Thailand Usufruct Agreement Sample – Thai-English Contract Preview
This page provides a preview of the bilingual Thai-English usufruct agreement package available from ThailandLawOnline. The complete Thai-English Usufruct Agreement Pack contains three different agreement versions, allowing the contract to be selected according to the type of property and its intended use.
A Thai usufruct (สิทธิเก็บกิน / Sidhi-Kep-Kin) gives the usufructuary the right to possess, use, enjoy and manage immovable property owned by another person. Once registered at the competent Land Office, the usufruct operates as a registered real right over the property while ownership remains with the owner.
Version A – Standard Land & House Usufruct
Version B – Extended Land & House Usufruct
Version C – Land Usufruct with Construction / Development Provisions
Which Usufruct Agreement Should You Use?
The appropriate agreement depends mainly on whether there is already a house on the land and how the property will be used. The three versions are not alternative translations of the same contract: each version is intended for a different practical situation.
| Contract version | Property / situation | Main purpose |
|---|---|---|
| Version A Standard Land & House |
Land with an existing house | Standard lifetime usufruct for possession, residence, use and management of the property. |
| Version B Extended Land & House |
Land with an existing house where additional arrangements are required | More detailed provisions concerning occupation, management, third-party use, letting, house registration and other practical arrangements. |
| Version C Land / Construction |
Land where buildings or other improvements may be constructed or developed | Usufruct of the land with additional provisions concerning construction, development and improvements. |
Version A – Standard Land & House Usufruct
Version A is intended for the common situation where the property consists of land with an existing house and a lifetime usufruct is granted for occupation, use, enjoyment and management of the property.
Sample provisions include:
- usufruct over the land and existing house;
- lifetime right of usufruct;
- possession, occupation, use and enjoyment of the property;
- management of the property;
- ordinary maintenance and repairs;
- use of the property by permitted third parties.
Suitable for a straightforward residential land-and-house usufruct.
Version B – Extended Land & House Usufruct
Version B covers the same basic land-and-house situation but contains additional and optional provisions for circumstances where the parties want to regulate the use and management of the property in more detail.
Additional or optional provisions may include:
- exclusive occupation and management provisions;
- house registration (Tabien Baan) cooperation;
- third-party occupation and use;
- letting or renting the property to third parties;
- consideration or no-consideration wording for registration;
- alterations, improvements and repairs;
- administrative and Land Office cooperation;
- power of attorney for registration where permitted.
This version may be more appropriate where the usufructuary requires wider practical control over the property or intends to allow third parties to use or rent the property.
Version C – Land Usufruct with Construction / Development Provisions
Version C is intended primarily for land where there is no existing house included in the usufruct and the usufructuary may wish to develop or improve the land during the usufruct period.
Additional provisions include:
- usufruct over the land;
- right to possess, use, enjoy and manage the land;
- construction or improvement of buildings and structures;
- building permits and other governmental approvals;
- utilities and administrative cooperation;
- development and improvement of the land during the usufruct term.
Note: Where separate ownership of a building constructed on another person's land is important, a registered right of superficies may also need to be considered.
Thai–English Usufruct Agreement Samples
The document pack includes three alternative Thai–English usufruct agreements. Open a version below to view selected clauses and compare the structure and additional provisions included in each agreement.
Version A Core usufruct agreement for land and house
CLAUSE 1 — ESTABLISHMENT OF USUFRUCT
เจ้าของตกลงก่อตั้งสิทธิเก็บกินในทรัพย์สินให้แก่ผู้ทรงสิทธิเก็บกิน และผู้ทรงสิทธิเก็บกินตกลงรับสิทธิเก็บกินดังกล่าวจากเจ้าของ โดยภายใต้สิทธิเก็บกินนี้ผู้ทรงสิทธิเก็บกินย่อมมีสิทธิครอบครอง ใช้ อยู่อาศัย ได้รับประโยชน์ และมีอำนาจบริหารจัดการทรัพย์สิน ตามขอบเขตที่กฎหมายไทยอนุญาต
The Owner agrees to grant to the Usufructuary, and the Usufructuary agrees to accept from the Owner, a usufruct over the Property. By virtue of such usufruct, the Usufructuary shall have the rights of possession, use, occupation, enjoyment, and management of the Property to the extent permitted under Thai law.
ผู้ทรงสิทธิเก็บกินมีสิทธิทำการเปลี่ยนแปลง ดัดแปลง ต่อเติม หรือปรับปรุงทรัพย์สิน และมีสิทธิใช้ทรัพย์สินเพื่อวัตถุประสงค์อันชอบด้วยกฎหมาย รวมทั้งมีสิทธิอนุญาตให้บุคคลภายนอกใช้หรือพักอาศัยในทรัพย์สินได้โดยไม่ต้องได้รับความยินยอมจากเจ้าของ ทั้งนี้การอนุญาตดังกล่าวไม่ถือเป็นการโอนสิทธิเก็บกินให้แก่บุคคลภายนอก
The Usufructuary may make changes, alterations, additions, or improvements to the Property and may use the Property for any lawful purpose. The Usufructuary shall also have the right to permit third parties to use or reside on the Property without requiring the Owner's consent, provided that such permission does not constitute a transfer of the usufruct itself.
Upon termination of the usufruct, the Usufructuary's rights to possess, use and enjoy the Property shall cease and the Owner shall be entitled to resume possession of the Property. Alterations, modifications, additions and improvements forming part of the Property shall remain with the Property unless otherwise agreed in writing or provided by law.
Version B Additional occupancy, house-registration and management provisions
CLAUSE 1 — ESTABLISHMENT OF USUFRUCT
เจ้าของตกลงก่อตั้งสิทธิเก็บกินในทรัพย์สินให้แก่ผู้ทรงสิทธิเก็บกิน และผู้ทรงสิทธิเก็บกินตกลงรับสิทธิเก็บกินดังกล่าวจากเจ้าของ โดยภายใต้สิทธิเก็บกินนี้ผู้ทรงสิทธิเก็บกินย่อมมีสิทธิแต่เพียงผู้เดียวในการครอบครอง ใช้ อยู่อาศัย และได้รับประโยชน์จากทรัพย์สิน รวมทั้งมีสิทธิบริหารจัดการทรัพย์สินตามขอบเขตที่กฎหมายไทยอนุญาต
The Owner agrees to grant to the Usufructuary, and the Usufructuary agrees to accept from the Owner, a usufruct over the Property. Under such usufruct, the Usufructuary shall have the exclusive right to possess, use, occupy and enjoy the Property, as well as the right to manage the Property, to the extent permitted under Thai law.
ตลอดระยะเวลา เจ้าของตกลงให้ความร่วมมือโดยสมควรในการดำเนินการทั้งปวงที่จำเป็นเพื่อให้ผู้ทรงสิทธิเก็บกินสามารถครอบครองและอยู่อาศัยในบ้านได้ รวมถึงการดำเนินการเกี่ยวกับทะเบียนบ้าน ตามขอบเขตที่กฎหมายไทยอนุญาต
During the Term, the Owner shall provide reasonable cooperation in all actions necessary to enable the Usufructuary to occupy and reside in the House, including matters relating to house registration (Tabien Baan), to the extent permitted under Thai law.
The Usufructuary shall have the exclusive right to use, possess, maintain, manage and make decisions concerning the Property as the Usufructuary deems appropriate, to the extent permitted under Thai law. The Owner shall have no right to instruct, control or interfere with the manner of use, maintenance or management of the Property, except as otherwise required by law.
The Usufructuary may permit third parties to use, occupy or reside in the Property and may rent or lease the Property to third parties without requiring the Owner's consent, subject to applicable Thai law and the terms of the usufruct. The Usufructuary shall be entitled to receive and retain the resulting rent and other benefits.
Version C Extended provisions for development, construction and administration
CLAUSE 1 — ESTABLISHMENT OF USUFRUCT
เจ้าของตกลงก่อตั้งสิทธิเก็บกินในที่ดินให้แก่ผู้ทรงสิทธิเก็บกิน และผู้ทรงสิทธิเก็บกินตกลงรับเอาสิทธิเก็บกินดังกล่าวจากเจ้าของ โดยอาศัยอำนาจแห่งสิทธิเก็บกิน ผู้ทรงสิทธิเก็บกินย่อมมีสิทธิครอบครอง ใช้ ได้ประโยชน์ และมีสิทธิบริหารจัดการในที่ดิน รวมทั้งมีสิทธิครอบครองและใช้ประโยชน์ในที่ดินโดยสงบตลอดระยะเวลาของสิทธิเก็บกิน ทั้งนี้เท่าที่กฎหมายไทยอนุญาต
The Owner agrees to grant to the Usufructuary, and the Usufructuary agrees to accept from the Owner, a right of usufruct over the Land. By virtue of the usufruct, the Usufructuary shall have the rights of possession, use, enjoyment and management of the Land and shall be entitled to peaceful possession and use of the Land throughout the Term, to the extent permitted under Thai law.
The Owner undertakes, throughout the Term, to cooperate in good faith and to execute documents reasonably required to enable the Usufructuary to obtain building permits and construction approvals, arrange utility services and accounts, deal with residence or house registration, and complete administrative procedures relating to the possession, use, management, development or occupation of the Land.
ผู้ทรงสิทธิเก็บกินมีสิทธิทำการเปลี่ยนแปลงที่ดิน และก่อสร้างอาคารหรือสิ่งปลูกสร้างอื่นใดบนที่ดินเพื่อการอยู่อาศัยหรือเพื่อการประกอบธุรกิจ ทั้งนี้ภายใต้บังคับของกฎหมาย ข้อกำหนด และการอนุญาตที่เกี่ยวข้อง
The Usufructuary shall have the right to make alterations to the Land and to construct buildings or other structures thereon for residential or business purposes, subject to applicable laws, regulations, permits and approvals. The Usufructuary shall have the right, but not the obligation, to improve or develop the Land.
Unless otherwise agreed in writing, improvements and development undertaken by the Usufructuary shall be at the Usufructuary's expense. The rights of the Parties in relation to buildings, structures and improvements shall be governed by the terms of the agreement and applicable Thai law.
Thai Usufruct Rights and Land Office Registration
A Thai usufruct (สิทธิเก็บกิน / Sidhi-Kep-Kin) is a real right over immovable property under sections 1417–1428 of the Thai Civil and Commercial Code. The owner remains the legal owner of the property, while the usufructuary is given the right to possess, use and take the benefits of the property and, within the scope of the right, to manage it.
A usufruct can therefore provide a person who is not the owner with a registered right to live in, use, manage and derive benefits from land or a house.
Duration of a Thai usufruct
Where the usufructuary is an individual, a usufruct may be granted for a fixed period or for the lifetime of the usufructuary.
- A fixed-term usufruct cannot exceed 30 years.
- A lifetime usufruct is not limited to 30 years and continues for the life of the usufructuary.
- If an individual usufructuary dies before the end of a fixed term, the usufruct terminates upon death.
- The usufruct does not pass to the usufructuary’s heirs.
Where the usufructuary is a company or other juristic person, the usufruct is necessarily structured as a fixed-term right rather than a lifetime right.
Registration of a usufruct does not transfer ownership of the property. The registered owner remains the owner throughout the term of the usufruct.
Can the usufructuary rent out the property?
Yes. Department of Lands guidance confirms that, after registration of the usufruct, the right to lease the property during the period of the usufruct belongs to the usufructuary.
The usufructuary may therefore allow third parties to use or occupy the property and may lease the property and receive the resulting rental income, subject to the registered terms and applicable Thai law.
This can be particularly relevant where the usufructuary later decides not to live permanently in the property but wishes to retain the economic benefit of the registered right.
Can a usufruct be sold or transferred?
The registered usufruct itself is a personal real right of the usufructuary and should not be treated as a freely transferable ownership interest that can simply be sold or assigned to another person.
Thai law nevertheless distinguishes between transferring the usufruct itself and allowing another person to exercise rights under the usufruct. Unless the instrument creating the usufruct provides otherwise, the exercise of the usufruct may be transferred to a third person.
This may include allowing another person to possess or use the property or leasing the property to a third party. The third person does not thereby become the registered usufructuary. The legal effect and duration of rights granted to third parties must, however, be considered separately. In particular, a lease lawfully granted by a usufructuary may in certain circumstances remain effective even after the usufruct itself has terminated.
Multiple and family usufructuaries
A usufruct may be registered in favour of more than one usufructuary. Department of Lands registration instructions expressly provide for multiple usufructuaries and require each usufructuary to be separately identified in the official Land Office application.
This can be relevant for family arrangements. For example, an owner may wish to create usufruct rights in favour of a spouse, parents, children or more than one family member.
Where several individuals are each granted personal or lifetime usufruct rights over the same property, the practical duration of the burden on the property can potentially extend for many decades. If younger family members are included, the surviving registered rights may in practice continue well beyond 30 years.
This is not the same as creating one fixed-term usufruct for 60 years or more. A fixed-term usufruct remains subject to the statutory maximum term. The potentially longer duration results from separate personal rights registered in favour of several individuals.
The intended duration and relationship between the rights of multiple usufructuaries should therefore be stated clearly in the registration documents. A family or multiple-usufructuary arrangement should be presented to the competent Land Office so that each usufructuary and the intended duration of each right can be recorded correctly.
Registration of a Usufruct at the Land Office
A usufruct created over land or other immovable property is registered at the competent Land Office having jurisdiction over the property. The Department of Lands uses its own official application, usufruct memorandum and registration entry.
For a usufruct registration, the Land Office records the identity of the owner and usufructuary, the property, the duration of the usufruct and the registrable terms of the right. The official usufruct memorandum is normally prepared in Thai and signed as part of the registration procedure.
The wording recorded in the official Land Office documents may be shorter than the provisions contained in a more detailed private Thai-English usufruct agreement.
Can a private usufruct agreement be attached to the Land Office registration?
Yes. Department of Lands registration guidance specifically provides for the situation where the parties have already prepared and signed their own agreement or memorandum before attending the Land Office.
Where that private agreement is submitted and its provisions are not contrary to law, Department of Lands guidance provides that the agreement or memorandum is to be attached to the official Land Office contract or memorandum as an appended agreement.
The Land Officer endorses the connection between the documents and the official document is to contain wording referring to the additional terms in the attached agreement.
“ข้อตกลงอื่นให้เป็นไปตามสัญญาหรือบันทึกข้อตกลงต่อท้าย”
Other agreed terms are to be in accordance with the attached agreement or memorandum.
A detailed Thai-English usufruct agreement can therefore serve an important purpose in addition to the shorter official registration memorandum. It allows the parties to record matters such as occupation, management, improvements, rental rights, expenses and other agreed terms, provided those terms are lawful and consistent with the nature of a usufruct.
The private agreement supplements the official Land Office registration documents; it does not replace them.
Usufruct registration fees
The Department of Lands distinguishes between a usufruct granted with consideration and one granted without consideration.
- Without consideration: the registration is treated as a registration without capital value and the official registration fee is THB 50 per land parcel.
- With consideration: the registration fee is 1% of the consideration and stamp duty is 0.5% of the consideration.
Additional minor costs may arise for copies, powers of attorney or other documents required for the registration.
Documents commonly required for usufruct registration
Depending on the parties and the property, documents commonly presented for registration include:
- the original land title deed (Chanote);
- Thai ID card of the registered owner;
- the owner’s Tabien Baan (house registration);
- passport of a foreign usufructuary;
- marriage certificate where relevant;
- power of attorney where a party is represented; and
- the signed private usufruct agreement where it is submitted with the registration.
The Land Office may require additional documents or statements depending on the circumstances of the transaction.
Thai-English Usufruct Agreement
The contract preview above shows the structure of a Thai-English usufruct agreement for land and house. A private bilingual agreement can record the terms agreed between the parties in greater detail while the Land Office completes the official registration of the usufruct.
Need the complete editable agreement?
The downloadable Thai-English usufruct package includes the editable agreement, practical registration instructions and supporting Land Office information.
Legal reference
For the statutory provisions governing usufructs, see Thai Civil and Commercial Code sections 1417–1428 – Right of Usufruct.
Official sources
The registration information on this page is based on official guidance issued by the Thai Department of Lands (กรมที่ดิน), including Department of Lands rules and guidance concerning usufruct registration, the powers of a usufructuary, leasing of property subject to usufruct, registration documentation and registration fees.
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