{"id":6508,"date":"2026-09-05T19:03:36","date_gmt":"2026-09-05T12:03:36","guid":{"rendered":"https:\/\/www.thailawonline.com\/glossary\/condominium-juristic-person\/"},"modified":"2026-09-26T13:15:45","modified_gmt":"2026-09-26T06:15:45","slug":"condominium-juristic-person","status":"publish","type":"page","link":"https:\/\/www.thailawonline.com\/th\/glossary\/condominium-juristic-person\/","title":{"rendered":"\u0e19\u0e34\u0e15\u0e34\u0e1a\u0e38\u0e04\u0e04\u0e25\u0e2d\u0e32\u0e04\u0e32\u0e23\u0e0a\u0e38\u0e14\u0e41\u0e25\u0e30\u0e1c\u0e39\u0e49\u0e08\u0e31\u0e14\u0e01\u0e32\u0e23\u0e19\u0e34\u0e15\u0e34\u0e1a\u0e38\u0e04\u0e04\u0e25\u0e2d\u0e32\u0e04\u0e32\u0e23\u0e0a\u0e38\u0e14"},"content":{"rendered":"<p class=\"wp-block-paragraph\"><p>\u0e40\u0e2d <strong>\u0e19\u0e34\u0e15\u0e34\u0e1a\u0e38\u0e04\u0e04\u0e25\u0e2d\u0e32\u0e04\u0e32\u0e23\u0e0a\u0e38\u0e14<\/strong> (\u0e19\u0e34\u0e15\u0e34\u0e1a\u0e38\u0e04\u0e04\u0e25\u0e2d\u0e32\u0e04\u0e32\u0e23\u0e0a\u0e38\u0e14, <em>\u0e19\u0e34\u0e15\u0e34\u0e1a\u0e38\u0e04\u0e04\u0e25\u0e2d\u0e32\u0e04\u0e32\u0e23\u0e0a\u0e38\u0e14<\/em>, \u0e22\u0e48\u0e2d\u0e27\u0e48\u0e32 <em>\u0e0b\u0e35\u0e40\u0e08\u0e1e\u0e35<\/em> \u0e41\u0e25\u0e30\u0e1a\u0e48\u0e2d\u0e22\u0e04\u0e23\u0e31\u0e49\u0e07\u0e01\u0e47\u0e16\u0e39\u0e01\u0e40\u0e23\u0e35\u0e22\u0e01\u0e27\u0e48\u0e32 <em>\u0e2a\u0e33\u0e19\u0e31\u0e01\u0e07\u0e32\u0e19\u0e19\u0e34\u0e15\u0e34\u0e1a\u0e38\u0e04\u0e04\u0e25<\/em>) 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 registered at the Land Office together with the first transfer of a unit to a buyer and becomes a juristic person on that registration (Condominium Act B.E. 2522, Sections 31 and 33), and it acts through a <strong>\u0e1c\u0e39\u0e49\u0e08\u0e31\u0e14\u0e01\u0e32\u0e23\u0e19\u0e34\u0e15\u0e34\u0e1a\u0e38\u0e04\u0e04\u0e25<\/strong> \u0e41\u0e15\u0e48\u0e07\u0e15\u0e31\u0e49\u0e07\u0e42\u0e14\u0e22\u0e40\u0e08\u0e49\u0e32\u0e23\u0e48\u0e27\u0e21\u0e01\u0e23\u0e23\u0e21\u0e2a\u0e34\u0e17\u0e18\u0e34\u0e4c \u0e2a\u0e33\u0e2b\u0e23\u0e31\u0e1a\u0e1c\u0e39\u0e49\u0e0b\u0e37\u0e49\u0e2d\u0e0a\u0e32\u0e27\u0e15\u0e48\u0e32\u0e07\u0e0a\u0e32\u0e15\u0e34 \u0e2a\u0e33\u0e19\u0e31\u0e01\u0e07\u0e32\u0e19\u0e19\u0e35\u0e49\u0e04\u0e37\u0e2d\u0e2b\u0e19\u0e48\u0e27\u0e22\u0e07\u0e32\u0e19\u0e17\u0e35\u0e48\u0e2d\u0e2d\u0e01\u0e2b\u0e19\u0e31\u0e07\u0e2a\u0e37\u0e2d\u0e23\u0e31\u0e1a\u0e23\u0e2d\u0e07\u0e42\u0e04\u0e27\u0e15\u0e32\u0e41\u0e25\u0e30\u0e2b\u0e19\u0e31\u0e07\u0e2a\u0e37\u0e2d\u0e23\u0e31\u0e1a\u0e23\u0e2d\u0e07\u0e1b\u0e25\u0e2d\u0e14\u0e2b\u0e19\u0e35\u0e49 \u0e0b\u0e36\u0e48\u0e07\u0e2b\u0e32\u0e01\u0e44\u0e21\u0e48\u0e21\u0e35\u0e40\u0e2d\u0e01\u0e2a\u0e32\u0e23\u0e40\u0e2b\u0e25\u0e48\u0e32\u0e19\u0e35\u0e49 \u0e08\u0e30\u0e44\u0e21\u0e48\u0e2a\u0e32\u0e21\u0e32\u0e23\u0e16\u0e14\u0e33\u0e40\u0e19\u0e34\u0e19\u0e01\u0e32\u0e23\u0e42\u0e2d\u0e19\u0e01\u0e23\u0e23\u0e21\u0e2a\u0e34\u0e17\u0e18\u0e34\u0e4c\u0e43\u0e14\u0e46 \u0e44\u0e14\u0e49\u0e40\u0e25\u0e22.<\/p><\/p>\n\n\n<div class=\"wp-block-rank-math-toc-block\" id=\"rank-math-toc\"><h2>\u0e2a\u0e32\u0e23\u0e1a\u0e31\u0e0d<\/h2><nav><ul><li><a href=\"#what-the-juristic-person-is-and-who-runs-it\">\u0e19\u0e34\u0e15\u0e34\u0e1a\u0e38\u0e04\u0e04\u0e25\u0e04\u0e37\u0e2d\u0e2d\u0e30\u0e44\u0e23\u0e41\u0e25\u0e30\u0e43\u0e04\u0e23\u0e40\u0e1b\u0e47\u0e19\u0e1c\u0e39\u0e49\u0e14\u0e33\u0e40\u0e19\u0e34\u0e19\u0e01\u0e34\u0e08\u0e01\u0e32\u0e23<\/a><\/li><li><a href=\"#where-a-foreign-owner-deals-with-the-juristic-person\">\u0e43\u0e19\u0e01\u0e23\u0e13\u0e35\u0e17\u0e35\u0e48\u0e40\u0e08\u0e49\u0e32\u0e02\u0e2d\u0e07\u0e0a\u0e32\u0e27\u0e15\u0e48\u0e32\u0e07\u0e0a\u0e32\u0e15\u0e34\u0e17\u0e33\u0e18\u0e38\u0e23\u0e01\u0e23\u0e23\u0e21\u0e01\u0e31\u0e1a\u0e19\u0e34\u0e15\u0e34\u0e1a\u0e38\u0e04\u0e04\u0e25<\/a><\/li><li><a href=\"#when-the-juristic-person-goes-wrong\">\u0e40\u0e21\u0e37\u0e48\u0e2d\u0e19\u0e34\u0e15\u0e34\u0e1a\u0e38\u0e04\u0e04\u0e25\u0e01\u0e23\u0e30\u0e17\u0e33\u0e04\u0e27\u0e32\u0e21\u0e1c\u0e34\u0e14<\/a><\/li><li><a href=\"#frequently-asked-questions\">\u0e04\u0e33\u0e16\u0e32\u0e21\u0e17\u0e35\u0e48\u0e1e\u0e1a\u0e1a\u0e48\u0e2d\u0e22<\/a><\/li><\/ul><\/nav><\/div>\n\n\n<h2 class=\"wp-block-heading\" id=\"what-the-juristic-person-is-and-who-runs-it\">\u0e19\u0e34\u0e15\u0e34\u0e1a\u0e38\u0e04\u0e04\u0e25\u0e04\u0e37\u0e2d\u0e2d\u0e30\u0e44\u0e23\u0e41\u0e25\u0e30\u0e43\u0e04\u0e23\u0e40\u0e1b\u0e47\u0e19\u0e1c\u0e39\u0e49\u0e14\u0e33\u0e40\u0e19\u0e34\u0e19\u0e01\u0e34\u0e08\u0e01\u0e32\u0e23<\/h2>\n\n\n<p class=\"wp-block-paragraph\"><p><strong>CJP \u0e04\u0e37\u0e2d\u0e01\u0e25\u0e38\u0e48\u0e21\u0e40\u0e08\u0e49\u0e32\u0e02\u0e2d\u0e07\u0e23\u0e48\u0e27\u0e21\u0e01\u0e31\u0e19\u0e17\u0e35\u0e48\u0e21\u0e35\u0e10\u0e32\u0e19\u0e30\u0e40\u0e1b\u0e47\u0e19\u0e19\u0e34\u0e15\u0e34\u0e1a\u0e38\u0e04\u0e04\u0e25.<\/strong> It does not own the building: 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 <a href=\"https:\/\/www.thailawonline.com\/th\/glossary\/land-office\/\">\u0e2a\u0e33\u0e19\u0e31\u0e01\u0e07\u0e32\u0e19\u0e17\u0e35\u0e48\u0e14\u0e34\u0e19<\/a> \u0e40\u0e21\u0e37\u0e48\u0e2d\u0e08\u0e14\u0e17\u0e30\u0e40\u0e1a\u0e35\u0e22\u0e19\u0e2d\u0e32\u0e04\u0e32\u0e23\u0e0a\u0e38\u0e14 \u0e0b\u0e36\u0e48\u0e07\u0e08\u0e30\u0e40\u0e1b\u0e25\u0e35\u0e48\u0e22\u0e19\u0e41\u0e1b\u0e25\u0e07\u0e44\u0e14\u0e49\u0e42\u0e14\u0e22\u0e21\u0e15\u0e34\u0e02\u0e2d\u0e07\u0e17\u0e35\u0e48\u0e1b\u0e23\u0e30\u0e0a\u0e38\u0e21\u0e43\u0e2b\u0e0d\u0e48\u0e40\u0e17\u0e48\u0e32\u0e19\u0e31\u0e49\u0e19.<\/p><\/p>\n\n\n<p class=\"wp-block-paragraph\"><p>\u200b <strong>\u0e1c\u0e39\u0e49\u0e08\u0e31\u0e14\u0e01\u0e32\u0e23\u0e19\u0e34\u0e15\u0e34\u0e1a\u0e38\u0e04\u0e04\u0e25<\/strong> \u0e40\u0e1b\u0e47\u0e19\u0e1c\u0e39\u0e49\u0e41\u0e17\u0e19\u0e17\u0e32\u0e07\u0e01\u0e0e\u0e2b\u0e21\u0e32\u0e22\u0e02\u0e2d\u0e07 CJP \u0e0b\u0e36\u0e48\u0e07\u0e40\u0e17\u0e35\u0e22\u0e1a\u0e44\u0e14\u0e49\u0e01\u0e31\u0e1a\u0e1a\u0e23\u0e34\u0e29\u0e31\u0e17 <a href=\"https:\/\/www.thailawonline.com\/th\/glossary\/director\/\">\u0e1c\u0e39\u0e49\u0e01\u0e33\u0e01\u0e31\u0e1a<\/a>. \u0e1c\u0e39\u0e49\u0e08\u0e31\u0e14\u0e01\u0e32\u0e23\u0e2d\u0e32\u0e08\u0e40\u0e1b\u0e47\u0e19\u0e1a\u0e38\u0e04\u0e04\u0e25\u0e18\u0e23\u0e23\u0e21\u0e14\u0e32\u0e2b\u0e23\u0e37\u0e2d\u0e1a\u0e23\u0e34\u0e29\u0e31\u0e17\u0e08\u0e31\u0e14\u0e01\u0e32\u0e23 \u0e44\u0e14\u0e49\u0e23\u0e31\u0e1a\u0e01\u0e32\u0e23\u0e41\u0e15\u0e48\u0e07\u0e15\u0e31\u0e49\u0e07\u0e08\u0e32\u0e01\u0e17\u0e35\u0e48\u0e1b\u0e23\u0e30\u0e0a\u0e38\u0e21\u0e43\u0e2b\u0e0d\u0e48\u0e20\u0e32\u0e22\u0e43\u0e15\u0e49 <a href=\"https:\/\/www.thailawonline.com\/th\/glossary\/condominium-act\/\">\u0e1e\u0e23\u0e30\u0e23\u0e32\u0e0a\u0e1a\u0e31\u0e0d\u0e0d\u0e31\u0e15\u0e34\u0e04\u0e2d\u0e19\u0e42\u0e14\u0e21\u0e34\u0e40\u0e19\u0e35\u0e22\u0e21<\/a> \u0e41\u0e25\u0e30\u0e44\u0e14\u0e49\u0e23\u0e31\u0e1a\u0e01\u0e32\u0e23\u0e08\u0e14\u0e17\u0e30\u0e40\u0e1a\u0e35\u0e22\u0e19\u0e01\u0e31\u0e1a\u0e2a\u0e33\u0e19\u0e31\u0e01\u0e07\u0e32\u0e19\u0e17\u0e35\u0e48\u0e14\u0e34\u0e19 \u0e40\u0e1e\u0e37\u0e48\u0e2d\u0e43\u0e2b\u0e49\u0e1a\u0e38\u0e04\u0e04\u0e25\u0e20\u0e32\u0e22\u0e19\u0e2d\u0e01\u0e2a\u0e32\u0e21\u0e32\u0e23\u0e16\u0e15\u0e23\u0e27\u0e08\u0e2a\u0e2d\u0e1a\u0e44\u0e14\u0e49\u0e27\u0e48\u0e32\u0e1c\u0e39\u0e49\u0e43\u0e14\u0e21\u0e35\u0e2d\u0e33\u0e19\u0e32\u0e08\u0e25\u0e07\u0e19\u0e32\u0e21 \u0e04\u0e13\u0e30\u0e01\u0e23\u0e23\u0e21\u0e01\u0e32\u0e23\u0e19\u0e34\u0e15\u0e34\u0e1a\u0e38\u0e04\u0e04\u0e25\u0e2d\u0e32\u0e04\u0e32\u0e23\u0e0a\u0e38\u0e14 \u0e0b\u0e36\u0e48\u0e07\u0e44\u0e14\u0e49\u0e23\u0e31\u0e1a\u0e40\u0e25\u0e37\u0e2d\u0e01\u0e15\u0e31\u0e49\u0e07\u0e43\u0e19\u0e17\u0e35\u0e48\u0e1b\u0e23\u0e30\u0e0a\u0e38\u0e21\u0e40\u0e14\u0e35\u0e22\u0e27\u0e01\u0e31\u0e19 \u0e17\u0e33\u0e2b\u0e19\u0e49\u0e32\u0e17\u0e35\u0e48\u0e04\u0e27\u0e1a\u0e04\u0e38\u0e21\u0e14\u0e39\u0e41\u0e25\u0e1c\u0e39\u0e49\u0e08\u0e31\u0e14\u0e01\u0e32\u0e23\u0e43\u0e19\u0e23\u0e30\u0e2b\u0e27\u0e48\u0e32\u0e07\u0e17\u0e35\u0e48\u0e44\u0e21\u0e48\u0e21\u0e35\u0e01\u0e32\u0e23\u0e1b\u0e23\u0e30\u0e0a\u0e38\u0e21 \u0e43\u0e19\u0e41\u0e15\u0e48\u0e25\u0e30\u0e27\u0e31\u0e19 \u0e2d\u0e32\u0e04\u0e32\u0e23\u0e21\u0e31\u0e01\u0e08\u0e30\u0e1a\u0e23\u0e34\u0e2b\u0e32\u0e23\u0e08\u0e31\u0e14\u0e01\u0e32\u0e23\u0e42\u0e14\u0e22\u0e1a\u0e23\u0e34\u0e29\u0e31\u0e17\u0e1a\u0e23\u0e34\u0e2b\u0e32\u0e23\u0e08\u0e31\u0e14\u0e01\u0e32\u0e23\u0e17\u0e35\u0e48\u0e08\u0e49\u0e32\u0e07\u0e21\u0e32 \u0e41\u0e15\u0e48\u0e1a\u0e23\u0e34\u0e29\u0e31\u0e17\u0e14\u0e31\u0e07\u0e01\u0e25\u0e48\u0e32\u0e27\u0e1b\u0e0f\u0e34\u0e1a\u0e31\u0e15\u0e34\u0e2b\u0e19\u0e49\u0e32\u0e17\u0e35\u0e48\u0e20\u0e32\u0e22\u0e43\u0e15\u0e49\u0e2d\u0e33\u0e19\u0e32\u0e08\u0e02\u0e2d\u0e07\u0e1c\u0e39\u0e49\u0e08\u0e31\u0e14\u0e01\u0e32\u0e23 \u0e21\u0e34\u0e43\u0e0a\u0e48\u0e43\u0e19\u0e19\u0e32\u0e21\u0e02\u0e2d\u0e07\u0e15\u0e19\u0e40\u0e2d\u0e07.<\/p><\/p>\n\n\n<h2 class=\"wp-block-heading\" id=\"where-a-foreign-owner-deals-with-the-juristic-person\">\u0e43\u0e19\u0e01\u0e23\u0e13\u0e35\u0e17\u0e35\u0e48\u0e40\u0e08\u0e49\u0e32\u0e02\u0e2d\u0e07\u0e0a\u0e32\u0e27\u0e15\u0e48\u0e32\u0e07\u0e0a\u0e32\u0e15\u0e34\u0e17\u0e33\u0e18\u0e38\u0e23\u0e01\u0e23\u0e23\u0e21\u0e01\u0e31\u0e1a\u0e19\u0e34\u0e15\u0e34\u0e1a\u0e38\u0e04\u0e04\u0e25<\/h2>\n\n\n<p class=\"wp-block-paragraph\"><p><strong>\u0e01\u0e48\u0e2d\u0e19\u0e01\u0e32\u0e23\u0e0b\u0e37\u0e49\u0e2d<\/strong>, \u0e2a\u0e33\u0e19\u0e31\u0e01\u0e07\u0e32\u0e19 CJP \u0e2d\u0e2d\u0e01\u0e08\u0e14\u0e2b\u0e21\u0e32\u0e22\u0e42\u0e04\u0e27\u0e15\u0e49\u0e32\u0e15\u0e48\u0e32\u0e07\u0e0a\u0e32\u0e15\u0e34\u0e40\u0e1e\u0e37\u0e48\u0e2d\u0e22\u0e37\u0e19\u0e22\u0e31\u0e19\u0e27\u0e48\u0e32\u0e22\u0e39\u0e19\u0e34\u0e15\u0e14\u0e31\u0e07\u0e01\u0e25\u0e48\u0e32\u0e27\u0e2a\u0e32\u0e21\u0e32\u0e23\u0e16\u0e16\u0e37\u0e2d\u0e04\u0e23\u0e2d\u0e07\u0e42\u0e14\u0e22\u0e0a\u0e32\u0e27\u0e15\u0e48\u0e32\u0e07\u0e0a\u0e32\u0e15\u0e34\u0e44\u0e14\u0e49\u0e20\u0e32\u0e22\u0e43\u0e19 49% <a href=\"https:\/\/www.thailawonline.com\/th\/glossary\/foreign-quota\/\">\u0e42\u0e04\u0e27\u0e15\u0e32\u0e0a\u0e32\u0e27\u0e15\u0e48\u0e32\u0e07\u0e0a\u0e32\u0e15\u0e34<\/a>, 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 fails to do so faces a fine of up to 50,000 baht plus up to 500 baht for each day the failure continues (Section 68).<\/p><\/p>\n\n\n<p class=\"wp-block-paragraph\"><p><strong>\u0e2b\u0e25\u0e31\u0e07\u0e08\u0e32\u0e01\u0e01\u0e32\u0e23\u0e0b\u0e37\u0e49\u0e2d<\/strong>, \u0e40\u0e08\u0e49\u0e32\u0e02\u0e2d\u0e07\u0e40\u0e1b\u0e47\u0e19\u0e1c\u0e39\u0e49\u0e08\u0e48\u0e32\u0e22\u0e23\u0e32\u0e22\u0e40\u0e14\u0e37\u0e2d\u0e19\u0e2b\u0e23\u0e37\u0e2d\u0e23\u0e32\u0e22\u0e1b\u0e35 <a href=\"https:\/\/www.thailawonline.com\/th\/glossary\/common-area-fees\/\">\u0e04\u0e48\u0e32\u0e2a\u0e48\u0e27\u0e19\u0e01\u0e25\u0e32\u0e07<\/a> to the CJP, attends or gives a proxy for the annual general meeting, and votes on the budget, the manager&#8217;s appointment and any special assessment. Votes are counted by ownership ratio, not by head, and a single owner holding more than half the votes is cut back to the combined votes of all the others (Section 45). 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.<\/p><\/p>\n\n\n<p class=\"wp-block-paragraph\"><p>\u0e02\u0e49\u0e2d\u0e1c\u0e34\u0e14\u0e1e\u0e25\u0e32\u0e14\u0e17\u0e31\u0e48\u0e27\u0e44\u0e1b\u0e04\u0e37\u0e2d\u0e01\u0e32\u0e23\u0e21\u0e2d\u0e07\u0e27\u0e48\u0e32\u0e2a\u0e33\u0e19\u0e31\u0e01\u0e07\u0e32\u0e19\u0e02\u0e32\u0e22\u0e02\u0e2d\u0e07\u0e1c\u0e39\u0e49\u0e1e\u0e31\u0e12\u0e19\u0e32\u0e42\u0e04\u0e23\u0e07\u0e01\u0e32\u0e23\u0e40\u0e1b\u0e47\u0e19\u0e19\u0e34\u0e15\u0e34\u0e1a\u0e38\u0e04\u0e04\u0e25 \u0e08\u0e19\u0e01\u0e23\u0e30\u0e17\u0e31\u0e48\u0e07\u0e16\u0e36\u0e07\u0e01\u0e32\u0e23\u0e1b\u0e23\u0e30\u0e0a\u0e38\u0e21\u0e43\u0e2b\u0e0d\u0e48\u0e04\u0e23\u0e31\u0e49\u0e07\u0e41\u0e23\u0e01 \u0e42\u0e14\u0e22\u0e1b\u0e01\u0e15\u0e34\u0e41\u0e25\u0e49\u0e27\u0e1c\u0e39\u0e49\u0e1e\u0e31\u0e12\u0e19\u0e32\u0e42\u0e04\u0e23\u0e07\u0e01\u0e32\u0e23\u0e08\u0e30\u0e40\u0e1b\u0e47\u0e19\u0e1c\u0e39\u0e49\u0e04\u0e27\u0e1a\u0e04\u0e38\u0e21\u0e19\u0e34\u0e15\u0e34\u0e1a\u0e38\u0e04\u0e04\u0e25\u0e2d\u0e32\u0e04\u0e32\u0e23\u0e0a\u0e38\u0e14 \u0e41\u0e25\u0e30\u0e1c\u0e25\u0e1b\u0e23\u0e30\u0e42\u0e22\u0e0a\u0e19\u0e4c\u0e02\u0e2d\u0e07\u0e1c\u0e39\u0e49\u0e1e\u0e31\u0e12\u0e19\u0e32\u0e42\u0e04\u0e23\u0e07\u0e01\u0e32\u0e23 (\u0e22\u0e39\u0e19\u0e34\u0e15\u0e17\u0e35\u0e48\u0e22\u0e31\u0e07\u0e44\u0e21\u0e48\u0e44\u0e14\u0e49\u0e02\u0e32\u0e22, \u0e1e\u0e37\u0e49\u0e19\u0e17\u0e35\u0e48\u0e08\u0e2d\u0e14\u0e23\u0e16\u0e17\u0e35\u0e48\u0e2a\u0e07\u0e27\u0e19\u0e44\u0e27\u0e49, \u0e2a\u0e34\u0e17\u0e18\u0e34\u0e4c\u0e02\u0e32\u0e14\u0e1a\u0e19\u0e0a\u0e31\u0e49\u0e19\u0e25\u0e48\u0e32\u0e07) \u0e19\u0e31\u0e49\u0e19\u0e44\u0e21\u0e48\u0e43\u0e0a\u0e48\u0e1c\u0e25\u0e1b\u0e23\u0e30\u0e42\u0e22\u0e0a\u0e19\u0e4c\u0e02\u0e2d\u0e07\u0e40\u0e08\u0e49\u0e32\u0e02\u0e2d\u0e07\u0e23\u0e48\u0e27\u0e21 \u0e2a\u0e33\u0e40\u0e19\u0e32\u0e02\u0e49\u0e2d\u0e1a\u0e31\u0e07\u0e04\u0e31\u0e1a\u0e41\u0e25\u0e30\u0e1a\u0e31\u0e0d\u0e0a\u0e35\u0e17\u0e35\u0e48\u0e21\u0e35\u0e01\u0e32\u0e23\u0e15\u0e23\u0e27\u0e08\u0e2a\u0e2d\u0e1a\u0e04\u0e23\u0e31\u0e49\u0e07\u0e25\u0e48\u0e32\u0e2a\u0e38\u0e14\u0e16\u0e37\u0e2d\u0e40\u0e1b\u0e47\u0e19\u0e2a\u0e48\u0e27\u0e19\u0e2b\u0e19\u0e36\u0e48\u0e07\u0e02\u0e2d\u0e07\u0e2a\u0e34\u0e48\u0e07\u0e17\u0e35\u0e48\u0e2a\u0e21\u0e40\u0e2b\u0e15\u0e38\u0e2a\u0e21\u0e1c\u0e25 <a href=\"https:\/\/www.thailawonline.com\/th\/due-diligence-in-thailand\/\">\u0e01\u0e32\u0e23\u0e15\u0e23\u0e27\u0e08\u0e2a\u0e2d\u0e1a\u0e27\u0e34\u0e40\u0e04\u0e23\u0e32\u0e30\u0e2b\u0e4c\u0e2a\u0e16\u0e32\u0e19\u0e30<\/a>.<\/p><\/p>\n\n\n<h2 class=\"wp-block-heading\" id=\"when-the-juristic-person-goes-wrong\">\u0e40\u0e21\u0e37\u0e48\u0e2d\u0e19\u0e34\u0e15\u0e34\u0e1a\u0e38\u0e04\u0e04\u0e25\u0e01\u0e23\u0e30\u0e17\u0e33\u0e04\u0e27\u0e32\u0e21\u0e1c\u0e34\u0e14<\/h2>\n\n\n<p class=\"wp-block-paragraph\"><p>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 (at least 20%, Section 42\/2) can call an extraordinary meeting, remove the manager, appoint an auditor and, where the manager&#8217;s post falls vacant and leaving it empty is likely to cause damage, ask the court to appoint a temporary representative (Civil and Commercial Code Section 73).<\/p><\/p>\n\n\n<p class=\"wp-block-paragraph\"><p>Against a defaulting owner, the CJP can charge a surcharge of up to 12% a year on arrears, rising to up to 20% once they are six months old; from six months it can also suspend common services or the use of common property as the regulations allow (key cards for the pool or gym, for example), and the owner loses the vote at general meetings (Section 18\/1). It can also 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. In Supreme Court decision 10230\/2553 the court ordered a juristic person to restore an owner&#8217;s water supply and hand over the owner&#8217;s access and car-park cards: common fees are a debt the Act leaves to be enforced through the courts, and regulations on the use of common property could not be turned into a means of forcing payment. The judgment does not apply Section 18\/1, so for arrears of six months or more the statutory suspension above now governs.<\/p><\/p>\n\n\n<p class=\"wp-block-paragraph\"><strong>Last reviewed: 26 September 2026.<\/strong> Condominium Act B.E. 2522 sections 18\/1, 29, 31, 33, 35, 36, 37, 37\/1, 42, 42\/2, 45, 48 and 68, Civil and Commercial Code section 73 and Supreme Court decision 10230\/2553 (read to its disposition) were read in Thai.<\/p>\n\n\n<h2 class=\"wp-block-heading\" id=\"frequently-asked-questions\">\u0e04\u0e33\u0e16\u0e32\u0e21\u0e17\u0e35\u0e48\u0e1e\u0e1a\u0e1a\u0e48\u0e2d\u0e22<\/h2>\n\n<div id=\"rank-math-faq\" class=\"rank-math-block\">\n<div class=\"rank-math-list\">\n<div id=\"faq-question-1\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question\">\u0e19\u0e34\u0e15\u0e34\u0e1a\u0e38\u0e04\u0e04\u0e25\u0e2d\u0e32\u0e04\u0e32\u0e23\u0e0a\u0e38\u0e14\u0e43\u0e19\u0e1b\u0e23\u0e30\u0e40\u0e17\u0e28\u0e44\u0e17\u0e22\u0e04\u0e37\u0e2d\u0e2d\u0e30\u0e44\u0e23<\/h3>\n<div class=\"rank-math-answer\">\n\n<p>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 its registration at the Land Office, which is made together with the first transfer of a unit (Condominium Act Sections 31 and 33), and acts through a manager appointed by the co-owners and registered at the Land Office.<\/p>\n\n<\/div>\n<\/div>\n<div id=\"faq-question-2\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question\">\u0e1c\u0e39\u0e49\u0e08\u0e31\u0e14\u0e01\u0e32\u0e23\u0e19\u0e34\u0e15\u0e34\u0e1a\u0e38\u0e04\u0e04\u0e25\u0e04\u0e37\u0e2d\u0e43\u0e04\u0e23\u0e41\u0e25\u0e30\u0e43\u0e04\u0e23\u0e40\u0e1b\u0e47\u0e19\u0e1c\u0e39\u0e49\u0e41\u0e15\u0e48\u0e07\u0e15\u0e31\u0e49\u0e07<\/h3>\n<div class=\"rank-math-answer\">\n\n<p>\u0e1c\u0e39\u0e49\u0e08\u0e31\u0e14\u0e01\u0e32\u0e23\u0e40\u0e1b\u0e47\u0e19\u0e1c\u0e39\u0e49\u0e41\u0e17\u0e19\u0e42\u0e14\u0e22\u0e0a\u0e2d\u0e1a\u0e14\u0e49\u0e27\u0e22\u0e01\u0e0e\u0e2b\u0e21\u0e32\u0e22\u0e02\u0e2d\u0e07\u0e19\u0e34\u0e15\u0e34\u0e1a\u0e38\u0e04\u0e04\u0e25\u0e2d\u0e32\u0e04\u0e32\u0e23\u0e0a\u0e38\u0e14 \u0e0b\u0e36\u0e48\u0e07\u0e2d\u0e32\u0e08\u0e40\u0e1b\u0e47\u0e19\u0e1a\u0e38\u0e04\u0e04\u0e25\u0e18\u0e23\u0e23\u0e21\u0e14\u0e32\u0e2b\u0e23\u0e37\u0e2d\u0e19\u0e34\u0e15\u0e34\u0e1a\u0e38\u0e04\u0e04\u0e25\u0e01\u0e47\u0e44\u0e14\u0e49 \u0e42\u0e14\u0e22\u0e44\u0e14\u0e49\u0e23\u0e31\u0e1a\u0e01\u0e32\u0e23\u0e41\u0e15\u0e48\u0e07\u0e15\u0e31\u0e49\u0e07\u0e15\u0e32\u0e21\u0e21\u0e15\u0e34\u0e17\u0e35\u0e48\u0e1b\u0e23\u0e30\u0e0a\u0e38\u0e21\u0e43\u0e2b\u0e0d\u0e48\u0e40\u0e08\u0e49\u0e32\u0e02\u0e2d\u0e07\u0e23\u0e48\u0e27\u0e21\u0e41\u0e25\u0e30\u0e44\u0e14\u0e49\u0e23\u0e31\u0e1a\u0e01\u0e32\u0e23\u0e08\u0e14\u0e17\u0e30\u0e40\u0e1a\u0e35\u0e22\u0e19\u0e15\u0e48\u0e2d\u0e2a\u0e33\u0e19\u0e31\u0e01\u0e07\u0e32\u0e19\u0e17\u0e35\u0e48\u0e14\u0e34\u0e19 \u0e1c\u0e39\u0e49\u0e08\u0e31\u0e14\u0e01\u0e32\u0e23\u0e40\u0e1b\u0e47\u0e19\u0e1c\u0e39\u0e49\u0e25\u0e07\u0e19\u0e32\u0e21\u0e43\u0e19\u0e2a\u0e31\u0e0d\u0e0d\u0e32 \u0e2d\u0e2d\u0e01\u0e43\u0e1a\u0e23\u0e31\u0e1a\u0e23\u0e2d\u0e07 \u0e41\u0e25\u0e30\u0e1a\u0e23\u0e34\u0e2b\u0e32\u0e23\u0e08\u0e31\u0e14\u0e01\u0e32\u0e23\u0e2d\u0e32\u0e04\u0e32\u0e23\u0e20\u0e32\u0e22\u0e43\u0e15\u0e49\u0e01\u0e32\u0e23\u0e01\u0e33\u0e01\u0e31\u0e1a\u0e14\u0e39\u0e41\u0e25\u0e02\u0e2d\u0e07\u0e04\u0e13\u0e30\u0e01\u0e23\u0e23\u0e21\u0e01\u0e32\u0e23\u0e17\u0e35\u0e48\u0e44\u0e14\u0e49\u0e23\u0e31\u0e1a\u0e40\u0e25\u0e37\u0e2d\u0e01 .<\/p>\n\n<\/div>\n<\/div>\n<div id=\"faq-question-3\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question\">\u0e19\u0e34\u0e15\u0e34\u0e1a\u0e38\u0e04\u0e04\u0e25\u0e2a\u0e32\u0e21\u0e32\u0e23\u0e16\u0e1b\u0e0f\u0e34\u0e40\u0e2a\u0e18\u0e01\u0e32\u0e23\u0e2d\u0e2d\u0e01\u0e2b\u0e19\u0e31\u0e07\u0e2a\u0e37\u0e2d\u0e23\u0e31\u0e1a\u0e23\u0e2d\u0e07\u0e27\u0e48\u0e32\u0e44\u0e21\u0e48\u0e21\u0e35\u0e2b\u0e19\u0e35\u0e49\u0e04\u0e49\u0e32\u0e07\u0e0a\u0e33\u0e23\u0e30\u0e44\u0e14\u0e49\u0e2b\u0e23\u0e37\u0e2d\u0e44\u0e21\u0e48<\/h3>\n<div class=\"rank-math-answer\">\n\n<p>\u0e40\u0e09\u0e1e\u0e32\u0e30\u0e43\u0e19\u0e02\u0e13\u0e30\u0e17\u0e35\u0e48\u0e04\u0e48\u0e32\u0e43\u0e0a\u0e49\u0e08\u0e48\u0e32\u0e22\u0e2a\u0e48\u0e27\u0e19\u0e01\u0e25\u0e32\u0e07\u0e02\u0e2d\u0e07\u0e2b\u0e49\u0e2d\u0e07\u0e0a\u0e38\u0e14\u0e04\u0e49\u0e32\u0e07\u0e0a\u0e33\u0e23\u0e30\u0e2d\u0e22\u0e39\u0e48\u0e40\u0e17\u0e48\u0e32\u0e19\u0e31\u0e49\u0e19 \u0e40\u0e21\u0e37\u0e48\u0e2d\u0e40\u0e04\u0e25\u0e35\u0e22\u0e23\u0e4c\u0e22\u0e2d\u0e14\u0e04\u0e49\u0e32\u0e07\u0e0a\u0e33\u0e23\u0e30\u0e40\u0e23\u0e35\u0e22\u0e1a\u0e23\u0e49\u0e2d\u0e22\u0e41\u0e25\u0e49\u0e27 \u0e1c\u0e39\u0e49\u0e08\u0e31\u0e14\u0e01\u0e32\u0e23\u0e15\u0e49\u0e2d\u0e07\u0e2d\u0e2d\u0e01\u0e2b\u0e19\u0e31\u0e07\u0e2a\u0e37\u0e2d\u0e23\u0e31\u0e1a\u0e23\u0e2d\u0e07\u0e20\u0e32\u0e22\u0e43\u0e19 15 \u0e27\u0e31\u0e19 \u0e40\u0e19\u0e37\u0e48\u0e2d\u0e07\u0e08\u0e32\u0e01\u0e2a\u0e33\u0e19\u0e31\u0e01\u0e07\u0e32\u0e19\u0e17\u0e35\u0e48\u0e14\u0e34\u0e19\u0e08\u0e30\u0e44\u0e21\u0e48\u0e23\u0e31\u0e1a\u0e08\u0e14\u0e17\u0e30\u0e40\u0e1a\u0e35\u0e22\u0e19\u0e01\u0e32\u0e23\u0e42\u0e2d\u0e19\u0e01\u0e23\u0e23\u0e21\u0e2a\u0e34\u0e17\u0e18\u0e34\u0e4c\u0e2b\u0e32\u0e01\u0e44\u0e21\u0e48\u0e21\u0e35\u0e2b\u0e19\u0e31\u0e07\u0e2a\u0e37\u0e2d\u0e09\u0e1a\u0e31\u0e1a\u0e19\u0e35\u0e49 \u0e04\u0e48\u0e32\u0e43\u0e0a\u0e49\u0e08\u0e48\u0e32\u0e22\u0e17\u0e35\u0e48\u0e04\u0e49\u0e32\u0e07\u0e0a\u0e33\u0e23\u0e30\u0e08\u0e36\u0e07\u0e01\u0e25\u0e32\u0e22\u0e40\u0e1b\u0e47\u0e19\u0e2d\u0e38\u0e1b\u0e2a\u0e23\u0e23\u0e04\u0e17\u0e35\u0e48\u0e02\u0e31\u0e14\u0e02\u0e27\u0e32\u0e07\u0e01\u0e32\u0e23\u0e42\u0e2d\u0e19\u0e2b\u0e49\u0e2d\u0e07\u0e0a\u0e38\u0e14\u0e44\u0e14\u0e49\u0e2d\u0e22\u0e48\u0e32\u0e07\u0e21\u0e35\u0e1b\u0e23\u0e30\u0e2a\u0e34\u0e17\u0e18\u0e34\u0e20\u0e32\u0e1e.<\/p>\n\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n\n<p class=\"wp-block-paragraph\"><p>\u0e14\u0e39\u0e40\u0e1e\u0e34\u0e48\u0e21\u0e40\u0e15\u0e34\u0e21: <a href=\"https:\/\/www.thailawonline.com\/th\/glossary\/common-area-fees\/\">\u0e04\u0e48\u0e32\u0e2a\u0e48\u0e27\u0e19\u0e01\u0e25\u0e32\u0e07\u0e41\u0e25\u0e30\u0e01\u0e2d\u0e07\u0e17\u0e38\u0e19\u0e2a\u0e48\u0e27\u0e19\u0e01\u0e25\u0e32\u0e07<\/a>, <a href=\"https:\/\/www.thailawonline.com\/th\/glossary\/condominium-act\/\">\u0e1e\u0e23\u0e30\u0e23\u0e32\u0e0a\u0e1a\u0e31\u0e0d\u0e0d\u0e31\u0e15\u0e34\u0e2d\u0e32\u0e04\u0e32\u0e23\u0e0a\u0e38\u0e14 \u0e1e.\u0e28. 2522<\/a>, <a href=\"https:\/\/www.thailawonline.com\/th\/glossary\/foreign-quota\/\">\u0e42\u0e04\u0e27\u0e15\u0e49\u0e32\u0e0a\u0e32\u0e27\u0e15\u0e48\u0e32\u0e07\u0e0a\u0e32\u0e15\u0e34 (49%)<\/a>, <a href=\"https:\/\/www.thailawonline.com\/th\/glossary\/juristic-person\/\">\u0e19\u0e34\u0e15\u0e34\u0e1a\u0e38\u0e04\u0e04\u0e25<\/a> \u0e41\u0e25\u0e30 <a href=\"https:\/\/www.thailawonline.com\/th\/buying-a-condominium-in-thailand\/\">\u0e01\u0e32\u0e23\u0e0b\u0e37\u0e49\u0e2d\u0e04\u0e2d\u0e19\u0e42\u0e14\u0e43\u0e19\u0e1b\u0e23\u0e30\u0e40\u0e17\u0e28\u0e44\u0e17\u0e22<\/a>.<\/p><\/p>","protected":false},"excerpt":{"rendered":"<p>A condominium juristic person (\u0e19\u0e34\u0e15\u0e34\u0e1a\u0e38\u0e04\u0e04\u0e25\u0e2d\u0e32\u0e04\u0e32\u0e23\u0e0a\u0e38\u0e14, nitibukkhon akhan chut, abbreviated CJP and often just called the juristic office) is the legal [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":0,"parent":214,"menu_order":0,"comment_status":"closed","ping_status":"closed","template":"","meta":{"pmpro_default_level":"","site-sidebar-layout":"default","site-content-layout":"","ast-site-content-layout":"default","site-content-style":"default","site-sidebar-style":"default","ast-global-header-display":"","ast-banner-title-visibility":"","ast-main-header-display":"","ast-hfb-above-header-display":"","ast-hfb-below-header-display":"","ast-hfb-mobile-header-display":"","site-post-title":"","ast-breadcrumbs-content":"","ast-featured-img":"","footer-sml-layout":"","ast-disable-related-posts":"","theme-transparent-header-meta":"","adv-header-id-meta":"","stick-header-meta":"","header-above-stick-meta":"","header-main-stick-meta":"","header-below-stick-meta":"","astra-migrate-meta-layouts":"default","ast-page-background-enabled":"default","ast-page-background-meta":{"desktop":{"background-color":"var(--ast-global-color-5)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"tablet":{"background-color":"","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"mobile":{"background-color":"","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""}},"ast-content-background-meta":{"desktop":{"background-color":"var(--ast-global-color-4)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"tablet":{"background-color":"var(--ast-global-color-4)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"mobile":{"background-color":"var(--ast-global-color-4)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""}},"footnotes":"","rank_math_focus_keyword":"condominium juristic person","rank_math_title":"Condominium Juristic Person (CJP) Thailand | ThaiLawOnline","rank_math_description":"Condominium juristic person (CJP): the legal body of co-owners that runs a Thai condo, and its manager. What it does, what it charges, how owners control it.","rank_math_breadcrumb_title":"","rank_math_canonical_url":""},"class_list":["post-6508","page","type-page","status-publish","hentry","pmpro-has-access"],"_links":{"self":[{"href":"https:\/\/www.thailawonline.com\/th\/wp-json\/wp\/v2\/pages\/6508","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.thailawonline.com\/th\/wp-json\/wp\/v2\/pages"}],"about":[{"href":"https:\/\/www.thailawonline.com\/th\/wp-json\/wp\/v2\/types\/page"}],"author":[{"embeddable":true,"href":"https:\/\/www.thailawonline.com\/th\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/www.thailawonline.com\/th\/wp-json\/wp\/v2\/comments?post=6508"}],"version-history":[{"count":3,"href":"https:\/\/www.thailawonline.com\/th\/wp-json\/wp\/v2\/pages\/6508\/revisions"}],"predecessor-version":[{"id":8492,"href":"https:\/\/www.thailawonline.com\/th\/wp-json\/wp\/v2\/pages\/6508\/revisions\/8492"}],"up":[{"embeddable":true,"href":"https:\/\/www.thailawonline.com\/th\/wp-json\/wp\/v2\/pages\/214"}],"wp:attachment":[{"href":"https:\/\/www.thailawonline.com\/th\/wp-json\/wp\/v2\/media?parent=6508"}],"curies":[{"name":"\u0e14\u0e31\u0e1a\u0e40\u0e1a\u0e34\u0e25\u0e22\u0e39\u0e1e\u0e35","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}