Reviewed by ThaiLawOnline, a licensed Thai law firm practising in Thailand since 2006. Thai lawyer of record: Wichuda Atthamethakon, LL.M., Thai Bar Licence 3149/2556.
Last updated on September 5, 2026
Common area fees (ค่าส่วนกลาง, kha suan klang, also common area management fees, CAM fees or maintenance fees) are the periodic contributions every co-owner of a Thai condominium must pay to the condominium juristic person for the upkeep of the common property, in proportion to the ownership ratio of the unit, and the sinking fund (เงินกองทุน) is the one-off reserve paid when a unit is first bought to cover major repairs. Both are obligations under the Condominium Act, and unpaid fees block the sale of the unit because the juristic person will not issue the debt-free certificate the Land Office demands.
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What the Condominium Act requires owners to pay
Section 18 of the Condominium Act makes each co-owner share the common expenses in proportion to their ownership ratio, in practice per square metre of unit area. The expenses are the cost of running the building: security, cleaning, lifts, pool, gardens, insurance, staff and utilities for common areas. The budget is approved at the annual general meeting, and the fee per square metre follows from it. Typical rates run from about 20 to 70 baht per square metre per month, higher in luxury buildings, and many buildings collect a year in advance.
The sinking fund is separate. It is paid once, at the first transfer of each unit from the developer, at a rate the developer fixes in the sale contract, commonly 400 to 600 baht per square metre for new buildings, and it is held in reserve for major works such as lift replacement or repainting the facade. A general meeting can vote a further levy when the fund runs low, which is where owners who never attend meetings are caught out.
Paying, budgeting and checking before purchase
Fees follow the unit, not the owner. A buyer takes the unit free of arrears only because the Act requires a debt-free certificate from the juristic person before the Land Office will register the transfer, so the seller must clear the account first. Before paying a deposit, the buyer should obtain the current fee rate, the last audited accounts and the sinking fund balance; a building with cheap fees and an empty fund is a building about to levy its owners.
In the sale contract for a new unit, the buyer normally pays the sinking fund and the first year or two of common fees at transfer, on top of the price and the transfer fee. Those sums should be checked against the ownership ratio, since developers sometimes calculate them on a larger area than the deed shows.
Fees do not cover the unit’s own electricity, water or internet, nor the annual land and building tax, which the owner pays directly.
What happens when fees are not paid
The Act gives the juristic person real teeth. An owner in arrears pays a surcharge of up to 12% a year on the outstanding amount, rising to 20% a year once the arrears exceed six months, and at that point the manager can suspend common services such as key cards for the pool, gym or car park and the owner loses the right to vote at general meetings. The juristic person can sue for the debt and, most effectively, withhold the debt-free certificate so the unit cannot be sold or mortgaged until every baht is paid.
| Charge | When paid | Typical amount |
|---|---|---|
| Common area fee | Monthly or annually | 20 to 70 baht per square metre per month |
| Sinking fund | Once, at first transfer | 400 to 600 baht per square metre |
| Special levy | When voted by the general meeting | Set by resolution |
| Arrears surcharge | On late payment | Up to 12% a year, 20% after six months |
What the juristic person cannot do is cut off the electricity or water supplied by the utility to the unit itself, change the locks or evict the owner. Disputes about whether a charge was properly voted go to the civil court, and the minutes of the general meeting decide most of them.
Frequently asked questions
How much are condo common area fees in Thailand?
Most buildings charge between 20 and 70 baht per square metre per month, set by the annual general meeting on the basis of the approved budget, with luxury buildings above that. A 50 square metre unit at 50 baht per square metre pays 30,000 baht a year, usually collected annually in advance.
What is a sinking fund in a Thai condominium?
It is a one-off reserve contribution paid by the first buyer of each unit, usually 400 to 600 baht per square metre in a new building, held by the juristic person for major repairs and replacements. When the fund is exhausted the general meeting can vote a further levy on all owners.
Can I sell my condo if I owe common area fees?
No. The Land Office will not register a transfer without a debt-free certificate from the condominium juristic person, and the manager will not issue it while any fees, surcharges or levies are outstanding. The arrears must be settled before completion, usually out of the sale proceeds on transfer day.
See also: Condominium juristic person, Condominium Act B.E. 2522, Land and building tax, Foreign quota (49%) and Buying a Condo in Thailand.
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