Short-Term Rentals Phuket – What Owners Need to Know

Any Phuket villa or condo owner considering short-term rentals must understand Thailand’s laws. While platforms like Airbnb and Booking.com make nightly and weekly stays appealing, the reality is that such arrangements are tightly regulated. This guide explains short-term rentals Phuket for condo and villa owners, so they understand the risks, requirements, and safer alternatives.

What the Law Says About Short-Term Rentals in Phuket

Under Thailand’s Hotel Act, any property rented for fewer than 30 days is generally considered to be operating as a hotel. To legally run short-term rentals, a property must be registered as a hotel with the Thai authorities, which requires strict compliance with building safety, parking, fire systems, and zoning laws.

Most condominiums and private villas in Phuket are not designed or licensed to meet these standards, meaning daily or weekly rentals are not legally allowed unless part of a registered hotel or resort project.

Short-Term Rentals Phuket: Condominiums

Condo owners often assume nightly rentals are harmless, but in practice most condominiums explicitly prohibit rentals of fewer than 30 days in their bylaws. Condominium juristic persons (CJPs) can fine owners or issue legal notices if these rules are broken, and neighbours may also raise complaints.

Because individual units cannot obtain a hotel licence, the restrictions are effectively building-wide. This makes compliance around short-term rentals Phuket particularly strict in condominiums.

Short-Term Rentals Phuket: Villas

Private villa owners may believe they have more freedom, but the Hotel Act applies here too. Unless the villa is within a licensed hotel or resort, any stay under 30 days is considered illegal. In practice, most villas must follow the same 30-day minimum rule as condominiums.

Enforcement Has Increased Since 2023

For years, short-term rentals in Phuket operated in a grey zone with little oversight. That changed in late 2023. Authorities began conducting inspections in tourist hotspots, issuing fines, and warning owners advertising unlicensed rentals. In 2025, enforcement remains strong, with particular attention on properties listed on Airbnb or Booking.com.

Past Amnesty Period

In 2021, the Thai government introduced a temporary amnesty allowing unlicensed hotels, condos, and villas to register and begin the process of compliance under the Hotel Act. According to the Bangkok Post, the deadline for registration was August 2021, after which any property that failed to register would be treated as fully non-compliant. That grace period has long since expired, and today this history helps explain why inspections and enforcement of short-term rental rules in Phuket have become far stricter since 2023.

Risks for Owners

Short-term rental rules in Phuket also carry several risks for owners in Phuket:

  • Legal penalties – fines under the Hotel Act, or additional fines from CJPs.

  • Eviction threats – CJPs can act against owners violating bylaws.

  • Reputation damage – complaints from neighbours or tenants can cause long-term issues.

  • Financial uncertainty – platforms like Airbnb may cancel listings if flagged by authorities.

Alternatives: Safer Rental Options

The good news is that while short-term rentals in Phuket are strict, long-term rentals (30 days or more) remain fully legal and in strong demand. In areas like Rawai, Nai Harn, Bang Tao, Surin, and Laguna, monthly and yearly tenancies are popular with expats and families. These arrangements provide steady income without legal risk.

Owners interested in rental income should consider:

  • Choosing developments with proven long-term tenant demand

  • Partnering with licensed property managers

  • Avoiding nightly rentals unless your property is part of a licensed hotel project

Legal Precedents and Penalties

In 2018, a court ruling in Hua Hin confirmed that short-term condo rentals without a hotel licence violate the law. Penalties can include fines of up to THB 20,000, plus daily fines for continued violations.

In Phuket, CJPs have gone further by issuing their own fines, sometimes exceeding THB 70,000, for repeated breaches of condominium bylaws.

Enforcement by Condominium Juristic Persons (CJPs)

However, the real enforcement often comes from within. Condominium Juristic Persons (CJPs) have increasingly taken action against owners who breach short-term rental rules. In some Phuket developments, fines have exceeded THB 70,000 for repeated violations. These internal penalties are often applied quickly and can be more immediate than government fines, making them one of the biggest risks for condo owners today.

Can I Really Get Caught?

Enforcement by national authorities is not always consistent, but CJPs and resident committees are increasingly proactive. With staff monitoring access points and neighbours alert to unusual guest turnover, owners who attempt illegal nightly rentals are at real risk of being caught.

Even if government penalties are avoided, CJPs can levy substantial fines internally, making short-term rentals an expensive gamble.

Can Old Condos Obtain Hotel Licences?

In theory, a condominium can apply for a hotel licence, but in practice this is rare. The process requires:

  • 100% consent from co-owners

  • Full compliance with hotel standards (fire escapes, zoning, management structures)

  • Major renovations and approvals

Very few condominiums in Phuket have succeeded due to cost, logistics, and owner resistance. For most, compliance remains unrealistic.

FAQ – Phuket Short-Term Rental Rules

Can I legally rent my Phuket condo on Airbnb?
Not unless your condominium is part of a licensed hotel.

What’s the penalty for illegal short-term rentals?
Fines, CJP sanctions, or forced cancellation of bookings.

Are villas treated differently than condos?
No. Villas must still comply with the Hotel Act unless licensed as part of a hotel project.

Can I rent my property for 30 days or more?
Yes, long-term rentals (30+ days) are legal and widely accepted.

What are the best areas for long-term rentals?
Rawai, Nai Harn, Bang Tao, Surin, Laguna, and Chalong remain in strong demand.

Summary: Short-Term Rental Rules Phuket Explained

Short-term rentals may appear attractive, but under current Thai law they remain illegal for most condos and villas. Owners face risks from government fines, internal penalties from CJPs, and neighbour disputes.

The safest path is focusing on long-term rental opportunities that comply with Thai law. For steady income and peace of mind, respecting short-term rentals in Phuket is the smarter choice. By following short-term rental rules in Phuket, owners can avoid unnecessary fines and disputes.

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