Section 334 — Evicting occupants after auction
Statutory text (Thai original)
เมื่อเจ้าพนักงานบังคับคดีโอนอสังหาริมทรัพย์ที่ขายให้แก่ผู้ซื้อ หากทรัพย์สินที่โอนนั้นมีลูกหนี้ตามคำพิพากษาหรือบริวารอยู่อาศัย และลูกหนี้ตามคำพิพากษาหรือบริวารไม่ยอมออกไปจากอสังหาริมทรัพย์นั้น ผู้ซื้อชอบที่จะยื่นคำขอฝ่ายเดียวต่อศาลที่อสังหาริมทรัพย์นั้นตั้งอยู่ในเขตศาลให้ออกหมายบังคับคดีเพื่อบังคับให้ลูกหนี้ตามคำพิพากษาหรือบริวารออกไปจากอสังหาริมทรัพย์นั้น โดยให้นำบทบัญญัติมาตรา ๒๗๑ มาตรา ๒๗๘ วรรคหนึ่ง มาตรา ๓๕๑ มาตรา ๓๕๒ มาตรา ๓๕๓ วรรคหนึ่ง
(๑) และวรรคสอง มาตรา ๓๕๔ มาตรา ๓๖๑ มาตรา ๓๖๒ มาตรา ๓๖๓ และมาตรา ๓๖๔ มาใช้บังคับโดยอนุโลม ทั้งนี้ ให้ถือว่าผู้ซื้อเป็นเจ้าหนี้ตามคำพิพากษา และลูกหนี้ตามคำพิพากษาหรือบริวารที่อยู่อาศัยในอสังหาริมทรัพย์นั้นเป็นลูกหนี้ตามคำพิพากษาตามบทบัญญัติดังกล่าว
English translation
When the execution officer transfers to the buyer the immovable property that has been sold, and the property so transferred is occupied by the judgment debtor or by his dependents, and the judgment debtor or dependents refuse to leave that immovable property, the buyer is entitled to file an ex parte application with the court in whose jurisdiction that immovable property is situated for the issue of a writ of execution to compel the judgment debtor or dependents to leave that immovable property. For this purpose, the provisions of Section 271, Section 278 paragraph one, Section 351, Section 352, Section 353 paragraph one (1) and paragraph two, Section 354, Section 361, Section 362, Section 363 and Section 364 shall apply mutatis mutandis. The buyer shall be regarded as a judgment creditor, and the judgment debtor or the dependents occupying that immovable property shall be regarded as judgment debtors under those provisions.
This English translation is provided for reference only and has not yet been firm-verified — always rely on the Thai original.
Firm annotation
Section 334 gives the auction buyer of immovable property a streamlined route to obtain possession within Part 8. Instead of commencing a new eviction action, the buyer applies ex parte to the court where the property lies for a writ of execution against the occupying judgment debtor or dependents, borrowing the enforcement machinery of Sections 271, 278, 351 to 354 and 361 to 364 by analogy. It expressly deems the buyer a judgment creditor and the occupants judgment debtors, so the ordinary execution and eviction provisions can operate. This special procedure was retained and renumbered in the 2017 restructuring of the execution rules, and the appellate finality of decisions in this area is affected by amendments to the appeal provisions.
Why this matters in practice
This is a major advantage for auction buyers: eviction of a stubborn former owner is handled as an execution matter, not a slow new trial. File the ex parte application at the court where the property is located. Because the procedure and appeal rights are technical, buyers facing occupied property should get advice from a lawyer experienced in Thai enforcement before applying.
Supreme Court decisions interpreting this section
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Supreme Court Judgment No. 4976/2561 (2018)
An auction buyer's ex parte application under Section 334 for a writ to evict the judgment debtor and dependents who refuse to leave is treated as a fresh action brought against them under this special procedure.
After the execution officer transferred the auctioned immovable property to the applicant buyer, the buyer applied ex parte for a writ to evict the defendant and dependents. The court held that this constitutes a fresh action against them under the special procedure of Section 334, filed after the 2015 amendment (Act No. 27), and addressed the finality of the Court of Appeal's decision under Section 244/1.
Curated decisions with case numbers verified against the Supreme Court database. English renderings are the firm's editorial translation for study.
Frequently asked questions
I bought property at auction but the former owner will not move out. What can I do?
Under Section 334 you may file an ex parte application with the court where the property is located for a writ of execution to evict the former debtor or dependents, without filing a new lawsuit.
Which court handles the eviction application?
The application is filed with the court in whose jurisdiction the immovable property is situated, and the buyer is treated as a judgment creditor for enforcement.