ตรวจสอบโดย ThaiLawOnline สำนักงานกฎหมายไทยที่ได้รับใบอนุญาตและดำเนินกิจการในประเทศไทยตั้งแต่ปี พ.ศ. 2549 ทนายความผู้รับผิดชอบสำนวน: วิชุดา อรรถเมธากุล, น.ม., ใบอนุญาตเนติบัณฑิตไทย เลขที่ 3149/2556.
อัปเดตล่าสุดเมื่อ 5 กันยายน 2569
เอ condominium juristic person (นิติบุคคลอาคารชุด, nitibukkhon akhan chut, abbreviated CJP and often just called the juristic office) is the legal entity that every registered condominium in Thailand must have to manage its common property, collect the common expenses and represent the co-owners. It is created automatically when the building is registered under the Condominium Act B.E. 2522, and it acts through a juristic person manager appointed by the co-owners. For a foreign buyer it is the office that issues the quota letter and the debt-free certificate without which no transfer can be registered.
สารบัญ
What the juristic person is and who runs it
The CJP is the co-owners collectively, given legal personality. It owns nothing of its own; the common property (land, structure, lifts, pool, corridors) belongs to the co-owners in proportion to their ownership ratios. The CJP holds a bank account, employs staff, signs maintenance contracts and can sue and be sued in its own name. Its constitution is the set of regulations filed at the สำนักงานที่ดิน when the condominium was registered, which can be changed only by a resolution of the general meeting.
เดอะ juristic person manager is the CJP’s legal representative, comparable to a company director. The manager may be an individual or a management company, is appointed by the general meeting under the พระราชบัญญัติคอนโดมิเนียม and is registered with the Land Office, so that outsiders can check who has authority to sign. A committee of co-owners, elected at the same meeting, supervises the manager between meetings. Day-to-day the building is often run by a hired management company, but that company acts under the manager’s authority, not in its own right.
Where a foreign owner deals with the juristic person
Before the purchase, the CJP office issues the foreign quota letter confirming that the unit can be held by a foreigner within the 49% foreign quota, and the debt-free certificate under Section 29 of the Act confirming that the seller owes no common expenses. The Land Office will not register the transfer without both. The manager must issue the certificate within 15 days of a request once any arrears are settled, and a manager who delays it without cause can be held liable.
After the purchase, the owner pays the monthly or annual common area fees to the CJP, attends or gives a proxy for the annual general meeting, and votes on the budget, the manager’s appointment and any special assessment. Votes are counted by ownership ratio, not by head. Foreign owners who never attend often discover too late that a sinking fund levy or a rule banning short-term rentals was passed without them.
The common mistake is to treat the sales office of the developer as the juristic person. Until the first general meeting the developer usually controls the CJP, and its interests (unsold units, retained parking, exclusive rights to the ground floor) are not those of the owners. A copy of the regulations and the last audited accounts is part of any sensible การตรวจสอบวิเคราะห์สถานะ.
When the juristic person goes wrong
Most condominium disputes in Thailand are with the CJP rather than with neighbours. The usual grievances are unpaid fees by other owners, a manager who cannot account for the money, and a developer that refuses to hand over control. The remedies come from the Act and the regulations: co-owners holding the required share of votes can call an extraordinary meeting, remove the manager, appoint an auditor and, in serious cases, ask the court to appoint a new manager.
Against a defaulting owner, the CJP can charge surcharges on arrears, suspend non-essential services such as key cards for the pool or gym as the regulations allow, refuse the debt-free certificate so the unit cannot be sold, and sue for the debt. It cannot cut off water or electricity supplied by the utility to the unit, and it cannot lock an owner out of the unit itself.
คำถามที่พบบ่อย
What is a condominium juristic person in Thailand?
It is the legal entity formed by all the co-owners of a registered condominium to manage the common property, collect common expenses and represent the owners. It exists from the day the condominium is registered under the Condominium Act and acts through a manager appointed by the co-owners and registered at the Land Office.
Who is the juristic person manager and who appoints them?
The manager is the CJP’s legal representative, an individual or a company, appointed by resolution of the general meeting of co-owners and registered with the Land Office. The manager signs contracts, issues certificates and runs the building under the supervision of an elected committee.
Can the juristic person refuse to issue a debt-free certificate?
Only while common expenses on the unit remain unpaid. Once the arrears are cleared, the manager must issue the certificate within 15 days. Because the Land Office will not register a sale without it, unpaid fees effectively block the transfer of the unit.
ดูเพิ่มเติม: Common area fees and sinking fund, Condominium Act B.E. 2522, Foreign quota (49%), นิติบุคคล และ การซื้อคอนโดในประเทศไทย.
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