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- 4 November 2026: Added the statute box with Thai, English and French text and checked the page against the official text
usufruct in Thailand | Have the agreement drafted for 3,900 THB | Usufruct in Thailand: video guide
Registering usufruct at Thailand’sLand Office changes your right from a private agreement into an enforceable real property right. This guide walks you through every step, from document prep to final registration.
Table of Contents
If you have a usufruct agreement but haven’t registered it yet, you are not protected. An unregistered right fails when the property is sold. This article explains why registration matters, who can register, which documents you need, what each step involves, and how much it costs.
This article is written by Sebastien H. Brousseau, LL.B., B.Sc. (Managing director of ThaiLawOnline)
Last reviewed: 3 September 2026. What this page said about ฎีกา 2380/2542 and ฎีกา 679/2514 was rewritten in this review, after both judgments were read in full in Thai. The page had told readers that the right to compel a landowner to register an agreed usufruct expires ten years after the agreement, and that after ten years the agreement can no longer be registered. Neither judgment says so. In 2380/2542 the court ordered registration twenty-three years after the agreement, and in 679/2514 the ten-year plea was rejected because the owner had gone on letting the holder use the land, which interrupts prescription. The Thai Name column in the title-deed table was also corrected in the same pass: it gave ชนายหนังสือ for Chanote, which is not a Thai word, and mixed Latin letters into the others. What this review did not re-check, said rather than implied: the Land Office fees, timings and document lists, the steps of the registration procedure, and the other decisions cited on this page.
Why Registration Is Essential
Understanding the difference between registered and unregistered usufruct is foundational. Thai law and Supreme Court decisions make this distinction clear.
Need a bilingual usufruct agreement?
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Land Office attendance, registration fees, title searches and translation or legalization of foreign documents are separate. Confirm the province and local registration requirements before ordering.
Read the drafting service details or book a consultation about your property.
Registered Usufruct. Real Right for Everyone
When you register usufruct at the Land Office, the notation appears on the title deed. This creates a real right under CCC Section 1299 paragraph 1. A usufruct granted by agreement is complete as a real right only when the agreement is made in writing and registered.
A registered usufruct right binds:
- The original landowner
- Any subsequent buyer of the land
- Any creditor whose mortgage is registered after the usufruct (an earlier mortgage ranks ahead of it unless the lender consented, section 722)
- Basically, everyone
This is why registration is non-negotiable. Without it, you lose protection when the property changes hands.
Unregistered Usufruct. Personal Right Only
In Supreme Court decision ฎีกา 4446/2543 (2000) the court held that a usufruct agreed orally and never registered was not complete as a real right under CCC section 1299 paragraph 1, but was valid as a personal right binding the landowner. A buyer who was not a party to it is not bound by such a right.
This means:
- You can use and enjoy the property for the duration
- The original landowner cannot deny your right
- But once sold to a third party, the new owner can refuse your usufruct
- You would have a claim only against the original owner
In practice, unregistered usufruct is nearly worthless. If the landowner faces pressure and sells, your right disappears.
The law behind this page
English
Section 1299
Subject to other provisions of this Code or other laws, an acquisition by juristic act of immovable property, or of a real right in it, is not complete unless the act is made in writing and registered by the competent official. A right acquired otherwise than by juristic act cannot be dealt with on the register until it is registered, and until then it cannot be set up against a third person who acquired for value and in good faith and registered his right in good faith.
English translation of this section is being verified. The Thai text is authoritative.
Section 1417
A usufruct gives a person the right to possess, use and take the fruits and income of another person's immovable property, and the right to manage it. Ownership stays with the owner. The term is governed by Section 1418: it may be for a fixed period or for the usufructuary's life, and where a period is fixed, Section 1403 paragraph 3 applies, which caps it at thirty years.
Full text
An immovable may be subject to a usufruct by which the usufructuary is entitled to the possession, use, and enjoyment of the property. He has the right to manage the property. A usufructuary of a forest, mine, or quarry has the right to exploit the forest, mine, or quarry.
ThaiLawOnline translation
Section 1418
A usufruct may be created for a fixed period or for the life of the usufructuary. If no period is fixed, it is presumed to be for the usufructuary's life. Where a period is fixed, Section 1403 paragraph 3 applies, so it cannot exceed thirty years, though it may be renewed. A usufruct comes to an end on the death of the usufructuary and does not pass to heirs.
Full text
A usufruct may be created either for a period of time or for the life of the usufructuary. If no period has been fixed, it is presumed that the usufruct is for the life of the usufructuary. If a period has been fixed, the provisions of Section 1403 paragraph three apply mutatis mutandis. If the usufructuary dies, the usufruct always comes to an end.
ThaiLawOnline translation
Section 72 Recording of Rights and Legal Acts
Full text
For any person wishing to effect a right and juristic act registration concerning immovable properties under the Civil and Commercial Code, the parties shall bring a land right document to effect registration with the competent officer under Section 71. In applying for right and juristic act registration under paragraph one for land with a title deed, certificate of investigation (bai tai suan) or certificate or utilization, the parties may file an application with the competent officer at the Department of Lands or any land office for the competent officer under Section 71 to effect registration, except registration that requires an announcement or survey.
Unofficial translation by the Office of the Council of State
Section 71 Recording of Rights and Legal Acts
Full text
A land official shall be a competent officer for right and juristic act registration concerning immovable properties under the Civil and Commercial Code for immovable properties located in the locality of such provincial land office or land branch office. If the provincial land office or land branch office has introduced information technology and communication system into right and juristic act registration, a land official shall also be a competent officer for right and juristic act registration concerning immovable properties under the Civil and Commercial Code through information technology and communication system for immovable properties located in a locality of other provincial land offices or land branch offices, except registration that requires an announcement or survey, in accordance with the rules and procedure prescribed and published by the Director-General in the Government Gazzette.55
Unofficial translation by the Office of the Council of State
Section 722
English translation of this section is being verified. The Thai text is authoritative.
Section 193/32
English translation of this section is being verified. The Thai text is authoritative.
ไทย
มาตรา 1299
ข้อความเต็ม
ภายในบังคับแห่งบทบัญญัติในประมวลกฎหมายนี้หรือกฎหมายอื่น ท่านว่าการได้มาโดยนิติกรรมซึ่งอสังหาริมทรัพย์หรือทรัพยสิทธิอันเกี่ยวกับอสังหาริมทรัพย์นั้นไม่บริบูรณ์ เว้นแต่นิติกรรมจะได้ทำเป็นหนังสือและได้จดทะเบียนการได้มากับพนักงานเจ้าหน้าที่ถ้ามีผู้ได้มาซึ่งอสังหาริมทรัพย์หรือทรัพยสิทธิอันเกี่ยวกับอสังหาริมทรัพย์โดยทางอื่นนอกจากนิติกรรม สิทธิของผู้ได้มานั้น ถ้ายังมิได้จดทะเบียนไซร้ ท่านว่าจะมีการเปลี่ยนแปลงทางทะเบียนไม่ได้ และสิทธิอันยังมิได้จดทะเบียนนั้น มิให้ยกขึ้นเป็นข้อต่อสู้บุคคลภายนอกผู้ได้สิทธิมาโดยเสียค่าตอบแทนและโดยสุจริต และได้จดทะเบียนสิทธิโดยสุจริตแล้ว
ตรงตามข้อความในราชกิจจานุเบกษา / สำนักงานคณะกรรมการกฤษฎีกา (Verbatim from the Royal Gazette / Office of the Council of State)
มาตรา 1417
ข้อความเต็ม
อสังหาริมทรัพย์อาจต้องตกอยู่ในบังคับสิทธิเก็บกิน อันเป็นเหตุให้ผู้ทรงสิทธินั้นมีสิทธิครอบครอง ใช้ และถือเอาซึ่งประโยชน์แห่งทรัพย์สินนั้น ผู้ทรงสิทธิเก็บกินมีอำนาจจัดการทรัพย์สินผู้ทรงสิทธิเก็บกินในป่าไม้ เหมืองแร่ หรือที่ขุดหิน มีสิทธิทำการแสวงประโยชน์จากป่าไม้ เหมืองแร่ หรือที่ขุดหินนั้น
ตรงตามข้อความในราชกิจจานุเบกษา / สำนักงานคณะกรรมการกฤษฎีกา (Verbatim from the Royal Gazette / Office of the Council of State)
มาตรา 1418
ข้อความเต็ม
สิทธิเก็บกินนั้น จะก่อให้เกิดโดยมีกำหนดเวลา หรือตลอดชีวิตแห่งผู้ทรงสิทธิก็ได้ ถ้าไม่มีกำหนดเวลา ท่านให้สันนิษฐานไว้ก่อนว่าสิทธิเก็บกินมีอยู่ตลอดชีวิตผู้ทรงสิทธิ ถ้ามีกำหนดเวลา ท่านให้นำบทบัญญัติมาตรา ๑๔๐๓ วรรค ๓ มาใช้บังคับโดยอนุโลม ถ้าผู้ทรงสิทธิเก็บกินถึงแก่ความตาย ท่านว่าสิทธินั้นย่อมสิ้นไปเสมอ
ข้อความจากฐานข้อมูลประมวลกฎหมายของเรา โปรดตรวจสอบกับข้อความทางการ (Thai text from our annotated code. Check it against the official text.)
มาตรา 72
ข้อความเต็ม
ผู้ใดประสงค์จะจดทะเบียนสิทธิและนิติกรรมเกี่ยวกับอสังหาริมทรัพย์ตามประมวลกฎหมายแพ่งและพาณิชย์ ให้คู่กรณีนำหนังสือแสดงสิทธิในที่ดินมาขอจดทะเบียนต่อพนักงานเจ้าหน้าที่ตามมาตรา ๗๑ การขอจดทะเบียนสิทธิและนิติกรรมตามวรรคหนึ่ง สำหรับที่ดินที่มีโฉนดที่ดิน ใบไต่สวนหรือหนังสือรับรองการทำประโยชน์ คู่กรณีอาจยื่นคำขอต่อพนักงานเจ้าหน้าที่ ณ กรมที่ดิน หรือสำนักงานที่ดินแห่งใดแห่งหนึ่ง เพื่อให้พนักงานเจ้าหน้าที่ตามมาตรา ๗๑ ดำเนินการจดทะเบียนให้ เว้นแต่การจดทะเบียนที่ต้องมีการประกาศหรือต้องมีการรังวัด
ตรงตามข้อความในราชกิจจานุเบกษา / สำนักงานคณะกรรมการกฤษฎีกา (Verbatim from the Royal Gazette / Office of the Council of State)
มาตรา 71
ข้อความเต็ม
ให้เจ้าพนักงานที่ดิน เป็นพนักงานเจ้าหน้าที่จดทะเบียนสิทธิและนิติกรรมเกี่ยวกับอสังหาริมทรัพย์ตามประมวลกฎหมายแพ่งและพาณิชย์ สำหรับอสังหาริมทรัพย์ที่อยู่ในเขตท้องที่สำนักงานที่ดินจังหวัดหรือสำนักงานที่ดินสาขานั้น ในกรณีที่สำนักงานที่ดินจังหวัดหรือสำนักงานที่ดินสาขาได้นำระบบเทคโนโลยีสารสนเทศและการสื่อสารมาใช้ในการจดทะเบียนสิทธิและนิติกรรมแล้ว ให้เจ้าพนักงานที่ดินเป็นพนักงานเจ้าหน้าที่จดทะเบียนสิทธิและนิติกรรมเกี่ยวกับอสังหาริมทรัพย์ตามประมวลกฎหมายแพ่งและพาณิชย์โดยระบบเทคโนโลยีสารสนเทศและการสื่อสารสำหรับอสังหาริมทรัพย์ที่อยู่ในเขตท้องที่สำนักงานที่ดินจังหวัดหรือสำนักงานที่ดินสาขาอื่นได้ด้วย เว้นแต่การจดทะเบียนที่ต้องมีการประกาศหรือต้องมีการรังวัดทั้งนี้ ตามหลักเกณฑ์และวิธีการที่อธิบดีประกาศกำหนดในราชกิจจานุเบกษา
ตรงตามข้อความในราชกิจจานุเบกษา / สำนักงานคณะกรรมการกฤษฎีกา (Verbatim from the Royal Gazette / Office of the Council of State)
มาตรา 722
ข้อความเต็ม
ถ้าทรัพย์สินได้จำนองแล้ว และภายหลังที่จดทะเบียนจำนองมีจดทะเบียนภาระจำยอมหรือทรัพยสิทธิอย่างอื่น โดยผู้รับจำนองมิได้ยินยอมด้วยไซร้ ท่านว่าสิทธิจำนองย่อมเป็นใหญ่กว่าภาระจำยอมหรือทรัพยสิทธิอย่างอื่นนั้น หากว่าเป็นที่เสื่อมเสียแก่สิทธิของผู้รับจำนองในเวลาบังคับจำนอง ก็ให้ลบสิทธิที่กล่าวหลังนั้นเสียจากทะเบียน
ตรงตามข้อความในราชกิจจานุเบกษา / สำนักงานคณะกรรมการกฤษฎีกา (Verbatim from the Royal Gazette / Office of the Council of State)
มาตรา 193/32
ข้อความเต็ม
สิทธิเรียกร้องที่เกิดขึ้นโดยคำพิพากษาของศาลที่ถึงที่สุด หรือโดยสัญญาประนีประนอมยอมความ ให้มีกำหนดอายุความสิบปี ทั้งนี้ ไม่ว่าสิทธิเรียกร้องเดิมจะมีกำหนดอายุความเท่าใด
ตรงตามข้อความในราชกิจจานุเบกษา / สำนักงานคณะกรรมการกฤษฎีกา (Verbatim from the Royal Gazette / Office of the Council of State)
Français
Article 1299
Sous réserve de la loi, l'acquisition par acte juridique d'un immeuble ou d'un droit réel immobilier n'est parfaite que par écrit et enregistrement. Acquis autrement, le droit non enregistré n'autorise aucune mutation au registre et est inopposable au tiers de bonne foi, à titre onéreux, ayant enregistré de bonne foi.
résumé non officiel
Article 1417
Un immeuble peut être grevé d'un usufruit, qui donne au titulaire le droit de posséder, d'user et de percevoir les fruits du bien, ainsi que le pouvoir de l'administrer; sur une forêt, une mine ou une carrière, il peut les exploiter.
résumé non officiel
Article 1418
L'usufruit est constitué à terme ou à vie. Sans terme, il est présumé viager. Avec terme, l'article 1403, alinéa 3, s'applique par analogie. Il s'éteint toujours au décès de l'usufruitier.
résumé non officiel
Article 72
Pour enregistrer des droits et actes immobiliers, les parties présentent leur document de droit foncier au fonctionnaire de l'article 71; pour un chanote, procès-verbal d'enquête ou certificat d'utilisation, elles peuvent déposer la demande au Département des terres ou à tout bureau foncier, sauf enregistrement exigeant publication ou arpentage.
résumé non officiel
Article 71
Le fonctionnaire foncier est compétent pour enregistrer les droits et actes immobiliers du Code civil et commercial dans le ressort de son bureau. Si le bureau est informatisé, il peut aussi le faire pour d'autres ressorts, sauf publication ou arpentage requis, selon les règles du directeur général.
résumé non officiel
Article 722
Lorsqu'un bien hypothéqué fait l'objet, après l'enregistrement de l'hypothèque, de l'enregistrement d'une servitude ou d'un autre droit réel sans le consentement du créancier hypothécaire, l'hypothèque prime cette servitude ou ce droit. Si celui-ci porte atteinte aux droits du créancier hypothécaire lors de la réalisation de l'hypothèque, il est radié du registre.
résumé non officiel
Article 193/32
Le droit de créance résultant d'un jugement définitif ou d'une transaction se prescrit par dix ans, quel que soit le délai de prescription applicable à la créance d'origine.
résumé non officiel
Supreme Court decisions
- 8015/2551 (2008): An Unregistered Superficies Still Binds the Parties Who Signed It: Just Not Third Parties
- 10344/2551 (2008): A Gift With a Reserved Usufruct is a Burdened Gift: Cannot Be Revoked for Ingratitude Under Section 535
Sources
- Civil and Commercial Code, Office of the Council of State, retrieved 31 October 2026
- Land Code, Office of the Council of State, retrieved 31 October 2026
- deka.supremecourt.or.th, Supreme Court of Thailand decisions database (copy held in our library), retrieved 19 February 2026
Who Can Register Usufruct?
Thai and foreign nationals, plus registered companies, can all register usufruct. The registration rules do not discriminate by nationality. What matters is whether you have a valid usufruct agreement and correct documents.
Thai Nationals
Thai nationals register usufruct the same way. Use a valid national ID, the title deed, and the signed agreement. No special procedures apply.
Foreigners
Foreigners must present a valid passport instead of a national ID. Some Land Offices may request additional verification. For detailed guidance, see our article on Full guide: usufruct agreement in Thailand.
Companies
A company registered as a juristic person can hold and register usufruct. The company must sign through an authorized representative. At the Land Office, bring proof of authorization, the company registration certificate, and the company seal.
Which Title Deeds Qualify?
The Land Office only accepts usufruct registration for certain title deeds. Not all property documentation supports usufruct rights.
| Title Deed Type | Thai Name | Supports Usufruct? | Notes |
|---|---|---|---|
| Chanote (Certificate of Title) | โฉนดที่ดิน | YES | Most secure. Full registration accepted immediately. |
| Nor Sor 3 Gor (Possessory Title) | น.ส.3 ก. | YES | Accepted. A certificate of use, not an ownership title; rights over it are registered at the Land Office (Land Code section 72). |
| Nor Sor 3 (Possessory Title, Lower Grade) | น.ส.3 | YES, after a 30-day public notice | A certificate of use without a parcel map. Section 72 of the Land Code allows registration; under the Land Office’s registration rules for a Nor Sor 3 without a parcel map, the office first posts a 30-day public notice, during which others may object. |
| Sor Kor 1 (Notification of Possession) | ส.ค.1 | NO | Not a title. Since early 2010 it can become one only after a final court judgment (Land Code Amendment Act (No. 11) B.E. 2551, section 8). |
If your property has a Sor Kor 1, it must first be converted into a title, and since early 2010 that needs a final court judgment confirming the possession (Land Code Amendment Act (No. 11) B.E. 2551, section 8). A Nor Sor 3 does not need an upgrade, but expect a 30-day public notice before registration. A lawyer can advise whether a court petition is realistic for the plot.
Required Documents Checklist
The Land Office requires a specific set of documents. Arriving without all of them wastes time. Here is the complete checklist:
| Document | Who Provides It | Key Notes |
|---|---|---|
| Valid Identification | You (usufruct holder) | Passport (foreigners) or Thai national ID. Bring original and photocopy. |
| Original Title Deed | Landowner | Chanote, Nor Sor 3 Gor or Nor Sor 3 (the last after a 30-day public notice). Bring the original; a photocopy is not sufficient. A mortgage does not bar registration, but a usufruct registered after a mortgage without the lender’s consent ranks below it and can be struck off the register if it harms the lender on enforcement (Civil and Commercial Code section 722). |
| Usufruct Agreement (Thai) | Both parties (in advance) | Must be signed and dated in Thai. Both parties must sign. Specify duration clearly. |
| Photographs of Property | You or landowner | 2 to 4 clear photographs from different angles. Shows property condition and location. |
| House Registration (if applicable) | Relevant party | Required if usufruct covers residential property with a house. |
| Power of Attorney (if using a representative) | You and/or landowner | If you or the landowner cannot attend, a power of attorney on the Land Department’s Tor Dor 21 form, signed before at least one witness (two if the grantor thumbprints). One made abroad should be certified by a Thai embassy or consulate or by a notary public (notes 6 and 7 on the form). |
| Land Office Registration Form | You (completed on site or in advance) | Available at the Land Office. Staff can help you fill it. |
Pro Tip: Have all documents photocopied and organized in a clear folder before you arrive. Bring originals and photocopies together. The Land Office will verify originals and keep the photocopies.
Step-by-Step Registration Process
Registration at the Land Office follows a predictable sequence. Each step is straightforward if you prepare properly.
Step 1. Identify the Correct Land Office
Register at the Land Office with jurisdiction over the property. Land Code section 72 allows titled land to be dealt with at another Land Office, but not where a public notice or survey is required, so the local office is the safe route. This is usually the district or sub-district Land Office where the land is located. Contact the Land Office website (www.dol.go.th) or call the central office to find the correct branch.
Step 2. Prepare All Documents
Before you and the landowner meet at the Land Office, complete all documents. Have the usufruct agreement reviewed by a Thai lawyer. It should clearly specify:
- The exact property by title deed number and location
- Duration of the usufruct in years or specific end date
- Scope of use: residential, agricultural, or commercial
- Any conditions such as rent or maintenance obligations
Step 3. Attend Together at the Land Office
Both you and the landowner must appear in person. You may use a power of attorney if one of you cannot attend. Bring all original documents and photocopies. Report to the Land Office usufruct registration counter. Staff will direct you to the appropriate officer.
Step 4. Officer Reviews and Records
The Land Office officer will:
- Verify your identification and the landowner’s identification
- Examine the title deed for any conflicts
- Cross-check the usufruct agreement details against the title deed
- Confirm the duration and scope of the usufruct right
- Calculate and collect the registration fee
The officer may ask clarifying questions. Answer truthfully and completely. If any detail is unclear, address it immediately.
Step 5. Notation on Title Deed
Once the officer is satisfied, the registration is recorded in the Land Office system. A notation is made on the title deed, usually on the back. This notation states:
- The name of the usufruct holder
- Duration of the usufruct
- Date of registration
- Reference number in the Land Office registry
The notation is permanent and travels with the title deed for the life of the usufruct.
Step 6. Receive the Registered Documents
The Land Office does not issue a separate usufruct certificate. It records the usufruct on the title deed, and the registered usufruct agreement (หนังสือสัญญาให้สิทธิเก็บกิน) is your evidence of the registered real right. Keep your copy in a secure location. The title deed is returned to the landowner with the notation visible. This is the final step.
Registration Fees and Costs
The Department of Lands guidance distinguishes a usufruct granted for consideration from a gratuitous grant. For a paid grant, the registration fee is 1% and stamp duty is 0.5% of the consideration. For a grant without consideration, the registration fee is THB 50 per parcel. These charges are not calculated as property-transfer taxes on the assessed land value.
| Fee. Cost | Amount | Basis | Paid To |
|---|---|---|---|
| Registration fee | 1% of consideration; THB 50 per parcel if gratuitous | Consideration, not assessed land value | Land Office |
| Stamp duty | 0.5% of consideration for a paid grant | Consideration | Land Office |
| Separate income-tax assessment | Depends on the actual payment and parties | Do not apply a generic property-transfer withholding rate | Confirm separately for the transaction |
| Legal Fees (optional) | Typically 5,000 to 25,000 baht | Varies by lawyer and complexity | Your lawyer |
Example: A usufruct is granted without consideration over one parcel. The property’s assessed value does not turn the gratuitous registration into a paid transfer.
- Consideration stated in the agreement: nil, which is how usufructs are almost always granted
- Registration fee for the gratuitous grant: THB 50 for one parcel
- Stamp duty: 0.5% of nil = 0 baht
- Allow separately for any incidental copy, application or document charges and agreed legal fees
Legal fees and incidental administrative costs are separate from the registration charge. If consideration is paid, assess any income-tax consequences from the actual transaction and recipient’s status; a blanket property-transfer withholding rate is inappropriate here.
Common Problems and Solutions
Even with preparation, registration can encounter obstacles. Here are the most frequent issues and how to resolve them.
Land Office Refuses Registration
The most common reasons for refusal are:
- The land is held under a Sor Kor 1 or another document that is not a title: It must first become a title, which for a Sor Kor 1 now needs a final court judgment. A plain Nor Sor 3 can be registered after the 30-day public notice.
- Title deed shows conflicting encumbrances: A mortgage does not bar a new usufruct, but one registered after the mortgage without the lender’s consent ranks below it and can be struck off on enforcement (section 722). If the land already carries a usufruct, check with the Land Office first. A search by the Land Office will reveal conflicts.
- Documents are missing or incomplete: Return with all required items. See the Required Documents Checklist above.
- Usufruct agreement has Thai language issues: The agreement must be in proper Thai. Have a translator or lawyer review and correct it.
Missing Documents
If a document is missing mid-process, the Land Office will ask you to return with the complete set. Waste a trip by preparing thoroughly in advance. Use the checklist provided and double-check each item before you visit the Land Office.
Uncooperative Landowner
Sometimes a landowner agrees verbally or in writing to grant usufruct but later refuses. Supreme Court decision ฎีกา 2380/2542 (1999) addresses this scenario. A mother had given land and buildings to her daughter, who agreed orally that the mother would keep a usufruct over them for life in return. The Court held that this was a special agreement in the nature of a reciprocal contract, that it created a personal right to demand registration of the usufruct, and that the mother could enforce it for as long as the daughter had not transferred the property to anyone else. The gift was made in 1976 and the order to register was upheld in 1999, twenty-three years later. The limit the case actually imposes is not a deadline: it is that the right is good against the owner alone, so a transfer to a third party is what puts registration out of reach.
If the landowner refuses to cooperate:
- Send a written demand to the landowner, referencing the agreement. Request cooperation within 30 days.
- If the landowner still refuses, file a civil lawsuit in the Provincial Court demanding specific performance. Do not delay: prescription and a sale of the land can both defeat the claim, and both are dealt with below.
- Once the court orders the landowner to register the usufruct, return to the Land Office with the court judgment.
This process is expensive, time-consuming, and adversarial. It is far better to secure the landowner’s full cooperation in advance.
Another relevant decision is ฎีกา 679/2514 (1971), decided by the Grand Chamber. A father sued his son to register a usufruct promised in a compromise agreement signed in 1955, and the son pleaded that more than ten years had passed. The Court accepted that a claim founded on a compromise carries a ten-year prescription period and that time runs from the moment the claim can be enforced, but held that time had not begun to run: the son had let his father exercise the usufruct throughout, which is an unequivocal act amounting to acknowledgment of the claim, and while that continues prescription is interrupted. The suit, filed thirteen years after the agreement, was in time, and the case went back to the trial court to be heard. So the ten-year period is real, but it does not simply run from the date of the agreement, and an owner who has been letting you use the property will usually have interrupted it.
Title Deed Needs Upgrading First
If the land is held under a Sor Kor 1, you cannot register a usufruct on it. It must first be converted into a title (a Chanote or a Nor Sor 3 Gor). A Nor Sor 3 needs no upgrade: the usufruct can be registered after the Land Office has posted a 30-day public notice (registration under Land Code section 72; the notice comes from the Land Office’s rules for a Nor Sor 3).
For a Sor Kor 1 there is no longer an administrative upgrade. Holders had two years from the 2008 amendment to apply at the Land Office; since that window closed in early 2010, the Land Office may issue a title only after a court has given a final judgment that the holder lawfully possessed and used the land before the Land Code came into force (Land Code Amendment Act (No. 11) B.E. 2551, section 8). That means a court petition with witnesses and old records, and its length depends on the court. Only once the title has been issued can the usufruct be registered on it.
The custom addendum, and what we see at the Land Office
This image shows a simple standard form. It includes “Clause 1: Grant of Usufruct…” and “Clause 2: Payment of Fee…”
This shows that a usufruct exists, but it gives very little detail on how it protects you in real life.
The Critical Limitations of the Standard Form Include:
- Minimal Detail on Rights: It often does not include clear terms about the usufructuary’s rights. For example, it may not state the right to rent out the property without asking the owner each time. It also may not clearly outline the rights to make non-structural improvements.
- No Restrictions on the Owner: The property owner can still sell, transfer, or mortgage the land. There are usually no restrictions on these actions. A registered usufruct should stay with the land, even if it is sold. However, this can cause problems, stress, and legal issues for the usufructuary with the new owner.
- No Coverage for Common Scenarios or Disputes: It usually does not cover common issues. These include responsibilities for property maintenance, damage from natural causes, utility agreements, and handling minor disputes.
- Often Thai-Only: The official Land Office form is in Thai. While an informal translation might be offered, the legally registered document itself may not be comprehensively bilingual. Foreign usufructuaries may be at risk. This is because they might not fully understand the details of the Thai text they are signing.
- Limited Proactive Protection: Since it is very basic, it provides little proactive protection. It does not provide clear guidance for any future disagreements between the owner and the usufructuary.
This is precisely where ThaiLawOnline’s custom Usufruct Addendum provides essential, enhanced protection.
Our bilingual (Thai/English) addendum is carefully written by our team, which has registered usufructs and protected foreign interests in Thailand since 2006. It’s meant to be a complete agreement. It should be referenced by, and ideally attached to, the standard Land Office registration documents. This can greatly improve your legal position.
The Difference is in the Detail: Standard Form vs. Our Custom Clause
Compare the simple standard form with a typical protective clause from ThaiLawOnline’s Usufruct Addendum.
Our Custom Usufruct Addendum Proactively Addresses Key Concerns, Offering:
- Clearly Defined Usage Rights: Clearly states what the usufructuary can and cannot do. This includes renting out the property, making certain improvements, and conducting business activities.
- Property Owner Restrictions: The owner remains free to sell, transfer or mortgage the property, but a registered usufruct binds any later owner or lender, so none of these can defeat the usufructuary’s rights. Many agreements add a clause requiring the usufructuary’s written consent before the owner does any of them.
- Detailed Maintenance & Repair Clarity: Specifies responsibilities for ordinary upkeep versus extraordinary repairs, preventing future arguments.
- Insurance Stipulations: Can require the property to be insured against common risks, protecting both parties.
- Bilingual Terms: This ensures that both the Thai owner and the foreign usufructuary understand all terms and conditions. Both language versions have the same legal importance.
- Clauses for Specific Scenarios: Addresses potential future situations, such as damage to the property, access rights, or even early termination conditions if mutually agreed.
- Protects Your Rights: Helps avoid misunderstandings and gives a stronger legal basis if disputes come up.
Relying solely on the basic Land Office form is a significant missed opportunity for robust, tailored protection. Our Usufruct Addendum helps you feel secure. It protects your right to use and enjoy property in Thailand for a long time.
On a good day this takes one visit. One client had his name on the title deed after about 1.5 hours.
This is an example of usufruct registration on a title deed.
Done in April 2025, it shows in red “usufruct” (See Tee Kep Kin in Thai).
Why Our Template Is Not the Template You Find Elsewhere
Most usufruct documents sold online are the same file the seller uploaded years ago. Nobody revisits them when the Supreme Court decides something that changes how the clause should be written, and nobody is available afterwards when the Land Office asks a question. You are buying a file, not a document.
Ours is the agreement this firm uses for paying clients, and it changes when the law changes. When Dika 4655/2566 held that a thirty-year lease coupled, on the same day and on identical terms, with promises to renew twice more for thirty years each was an attempt to get round the thirty-year ceiling in Section 540, so that the renewal promises were void outright and could not even be read down into a personal right between the parties, we rewrote that clause across our documents. The template you download and the document the Document Maker builds are the same drafting, kept current by the people who use it in practice. The Document Maker in particular is not a form filler bolted on to generic text: it assembles the firm’s own bilingual documents from your answers.
Why 3,900 Baht and Not 35,000
A client came to us after being quoted 35,000 baht for a usufruct by a law firm in Ubon Ratchathani. Same Civil and Commercial Code sections, same Land Office, same afternoon of work. Fees for straightforward registered rights in Thailand vary by a factor of ten, and the difference is rarely the quality of the drafting.
We publish our fees so you can check them before you call, and they are fixed rather than hourly. That is the same reason we publish the statute text, the Supreme Court decisions and the honest limitations above: a firm that has drafted usufructs since 2006 does not need to keep the basics behind a consultation fee. If your matter genuinely is complex, we will tell you, and quote for that. Most are not.
Testimonials about Usufruct Agreement in Thailand:
I am highly recommending their services.
I used them to help me to get a usufruct registered with the local land office and the experience was just perfect. They helped a lot with the preparation providing advice and templates and the result was that my name was on the title deed after just 1.5 hours at the government. I am highly recommending their services.
Scandinavian
Easy to communicate (…) staff are excellent
They “helped me and my wife purchased a house in isaan they also oversaw the payment and exchanging of the deeds (…) I cannot recommend this company any higher everything they’ve done for us was perfect this isn’t the first time I’ve used them and will definitely not be the last thay also set me up a usufruct on the property so I’m safe to live here until I die again (…) an excellent company to do business with Sebastian the owner easy to communicate with also English-speaking staff are excellent when you need to contact them THANK YOU.
British Citizen
I highly recommend their services
ThaiLawOnline’s usufruct guide was clear and saved me time. I highly recommend their services.
2025
I had been trying unsuccessfully for years
In April 2021, this company helped me obtain a usufruct in Takhu, Pak Thong Chai. I had been trying unsuccessfully for years at the local Land Office, but was repeatedly rejected. The legal firm at the time arranged for me to obtain a usufruct on the house and land within two days, at the agreed-upon, very reasonable price.
Belgium
Frequently Asked Questions
What is the difference between registered and unregistered usufruct?
Registered usufruct is a real right that binds everyone, including later buyers and later mortgagees; a mortgage registered before it ranks first unless the lender consented (section 722). Unregistered usufruct is a personal right that only binds the original parties. Under CCC Section 1299 paragraph 1, a usufruct granted by agreement becomes a real right only when made in writing and registered. Without registration, your right disappears when the property is sold to a buyer who is not a party to your agreement. Registration is why you have protection.
How much does it cost to register usufruct?
For a grant with consideration, the registration fee is 1% and stamp duty is 0.5% of the consideration. A gratuitous grant attracts a registration fee of THB 50 per parcel. Allow separately for incidental administrative charges and agreed legal fees. Do not apply a generic property-transfer withholding rate or calculate a gratuitous grant on the assessed land value.
Which title deeds qualify for usufruct registration?
Chanote and Nor Sor 3 Gor can be registered at once. A Nor Sor 3 can be registered after the Land Office has posted a 30-day public notice. A Sor Kor 1 cannot: it must first become a title, and since early 2010 that needs a final court judgment confirming the possession (Land Code Amendment Act (No. 11) B.E. 2551, section 8).
What documents do I need to register usufruct?
Bring valid ID (passport for foreigners, Thai ID for nationals). Bring the original title deed (Chanote, Nor Sor 3 Gor or Nor Sor 3). Bring a signed usufruct agreement in Thai. Bring photographs of the property (2 to 4 images). Bring house registration if applicable. Bring a written power of attorney if using a representative. Bring the Land Office standard registration form. Have all documents prepared and photocopied before you visit.
Can an oral agreement to grant usufruct be registered later?
Yes. In Supreme Court decision ฎีกา 2380/2542 (1999) an oral agreement to grant a usufruct for life, given in return for a gift of the property, created a personal right to demand registration, and the court ordered the owner to register it twenty-three years after the agreement was made. The right can be enforced for as long as the owner has not transferred the property to someone else, so the risk to watch is a sale, not a deadline. Register as soon as you can, because until it is registered the usufruct is not yet a complete real right and the claim is against the owner alone.
What happens if the landowner refuses to cooperate?
If the landowner has agreed in writing or orally to grant usufruct but later refuses, you can sue in civil court to compel registration, and the court will order the owner to register it. Two Supreme Court decisions set the limits. Under 2380/2542 the right can be enforced for as long as the owner has not transferred the property to a third party. Under 679/2514 a claim founded on a compromise agreement carries a ten-year prescription period, but time runs from the moment the claim can be enforced and is interrupted while the owner keeps letting you exercise the right, so a suit brought thirteen years after the agreement was still in time. Litigation is expensive and slow, so secure full cooperation in advance.
Is a usufruct limited to 1 rai?
No. We registered Usufruct in Thailand for more than 100 rai with one contract and multiple Title Deeds. However, the Usufruct must be registered on each Title Deed separately.
Can a usufruct cover several chanote?
Yes, register it on each deed.
How long does a usufruct registration take at the Land Office?
Typically half a day once documents are complete and the owner attends in person.
Related Guides
Complete Your Usufruct Knowledge
- Usufruct Agreement in Thailand. Full CCC text and agreement drafting guide
- Usufruct for Foreigners in Thailand. Foreigner-specific registration process and restrictions
- How to Cancel Usufruct in Thailand. Termination and deed release process
- Usufruct Tax in Thailand. Detailed tax treatment and withholding obligations
- Supreme Court Decisions on Usufruct (64 Cases). Complete collection of Thai Court rulings
Need Help With Your Usufruct?
ThaiLawOnline has registered hundreds of usufruct agreements since 2006. We know the law, the Land Office process, and the Supreme Court decisions that protect your rights.
Call us today: +66 (0) 87 225 1340 or email info@thailawonline.com
Getting Your Usufruct Agreement: Three Routes
All three produce the same underlying document, the bilingual usufruct agreement this firm uses for its own clients. Download the editable template at 890 THB and complete it yourself, let the Document Maker build a finished personalised version if you are a Gold member, with translation available, or send us your details and we draft it around your facts in English and Thai for a fixed 3,900 THB, guiding you through registration at the Land Office. They are compared side by side in our complete guide, with our published fees.
Our fee for a usufruct agreement
| Service | Fixed fee | What is included | Timeline |
|---|---|---|---|
| Usufruct agreement | 3,900 THB | Bilingual usufruct agreement plus Land Office registration guidance. | 5 to 7 business days |
Government disbursements are charged at cost unless the service says they are included.
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