Official Lease Registration Form and Title Deed Endorsement
Example of a registered lease endorsement on the reverse side of a Chanote title deed.
At the Land Office, the lessor and lessee sign the Land Department's official land lease agreement, Tor.Dor.36 (ท.ด.36), a standardized Thai-language document bearing the Garuda emblem.
Once registration is completed, the lease is also recorded on the reverse side of the land title deed (Chanote). This endorsement gives public notice that the land is subject to a registered lease and normally identifies the essential registration details, including the lessee and lease period.
What Goes in Your Private Lease (and What Doesn’t)
Your private lease is a detailed, often bilingual agreement setting out additional commercial and contractual terms, such as rent arrangements, maintenance, assignment, dispute resolution, building ownership, renewal provisions and other rights and obligations (sample). It supplements the registered lease but is not itself a substitute for Land Office registration.
By contrast, Tor.Dor.36 (ท.ด.36) is the official Land Department land lease agreement used as part of the registration process. It records the principal terms of the registered lease, including the parties, property, lease purpose, term and rent.
How Tor.Dor.36 works with your private lease
When a lease is registered, the principal lease terms are recorded in the official Land Office documentation. A separate private lease agreement may also be referred to and attached to the registration file. The Land Office registration does not, however, amount to legal approval of every provision contained in that private agreement.
This means that registration protects the registered lease and its principal terms, but it does not automatically turn every additional promise in the private lease into a right that binds a subsequent owner. Whether a particular clause remains enforceable after a transfer depends on Thai law and, in case of dispute, may ultimately have to be determined by the courts.
Quick Summary
Tor.Dor.36 (ท.ด.36)
- Language: Thai; official Land Department form bearing the Garuda emblem.
- Registration: Signed as part of the Land Office registration of the lease.
- Detail: Records the principal terms of the registered land lease.
- Absent party: An official Land Office power of attorney may be used where permitted.
Private Lease Agreement
- Language: Often bilingual and signed separately by the parties.
- Registration: May be referred to and attached to the Land Office registration file.
- Detail: Contains additional contractual provisions, such as maintenance, assignment, warranties, renewal arrangements and dispute resolution.
- Legal effect: Attachment does not by itself make every clause valid, enforceable or binding on subsequent owners.
Sample: Tor Dor 36 – Land Office Land Lease Agreement
Illustrative example of the structure and principal contents of a Land Department Tor Dor 36 land lease agreement. The official form is issued by the Department of Lands and completed in Thai.
Tor Dor 36 — Land Lease Agreement
Land Office: .......................................................
Province: .........................................................
Date: .............. / .............. / ..............
Parties
Lessor (Owner): .......................................................................................................
ID No.: ...............................................................
Lessee (Tenant): ......................................................................................................
ID/Passport No.: .....................................................
Property Details
Land Title Deed: No. ................................. Land/Survey No.: ..............................................
Location: ................................................................................................................
Lease Terms
Purpose of Lease: .................................................................................................
Lease Term: ...............................................................................................................
Rent: .............................................................................................................................
Buildings / Structures: ............................................................................................
Additional Agreement:
Where applicable, the Tor Dor 36 may refer to a separate lease agreement containing additional terms agreed between the parties.
Signatures
Lessor: .............................................
Lessee: ..............................................
Witness 1: ........................................
Witness 2: ........................................
Land Registrar
Official: .................................................
Position: ..................................................
Signature & Seal: ____________________________
Note: This is a stylised example for informational and educational purposes. It is not an official Department of Lands form and should not be used for registration.
Practical Info
What the Land Office needs
- The official Tor.Dor.36 (ท.ด.36) land lease agreement as part of the registration
- Original title deed and required identification or corporate documents
- Official Land Office POA (ท.ด.21) where a party is represented and its use is permitted
What you should do
- Prepare a clear and comprehensive private lease agreement where additional terms are required
- Where appropriate, have the Tor.Dor.36 or other registration documents refer to the separate lease agreement and have it included in the registration file
- Check that the registered terms accurately reflect the intended lease before signing
- The Land Lease Package contains practical information, instructions and drafting guidance
Practical Tips
- Term: Maximum 30 years per registered lease; any later extension requires a new agreement and registration.
- Foreign lessee: A registered lease is a commonly used legal right where foreign ownership of land is restricted.
- Building ownership: If the lessee will own or construct a building, address this separately in the private lease and consider registration of a right of superficies where appropriate.
- Dispute resolution: Detailed contractual provisions, such as jurisdiction or arbitration clauses, are normally contained in the private lease rather than in the standard Tor.Dor.36.
Summary
- Tor.Dor.36 (ท.ด.36) is the official Land Department land lease agreement used as part of the registration of a land lease.
- A separate private lease may contain additional contractual protections and may be referred to and attached to the Land Office registration file.
- Reference or attachment does not by itself make every private lease clause valid, enforceable or binding on subsequent owners.
- If a party cannot attend, the Land Department's official power of attorney form ท.ด.21 (Tor.Dor.21) may be used where applicable.
FAQ
Does the Land Office register my private lease contract?
What exactly is Tor.Dor.36?
Does the Land Office register 30+30 or other long-term renewal leases on Tor.Dor.36?
Renewal clauses remain subject to Thai law and their enforceability depends on the circumstances and applicable case law. The Land Office will not register a present lease term exceeding the statutory 30-year maximum.