Section 355 — Demolition and removal of property
Statutory text (Thai original)
ในกรณีที่คำพิพากษาหรือคำสั่งของศาลกำหนดให้ลูกหนี้ตามคำพิพากษาต้องรื้อถอนสิ่งปลูกสร้าง ไม้ยืนต้น ไม้ล้มลุกหรือธัญชาติ หรือขนย้ายทรัพย์สิน ออกไปจากอสังหาริมทรัพย์ ที่อยู่อาศัย หรือทรัพย์ที่ครอบครอง ให้เจ้าพนักงานบังคับคดีมีอำนาจดำเนินการรื้อถอน และขนย้ายทรัพย์สินออกจากทรัพย์นั้นได้โดยให้ลูกหนี้ตามคำพิพากษาเป็นผู้เสียค่าใช้จ่ายในการรื้อถอนหรือขนย้ายทรัพย์สินนั้น และให้ถือว่าเป็นหนี้ตามคำพิพากษาที่จะบังคับคดีกันต่อไป
กรณีตามวรรคหนึ่ง ให้เจ้าพนักงานบังคับคดีปิดประกาศกำหนดการรื้อถอนหรือขนย้ายทรัพย์สินไว้ ณ บริเวณนั้นไม่น้อยกว่าสิบห้าวัน และให้เจ้าพนักงานบังคับคดีใช้ความระมัดระวังตามสมควรแก่พฤติการณ์ในการรื้อถอนหรือขนย้ายทรัพย์สินนั้น
ในการจัดการกับวัสดุที่ถูกรื้อถอนและทรัพย์สินที่ถูกขนย้ายออกจากอสังหาริมทรัพย์ ที่อยู่อาศัย หรือทรัพย์ที่ครอบครองนั้น ให้นำบทบัญญัติมาตรา ๓๕๒ วรรคสอง วรรคสาม และวรรคสี่ มาใช้บังคับโดยอนุโลม
English translation
Where a judgment or order of the court directs the judgment debtor to demolish structures, perennial plants, annual plants or grain, or to move property out of immovable property, a dwelling, or property in possession, the executing officer shall have power to carry out the demolition and to move the property out of that property, with the judgment debtor bearing the expenses of the demolition or removal, which shall be deemed a judgment debt to be further enforced.
In the case under paragraph one, the executing officer shall post a notice fixing the schedule for the demolition or removal at the site for not less than fifteen days, and the executing officer shall exercise reasonable care according to the circumstances in carrying out the demolition or removal.
In dealing with the materials demolished and the property moved out of the immovable property, dwelling, or property in possession, the provisions of Section 352 paragraph two, paragraph three and paragraph four shall apply mutatis mutandis.
This English translation is provided for reference only and has not yet been firm-verified — always rely on the Thai original.
Firm annotation
This section is Part 2 of Chapter 4 and governs the physical clearing track that Section 350 paragraph two directs here. It empowers the executing officer to demolish structures and plantings and to remove property, all at the debtor's cost, which becomes a further judgment debt. Two safeguards frame the power: a fifteen-day site notice of the schedule, and a duty of reasonable care in carrying out the work. For the materials and belongings that result, it borrows Section 352 paragraphs two to four, so inventory, disposal of perishables, storage and five-year escheat all apply. A creditor with a demolition judgment can act through the officer without amending the writ of execution.
Why this matters in practice
If your judgment says the other side must tear down a building or clear crops and belongings, you do not need a fresh writ; the executing officer already has power under this section to do it, as the Supreme Court has confirmed. Expect the fifteen-day site notice and keep records of demolition and storage costs, which the debtor owes you as a judgment debt. For the loser, this is the point where a structure actually comes down, so a genuine right to the building should be raised well before the schedule is posted. Recovering land often follows a boundary or possession win; see our court guide.
Supreme Court decisions interpreting this section
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Supreme Court Judgment No. 1951/2567 (2024)
In a case for removal of property or demolition of structures, the judgment creditor may enforce through the executing officer, who already has power under Section 355; there is no need to amend the writ of execution to do so.
The plaintiff, a purchaser of the disputed land, sought to amend the writ to add seizure of the defendant's property for demolition and storage costs. The lower court held that in a removal or demolition case the creditor can already enforce through the executing officer under Section 355, so amending the writ was unnecessary and dismissed the motion; the defendant later vacated the land.
Curated decisions with case numbers verified against the Supreme Court database. English renderings are the firm's editorial translation for study.
Frequently asked questions
Who pays to demolish a building under a court order?
The judgment debtor. Under Section 355, the executing officer carries out the demolition or removal, and the debtor bears the cost, which is deemed a judgment debt the creditor can enforce further.
Do I need a new writ to enforce a demolition judgment?
No. The Supreme Court has held that the executing officer already has power under Section 355 to demolish or remove, so there is no need to amend the writ of execution.
How much notice is given before demolition?
Section 355 requires the executing officer to post a notice fixing the demolition or removal schedule at the site for not less than fifteen days, and to exercise reasonable care in carrying it out.