Do you need a permit to place a knock-down house on your land?

How the law sees a knock-down house

Section 4 of the Building Control Act B.E. 2522 defines a "building" broadly: buildings, houses, sheds, shops, rafts, warehouses, offices and other structures that people may occupy or use. So calling it "knock-down" or "movable" does not automatically put it outside the law.

Section 21 says that anyone who builds, alters or moves a building needs a permit from the local official, or can use the notification route under Section 39 bis. Officials may look at how it is used, how long it stays and whether it is fixed to supports or connected to water and power, not only at the product name.

Why the answer differs by plot

• Building control area: the Act applies in areas covered by royal decree, so ask whether your plot is inside one.
• Town plan: the zoning colour may limit uses such as housing, shops or resorts.
• Local regulations: these can set distances or conditions that differ from the ministerial regulations.
• Land type: some land has different conditions of use, such as agricultural reform (Sor Por Kor) land. Ask the agency in charge.
• Housing estates: check the management's rules as well.

Questions to ask local officials

Take the title deed number and the house drawing, and ask the following. If you can, note the official's name and the date.

1. Is this plot inside a building control area?
2. To place this size of house for this use, do I need a permit, a notification, or nothing?
3. What is the zoning colour, and is my intended use allowed?
4. What distances must I keep from the boundary, road and waterways?
5. Must an engineer or architect sign the drawings?
6. If there is a bathroom, how must the waste water system be shown?
7. What documents do I need for a house number and water and power meters?

Documents to prepare

The real list depends on the area. Use this as a starting set when you ask.

Before buying, ask whether the seller can prepare drawings, and whether that is included in the price.

Distance from the boundary

For buildings up to 9 m high, Ministerial Regulation No. 55 (2000), clause 50, says walls with doors, windows, vents or light openings must be at least 2 m from the boundary. A wall closer than that must be solid and at least 0.50 m away. To build right on the boundary, the wall must be solid and you need the neighbouring owner's written consent. Local regulations, such as Bangkok's, can differ, so ask an official which rules apply to your land.

Once the house is placed

• House number: the registry's service guide says the householder must report within 15 days of completion. Ask the registry which documents you need.
• Water and power meters: the utilities may ask for a permit or house documents, so ask before choosing the position.
• Keep your documents: keep permits, drawings and receipts, because you may need them to sell or move.

What happens if you skip the permit?

The law provides for fines, imprisonment and orders to stop using or remove the building. You may also have trouble getting a house number or meters, or running a business there. Asking before you buy takes far less time than fixing it later.

Frequently asked questions