{"id":1724,"date":"2024-08-23T22:05:25","date_gmt":"2024-08-23T15:05:25","guid":{"rendered":"https:\/\/www.thailawonline.com\/por-bor-tor-5-in-thailand\/"},"modified":"2026-09-29T16:30:49","modified_gmt":"2026-09-29T09:30:49","slug":"por-bor-tor-5-in-thailand","status":"publish","type":"post","link":"https:\/\/www.thailawonline.com\/th\/por-bor-tor-5-in-thailand\/","title":{"rendered":"\u0e20\u0e1a\u0e17.5 \u0e43\u0e19\u0e1b\u0e23\u0e30\u0e40\u0e17\u0e28\u0e44\u0e17\u0e22 (\u0e1b\u0e1a\u0e17.5 \u0e2b\u0e23\u0e37\u0e2d \u0e20.\u0e1a.\u0e17.5)"},"content":{"rendered":"

\u0e1b\u0e2d\u0e23\u0e4c \u0e1a\u0e2d\u0e23\u0e4c \u0e15\u0e2d\u0e23\u0e4c 5<\/a> (\u0e20.\u0e1a.\u0e17.5) is the form on which land was declared for the local maintenance tax under the Local Maintenance Tax Act B.E. 2508. The Land and Building Tax Act B.E. 2562 repealed that Act (section 3(6)) and has governed the tax on land since 1 January 2020 (section 2), so no new PBT 5 receipts are issued. Old receipts remain the usual paperwork for untitled land held by possession. Land owned by the State for official use is a different category, \u0e17\u0e35\u0e48\u0e14\u0e34\u0e19\u0e23\u0e31\u0e0a\u0e1e\u0e31\u0e17\u0e2a\u0e14\u0e39<\/a>.<\/p>\n\n\n\n

Not every document at the \u0e2a\u0e33\u0e19\u0e31\u0e01\u0e07\u0e32\u0e19\u0e17\u0e35\u0e48\u0e14\u0e34\u0e19<\/a> is a title: see our guide to \u0e2d\u0e2a\u0e31\u0e07\u0e2b\u0e32\u0e23\u0e34\u0e21\u0e17\u0e23\u0e31\u0e1e\u0e22\u0e4c\u0e43\u0e19\u0e1b\u0e23\u0e30\u0e40\u0e17\u0e28\u0e44\u0e17\u0e22<\/a>.<\/p>\n\n\n\n

The titles called \u201cPor Bor Tor 5 in Thailand\u201d is overseen by the Subdistrict Administrative Organization (SAO) in Thailand. It is not under the Department of Lands or \u201cLand Department\u201d Office. The documents related Por Bor Tor are some kind of tax receipts showing the taxpayers name, . A Por Bor Tor 5 in Thailand is essentially a right of possession. The real owner is the government but the people can use this land for farm purposes.<\/p>\n\n\n\n

\u0e42\u0e1b\u0e23\u0e14\u0e17\u0e23\u0e32\u0e1a\u0e27\u0e48\u0e32\u0e01\u0e32\u0e23\u0e04\u0e49\u0e19\u0e2b\u0e32\u0e02\u0e49\u0e2d\u0e21\u0e39\u0e25\u0e40\u0e01\u0e35\u0e48\u0e22\u0e27\u0e01\u0e31\u0e1a\u0e17\u0e35\u0e48\u0e14\u0e34\u0e19\u0e41\u0e1b\u0e25\u0e07 Por Bor Tor 5 \u0e2d\u0e32\u0e08\u0e21\u0e35\u0e04\u0e27\u0e32\u0e21\u0e0b\u0e31\u0e1a\u0e0b\u0e49\u0e2d\u0e19 \u0e40\u0e19\u0e37\u0e48\u0e2d\u0e07\u0e08\u0e32\u0e01\u0e43\u0e19\u0e22\u0e38\u0e04\u0e19\u0e31\u0e49\u0e19\u0e22\u0e31\u0e07\u0e44\u0e21\u0e48\u0e21\u0e35\u0e23\u0e30\u0e1a\u0e1a\u0e04\u0e2d\u0e21\u0e1e\u0e34\u0e27\u0e40\u0e15\u0e2d\u0e23\u0e4c \u0e01\u0e32\u0e23\u0e04\u0e49\u0e19\u0e2b\u0e32\u0e40\u0e08\u0e49\u0e32\u0e02\u0e2d\u0e07\u0e17\u0e35\u0e48\u0e14\u0e34\u0e19\u0e2d\u0e32\u0e08\u0e15\u0e49\u0e2d\u0e07\u0e43\u0e0a\u0e49\u0e40\u0e27\u0e25\u0e32\u0e17\u0e31\u0e49\u0e07\u0e27\u0e31\u0e19\u0e43\u0e19\u0e01\u0e32\u0e23\u0e04\u0e49\u0e19\u0e2b\u0e32\u0e02\u0e49\u0e2d\u0e21\u0e39\u0e25\u0e43\u0e19\u0e2a\u0e21\u0e38\u0e14\u0e17\u0e35\u0e48\u0e2a\u0e33\u0e19\u0e31\u0e01\u0e07\u0e32\u0e19 SAO \u0e40\u0e1e\u0e37\u0e48\u0e2d\u0e2b\u0e32\u0e02\u0e49\u0e2d\u0e21\u0e39\u0e25\u0e40\u0e01\u0e35\u0e48\u0e22\u0e27\u0e01\u0e31\u0e1a\u0e17\u0e35\u0e48\u0e14\u0e34\u0e19\u0e41\u0e1b\u0e25\u0e07\u0e19\u0e31\u0e49\u0e19\u0e46<\/p>\n\n\n\n

\n
\"\u0e1b\u0e2d<\/figure>\n<\/div>\n\n\n\n

\u0e01\u0e32\u0e23\u0e08\u0e31\u0e14\u0e01\u0e32\u0e23\u0e02\u0e49\u0e2d\u0e15\u0e01\u0e25\u0e07\u0e41\u0e25\u0e30\u0e20\u0e32\u0e23\u0e30\u0e1c\u0e39\u0e01\u0e1e\u0e31\u0e19\u0e14\u0e49\u0e32\u0e19\u0e20\u0e32\u0e29\u0e35<\/h3>\n\n\n\n

Contracts related to Por Bor Tor 5 in Thailand are often informal and might be endorsed by the \u0e1c\u0e39\u0e49\u0e43\u0e2b\u0e0d\u0e48\u0e1a\u0e49\u0e32\u0e19<\/a> (known as Poo Yan Baan) for some semblance of authority. They are often some \u201ctemplates\u201d from the land department, sometimes without proper witnesses, or without dates, clear indications of the land and what should protect a buyer or seller.<\/p>\n\n\n\n

Until 2020 the local maintenance tax was paid every year, and the receipts were issued by the SAO or \u0e2d\u0e31\u0e21\u0e1e\u0e39\u0e23\u0e4c<\/a>. These records are meticulously maintained in books. Confirming ownership entails a thorough manual investigation. The value of the land is normally much lower than a \u201cchanotte\u201d title deed.<\/p>\n\n\n\n

\u0e41\u0e01\u0e30\u0e01\u0e25\u0e48\u0e2d\u0e07 Por Bor Tor 5 \u0e43\u0e19\u0e1b\u0e23\u0e30\u0e40\u0e17\u0e28\u0e44\u0e17\u0e22 (PBT 5)<\/h3>\n\n\n\n

Por Bor Tor 5 in Thailand (PBT 5) also referred to as \u201d maintenance tax\u201d or colloquially as the \u201cgrass tax \u201d was the tax the PBT 5 recorded. The receipt showed that the occupier had paid that tax to the local authority, usually the SAO, which kept the records and issued the receipt. It never proved ownership.<\/p>\n\n\n\n

\u0e04\u0e27\u0e32\u0e21\u0e41\u0e15\u0e01\u0e15\u0e48\u0e32\u0e07\u0e23\u0e30\u0e2b\u0e27\u0e48\u0e32\u0e07 PBT 5 \u0e41\u0e25\u0e30\u0e40\u0e2d\u0e01\u0e2a\u0e32\u0e23\u0e2a\u0e34\u0e17\u0e18\u0e34\u0e4c\u0e17\u0e35\u0e48\u0e14\u0e34\u0e19<\/h4>\n\n\n\n

It\u2019s important to note that Por Bor Tor 5 in Thailand \u0e40\u0e1b\u0e47\u0e19 \u0e44\u0e21\u0e48\u0e43\u0e0a\u0e48\u0e40\u0e2d\u0e01\u0e2a\u0e32\u0e23\u0e41\u0e2a\u0e14\u0e07\u0e01\u0e23\u0e23\u0e21\u0e2a\u0e34\u0e17\u0e18\u0e34\u0e4c\u0e17\u0e35\u0e48\u0e14\u0e34\u0e19<\/strong> \u0e41\u0e25\u0e30\u0e44\u0e21\u0e48\u0e44\u0e14\u0e49\u0e2d\u0e2d\u0e01\u0e42\u0e14\u0e22\u0e01\u0e23\u0e21\u0e17\u0e35\u0e48\u0e14\u0e34\u0e19<\/a> The SAO lacks the jurisdiction to confirm land ownership. Nor can a PBT 5 holder apply for a \u0e0b\u0e2d\u0e23\u0e4c \u0e01\u0e2d\u0e23\u0e4c 1<\/a>: that form was a notification of possession filed with the district office in 1955, when the Land Code came into force, and none are issued today. It is not an \u201cownership\u201d but rather a right to \u201cpossess\u201d the land. The government is the ultimate owner of this property.<\/p>\n\n\n\n

\u0e1b\u0e31\u0e08\u0e08\u0e31\u0e22\u0e2a\u0e33\u0e04\u0e31\u0e0d\u0e43\u0e19\u0e01\u0e32\u0e23\u0e17\u0e33\u0e18\u0e38\u0e23\u0e01\u0e23\u0e23\u0e21\u0e17\u0e35\u0e48\u0e14\u0e34\u0e19<\/strong>To prevent \u0e01\u0e32\u0e23\u0e09\u0e49\u0e2d\u0e42\u0e01\u0e07<\/a> in land transactions it\u2019s crucial to verify ownership of these \u201cpossessory rights\u201d through either the village headman (Poo Yai Baan) or the local authority (SAO). The origin of PBT 5 dates back decades when there was farmland available for the growing population. This situation led individuals to occupy land or clear forests for agriculture. By paying the maintenance tax they could acquire a PBT 5 certification as proof of land occupation.<\/p>\n\n\n\n

\u0e04\u0e38\u0e13\u0e2a\u0e21\u0e1a\u0e31\u0e15\u0e34\u0e02\u0e2d\u0e07\u0e1b\u0e2d \u0e1a \u0e15. 5 \u0e43\u0e19\u0e1b\u0e23\u0e30\u0e40\u0e17\u0e28\u0e44\u0e17\u0e22<\/h2>\n\n\n\n

\u0e25\u0e31\u0e01\u0e29\u0e13\u0e30\u0e40\u0e14\u0e48\u0e19\u0e2d\u0e22\u0e48\u0e32\u0e07\u0e2b\u0e19\u0e36\u0e48\u0e07\u0e02\u0e2d\u0e07\u0e17\u0e35\u0e48\u0e14\u0e34\u0e19\u0e17\u0e35\u0e48\u0e01\u0e33\u0e2b\u0e19\u0e14\u0e40\u0e1b\u0e47\u0e19 PBT 5 \u0e04\u0e37\u0e2d \u0e17\u0e35\u0e48\u0e14\u0e34\u0e19\u0e19\u0e31\u0e49\u0e19\u0e44\u0e21\u0e48\u0e21\u0e35\u0e42\u0e09\u0e19\u0e14\u0e17\u0e35\u0e48\u0e14\u0e34\u0e19\u0e08\u0e32\u0e01\u0e01\u0e23\u0e21\u0e17\u0e35\u0e48\u0e14\u0e34\u0e19\u0e17\u0e35\u0e48\u0e22\u0e37\u0e19\u0e22\u0e31\u0e19\u0e01\u0e32\u0e23\u0e04\u0e23\u0e2d\u0e1a\u0e04\u0e23\u0e2d\u0e07\u0e2b\u0e23\u0e37\u0e2d\u0e01\u0e23\u0e23\u0e21\u0e2a\u0e34\u0e17\u0e18\u0e34\u0e4cPBT 5 land can be sold. Unlike transactions involving titled land this process only transfers the right to use the land, not ownership. The government maintains ownership.<\/p>\n\n\n\n

In law, possession of untitled land passes when the seller hands the land over to the buyer (Civil and Commercial Code section 1378); no registration is needed (Supreme Court Decision 7740\/2555). Under the old tax, the buyer then had the taxpayer’s name changed at the SAO, which is administrative evidence of the handover, not a title.<\/p>\n\n\n\n

\u0e04\u0e27\u0e32\u0e21\u0e40\u0e2a\u0e35\u0e48\u0e22\u0e07\u0e17\u0e35\u0e48\u0e40\u0e01\u0e35\u0e48\u0e22\u0e27\u0e02\u0e49\u0e2d\u0e07\u0e01\u0e31\u0e1a\u0e01\u0e32\u0e23\u0e0b\u0e37\u0e49\u0e2d\u0e17\u0e35\u0e48\u0e14\u0e34\u0e19 PBT 5<\/h3>\n\n\n\n

As PBT 5 land lacks certification from the Department of Lands there are risks involved. The land could already be occupied by another party, or classified as public land, reserved forest, mangrove forest, national park or military zone. The holder of a PBT 5 document has no authority to challenge any government reclamation of that land. These risks need to be acknowledged.<\/p>\n\n\n\n

\u0e2d\u0e22\u0e48\u0e32\u0e07\u0e44\u0e23\u0e01\u0e47\u0e15\u0e32\u0e21 \u0e01\u0e32\u0e23\u0e1b\u0e23\u0e36\u0e01\u0e29\u0e32\u0e01\u0e31\u0e1a\u0e01\u0e23\u0e21\u0e1b\u0e48\u0e32\u0e44\u0e21\u0e49\u0e41\u0e25\u0e30\u0e2b\u0e19\u0e48\u0e27\u0e22\u0e07\u0e32\u0e19\u0e17\u0e2b\u0e32\u0e23\u0e2a\u0e32\u0e21\u0e32\u0e23\u0e16\u0e0a\u0e48\u0e27\u0e22\u0e23\u0e30\u0e1a\u0e38\u0e44\u0e14\u0e49\u0e27\u0e48\u0e32\u0e17\u0e35\u0e48\u0e14\u0e34\u0e19\u0e19\u0e31\u0e49\u0e19\u0e08\u0e31\u0e14\u0e2d\u0e22\u0e39\u0e48\u0e43\u0e19\u0e1b\u0e23\u0e30\u0e40\u0e20\u0e17\u0e1b\u0e48\u0e32\u0e2b\u0e23\u0e37\u0e2d\u0e40\u0e02\u0e15\u0e17\u0e2b\u0e32\u0e23 \u0e01\u0e32\u0e23\u0e15\u0e23\u0e27\u0e08\u0e2a\u0e2d\u0e1a\u0e01\u0e31\u0e1a\u0e01\u0e23\u0e21\u0e17\u0e35\u0e48\u0e14\u0e34\u0e19\u0e2a\u0e32\u0e21\u0e32\u0e23\u0e16\u0e23\u0e30\u0e1a\u0e38\u0e44\u0e14\u0e49\u0e27\u0e48\u0e32\u0e21\u0e35\u0e1a\u0e38\u0e04\u0e04\u0e25\u0e2d\u0e37\u0e48\u0e19\u0e16\u0e37\u0e2d\u0e04\u0e23\u0e2d\u0e07\u0e01\u0e23\u0e23\u0e21\u0e2a\u0e34\u0e17\u0e18\u0e34\u0e4c\u0e43\u0e19\u0e17\u0e35\u0e48\u0e14\u0e34\u0e19\u0e19\u0e31\u0e49\u0e19\u0e2b\u0e23\u0e37\u0e2d\u0e44\u0e21\u0e48 \u0e23\u0e32\u0e22\u0e25\u0e30\u0e40\u0e2d\u0e35\u0e22\u0e14\u0e2a\u0e33\u0e04\u0e31\u0e0d\u0e17\u0e35\u0e48\u0e08\u0e33\u0e40\u0e1b\u0e47\u0e19\u0e2a\u0e33\u0e2b\u0e23\u0e31\u0e1a\u0e01\u0e32\u0e23\u0e15\u0e23\u0e27\u0e08\u0e2a\u0e2d\u0e1a \u0e44\u0e14\u0e49\u0e41\u0e01\u0e48 \u0e1e\u0e34\u0e01\u0e31\u0e14\u0e41\u0e1c\u0e19\u0e17\u0e35\u0e48\u0e41\u0e25\u0e30\u0e2b\u0e21\u0e32\u0e22\u0e40\u0e25\u0e02\u0e2a\u0e33\u0e23\u0e27\u0e08\u0e17\u0e35\u0e48\u0e23\u0e30\u0e1a\u0e38\u0e44\u0e27\u0e49\u0e43\u0e19\u0e40\u0e2d\u0e01\u0e2a\u0e32\u0e23 PBT 5<\/p>\n\n\n\n

\u0e04\u0e27\u0e32\u0e21\u0e04\u0e25\u0e32\u0e14\u0e40\u0e04\u0e25\u0e37\u0e48\u0e2d\u0e19\u0e43\u0e19\u0e02\u0e19\u0e32\u0e14\u0e17\u0e35\u0e48\u0e14\u0e34\u0e19 PBT 5<\/strong><\/h3>\n\n\n\n

There is a possibility that the size of the purchased PBT 5 land may not match the information provided in the document. The declared area in Por Bor Tor 5 in Thailand is based on the occupants approximation not on surveying according to the Department of Lands mapping guidelines. If a survey is conducted later for the issuance of a land title document it could reveal a smaller area than the one stated in the PBT 5.<\/p>\n\n\n\n

\u0e2a\u0e32\u0e21\u0e32\u0e23\u0e16\u0e41\u0e1b\u0e25\u0e07\u0e17\u0e35\u0e48\u0e14\u0e34\u0e19\u0e15\u0e32\u0e21\u0e41\u0e1a\u0e1a PBT 5 \u0e43\u0e2b\u0e49\u0e40\u0e1b\u0e47\u0e19\u0e42\u0e09\u0e19\u0e14\u0e17\u0e35\u0e48\u0e14\u0e34\u0e19\u0e44\u0e14\u0e49\u0e2b\u0e23\u0e37\u0e2d\u0e44\u0e21\u0e48?<\/strong>PBT 5 landowners can apply for title deeds when instructed by the government to convert their documents. The PBT 5 documentation will be used as supporting evidence for obtaining title deeds as long as the land is not within forest areas, military zones or land already titled to someone else.<\/p>\n\n\n\n

Buyers have the option to ask sellers to initiate the process of obtaining land title deeds under the \u0e01\u0e0e\u0e2b\u0e21\u0e32\u0e22\u0e17\u0e35\u0e48\u0e14\u0e34\u0e19<\/a> Act to confirm whether title deeds can indeed be granted when required by authorities. This verification can be done at the Land Office overseeing the location of the land.<\/p>\n\n\n\n

\u0e01\u0e48\u0e2d\u0e2a\u0e23\u0e49\u0e32\u0e07\u0e1a\u0e19\u0e17\u0e35\u0e48\u0e14\u0e34\u0e19 PBT 5<\/h4>\n\n\n\n

\u0e1c\u0e39\u0e49\u0e1e\u0e31\u0e01\u0e2d\u0e32\u0e28\u0e31\u0e22\u0e2a\u0e32\u0e21\u0e32\u0e23\u0e16\u0e01\u0e48\u0e2d\u0e2a\u0e23\u0e49\u0e32\u0e07\u0e2d\u0e32\u0e04\u0e32\u0e23\u0e1e\u0e32\u0e13\u0e34\u0e0a\u0e22\u0e4c\u0e1a\u0e19\u0e17\u0e35\u0e48\u0e14\u0e34\u0e19\u0e1b.\u0e1a.\u0e15. 5 \u0e43\u0e19\u0e1b\u0e23\u0e30\u0e40\u0e17\u0e28\u0e44\u0e17\u0e22\u0e44\u0e14\u0e49 \u0e2b\u0e25\u0e31\u0e07\u0e08\u0e32\u0e01\u0e44\u0e14\u0e49\u0e23\u0e31\u0e1a\u0e43\u0e1a\u0e2d\u0e19\u0e38\u0e0d\u0e32\u0e15\u0e01\u0e48\u0e2d\u0e2a\u0e23\u0e49\u0e32\u0e07\u0e08\u0e32\u0e01\u0e2d\u0e07\u0e04\u0e4c\u0e01\u0e32\u0e23\u0e1a\u0e23\u0e34\u0e2b\u0e32\u0e23\u0e2a\u0e48\u0e27\u0e19\u0e15\u0e33\u0e1a\u0e25 (SAO) \u0e41\u0e25\u0e49\u0e27\u0e40\u0e21\u0e37\u0e48\u0e2d\u0e44\u0e14\u0e49\u0e23\u0e31\u0e1a\u0e2d\u0e19\u0e38\u0e21\u0e31\u0e15\u0e34\u0e43\u0e1a\u0e2d\u0e19\u0e38\u0e0d\u0e32\u0e15\u0e01\u0e48\u0e2d\u0e2a\u0e23\u0e49\u0e32\u0e07\u0e08\u0e32\u0e01 SAO \u0e41\u0e25\u0e49\u0e27 \u0e1e\u0e27\u0e01\u0e40\u0e02\u0e32\u0e2a\u0e32\u0e21\u0e32\u0e23\u0e16\u0e02\u0e2d\u0e2b\u0e21\u0e32\u0e22\u0e40\u0e25\u0e02\u0e1a\u0e49\u0e32\u0e19\u0e08\u0e32\u0e01\u0e1c\u0e39\u0e49\u0e43\u0e2b\u0e0d\u0e48\u0e1a\u0e49\u0e32\u0e19\u0e44\u0e14\u0e49 \u0e40\u0e21\u0e37\u0e48\u0e2d\u0e44\u0e14\u0e49\u0e23\u0e31\u0e1a\u0e2b\u0e21\u0e32\u0e22\u0e40\u0e25\u0e02\u0e1a\u0e49\u0e32\u0e19\u0e41\u0e25\u0e49\u0e27 \u0e1e\u0e27\u0e01\u0e40\u0e02\u0e32\u0e21\u0e35\u0e2a\u0e34\u0e17\u0e18\u0e34\u0e4c\u0e22\u0e37\u0e48\u0e19\u0e02\u0e2d\u0e08\u0e14\u0e17\u0e30\u0e40\u0e1a\u0e35\u0e22\u0e19\u0e1a\u0e49\u0e32\u0e19\u0e17\u0e35\u0e48\u0e2a\u0e33\u0e19\u0e31\u0e01\u0e07\u0e32\u0e19\u0e40\u0e02\u0e15 \u0e40\u0e21\u0e37\u0e48\u0e2d\u0e08\u0e14\u0e17\u0e30\u0e40\u0e1a\u0e35\u0e22\u0e19\u0e40\u0e23\u0e35\u0e22\u0e1a\u0e23\u0e49\u0e2d\u0e22\u0e41\u0e25\u0e49\u0e27 \u0e1e\u0e27\u0e01\u0e40\u0e02\u0e32\u0e2a\u0e32\u0e21\u0e32\u0e23\u0e16\u0e14\u0e33\u0e40\u0e19\u0e34\u0e19\u0e01\u0e32\u0e23\u0e22\u0e37\u0e48\u0e19\u0e02\u0e2d\u0e43\u0e0a\u0e49\u0e1a\u0e23\u0e34\u0e01\u0e32\u0e23\u0e44\u0e1f\u0e1f\u0e49\u0e32\u0e41\u0e25\u0e30\u0e42\u0e17\u0e23\u0e28\u0e31\u0e1e\u0e17\u0e4c\u0e44\u0e14\u0e49<\/p>\n\n\n\n

It is possible to \u0e08\u0e33\u0e19\u0e2d\u0e07<\/a> structures and buildings on PBT 5 land; however the mortgagor must also be the owner of these buildings\/structures as per mortgage laws. The owner of the property being mortgaged must include any improvements attached to the land. It is worth noting that banks typically do not accept mortgages on PBT 5 land and such land cannot be foreclosed and sold at auction like land with a \u0e42\u0e09\u0e19\u0e14<\/a> title.<\/p>\n\n\n\n