Corporate Secretarial · Scenario S.12
Change Registered Office Address (Same Province)
Your registered address is a matter of public record at the DBD — and the moment your company moves, the affidavit becomes inaccurate. Banks will reject submissions where the address doesn't match the DBD register. Government correspondence goes to the old address. Three separate agencies need to be updated: the DBD, the Revenue Department, and the Social Security Office. UnionSPACE coordinates all three in a single process — board resolution, DBD filing, and parallel agency updates — completed in 7–10 working days.
Why Three Agencies — Not One — Must Be Updated When You Move
The registered address appears on three separate official documents: the company affidavit (DBD), the VAT certificate PP.20 (Revenue Department), and the employer registration record (Social Security Office). Each is maintained by a different agency with a different update procedure. A company that updates only the DBD record — the most common oversight — will have a current affidavit but an outdated tax registration and SSO record, creating a mismatch that surfaces during revenue audits, employment inspections, and counterparty due diligence.
For same-province moves, no MOA amendment is required — the process is handled at the local DBD office and is significantly faster than an inter-province relocation. The resolution, DBD filing, and agency notifications can be coordinated and completed within 7–10 working days.
There is no grace period for an address update. Banks have rejected account submissions and loan applications because the affidavit address did not match what the DBD showed online. The update should happen as close to the actual move date as possible.
How Much Does a Registered Address Change Cost in Thailand?
Address Change (Same Province)
Fee Breakdown
All-inclusive across all three agencies. No hidden charges. No office visits required.
Information & Document Verification
New address review, DBD compliance check, and premises documentation review
THB 2,000
Board Resolution Drafting
Resolution formally approving the change, in the form required by the DBD
THB 4,500
Printing & Disbursements
Document production and incidentals
THB 500
DBD Filing & Follow-Up
Bor Or Jor 4 submission, officer liaison, and updated company affidavit collection
THB 2,500
Revenue Department Filing & Follow-Up
Tax registration update and revised VAT certificate (PP.20)
THB 3,500
Social Security Office Filing & Follow-Up
Employer registration and employee record update
THB 3,500
Total Fee. All three agencies.
Same Province Address Change
DBD + Revenue Department + SSO — all updates coordinated in one engagement. 7–10 working days.
Total fee
THB 16,500
Moving to a different province?
An inter-province move requires an MOA amendment and re-registration — a different process with a different fee
Government fees (DBD affidavit pages, Revenue Department reprint charges) are charged at cost and billed separately. Prices shown in Thai Baht (THB) and exclude VAT.
Get Started Talk to UsThere is no grace period for an address update — the company's affidavit is inaccurate from the date of the move. Banks and government agencies rely on the live DBD register, not the date printed on the affidavit. Engage us before or immediately upon moving to avoid a gap between your actual address and your official record.
What Is Included in the Address Change Package?
All three agency updates — coordinated in a single engagement
Standard Package
Address Change (Same Province)Fixed fee THB 16,500 |
|---|
| New address review and DBD naming/format compliance check | |
| Premises documentation review (lease or consent letter) | |
| Board resolution drafting — address change authorisation | |
| Director execution coordination | |
| DBD Bor Or Jor 4 form preparation and submission | |
| DBD officer liaison and query management | |
| DBD acknowledgement receipt | |
| Updated company affidavit — digital delivery | |
| Revenue Department tax registration update | |
| Revised VAT certificate (PP.20) — where applicable | |
| Social Security Office employer registration update | |
| SSO employee record update | |
| Certified hard copy affidavit (on request) | At cost |
Prices are fixed and transparent. Shown in Thai Baht (THB) and exclude VAT. Government fees for affidavit pages and agency reprint charges are charged at cost.
Three Points to Confirm Before Filing an Address Change
We verify each of these before preparing any document
Same Province vs Different Province
Any move within Bangkok — regardless of district — is a same-province change. A move from Bangkok to Nonthaburi, Pathum Thani, Samut Prakan, or any other province is a different-province change requiring an MOA amendment and re-registration at the new provincial DBD office. We confirm the correct process before any document is prepared. If you are moving to a different province, see our different-province address change service.
Address Format for the DBD
The new address must be stated in Thai in the precise format required by the DBD — building number, floor, village or building name, soi, road, sub-district, district, province, and postcode. A lease agreement or building owner consent letter must use the same address format. Discrepancies between the resolution, the lease, and the DBD submission cause filings to be returned for correction.
Virtual Office Addresses
A virtual or serviced office address is valid as a Thai company's registered address, provided the provider issues a consent letter confirming the company's right to use it. The Revenue Department frequently requires a lease or consent letter as part of the VAT registration update — even for same-province changes. We review the premises documentation before filing to confirm it meets the requirements of all three agencies.
From address confirmation to updated affidavit and agency records — what happens at each stage
How We Handle a Same-Province Address Change in Thailand
Address Review & Document Check
We confirm the new address, verify it is within the same province as the current registration, and check that the address format meets the DBD's requirements for the Bor Or Jor 4 filing. We review the premises documentation — lease or consent letter — to confirm it uses the same address format and meets the additional requirements of the Revenue Department for the VAT registration update.
A mismatch between the address in the resolution, the lease, and the DBD form causes the submission to be returned. We verify consistency across all documents before any are sent for signature.
Board Resolution Drafting
We draft the board resolution formally approving the change of registered office address — stating the new address in the precise format required by the DBD and referencing the effective date. The resolution is sent to you for review before execution is coordinated with the authorised director(s). Where the Articles of Association require a shareholder resolution for an address change, we advise on this before drafting.
Thai law is specific about the form of the resolution — it must be correctly dated, signed by the authorised signatory as named on the current affidavit, and referenced in the DBD submission forms. A resolution signed by a director not shown on the current affidavit will cause the filing to be rejected.
DBD Bor Or Jor 4 Filing & Updated Affidavit
We complete the Bor Or Jor 4 form, compile the supporting documentation, and submit to the local DBD office. For same-province changes, this is processed at the local DBD office rather than requiring a provincial transfer — which is why the timeline is significantly shorter than an inter-province move. We manage all officer liaison and collect the updated company affidavit once the filing is accepted.
The updated affidavit — showing the new registered address — is delivered digitally on the day of issuance. This is the document the company will present to banks, government offices, and counterparties from this point forward. Revenue Department and SSO updates are initiated in parallel once the DBD filing is confirmed.
Revenue Department & SSO Updates
We notify the Revenue Department to update the company's tax registration and issue a revised VAT certificate (PP.20) reflecting the new address. We separately update the company's employer registration and employee records with the Social Security Office. Both run in parallel after DBD confirmation to minimise the overall timeline.
These updates are the most commonly missed step in a company address change. A company with a current DBD affidavit but an outdated VAT certificate or SSO record has only partially completed the change — creating a mismatch that surfaces at the worst possible moments: Revenue Department audits, SSO inspections, and counterparty due diligence.
- Resolution and DBD filing: 2–4 working days drafting; 3–6 working days DBD processing.
- RD and SSO updates run in parallel after DBD confirmation.
- Total end-to-end: 7–10 working days.
Frequently Asked Questions — Registered Address Changes in Thailand
Answers to the questions we are asked most often
Yes — every change of registered address must be filed with the DBD, regardless of how short the move. The Civil and Commercial Code requires companies to maintain an accurate registered office record at all times. The existing affidavit becomes inaccurate the moment the company moves, and banks and government agencies rely on the live DBD register — not the issue date printed on the affidavit.
Yes. The PP.20 VAT certificate shows the registered address and must be updated at the Revenue Department after the DBD filing is confirmed. Failing to update creates a mismatch between the DBD record and the tax registration — which the Revenue Department can identify during routine checks or audits. Our standard package includes the Revenue Department update as part of the service.
Yes. Bangkok is a single province for DBD purposes — any move within Bangkok, regardless of district, is a same-province change. No MOA amendment is required and the process is handled at the Bangkok DBD office. Moving from Bangkok to a neighbouring province (Nonthaburi, Pathum Thani, Samut Prakan, etc.) is a different-province change requiring a different process — see our different-province address change service.
Yes — a virtual or serviced office address is valid, provided the provider issues a consent letter confirming the company's right to use the address. The Revenue Department frequently requires a lease or consent letter as part of the VAT registration update, even for same-province changes. We review the premises documentation before filing to confirm it satisfies all three agencies. UnionSPACE provides registered address services directly if a Bangkok address is needed as part of this process.
The consequences are immediate and practical. Banks reject submissions where the affidavit address does not match the live DBD register. Government correspondence — including Revenue Department assessment notices — goes to the old address. Counterparties see a mismatch during due diligence. In serious cases, the DBD can mark the company as non-contactable, triggering further compliance complications. There is no grace period: the update should happen as close to the actual move date as possible.
Yes. A board resolution — and in some cases a shareholder resolution, depending on the company's Articles of Association — is required before the DBD will accept the Bor Or Jor 4 filing. The resolution must be correctly dated, signed by the authorised signatory named on the current affidavit, and referenced in the DBD submission forms. A resolution signed by someone not shown on the current affidavit will cause the filing to be rejected.
Related Corporate Secretarial Services
Change Registered Address (Different Province)
Inter-province relocation — MOA amendment, DBD re-registration, and all agency updates. Contact Us
Appoint a New Director
Resolutions, Bor Or Jor 5 DBD filing, and updated affidavit. THB 9,000
Change Director Signing Authority
Amend who signs on behalf of the company — resolution and updated affidavit. THB 9,000
Appoint Authorised Representative
POA and board resolution for DBD or Revenue Department matters. THB 5,000
Cancel VAT Registration
VAT deregistration — application, Revenue Department filing, and cancellation confirmation. THB 9,500
Accounting & Tax Reporting
Monthly compliance — VAT, withholding tax, and financial statements. From THB 8,500/month
No Grace Period — Update on the Day You Move
Three Agencies. One Process. No Gaps in the Record.
A company that updates the DBD but not the Revenue Department or SSO has only partially completed the change. Banks check the live DBD register. The Revenue Department checks its own records. Both mismatches create problems at the worst possible time. We coordinate all three in a single engagement.
THB 16,500 — DBD + Revenue Department + SSO. All updates included. 7–10 working days.
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