Lex Bangkok

25/07/2026

𝗬𝗼𝘂𝗿 𝗚𝘂𝗮𝗿𝗮𝗻𝘁𝗲𝗲𝗱 𝗥𝗲𝗻𝘁𝗮𝗹 𝗥𝗲𝘁𝘂𝗿𝗻 𝗦𝘁𝗼𝗽𝗽𝗲𝗱? 𝗗𝗼𝗻’𝘁 𝗔𝘀𝘀𝘂𝗺𝗲 𝗬𝗼𝘂’𝘃𝗲 𝗟𝗼𝘀𝘁 𝗬𝗼𝘂𝗿 𝗠𝗼𝗻𝗲𝘆.

Many foreign investors bought property in Phuket, Samui, or other resort destinations because they were promised guaranteed rental returns.

Then, one day...

❌ Payments suddenly stop.
❌ The hotel says business is slow.
❌ The operator asks you to accept a lower return.
❌ Or they simply stop responding.

Here's what many owners don't realise:

A hotel struggling financially does not automatically mean they can stop paying you.

If this happens, don't panic. Start with these simple steps:

✅ Gather every agreement you signed (not just the Rental Guarantee Agreement).
✅ Check which company is actually responsible for making the payments.
✅ Calculate exactly how much you're owed.
✅ Keep your emails, WhatsApp chats, bank transfers, and payment records.
✅ Send a proper written demand instead of waiting and hoping things will improve.

One of the biggest mistakes we see is owners agreeing to a "temporary" reduction without understanding the legal consequences.

Another is waiting too long. The longer you delay, the fewer options you may have to recover what's owed.

Every situation is different, but taking action early almost always puts you in a stronger position.

If your guaranteed rental payments have stopped, don't assume you've reached the end of the road.

📩 Need legal advice? The team at Lex Bangkok is happy to review your contracts and explain your available options.

📱 WhatsApp: +66 62 161 4646 , +66 86 774 8893
✉️ Email: [email protected]

25/07/2026

𝗠𝗶𝘀𝘀𝗲𝗱 𝘁𝗵𝗲 𝗗𝗲𝗮𝗱𝗹𝗶𝗻𝗲 𝘁𝗼 𝗙𝗶𝗹𝗲 𝗮 𝗗𝗲𝗳𝗲𝗻𝗰𝗲 𝗶𝗻 𝗧𝗵𝗮𝗶𝗹𝗮𝗻𝗱?

It may not be too late.

In a Thai civil case, missing the deadline to file a defence does not necessarily mean that the defendant has lost the opportunity to contest the claim.

However, immediate action is essential.

𝗪𝗵𝗮𝘁 𝘀𝗵𝗼𝘂𝗹𝗱 𝘁𝗵𝗲 𝗱𝗲𝗳𝗲𝗻𝗱𝗮𝗻𝘁 𝗱𝗼?

✅ Apply to the court for permission to file the defence out of time.

✅ Explain why the deadline was missed and provide relevant facts and supporting evidence.

✅ Clearly confirm that the defendant wishes to contest the case.

If the court grants permission, it will normally specify a new deadline for filing the defence. The defence must then be submitted within that period.

𝗔𝗻 𝗶𝗺𝗽𝗼𝗿𝘁𝗮𝗻𝘁 𝗱𝗶𝘀𝘁𝗶𝗻𝗰𝘁𝗶𝗼𝗻

The following are separate documents and separate procedural steps:

1. The application requesting permission to file late
2. The defence itself

If the court refuses permission, the defendant should promptly consider recording an objection to the order to preserve the issue for a possible appeal, subject to the circumstances and applicable procedural rules.

Court deadlines can significantly affect a party’s legal rights. Anyone who has missed a filing deadline should seek legal assistance as soon as possible.

𝗙𝗮𝗰𝗶𝗻𝗴 𝗮 𝗰𝗶𝘃𝗶𝗹 𝗹𝗮𝘄𝘀𝘂𝗶𝘁 𝗶𝗻 𝗧𝗵𝗮𝗶𝗹𝗮𝗻𝗱?

Lex Bangkok’s litigation team advises Thai and international clients on civil court proceedings, procedural applications and dispute resolution across Thailand.

📱 WhatsApp: +66 62 161 4646 , +66 86 774 8893
✉️ Email: [email protected]

This post is for general information only and does not constitute legal advice.

23/07/2026

𝐓𝐡𝐚𝐢𝐥𝐚𝐧𝐝'𝐬 𝟐𝟎𝟐𝟔 𝐂𝐚𝐬𝐡, 𝐆𝐨𝐥𝐝 & 𝐃𝐢𝐠𝐢𝐭𝐚𝐥 𝐀𝐬𝐬𝐞𝐭 𝐂𝐨𝐧𝐭𝐫𝐨𝐥𝐬
The Bank of Thailand has announced a coordinated set of measures targeting the "grey economy", spanning high-value cash deposits, gold trading, and stablecoin transactions.

From Q4 2026, individuals depositing THB 5 million or more in cash are expected to verify the source of their funds, subject to final implementing guidelines. Parallel initiatives tighten scrutiny of gold trades and high-value USDT flows, while banks strengthen KYC to curb mule accounts. Some measures are already in force; others remain announced or under development, an important distinction for foreign investors and international businesses in Thailand.

Our latest article breaks down each measure, its current status, and the practical steps businesses and expats should take now.

Subscribe to the Lex Bangkok Newsletter for in-depth legal updates and analysis: https://lnkd.in/gCmEiaFr

22/07/2026

𝐍𝐞𝐰 𝟐𝟎𝟐𝟔 𝐑𝐮𝐥𝐞𝐬 𝐟𝐨𝐫 𝐃𝐚𝐭𝐚 𝐒𝐮𝐛𝐣𝐞𝐜𝐭 𝐀𝐜𝐜𝐞𝐬𝐬 𝐑𝐞𝐪𝐮𝐞𝐬𝐭𝐬 𝐢𝐧 𝐓𝐡𝐚𝐢𝐥𝐚𝐧𝐝

Can a customer, employee or former employee ask your company for a copy of their personal data?

Under Thailand’s PDPA, the answer is yes.

The right of access is not new. However, the new 2026 PDPC rules introduce a clearer and more formal process for handling these requests.

Businesses should no longer treat a data access request as an ordinary email or customer-service enquiry.

A structured and auditable procedure is now required.

𝐖𝐡𝐚𝐭 𝐦𝐮𝐬𝐭 𝐛𝐮𝐬𝐢𝐧𝐞𝐬𝐬𝐞𝐬 𝐝𝐨?

✅ Provide a proper channel for submitting requests

✅ Verify the identity of the requester or authorized representative

✅ Identify the personal data requested and its source

✅ Provide relevant information about the purpose of processing

✅ Record and explain any refusal

✅ Retain the request and supporting documents for at least two years

𝐈𝐦𝐩𝐨𝐫𝐭𝐚𝐧𝐭 𝐭𝐢𝐦𝐞𝐥𝐢𝐧𝐞𝐬

• Preliminary verification: within 7 business days

• Correction of an incomplete request: the requester must be given at least 10 days

• Final response: generally within 30 days after receiving complete and correct information

• Extension: up to a further 30 days where necessary

𝐂𝐚𝐧 𝐚 𝐫𝐞𝐪𝐮𝐞𝐬𝐭 𝐛𝐞 𝐫𝐞𝐟𝐮𝐬𝐞𝐝?

Only in limited circumstances.

For example, disclosure may be refused where it is prohibited by law or would adversely affect:

• The rights of another person
• Trade secrets
• Intellectual property rights

Where only part of the information is protected, the business should consider redacting that information rather than rejecting the entire request.

𝐖𝐡𝐨 𝐬𝐡𝐨𝐮𝐥𝐝 𝐩𝐚𝐲 𝐚𝐭𝐭𝐞𝐧𝐭𝐢𝐨𝐧?

These changes are particularly relevant to:

• Multinational and foreign-owned companies
• Employers and HR departments
• E-commerce businesses
• Digital platforms
• Any organization processing personal data in Thailand

Businesses should now review their internal PDPA procedures, train HR and customer-facing teams, and establish a clear system for receiving, recording and responding to access requests.

𝐍𝐞𝐞𝐝 𝐚𝐬𝐬𝐢𝐬𝐭𝐚𝐧𝐜𝐞 𝐰𝐢𝐭𝐡 𝐏𝐃𝐏𝐀 𝐜𝐨𝐦𝐩𝐥𝐢𝐚𝐧𝐜𝐞 𝐢𝐧 𝐓𝐡𝐚𝐢𝐥𝐚𝐧𝐝?

Lex Bangkok advises Thai and international businesses on data protection compliance, privacy documentation and internal PDPA procedures.

📱 WhatsApp: +66 62 161 4646
✉️ Email: [email protected]

This post is for general information only and does not constitute legal advice.

22/07/2026

𝗟𝗲𝘅 𝗕𝗮𝗻𝗴𝗸𝗼𝗸 𝗥𝗲𝗽𝗿𝗲𝘀𝗲𝗻𝘁𝘀 𝗖𝗹𝗶𝗲𝗻𝘁 𝗶𝗻 𝗧𝗛𝗕 𝟭𝟱 𝗠𝗶𝗹𝗹𝗶𝗼𝗻 𝗥𝗲𝗮𝗹 𝗘𝘀𝘁𝗮𝘁𝗲 𝗖𝗮𝘀𝗲 𝗮𝘁 𝗦𝗮𝗺𝘂𝗶 𝗖𝗼𝘂𝗿𝘁

On 11 May 2026, Lex Bangkok recently represented a client before Samui Court in a real estate dispute involving a claim value of approximately THB 15 million.

The matter reflects Lex Bangkok’s continued work in complex civil and property disputes across Thailand, including contractual claims, shareholder structuring, land ownership, damages, and enforcement relating to immovable property.

22/07/2026

𝐂𝐫𝐨𝐬𝐬-𝐁𝐨𝐫𝐝𝐞𝐫 𝐂𝐨𝐫𝐩𝐨𝐫𝐚𝐭𝐞 & 𝐑𝐞𝐠𝐮𝐥𝐚𝐭𝐨𝐫𝐲 𝐋𝐚𝐰 𝐅𝐢𝐫𝐦 𝐨𝐟 𝐭𝐡𝐞 𝐘𝐞𝐚𝐫 𝟐𝟎𝟐𝟔 – 𝐓𝐡𝐚𝐢𝐥𝐚𝐧𝐝

We are pleased to share that Lex Bangkok Law Firm has been recognised by APAC Insider as the 𝐂𝐫𝐨𝐬𝐬-𝐁𝐨𝐫𝐝𝐞𝐫 𝐂𝐨𝐫𝐩𝐨𝐫𝐚𝐭𝐞 & 𝐑𝐞𝐠𝐮𝐥𝐚𝐭𝐨𝐫𝐲 𝐋𝐚𝐰 𝐅𝐢𝐫𝐦 𝐨𝐟 𝐭𝐡𝐞 𝐘𝐞𝐚𝐫 𝟐𝟎𝟐𝟔 – Thailand.

We are honoured to be featured among the winners of the APAC Insider Legal Awards 2026 and sincerely appreciate the continued trust and support of our clients and partners.

Read more: https://apacinsider.digital/winners/lex-bangkok-law-firm/

21/07/2026

Thailand Introduces a New Online Court Case-Tracking Service

Thailand’s Office of the Judiciary has launched a new online service allowing members of the public to check the progress of civil and consumer court cases more conveniently.

This development represents another step towards greater accessibility and transparency within Thailand’s judicial system. Litigants may be able to follow key case developments without having to contact the relevant court directly for every update.

However, online case information should be treated as a general status update only. Parties should continue to monitor official court orders, hearing dates and procedural deadlines carefully, particularly where a failure to act within the prescribed period may affect their legal rights.

For businesses and foreign individuals involved in litigation in Thailand, professional legal representation remains important to ensure that court procedures, documentary submissions and enforcement measures are properly managed.

21/07/2026

𝐓𝐡𝐚𝐢𝐥𝐚𝐧𝐝’𝐬 𝐑𝐞𝐡𝐚𝐛𝐢𝐥𝐢𝐭𝐚𝐭𝐢𝐨𝐧 𝐒𝐞𝐜𝐭𝐨𝐫: 𝐖𝐡𝐚𝐭 𝐅𝐨𝐫𝐞𝐢𝐠𝐧 𝐈𝐧𝐯𝐞𝐬𝐭𝐨𝐫𝐬 𝐒𝐡𝐨𝐮𝐥𝐝 𝐊𝐧𝐨𝐰

Thailand presents significant opportunities for rehabilitation, wellness and recovery-based businesses, particularly in destinations such as Koh Samui, where healthcare and hospitality services increasingly overlap.

However, a rehabilitation centre cannot be established through company registration alone. The legal and licensing requirements will depend on the services actually provided.

A project involving medical treatment, physiotherapy, nursing care, licensed healthcare professionals or overnight rehabilitation programmes may be regulated as a healthcare establishment. A non-medical wellness retreat, hospitality-based recovery programme or lifestyle centre may fall under a different regulatory framework.

Foreign investors should consider the following matters from the outset:

• Thai company formation and shareholding structure
• Foreign ownership restrictions under Thai law
• Eligibility for BOI investment promotion
• Healthcare establishment and professional licences
• Hotel, accommodation, spa and food-related approvals
• Land, zoning, building-use and construction requirements
• Visas and work permits for foreign founders and specialists
• Data protection and operational compliance

BOI promotion may be available for qualifying health rehabilitation projects, but not every wellness or recovery concept will satisfy the applicable criteria. The proposed medical services, technology, investment level and overnight rehabilitation model must be carefully assessed.

Investors should complete a legal and regulatory feasibility review before purchasing land, signing a long-term lease or commencing construction. A property that is commercially attractive may not necessarily be suitable for healthcare or rehabilitation licensing.

Read the full legal guide on our website: https://lexbangkok.com/establish-rehabilitation-centre-thailand/

Lex Bangkok advises foreign investors on company establishment, BOI promotion, healthcare and hospitality licensing, property due diligence, visas, work permits and regulatory compliance in Thailand.

21/07/2026

We are pleased to share that Lex Bangkok has been featured in Dailynews - เดลินิวส์ออนไลน์ , where we discuss the key legal considerations every foreign investor should understand before starting a business in Thailand.

From company incorporation and the Foreign Business Act to BOI promotion, licensing, employment, and regulatory compliance, understanding Thailand’s legal framework from the outset can help businesses avoid costly mistakes and build a strong foundation for long-term success.

We are grateful for the opportunity to contribute our legal insights and support the business community with practical guidance.

Read the full article below:
https://www.dailynews.co.th/news/6045863/

การ ลงทุนในประเทศไทย ยังคงเป็นทางเลือกที่น่าสนใจสำหรับธุรกิจต่างชาติในหลากหลายอุตสาหกรรม อย่างไรก็ตาม

18/07/2026

𝗧𝗵𝗮𝗶𝗹𝗮𝗻𝗱’𝘀 𝗗𝗿𝗮𝗳𝘁 𝗦𝘂𝘀𝘁𝗮𝗶𝗻𝗮𝗯𝗹𝗲 𝗣𝗮𝗰𝗸𝗮𝗴𝗶𝗻𝗴 𝗟𝗮𝘄: 𝗪𝗵𝗮𝘁 𝗕𝘂𝘀𝗶𝗻𝗲𝘀𝘀𝗲𝘀 𝗦𝗵𝗼𝘂𝗹𝗱 𝗣𝗿𝗲𝗽𝗮𝗿𝗲 𝗙𝗼𝗿
Thailand is moving toward a mandatory Extended Producer Responsibility (EPR) regime that could significantly change how businesses manage packaging waste.
Under the draft Sustainable Packaging Management Act, producers, importers and brand owners may become financially and operationally responsible for the packaging they place on the Thai market, from product design and distribution through to collection, recycling and final disposal.

Key obligations are expected to include:

▪️ Registration with the Pollution Control Department
▪️ Reporting the volume of packaging placed on the market and recovered
▪️ Operating or funding collection and take-back systems
▪️ Meeting annual recovery targets
▪️ Paying additional eco-fees where recovery targets are not achieved

The draft framework covers plastic, glass, metal, paper and composite packaging. Businesses relying heavily on flexible plastics or multi-layer materials may face higher compliance costs due to the difficulty of collecting and recycling these materials.

There is also an important intellectual property consideration. Refill, reuse and upcycling models involving packaging that still displays a third party’s trademark may create infringement risks if the necessary permissions and contractual protections are not in place.

𝗪𝗵𝗮𝘁 𝘀𝗵𝗼𝘂𝗹𝗱 𝗯𝘂𝘀𝗶𝗻𝗲𝘀𝘀𝗲𝘀 𝗱𝗼 𝗻𝗼𝘄?
Businesses should begin auditing their packaging footprint, reviewing product design, assessing participation in a Producer Responsibility Organization, modelling future eco-fees and aligning sustainability initiatives with trademark protection.

For international businesses operating in Thailand, packaging compliance should be treated as a legal, operational and financial planning issue,
not merely an environmental initiative.

Read full article: https://lnkd.in/gQTrfEMx

Subscribe to the Lex Bangkok Newsletter for in-depth legal updates and analysis: https://lnkd.in/gCmEiaFr