Section 353 — Occupants who refuse to leave
Statutory text (Thai original)
ในกรณีตามมาตรา ๓๕๑
(๒) ให้เจ้าพนักงานบังคับคดีปฏิบัติดังต่อไปนี้
(๑) รายงานต่อศาลเพื่อมีคำสั่งจับกุมและกักขังลูกหนี้ตามคำพิพากษาหรือบริวาร และให้ศาลมีอำนาจสั่งจับกุมและกักขังได้ทันที ในกรณีเช่นว่านี้ ให้นำบทบัญญัติมาตรา ๓๖๓ มาใช้บังคับโดยอนุโลม
(๒) ปิดประกาศให้บุคคลที่อยู่อาศัยหรือครอบครองทรัพย์นั้นซึ่งอ้างว่ามิได้เป็นบริวารของลูกหนี้ตามคำพิพากษา ยื่นคำร้องต่อศาลภายในกำหนดเวลาสิบห้าวันนับแต่วันปิดประกาศแสดงว่าตนมีอำนาจพิเศษในการอยู่อาศัยหรือครอบครองทรัพย์นั้น
เมื่อมีการจับกุมลูกหนี้ตามคำพิพากษาหรือบริวารตาม
(๑) แล้ว หรือในกรณีที่บุคคลดังกล่าวหลบหนีไปจากทรัพย์นั้นแล้ว ให้เจ้าพนักงานบังคับคดีดำเนินการตามมาตรา ๓๕๒
English translation
In the case under Section 351(2), the executing officer shall proceed as follows:
(1) report to the court to order the arrest and detention of the judgment debtor or his dependents, and the court shall have power to order arrest and detention immediately. In such case, Section 363 shall apply mutatis mutandis;
(2) post a notice requiring any person residing in or possessing the property who claims not to be a dependent of the judgment debtor to file a motion with the court within fifteen days from the date the notice is posted, showing that he has a special power to reside in or possess that property.
When the judgment debtor or his dependents have been arrested under (1), or where such persons have fled from the property, the executing officer shall proceed under Section 352.
This English translation is provided for reference only and has not yet been firm-verified — always rely on the Thai original.
Firm annotation
This is the coercive branch of the eviction procedure, applied when occupants refuse to vacate under Section 351(2). It combines two tools: a court-ordered arrest and detention of the debtor or dependents, with Section 363 applied by analogy, and a fifteen-day public notice challenging anyone who claims to occupy by an independent right rather than as a dependent. A person who does not file, or who cannot prove a special right, is treated as a dependent under Section 354 and can be removed. Once occupants are arrested or flee, the case reverts to the ordinary handover in Section 352.
Why this matters in practice
The fifteen-day notice is the key checkpoint for third parties. If you genuinely occupy the property under your own right, for example a real tenant not connected to the losing party, you must file a motion within fifteen days of the posted notice and prove that special right, or you will be treated as a dependent and evicted. From the creditor's side, expect delay when people stay put, and be ready for the court to order arrest. Whether you are asserting a right to stay or clearing occupants, get advice quickly. See how to choose a lawyer in Thailand.
Supreme Court decisions interpreting this section
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Supreme Court Judgment No. 5357/2567 (2024)
A person who occupies the property only through a connection to the judgment debtor, such as a friend allowed in to run the debtor's shop, does not show the special power to occupy required by Section 353(2) and is therefore treated as a dependent subject to eviction.
The claimant argued he was not a dependent of the defendant and had a special power to occupy the disputed building under Section 353(2). The evidence showed he was the defendant's friend, let in to look after the defendant's food and drink shop, later buying equipment and taking the keys to run it. The court found this was occupation derived from the defendant, not an independent special right.
Curated decisions with case numbers verified against the Supreme Court database. English renderings are the firm's editorial translation for study.
Frequently asked questions
Can a court order arrest of someone who refuses to leave after eviction?
Yes. Under Section 353(1), the executing officer reports to the court, which may order the immediate arrest and detention of the judgment debtor or their dependents, with Section 363 applied by analogy.
I am a tenant, not the defendant. How do I avoid being evicted?
You must respond to the posted notice under Section 353(2) by filing a motion with the court within fifteen days, showing you have a special power to reside in or possess the property. Otherwise you are treated as a dependent and can be removed.