Register Company Head Office in Thailand: 2026 Guide to the New DBD Rule

 

How to register company head office in Thailand under the new rule

To register company head office in Thailand after 1 January 2026, you must:

Choose a real Thai address (office, service office, co-working space or home, where allowed).

1. Obtain a lease or written consent from the property owner allowing use as the company’s head office.

2. Prepare a copy of the premises’ house registration and owner ID or company affidavit.

3. File incorporation or change-of-address forms with the DBD, attaching all supporting documents.

4. If the address is shared with other entities or is a virtual office, be ready to provide extra documents and explanations before the registrar approves the registration.

 

1. What changed in 2026 for register company head office in Thailand?

The 2026 order aims to:

• • make partnership and company registrations more reliable and transparent;

• • prevent people from using someone else’s premises as a registered office without proper consent; and

• • reduce the number of “front companies” that exist only on paper and are used for illegal or high-risk financial activities.

Whenever you register company head office in Thailand, whether for:

• • a new partnership or limited company, or

• • a change of address for an existing entity,

the registrar must now:

1. Cross-check your address against government records such as the house registration; and

2. Request additional evidence when multiple companies share the same location.

 

2. How to register company head office in Thailand for a new entity

2.1 Choose a realistic Thai address

The first step to register company head office in Thailand is selecting a real, identifiable location, for example:

• • a commercial office or shop unit;

• • a co-working space or serviced / virtual office; or

• • a director’s or shareholder’s residence, where appropriate and permitted.

The premises should be credible for your business model. A tiny condo used as the head office of many high-turnover trading companies may raise questions.

2.2 Secure the legal right to use the premises

Before you file anything with the DBD, you need a clear legal right to use the address as your company’s head office. Typically this means:

• • a lease agreement; or

• • an office-service agreement; or

• • a written consent letter from the property owner.

The documents should state explicitly that the company may use the location as its registered head office, not only as a mailing address.

2.3 Collect supporting property documents

The registrar will review both the address and the people who control it. When you register company head office in Thailand, prepare:

• • the house registration for the building or unit;

• • a copy of the owner’s Thai ID card, or if the owner is a company, a company affidavit plus the authorised director’s ID;

• • if available, a copy of the title deed or building document.

Having these ready makes it easier for the registrar to confirm that the address is real and properly authorised.

2.4 File incorporation documents with the DBD

When you complete the incorporation forms:

• • write the head office address exactly as it appears in the house registration;

• • attach leases, consent letters, house registration and owner details;

• • submit your application through the DBD’s e-system or in person, depending on your process.

If all documents are consistent, the registrar will approve your application and register company head office in Thailand at that address.

 

3. Changing an existing company head office

Many companies will eventually move or need to regularise their registered address.

3.1 Corporate approvals

First, check your articles of association and the Civil and Commercial Code. Usually you must:

1. Hold a shareholders’ or partners’ meeting to approve the head office change; and

2. Record the decision in meeting minutes or written resolutions.

3.2 New lease and consent package

For the new location, gather the same type of evidence you would for a new registration:

• • a signed lease agreement or service contract;

• • a consent letter from the property owner allowing use as the company’s head office;

• • a copy of the house registration and owner identification.

3.3 Filing the change with the DBD

Then:

1. Complete the change-of-head-office form;

2. Attach the resolutions and all supporting documents;

3. Submit the application to the DBD.

Once the DBD approves the new head office, update the same address with:

• • the Revenue Department;

• • the Social Security Office;

• • your banks; and

• • key business partners and licences.

Consistent addresses across all authorities reduce the risk of compliance issues.

 

4. Can you register company head office in Thailand at a virtual office?

4.1 Conditions for virtual or co-working head offices

Yes, you can often use a virtual office or co-working space, but the new rule makes documentation more important. To safely register company head office in Thailand at a shared or virtual address, you should have:

• • a reputable provider that truly controls or rents the premises;

• • a detailed contract stating that your company may use the address as its registered head office;

• • full supporting documents, typically:
    • • house registration for the premises;
    • • proof of ownership or a master lease for the provider;
    • • a formal letter confirming that your company is allowed to register its head office there.

If the provider cannot supply these documents, your application may be rejected or heavily delayed.

4.2 Many entities sharing one address

When several entities already use the same address, the registrar will:

• • request extra evidence of your right to use the premises; and

• • consider whether it is realistic for so many companies to operate from that location.

To reduce risk:

• • ensure that the premises are large enough for multiple businesses;

• • avoid addresses that appear to be used only on paper;

• • keep all contracts and owner consents up to date.

 

5. Can you use a home address as company head office?

5.1 Required documents for home-based head offices

Many SMEs still prefer to register company head office in Thailand at a home address, especially during start-up. This can be acceptable if:

• • the property owner gives written consent to use the home as the company’s head office;

• • you provide a copy of the house registration;

• • you attach a copy of the owner’s ID or company affidavit (if the home is owned by a juristic person).

If several companies share the same home address, expect the registrar to review the situation more carefully.

5.2 Practical considerations

Before choosing a home address, think about:

• • local zoning and building rules;

• • whether clients, staff or inspectors may visit;

• • whether the home is suitable for receiving official mail and notices.

In some cases, it may be safer to move to a small but dedicated commercial office once the business grows.

 

6. When your landlord is a company

If your landlord or building owner is a juristic person, you should collect:

• • a recent company affidavit of the landlord;

• • the lease or consent letter signed by an authorised director and sealed if required;

• • a copy of that director’s ID or passport;

• • the premises’ house registration or relevant building document.

These materials show the DBD that the corporate landlord has properly authorised you to register company head office in Thailand at that address.

 

7. Fixing unclear or outdated head office registrations

Some older companies have head office addresses that are no longer realistic: the building has changed hands, the lease ended years ago, or the original owner cannot be contacted.

Under the new 2026 rule it is risky to leave your records in this state. A safer approach is to:

1. Review whether the current head office reflects reality.
2. If not, choose a new, properly documented location.
3. Pass the necessary resolutions and file a change-of-head-office with full supporting documents.
4. Update the new address with all relevant authorities and business partners.

1. Keeping a company registered at a non-existent or unverifiable address may create problems with KYC checks, tax audits, licensing, or banking.

 

8. Avoiding the appearance of a “front company”

The new order is partly designed to fight front companies used for unlawful activity. To avoid your business being seen this way:

• • align your real operations with your head office address;

• • keep records showing genuine activity (staff, invoices, meetings, storage, equipment);

• • make sure your tax filings and financial statements match your business model;

• • be cautious when allowing other people to use your address for their companies.

The more your company looks and behaves like a real operating business, the more comfortable the registrar and other authorities will be.

 

9. When should you get legal help?

You should consider consulting a Thai corporate lawyer if:

• • your property structure is complex (sub-leases, foreign owners, multiple landlords);

• • you plan to register company head office in Thailand at a heavily shared or virtual address;

• • the DBD has already rejected or queried your application; or

• • your directors and shareholders are mostly overseas and communication with local landlords is difficult.

A lawyer can help design a compliant structure, prepare Thai-language documents and communicate with the registrar on your behalf.

 

FAQs: Register company head office in Thailand (2026 rule)

 

 

Q1: When did the new head office rule take effect in Thailand?
A: The Central Registrar’s Order No. 4/2568 applies to head office registrations and address changes filed from 1 January 2026 onwards.

Q2: Can I register company head office in Thailand at a virtual office?
A: Yes, if you have a proper service agreement, the provider controls the premises and you can submit house registration and owner-consent documents to the DBD. Expect extra questions if many entities share the same address.

Q3: What documents are needed to register a company head office in Thailand?
A: Typically you need a lease or consent letter, a copy of the premises’ house registration, owner ID or company affidavit, and the standard DBD registration or change-of-address forms.

Q4: Can I use my home as the company head office?
A: Often yes, provided the owner signs a consent letter, you submit the house registration and there are no zoning or licence issues. If many companies register at the same home, the registrar may look more closely at your application.

Q5: What happens if my current registered head office cannot be proven?
A: It is safer to move your registered head office to a location where you can gather full documents, pass resolutions and file a change with the DBD, then update the new address with tax and social security authorities and your banks.

 

How Lex Bangkok can help

If you plan to register company head office in Thailand or change your existing address under the 2026 rule, Lex Bangkok can:

• • review your proposed head office and documents for compliance risks;

• • prepare or refine Thai-language leases, consent letters and supporting evidence;

• • coordinate with landlords, virtual-office providers and building management;

• • handle DBD filings for incorporation or change of address; and

• • keep your head office registration aligned with tax, labour and banking requirements.

This guide is provided for general information only and does not constitute legal advice. For a recommendation tailored to your situation, please contact a qualified Thai lawyer or the corporate team at Lex Bangkok.

info@lexbangkok.com