Short term condo rental crackdown?

[KneeDeep]

23 hours ago, The manic said:

I wish you were correct. But I had to supply all my details as did the owner to take to the IO. Also you might not be aware of the use of on line reporting by condo and guest house authorities. Our committee is includes a professional management group, owner volunteers and a judicial person. We, between us have stopped short term lets, prevented rubbish being dumped outside doors and are prosecuting all those owners who have not contributed to the communal funds and are auctioning their condos via the courts to raise the money they owe.

 

 

I'm confused. In one post you are a renter and the next you are part of "a professional management group, owner volunteers and a judicial person".

So which is it? 

 

[bkk6060]

Hey, business as usual here at The Base.  100's of mostly Chinese coming in and out.  Being checked in outside the front gate and walking in.

 

Something on all this that I find interesting and it makes sense.  I spoke to one of the employees here and she told me it is not enforced because it is free advertising for the builder who still has units available.  She said a number of people who have booked/stayed short time, have later gone to the office and purchased condos.

 

No solace to those who live here, but it makes sense why they are turning the other cheek.

 

[ThaiBob]

I am currently in Bangkok and this is the bulletin posted everywhere in the condo I am a guest.

[bkk6060]

Just now, ThaiBob said:

I am currently in Bangkok and this is the bulletin posted everywhere in the condo I am a guest.

So you are staying there ST? :)

[Peterw42]

6 hours ago, jerry921 said:

My understanding of the forum rules is we can't "name and shame", but there's no reason we can't have a list of Pattaya condos with notably good management that actively prevents ST rentals and keeps the place well maintained. Such a list would be very useful to me as a prospective buyer/long term renter. At least if you've got something good to say about your condo, please name them!
 

The well managed blocks that prevent airbnb etc, are the ones that "dont" appear on airbnb.

[Pattaya46]

1 hour ago, ThaiBob said:

I am currently in Bangkok and this is the bulletin posted everywhere in the condo I am a guest.

<image>

More and more condos with such notices.

From Green Condo in BKK :

[ThaiBob]

1 hour ago, bkk6060 said:

So you are staying there ST? :)

No, I am a house guest of my friend, not a short-term renter. 

[PattayaAngel]

8 hours ago, newnative said:

     You're missing the point.  It's not the job of the condo management to rent out condos.  Condo management keeps the pools clean, maintains the property, manages the staff, pays the bills, enforces the condo rules, etc. 
  

 

yes enforce THAI LAW

[ChiangMaiLightning2143]

AirBnb is just a website that connects renters and lessors. Renting for less

Than one month, violating conditions of condos and reporting to Immigration the stays of aliens is another but, likely all illegal.

 

Who cares when a career general has 25 lux watches?

 

[jerry921]

7 hours ago, Peterw42 said:

The well managed blocks that prevent airbnb etc, are the ones that "dont" appear on airbnb.

That's a negative indicator. There are going to be other condos that don't allow airBnB but are still poorly managed - management spending all its time selling empty units, not fixing the elevators, letting trash build up, etc. Some of that will be obvious on a visit when looking to rent, but some negatives are only obvious after it's too late to move for a year.

 

What I was looking for was positive recommendations. I live in xxx and I love it (without the "and oh by the way my unit is for sale")

[bkk6060]

Hey, its not just Airbnb.

Booking.com, Agoda, all the broker websites have ST places.

 

I can name a few I saw on Booking.com just this morning for ST rentals.  Many in Wongamat.

The Base, The new Riviera, The Palms, The Royal, Baan Plai Haad,  Centric, Serenity, Wongamat Tower, View Talay,

I can go on and on.  All condos/residences not hotels.

 

[Rimmer]

Some off topic posts have been removed, topic is about short term condo rental

[Pattaya46]

14 hours ago, Peterw42 said:

The well managed blocks that prevent airbnb etc, are the ones that "dont" appear on airbnb.

Hum... AirBnB is not Daily/Weekly rental only.

There are many ads for rental by Months too...

[thaibeachlovers]

22 hours ago, newnative said:

     You're missing the point.  It's not the job of the condo management to rent out condos.  Condo management keeps the pools clean, maintains the property, manages the staff, pays the bills, enforces the condo rules, etc. 
  

 

LOL. This is Thailand. The condo management will do whatever they want to, and if that includes earning a bit extra by doing rentals for owners good luck to them.

That's what happened when I rented an owned room in a condo for a month. The manager gave me the rental contract. I never saw the owner.

[BlackJack]

ST rentals - OK there is no debate as its clearly illegal - but who will enforce the laws?

The JPM is responsible for stopping this practice and so contact them - but will they act? Probably not

There are insurance implications as well as these short term punters are not covered by hotel insurance or condo insurance - so if there is a claim then who pays?

 

Most ST renters do not respect the building the room or the common areas 

Most landlords do not maintain their condos

 

So who to call that will take any action?

 

 

[sam neuts]

Not just condo's. Lots of businesses being closed due to the Hotel Act amendment in 2016 

[watcharacters]

3 minutes ago, sam neuts said:

Not just condo's. Lots of businesses being closed due to the Hotel Act amendment in 2016 

 

 

Thailand is scheduled to  shutdown in 36 hours due to its stringent application  of the short time rental law on the current  books.

 

I may need to move.

[BlackJack]

On 1/29/2018 at 8:10 PM, ThaiBob said:

No, I am a house guest of my friend, not a short-term renter. 

as long as the TM 28 and TM 30 were filled in then there should not be a problem

 

[inThailand]

   You're missing the point.  It's not the job of the condo management to rent out condos.  Condo management keeps the pools clean, maintains the property, manages the staff, pays the bills, enforces the condo rules, etc. 
  

Yes and no, the condo management can do as the condo owners decide. If the condo owners want the mgmt they pay to run a rental program they can. 

[bkk6060]

Will follow up from my post in late January.

Again, nothing has changed at The Base Condo, Centric Sea, and many other condos in Pattaya for ST rentals.

100's of people every day at The Base, mostly Chinese.

There are signs all over the place that ST rentals are Illegal, but it stops nothing.

 

Just go on any of the hotel type websites, and there are many places advertised all available ST.

Many in Central and North Pattaya.

Nothing is being done I know owners complain, but it just continues.

[ThaiBob]

54 minutes ago, bkk6060 said:

Will follow up from my post in late January.

Again, nothing has changed at The Base Condo, Centric Sea, and many other condos in Pattaya for ST rentals.

100's of people every day at The Base, mostly Chinese.

There are signs all over the place that ST rentals are Illegal, but it stops nothing.

 

Just go on any of the hotel type websites, and there are many places advertised all available ST.

Many in Central and North Pattaya.

Nothing is being done I know owners complain, but it just continues.

It will take time. 

[Peterw42]

6 hours ago, inThailand said:

   You're missing the point.  It's not the job of the condo management to rent out condos.  Condo management keeps the pools clean, maintains the property, manages the staff, pays the bills, enforces the condo rules, etc. 
  

Yes and no, the condo management can do as the condo owners decide. If the condo owners want the mgmt they pay to run a rental program they can. 

There are rules in the condo act that juristic person cannot run a business in the block. The owners cant vote for the juristic person to run a real estate business, no more than they can run a noodle shop or a shoe factory in the block.

[bkk6060]

13 minutes ago, ThaiBob said:

It will take time. 

We will see.

Again, I have mentioned before the security at The Base and Centric help facilitate it.

Not keeping up much hope to be honest.

[newnative]

6 hours ago, inThailand said:

   You're missing the point.  It's not the job of the condo management to rent out condos.  Condo management keeps the pools clean, maintains the property, manages the staff, pays the bills, enforces the condo rules, etc. 
  

Yes and no, the condo management can do as the condo owners decide. If the condo owners want the mgmt they pay to run a rental program they can. 

As long as the condo rentals are for 30 days or more.  Condo owners can't, legally, ask the condo management to run a rental program for short-term rentals of less than 30 days as they are illegal in Thailand.     

[newnative]

34 minutes ago, bkk6060 said:

We will see.

Again, I have mentioned before the security at The Base and Centric help facilitate it.

Not keeping up much hope to be honest.

And, unfortunately, if they close a lot of guesthouses some of those tourists may end up renting illegal short-term condos instead.

[bkk6060]

1 minute ago, newnative said:

As long as the condo rentals are for 30 days or more.  Condo owners can't, legally, ask the condo management to run a rental program for short-term rentals of less than 30 days as they are illegal in Thailand.     

Sounds reasonable to me.

Sorry If I keep repeating myself,  but The Base owner (Sansiri) and the security which is contracted by Sansiri are fully aware of it.  Again, the security at the front (usually 4 officers)  help facilitate it by basically checking the people in and contacting the room representative via phone who come to the gate. The representative escorts the ST renters past security, into the buildings. 

There must be some sort of pay off on this.  Using security's time, etc. to facilitate ST renters which seems to be most of their day activities.

 

[Peterw42]

7 minutes ago, bkk6060 said:

Sounds reasonable to me.

Sorry If I keep repeating myself,  but The Base owner (Sansiri) and the security which is contracted by Sansiri are fully aware of it.  Again, the security at the front (usually 4 officers)  help facilitate it by basically checking the people in and contacting the room representative via phone who come to the gate. The representative escorts the ST renters past security, into the buildings. 

There must be some sort of pay off on this.  Using security's time, etc. to facilitate ST renters which seems to be most of their day activities.

 

The Base owner (Sansiri) ? Does that mean its not individually owned condos ?

[striderman]

11 minutes ago, bkk6060 said:

Sounds reasonable to me.

Sorry If I keep repeating myself,  but The Base owner (Sansiri) and the security which is contracted by Sansiri are fully aware of it.  Again, the security at the front (usually 4 officers)  help facilitate it by basically checking the people in and contacting the room representative via phone who come to the gate. The representative escorts the ST renters past security, into the buildings. 

There must be some sort of pay off on this.  Using security's time, etc. to facilitate ST renters which seems to be most of their day activities.

 

took this pic june 6th of ST renters outside the base. but you can take similar pics every day and no way are those cases big enough for a month stay. they are standing opposite the security post

[Peterw42]

4 minutes ago, striderman said:

took this pic june 6th of ST renters outside the base. but you can take similar pics every day and no way are those cases big enough for a month stay. they are standing opposite the security post

Not much different to a photo of all the plastic bottles on the beach, its not hard to find evidence of the problem and hopefully authorities can clean it up.

[newnative]

1 hour ago, bkk6060 said:

Sounds reasonable to me.

Sorry If I keep repeating myself,  but The Base owner (Sansiri) and the security which is contracted by Sansiri are fully aware of it.  Again, the security at the front (usually 4 officers)  help facilitate it by basically checking the people in and contacting the room representative via phone who come to the gate. The representative escorts the ST renters past security, into the buildings. 

There must be some sort of pay off on this.  Using security's time, etc. to facilitate ST renters which seems to be most of their day activities.

 

     Sad case, The Base.  Will be interesting to see how it plays out.  Also interesting is how some developers are handling condo sales these days.  I know one large Bangkok developer, with one of their new Bangkok projects in a popular location, reserved some condo floors for only Thai buyers and other floors for foreign buyers.  Since they had hired a separate sales team fluent in Chinese, I think they figured the foreign buyers would be mostly Chinese and maybe it would be a good thing to have them on separate floors from the Thais.