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 ( sample). 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.).

How the 'ท.ด.11-form' works with your lease

When a lease is registered at the Land Office, it is recorded through the Tor Dor 11 form, which only states the basic lease terms (parties, property, term, rent) and refers to the private lease agreement. The private contract is attached to the file, but the Land Office does not certify or “approve” every clause. Officers mainly check for obviously illegal terms (such as prepaid future renewals or ownership-transfer promises); beyond that, they simply record that a lease exists.

This means registration protects the existence of the lease term and core lease rights, but it does not turn all additional promises in the private lease into real rights that automatically bind a new owner. If there is a dispute about whether a particular clause (for example, succession or a special benefit) is enforceable after a transfer, that question must be decided by the courts, not by the Land Office.

Quick Summary

Sample: Tor Dor 11 – Lease Registration Record

Illustrative example of the structure of the 1-page Land Office’s lease registration form. The actual form is in Thai only and issued only by the Department of Lands and completed in Thai.

Tor Dor 11 — Lease Registration

Land Office: .......................................................

Province: .........................................................

Date of Registration: .............. / .............. / ..............

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Parties

Lessor (Owner): .......................................................................................................
ID No.: ...............................................................

Lessee (Tenant): ......................................................................................................
ID/Passport No.: .....................................................

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Property Details

Land Title Deed: No. ................................. Survey No.: ..............................................

Location: ................................................................................................................

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Lease Terms

Lease Term: From .............. to .............. (maximum 30 years)

Rent: ...................................................................................................................

Purpose of Use: .................................................................................................

Reference to Private Lease Agreement:
A separate private lease agreement is attached to this registration file.

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Signatures

Lessor: .............................................
Lessee: ..............................................
Witness 1: ........................................
Witness 2: ........................................

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Land Officer Certification

Official: .................................................
Position: ..................................................
Signature & Seal: ____________________________

Note: This is a stylised sample for informational and educational use. The official Tor Dor 11 form is issued only by the Department of Lands and completed in Thai.

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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)
• The Land Lease Package contains need to know information and practical tips