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  1. #1
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    Itchy's Avatar
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    Do I need a Permit to Build?

    I'm thinking of taking some time off to build a bungalow on my wife's land. A place to stay rather than staying in hotels - a 'gettaway' if you wish.

    I'm thinking single story (bungalow) bedroom, living room, bathroom and verandah. Maybe a lean to Thai style kitchen attached.

    Do I need a permit to build such a dwelling?

  2. #2
    Thailand Expat Pragmatic's Avatar
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    I think yes if no other building on the land.

  3. #3
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    Rules here are the same as the west, just no one bothers to enforce them, but enforce them they can, if they want.

    Guess the question you have to ask your self is ,if I build without permission will I lose sleep if they come and knock it down.

    Best to check who controls the land and see what's allowed. On most farmland you are allowed to build a workers hut, you can have a nice hut, but not a house.

    As said before, planning permission can not be back dated, that I know of and things get knocked down all the time, just mostly Thai buildings. Jim

  4. #4
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    Quote Originally Posted by jamescollister
    Rules here are the same as the west, just no one bothers to enforce them, but enforce them they can, if they want.
    Spot on.

    Have a word with the local "Chief" - take a nice bottle of whiskey with you too

  5. #5
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    Quote Originally Posted by Albert Shagnastier View Post
    Quote Originally Posted by jamescollister
    Rules here are the same as the west, just no one bothers to enforce them, but enforce them they can, if they want.
    Spot on.

    Have a word with the local "Chief" - take a nice bottle of whiskey with you too
    As it's farmland probably won't come under the village, Tessaban or Amphor. That's were things get confused, locals say no problem, no one cares etc. then along comes the BKK boys who control the land. Happened here in Buntharik last year, people [ Thais ] had built shop houses on the main road, Amphor and Tessaban, no problem a wink and a nod and a few Baht and all was OK. Then Tescos came, land was not under the control of the locals, 2 weeks notice and they were gone.

    Chances are that if out of the way no one will ever care, but it only takes one person to complain in writing and they will act. Jim

  6. #6
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    My wifes family land has 3 houses on it and soon will have a bungalow ,, its about 7 rai in total nor sor sam land the FIL pays 40 bht per year to the council . They say ( assure me ) there is no need for permission to build a bungalow on it as its their land and have never asked before ,, no idea ? just for what its worth .

    BTW Itchy were doing just what your thinking of , just a place for an occasional stay as I couldn't / wouldnt want to live there full time , but its nice to have your own instead of shacking up with the family in a shed + its something nice for the misses when I am gone
    I'm proud of my 38" waist , also proud I have never done drugs

  7. #7
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    I guess a permit is cheap here ? So why not getting one ? Do they sometimes refuse because they want more tea money ?

  8. #8
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    Quote Originally Posted by nigelandjan View Post
    My wifes family land has 3 houses on it and soon will have a bungalow ,, its about 7 rai in total nor sor sam land the FIL pays 40 bht per year to the council . They say ( assure me ) there is no need for permission to build a bungalow on it as its their land and have never asked before ,, no idea ? just for what its worth .

    BTW Itchy were doing just what your thinking of , just a place for an occasional stay as I couldn't / wouldnt want to live there full time , but its nice to have your own instead of shacking up with the family in a shed + its something nice for the misses when I am gone
    That's a perfect example of how Thais think and how we sometimes just follow the locals way.

    Nor Sor Sam is I believe a provincial title and is not controlled at a local level.

    Nor Sor Sam and Nor Sor Sam Gor

    Nor Sor Sam and Nor Sor Sam Gor are legal certificates that show who has the right to possess the land and use the benefit of the land as an owner. The name showing on the title is the person who has the right to the land and has the legal right to possess the land (use the benefit of the land as an owner). This right will be recognized by the law and can be used as evidence in any dispute with an ordinary person or the government. It is possible to register a sale or lease and apply and obtain approval to build on this land.


    So planning permission needs to come from the Provincial Government, will they come and knock it all down, probably not. Can they come and knock it down, YES and there is nothing anyone can do to stop them.


    Better to at least try and stay within the rules and avoid headaches later on.
    We have a small rubber factory, when setting up I got the no one cares, no problem. Had to get 4 sets of planing permission to be legal. Jim

  9. #9
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    Quote Originally Posted by stickmansucks View Post
    I guess a permit is cheap here ? So why not getting one ? Do they sometimes refuse because they want more tea money ?
    As said rules are very similar to the west and if the land is farm land you have to get the usage changed and that is near on impossible for some titles.

    If it is use it or lose it farm land and you use it for housing, they can confiscate the land. Best to see a Thai land lawyer before spending big money, it may work out cheaper in the long run to buy a small house block in a village. Jim

  10. #10
    Thailand Expat Pragmatic's Avatar
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    My missus says if you don't want the Tambian Baan (Blue Book) then no permission is required. I've had built outhouses on my land without permission. This is because of not needing the Tambian Baan. Others do the same.

  11. #11
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    I highly recommend to do get a permission!

    On the countryside, Thai often build without permission. But as a foreigner your are very vulnerable.

    The permit is not a big thing. You need the plans and have to pay a marginal fee.

  12. #12
    Thailand Expat gusG's Avatar
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    Quote Originally Posted by jamescollister View Post
    Quote Originally Posted by nigelandjan View Post
    My wifes family land has 3 houses on it and soon will have a bungalow ,, its about 7 rai in total nor sor sam land the FIL pays 40 bht per year to the council . They say ( assure me ) there is no need for permission to build a bungalow on it as its their land and have never asked before ,, no idea ? just for what its worth .

    BTW Itchy were doing just what your thinking of , just a place for an occasional stay as I couldn't / wouldnt want to live there full time , but its nice to have your own instead of shacking up with the family in a shed + its something nice for the misses when I am gone
    That's a perfect example of how Thais think and how we sometimes just follow the locals way.

    Nor Sor Sam is I believe a provincial title and is not controlled at a local level.

    Nor Sor Sam and Nor Sor Sam Gor

    Nor Sor Sam and Nor Sor Sam Gor are legal certificates that show who has the right to possess the land and use the benefit of the land as an owner. The name showing on the title is the person who has the right to the land and has the legal right to possess the land (use the benefit of the land as an owner). This right will be recognized by the law and can be used as evidence in any dispute with an ordinary person or the government. It is possible to register a sale or lease and apply and obtain approval to build on this land.


    So planning permission needs to come from the Provincial Government, will they come and knock it all down, probably not. Can they come and knock it down, YES and there is nothing anyone can do to stop them.


    Better to at least try and stay within the rules and avoid headaches later on.
    We have a small rubber factory, when setting up I got the no one cares, no problem. Had to get 4 sets of planing permission to be legal. Jim
    James, I can see why they banned you from TV.
    You actually know what you're talking about, and offer great advice.

  13. #13
    Days Work Done! Norton's Avatar
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    Simple answer to OP is yes. Get the building permit. Simple solution. Have your wife go the land office having jurisdiction over the property. Get one of their inspectors or a "friend" to draw up plans for your bungalow. All will go smoothly with permit in hand.

  14. #14
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    If you look at most things built without permit, where the locals say mai pen rai, they are fairly insubstantial shacks that can easily be relocated if needed. Outbuildings, bungalows, knock downs etc.

  15. #15
    Thailand Expat Pragmatic's Avatar
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    Here's a quote from a link that may be helpful concerning plannig permission.
    If 4 weeks after submission no contradiction has been raised, the project can begin.
    http://www.siam-property.com/blog/20...land-building/

  16. #16
    Days Work Done! Norton's Avatar
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    Quote Originally Posted by Itchy
    I'm thinking single story (bungalow) bedroom, living room, bathroom and verandah. Maybe a lean to Thai style kitchen attached.
    Poke around here. May be something fits your needs and gives a starting point.

    TeakDoor.com - The Thailand Forum Thai House Plans

  17. #17
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    Quote Originally Posted by juehoe
    But as a foreigner your are very vulnerable. The permit is not a big thing. You need the plans and have to pay a marginal fee.
    I got planning permission and the 'planner' drew and submitted my plans, off the top of my head...Can't remember but it was peanuts.
    My Thai mate has just completed his house. I asked him how much it was to submit the plans and get permission. He said 500 baht.

  18. #18
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    Perhaps I should add a little rider here and I think this is what gets people confused somewhat. Planning permission and land usage.
    I live in a small village and planning permission is just given by the headman, it's a village and ergo residential. No need for plans etc. if in town a bit more formal, but usually of little problem.

    Now in our village and I am sure in many areas, the village contains crown farm land. This is low title land and can only be used for farming, the village head can not give permission to build on it. It will be the same in small towns and outskirts of cities.

    In order to build on such land you need to get the usage changed, this can at times be impossible. Planning permission is easy on residential land, but when it comes to other land usage titles you need professional help.

    As I said our little factory needed 4 sets of planning permission to get the usage changed from possession farm land to industrial land and that starts to cost.

    If in doubt see a land lawyer, he will give you a yes or can't or very expensive, answer for a few 1,000 Baht.

    Just to re enforce the point about how things can come back to bite you. Had a farang out here, built a 4 story monstrosity of a house [ dead now ]. Said to him who gave permission for this, answer, no one, wife said it's OK no problem.
    BIL is the county clerk or something, I said to him about the house, same reply, no problem, no one cares.
    I said what if I cared and complained to you, 4 weeks to get a demolition order and I'm just a farang with no pull.

    Be legal be safe, as you never know who you upset or if someone wants that land. Jim

  19. #19
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    Thanks for the heads up JC will check this out before thanks again

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