (district) or Thesaban (municipality) office as different areas sometimes require different documents. In general, you can expect the following to be required:
- Land title deed
- Construction permit
- Official sale or lease agreement
- Other documents related to the land
- Homeowners ID (original)
- Home owner’s house registration with a separate copy
- ID card of the homeowner
- Passport and visa (original)
- Official translation of passport and visa certified by Thai consulate
- Work permit (if applicable)
- 2 passport-style photos (1.5 inch size)
- Marriage certificate for those married to a Thai national
- Spouse’s ID card (original)
- Child’s birth certificate (in the case of children)
- Power of attorney in cases when not applying in person
An important condition is that there must also be 2 Thai witnesses present when submitting the application with their own Thai ID cards and Tabien Baan. In addition, several copies of documents may need to be signed, such as the marriage certificate.
What Are the Steps When Applying for the Yellow Book as a Foreigner?
When working toward obtaining a yellow house registration book, proceed in the following order:
- Visit the local Amphoe (district) or Thesaban (municipality) office that your property is located in and enquire about what documents and conditions they require for the application. Each area may differ slightly.
- Gather all documents with translations and signatures where necessary.
- Arrange for two Thai nationals over the age of 20 to accompany you to the office if required by the office you’re applying to.
- Take all necessary documents and witnesses to the office and complete application.
- Wait to receive your yellow book. It may be available the same day, but it can also take several weeks in some cases.
How Do You Add Names to the Yellow Book House Registration?
Names of dependents who are temporary visitors or on non-immigrant visas can be added to the yellow book house registration the same way the book is created in the first place. First, the dependent will need to visit the local Amphoe or Thesaban office to confirm the documents and procedures. After following the necessary steps and submitting the documents, it’s a matter of waiting for confirmation.
What Are the Benefits of Obtaining the Blue House Registration Book for Thai Nationals?
The benefit of obtaining the blue house registration book (Tor.Ror.14) for Thai nationals is that it serves as the official record of their address which makes several legal processes easier such as:
- Loan applications
- Registering for utilities
- Large purchases such as cars
- Bank account setup
- Proving marriage status for future marriages
- Proof of voting district
- Defining child’s school district
- And more
What Documents Are Required When Registering for a Blue Book?
When registering for a blue book, the following documents are required:
- Land title deed
- National Thai ID of the homeowner and of the applicant
- Record of the property registered to the municipal office (document Tor.Ror.9)
- Construction Permit
- Photos of all sides of the property are also sometimes required
It’s best to check with the local municipality office to confirm which documents are required for the blue book.
Is It Possible To Transfer Your Principal Residence to a Different House Registration Book?
Yes, it’s possible to transfer your principal residence to a different house registration book. It’s best to start this process by contacting the municipal office associated with your new address.
What Are the Advantages of Moving Your Name to Another House Registration Book?
The main advantage of moving your name to a different house registration book is that Specific Business Tax (SBT) on the sale of that property won’t apply as long as you registered it as your main residence at least one year prior to selling. This applies to both the blue and the yellow book.
Another advantage to transferring blue house registration can be if you want to vote in a different municipality or district. It can also help smooth the process when changing your child’s schooling area.
How to Apply for a House Registration on a Property Purchased From a Developer
To apply for a house registration on a property purchased from a developer you’ll first need to receive the blank house book normally delivered after purchase of a new house or condo. You can take that along with the following to your local Amphoe (office district) for registration:
- Original Sales and Purchase contract and copy
- Original Title deed and copy
- Mortgage contract and copy
- Original ID card and copy
- Copy of the original house registration (from the developer)
- Power of attorney and copy of the grantor and attorney-in-fact’s ID where applicable
How Do You Change Your Name to a Different House Registration for a Property Purchased Second Hand?
You change your name to a different house registration for a property purchased second hand by using the previous owner’s Tabien Baan if they never registered themselves in it. If they did fix their name to the house registration, you’ll need to perform the house registration as usual, creating a new book listing yourself as the owner.
To complete the registration, ensure you have the following documents:
- ID card (original and copy)
- Your original house registration and a copy if you’re moving within the same district or municipality. If you’re switching to a different area, this isn’t necessary.
- House registration of new property if available
- Sales contract (original and copy)
- Title deed (original and copy)
- Power of attorney and copy of the grantor and attorney-in-fact’s ID where applicable
What Are the Steps to Apply for a Digital House Registration?
Thai nationals can apply for digital house registration via the ThaID app by following these steps.
- Download the ThaID app onto your iOS or Android device.
- Register yourself under first time use.
- Accept the terms and conditions, scan your ID, and take a picture of your face.
- Choose “selecting and certifying registration documents.”
- Choose “self-address change notification system.”
- Send request to host who must also have ThaID installed.
- Receive host’s consent which then sends a request to the appropriate office which will then notify you with the approval or rejection.
You can also select “self-register” to register your own property.
What Is the Difference Between the Host (Renter) And the Real Owner of the House?
In Thailand, the owner of a house is the person specified as having ownership rights in the land title deed, purchase agreement, and any other legal documents. The host is the head of the household who may or may not also be the owner. In other words, they could be a renter or tenant of the property.
When Is the Host Obligated To Report to the District Office?
According to the Civil Registration Act B.E. 1991, the host must report any births in a household within 30 days and any deaths within 24 hours. If they’re away for an extended period, they can also appoint a temporary host to fulfill these duties. Failure to do so can incur a fine of up to 1,000 Thai Baht.
FAQs
Does Tabien Baan Confirm Ownership of a Property?
No, Tabien Baan does not serve as a legal confirmation of a property’s ownership. It may list the property’s owner, but this is different from legal proof of ownership, which would appear in a land title deed.
Is It Possible To Use the House Registration Book as a Collateral for a Mortgage?
No, the house registration book cannot be used in mortgage applications as it doesn’t provide proof of property ownership. A land title deed on any owned property would work instead.
Can I Register My Newborn Child to My House Registration?
Yes, you can register your child to your house registration only if that book is the appropriate type for your child. In other words, if your child has Thai citizenship or permanent residency they must be registered to a blue book. If they’re non-Thai and a non-permanent resident, they would need to be registered in a yellow Tabien Baan.
Is It Possible To Have the House Registration Book Nameless?
Yes, house registration books can be nameless if there are no tenants associated with the property or those tenants prefer to be registered elsewhere. Also, the blue house registration book associated with a property can be nameless if the owner is a non-permanent resident and there are no Thai nationals living there.
What Should You Do if You’ve Lost the House Registration Book?
In the event that you lose your house registration book, first confirm whether anyone is listed as the homeowner. From there, take the following steps depending on whether or not the homeowner is listed in the Tabien Baan.
| Home Owner Listed | No Homeowner (tenant) |
| 1. Owner takes their ID to the local office and starts a new house registration application process | 1. Person with property rights can begin the process at the local district office by supplying documents proving ownership (title deed, purchase and sale document, etc.) |
| 2. The owner can also authorize someone else to do this if they supply power of attorney and the ID of both the owner and representative | 2. Owner can also authorize a representative to do this in the same way as the ‘home owner listed’ option |
| 3. Wait for approval | 3. Prepare any other documents necessary for re-application like IDs, marriage certificates, etc. |
| 4. Wait for approval |
The Tabien Baan process can seem overwhelming, but once you sort it out it can make your life in Thailand a lot easier. For more information on making your life over here easier and help with other property services, get in touch with PropertySights Real Estate today.
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