Registering a company through the Department of Business Development (DBD) is the first step — not the final one. Under Thai law, a limited company must maintain current accounting records, submit monthly and annual tax filings to the Revenue Department, hold a legally adequate registered address, observe applicable business licence requirements, and ensure that its corporate structure supports any Non-Immigrant B visa or work permit held by foreign directors or employees.
Compliance obligations for foreign-owned companies in Thailand arise from multiple intersecting legal instruments.
Governs the formation, operation, shareholder structure, director duties, registered address, and dissolution of Thai limited companies. Annual general meetings, shareholder register maintenance, and statutory filing obligations arise under this Code.
Imposes monthly VAT returns (PP.30), withholding tax filings (PND.1, PND.3), half-year corporate income tax (PND.51), annual corporate income tax (PND.50), and personal income tax obligations on Thai companies and their employees.
Restricts foreign nationals from conducting certain business activities without a Foreign Business Licence or treaty exemption. Majority foreign-owned companies must ensure their registered objectives and actual operations comply with this Act.
The Immigration Act and the Alien Working Act govern Non-Immigrant B visa eligibility and work permit requirements. The employing company must satisfy capital, employee ratio, and accounting obligations to support foreign director or employee authorisations.
Most companies do not fail at registration. They fail in maintenance — and problems surface at the worst possible time.
Immigration officers and labour officials examine company capital, employee records, accounting history, and registered address when processing or renewing Non-Immigrant B visas and work permits. Deficiencies identified at this stage can result in refusal or delay.
Thai banks conduct periodic know-your-customer (KYC) reviews and may request current financial statements, tax filings, and registered address confirmation. Companies with incomplete records face account restriction or closure.
The Revenue Department may select companies for tax audit, particularly where VAT returns, withholding tax filings, or annual financial statements were not submitted or appear inconsistent. Penalties apply to late or absent filings.
An informal or temporary registered address may not receive government correspondence, causing missed notices, filing deadlines, and licensing renewals. DBD and Revenue Department communications sent to an unmonitored address create serious downstream risk.
In our experience reviewing companies established by foreign nationals across Bangkok and Thailand, the same categories of deficiency appear repeatedly. They are rarely the result of deliberate non-compliance — they arise because the obligations that follow registration were not clearly communicated at the time of incorporation.
Established Principle:
We assess your company across all areas that carry legal, regulatory, or operational risk — not in isolation, but as a single interconnected structure.
We review the company registration certificate, memorandum of association, shareholder register, director list, registered business objectives, recent DBD affidavit, and current operating setup against the requirements of the Civil and Commercial Code and the Foreign Business Act.
Where a foreign national's residence in Thailand is connected to the company — through a Non-Immigrant B visa or a work permit — we assess whether the company's current structure, capital, registered address, accounting records, and employment arrangements satisfy the eligibility criteria imposed by Thai immigration and labour authorities.
Our review addresses the full range of compliance obligations applicable to foreign-owned and foreign-operated companies under Thai law.
The registered address of a Thai company carries statutory significance. It is the address recorded in DBD records, used for Revenue Department correspondence, referenced in bank account applications, and cited in work permit and licensing submissions. We assess whether your current address is legally adequate for each of these purposes and whether the service arrangement in place provides reliable document receipt and management.
Review My AddressWe identify gaps in monthly accounting records, VAT returns (PP.30), withholding tax filings (PND.1, PND.3), social security contributions, half-year corporate income tax (PND.51), annual corporate income tax (PND.50), audited annual financial statements required by the DBD, and bank reconciliation records. Where gaps exist, we coordinate cleanup work with qualified accountants and auditors.
Assess My AccountsWe assess whether your current or planned business activities require additional permits, licences, registrations, or approvals under Thai sector-specific legislation, and identify any activities that may require a Foreign Business Licence under the Foreign Business Act.
AssessWe identify all monthly, quarterly, and annual filing and reporting obligations applicable to your company and produce a structured maintenance calendar so that deadlines are met consistently rather than addressed reactively.
PlanFollowing the initial review and any correction work, UnionSPACE can provide ongoing monthly retainer support covering accounting coordination, filing reminders, document management, registered address maintenance, and quarterly compliance check-ins.
MaintainCompany registration with the DBD does not confer authority to conduct activities that are separately regulated under Thai law. Our licence assessment identifies whether your operations require additional regulatory approvals, sector-specific registrations, or government permits beyond the company registration certificate.
This is particularly relevant for the following sectors:
Once the initial review and any correction work has been completed, maintaining compliance requires consistent attention across multiple concurrent obligations. UnionSPACE's monthly retainer provides structured ongoing support so that no obligation is missed and no deadline approaches without adequate preparation.
Our compliance health check is designed for foreign nationals who require structured clarity on their Thai company's legal and regulatory position.
Foreign nationals who registered a Thai company and are not fully certain that ongoing obligations have been properly maintained
Companies preparing for Non-Immigrant B visa renewal, work permit applications, or structure review prior to immigration proceedings
Companies that have not maintained monthly accounting or submitted required tax filings to the Revenue Department and require structured cleanup
Companies operating in sectors that may require additional permits, licences, or approvals under Thai regulatory law
Three levels of engagement depending on the current state of your company and the depth of assessment required.
Appropriate for companies where the owner requires an initial assessment of compliance position before determining next steps.
Now Only
NP ฿1,500
Scope of review:
A complete overview of your Company Compliance Position in Thailand with report and recommendation.
Only
Scope of review:
Appropriate for companies that require structured ongoing compliance support to maintain obligations after an initial review or correction.
Starting from
Scope of services:
The Department of Business Development processes company registrations in Thailand as an administrative act. Receiving a company certificate, company seal, and shareholder book represents the completion of the registration process — not the commencement of a compliant operating company. The obligations that attach to a Thai limited company from the date of registration are extensive, concurrent, and subject to penalties for non-compliance.
Under the Revenue Code of Thailand, a company must file monthly VAT returns (Form PP.30) by the 15th day of the following month, monthly withholding tax returns for employees (PND.1) and service providers (PND.3), half-year corporate income tax estimates (PND.51) within two months of the end of the sixth accounting month, and annual corporate income tax returns (PND.50) within 150 days of the year end. Separately, audited financial statements must be submitted to both the Revenue Department and the DBD within 150 days. Social security contributions must be filed and paid monthly. Where the company is registered for VAT, input and output tax positions must be tracked and reconciled each month.
In parallel, the registered address on the DBD register must remain active, valid, and capable of receiving official correspondence. The company's shareholder register and director records must reflect actual current positions. If the company employs foreign nationals, the capital, Thai employee headcount, accounting records, and registered address must continuously satisfy the criteria imposed by the Department of Employment for work permit issuance and renewal.
Many foreign entrepreneurs who register a company in Thailand through an incorporation agent or law firm discover only later — often at the point of a visa renewal, a bank account review, or a planned business transaction — that the obligations following registration were never explained, never maintained, or were delegated to providers who did not perform them. UnionSPACE designed the Thailand Company Compliance Health Check to address precisely this circumstance: a structured, independent review that gives the company's owners a clear picture of the current compliance position and a practical path to correction.
Failure to maintain Thai company compliance obligations carries concrete consequences. The Revenue Department imposes surcharges of 1.5% per month on unpaid tax and penalties of 100% or 200% of underpaid tax where audits identify deficiencies. The DBD may strike a company from the register where filings have not been made. Banks conducting KYC reviews may restrict accounts where financial statements are not current. Immigration officials reviewing work permit applications identify companies with inadequate accounting records or incomplete employment structures. Business licence authorities may revoke approvals where annual renewal conditions are not met.
Early identification and correction is materially less costly than remediation after a formal inquiry or enforcement action has commenced. UnionSPACE's structured review is intended to provide that early identification — across all areas of compliance simultaneously — before any of these events arise.
Review of company registration, DBD affidavit, directors, shareholders, registered objectives, and operating structure against Civil and Commercial Code requirements.
Assessment of whether the current registered address is legally adequate for DBD records, Revenue Department correspondence, banking, licensing submissions, and government verification.
Identification of gaps in monthly filings (PP.30, PND.1, PND.3), payroll, social security, half-year and annual income tax returns (PND.51, PND.50), and audited financial statements submitted to the DBD.
Review of whether the company's capital, Thai employee headcount, accounting records, and registered address satisfy Department of Employment criteria for work permit support.
Assessment of whether business activities require additional permits, licences, or approvals under sector-specific Thai legislation, including Foreign Business Act analysis.
Production of a structured monthly, quarterly, and annual compliance calendar identifying all filing deadlines, renewal dates, and maintenance obligations applicable to the company.
The most common cause of compliance failure in foreign-owned Thai companies is not the complexity of Thai law — it is that registration, accounting, tax, registered address, visa arrangements, licensing, and ongoing maintenance were handled as separate, disconnected tasks by different providers, none of whom considered the obligations of the others.
UnionSPACE reviews all of these areas as a single interconnected legal and operational structure. This allows us to identify not only what is currently deficient, but also which corrections must be prioritised, which obligations require immediate attention before upcoming renewal events, and how to structure ongoing maintenance so that deficiencies do not recur.
Answers to the questions most commonly raised by foreign business owners reviewing the compliance position of their Thai company.
Yes, if you are not fully certain that all ongoing obligations have been properly maintained. Company registration establishes the legal entity — it does not confirm that accounting records are current, tax filings have been submitted, the registered address is legally adequate, the company structure supports any visa or work permit you hold, or that your business activities comply with applicable licence requirements. A compliance health check addresses all of these areas.
Yes. The majority of our compliance review engagements involve companies that were registered through other providers. Our review is entirely independent of the original registration agent and covers all areas necessary to establish the current compliance position and coordinate any required corrections.
Yes. A compliance health check conducted prior to a visa renewal or work permit application allows us to identify whether the company's capital, registered address, accounting records, employee structure, and operating setup satisfy the eligibility criteria reviewed by Thai immigration and labour authorities. Identifying and correcting deficiencies before an application is submitted is materially preferable to addressing them after a refusal has been issued.
The Foreign Business Act B.E. 2542 (1999) restricts foreign nationals from conducting certain business activities in Thailand without obtaining a Foreign Business Licence or qualifying for a treaty exemption. Companies that are majority foreign-owned must ensure their registered business objectives and actual operational activities comply with the Act's restrictions. Our business licence assessment includes a review of Foreign Business Act exposure as part of the standard review scope.
Under the Revenue Code, late or absent tax filings attract surcharges of 1.5% per month on outstanding tax liabilities. Where a Revenue Department audit identifies underpaid tax, penalties of 100% or 200% of the underpaid amount may be imposed in addition to the surcharge. Filing obligations that were missed in multiple prior accounting periods can accumulate into significant aggregate liability. UnionSPACE coordinates accounting and tax cleanup work to resolve historical gaps in a structured and cost-effective manner.
We provide a written issue summary or a full correction plan, depending on the package selected. Where implementation work is required — such as accounting catch-up, registered address change, or DBD document corrections — we prepare a scope of work and cost quotation. Following completion of any correction work, we can provide ongoing monthly compliance retainer support to ensure the company remains properly maintained going forward.
Whether you registered your company through an agent, are preparing for a visa renewal or work permit application, need to address historical accounting or tax gaps, require clarification on your registered address, have questions about business licence requirements, or simply want to understand the full scope of your company's ongoing obligations — UnionSPACE provides the structured assessment you need.
Our team speaks English, Chinese (Mandarin), Russian, Kazakh, Burmese, Thai, and Indonesian — Monday to Friday, 9AM–6PM Bangkok time.
Leave us a message and a UnionSPACE representative will contact you within 12 hours.
