Official Lease Registration Form (with Garuda emblem)
The registrar will have you sign the Land Department’s official lease form, commonly referred to as Tor.Dor.11 (ท.ด.11), a standardized Thai-only document bearing the Garuda emblem. Both lessor and lessee sign Tor.Dor.11 at the Land Office; this is the instrument that is recorded against the title deed.
What Goes in Your Private Lease (and What Doesn’t)
Your private lease is a detailed, often bilingual agreement setting out commercial terms: rent, term (up to 30 years), renewal structure, maintenance, assignment, dispute resolution, building ownership/superficies, and more. It protects the parties between themselves — but by itself it is not the registered instrument.
By contrast, Tor.Dor.11 (ท.ด.11) is concise and standardized. It is the only document the Land Office records to create a registered lease enforceable against third parties (subsequent buyers, creditors, etc.).
At a glance
| Topic | Tor.Dor.11 (ท.ด.11) | Private Lease (SPA-style) |
|---|---|---|
| Language | Thai; Garuda form; signed at Land Office | Bilingual recommended; signed privately |
| Registration | Registered — creates lease rights against third parties | Not registered unless referred to & attached to Tor.Dor.11 |
| Detail | Essential terms only | Full protections (renewal, assignment, warranties, dispute resolution) |
| Absent party | Use official POA (commonly Tor.Dor.21) | Private POA cannot replace official form |
Practical Info
What the Land Office needs
- Signed Tor.Dor.11 (ท.ด.11) at the registrar’s desk
- Original title deed and ID/corporate documents
- Official POA (ท.ด.21) if a party is absent
What you should do
- Draft a robust bilingual private lease
- Ensure Tor.Dor.11 refers to and attaches your private lease
- Confirm title type and zoning allow a lease (and any building rights)
Practical Tips
- Term: Max 30 years per registration; extensions require a new registration.
- Foreign lessee: Lease registration is typically the secure route when land ownership is restricted.
- Building ownership: If the lessee will own/improve a structure, address it in the private lease and consider superficies where appropriate — then cross-reference in Tor.Dor.11.
- Dispute resolution: Put it in the private lease (court/arbitration), but remember the Land Office will still only register Tor.Dor.11.
Summary
- Tor.Dor.11 (ท.ด.11) (the Garuda-form lease) is the document the Land Office registers.
- Your private lease is vital for protections, but it must be referred to and attached to Tor.Dor.11 to give those protections practical effect.
- If you cannot attend, use the Land Office’s official POA (commonly ท.ด.21).
FAQs
Does the Land Office register my private lease contract?
No. The Land Office registers Tor.Dor.11 (ท.ด.11). To make private terms effective, have Tor.Dor.11 refer to and attach your private lease.
What exactly is Tor.Dor.11?
It’s the Land Department’s official lease registration form (Thai only, Garuda emblem) that both parties sign at the Land Office.
Can I just bring a private POA if I’m abroad?
No. You’ll need the Land Department’s official power of attorney form (commonly Tor.Dor.21) to sign and register in your absence.