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LuciusCornelius

Illegal short term Rentals in Pattaya Condos

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I have a condo in Unixx South Pattaya and the place has been getting its fair share of daily rentals.  The usual signage has been put in place by admin, but it has done little to deter many co-owners from subscribing to the Airbnb model.  If allowed to continue, I think we are on a certain path to increased CAM fees and lessened rental appeal / sales value.  

 

I would be happy to cooperate with anyone else who is a co-owner in Unixx and wants to take action to resolve this situation.  

 

I am also curious if anyone here has had any success in attempting to combat this issue elsewhere in Pattaya?

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Did you not think prior to buying? 

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About this specific issue, I did not give it much thought.  At the time of purchase, about 4.5 years ago now, the short term rental phenomenon had not reached its present scale.  

 

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2 minutes ago, LuciusCornelius said:

About this specific issue, I did not give it much thought.  At the time of purchase, about 4.5 years ago now, the short term rental phenomenon had not reached its present scale.  

 

4.5 years ago it was just as busy as it is now but less open

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I have not been able to ascertain their nationalities.  Certainly some are Chinese, others seem to be from India. Still others from the middle east or Europe / NA. 

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Some condo managements are keener to keep out short-term renters than others; Centric Sea on Pattaya 2nd Road spring to mind. We can all take a reasonable guess why other managements are more lax. The OP has the right idea of seeking out support from other owners. Good luck.

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Does anyone know which government agencies are the best ones to complain to about this situation? Will going to the police be worthwhile? I heard In Bangkok and HuaHin they did actually prosecute several cases and one condo in Bangkok was raided. 

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I think that Unixx, like the Base, is a lost cause. They were both built as hotels not condos. In my condo it only works because we have the full support the Committee and the Office/JPM.

 

One option yourself would be to look up on AirBnB which condos are offering stays under 1 month and report them to Immigration.

Edited by Henryford
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23 hours ago, Henryford said:

I think that Unixx, like the Base, is a lost cause. They were both built as hotels not condos. In my condo it only works because we have the full support the Committee and the Office/JPM.

 

One option yourself would be to look up on AirBnB which condos are offering stays under 1 month and report them to Immigration.

Neither Unixx or The Base has a hotel licence to my knowledge.  Therefore, I don't think they were built as hotels.  Usually, hotel licencing provisions play an important role in the design and construction of a building.  As a consequence, it is either something they get at inception or something that is very hard to obtain later.  I don't think any of the individual co-owners in Unixx has a hotel licence and applying for exemption (under the 4 room / 20 guest rules) is not viable for a condo building. 

 

The immigration TM30 issue would be difficult to prove.  Besides, It is possible that co-owners are actually registering their Airbnb guests using the online portal.  It is easy to do.  The fact that the rental is illegal falls under the Hotel act 2004 and is not the business of immigration.  They will just concern themselves with TM30 registration or lack thereof.  It would also be easy for non-compliant co-owners to simply register future guests online with immigration and continue their Airbnb business.  As a result, even if a few got caught and fined initially, it would not really move the needle on this issue, but thanks for the suggestion. 

 

I agree totally with you that the full support of the committee and Admin is an essential ingredient in solving this.  I am trying on this front too.  It was actually my first port of call.  In order for efforts in this direction to have more momentum, I want to reach out to other like minded co-owners who are annoyed by this daily rental phenomenon.  Pushing together, we will carry more weight. This is the purpose of this thread.

 

 

 

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I didn't mean they were built as hotels but these type of large condos are usually only bought by prospective renters, like The Edge as well. Who would want to live there?

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Well, both of my long term tenants have been quite happy living there for 2 and 3 years respectively.  Personally, I can see what you mean.  The units in the Base and Unixx are pretty small and I would not want to live there myself.  Both have decent locations though with easy access to Central and walking street.  The Base is obviously the better located of the two complexes. 

 

I think both were designed and constructed for short stays such as weekend trips from Bangkok.  That is, designed for co-owners and their families to use on that basis. Hence, the smaller unit size.  

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OP, My condo office used to have some success directly contacting AirBnB, "I am the JP for this block, this rental is illegal please remove it" etc.

Lift access cards can be a great way of controlling it, one card per unit only issued to owner etc.

At the end of the day you wont get far without the condo office and committee etc being on side, unfortunately they are often not.

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Thanks for getting back to me Peter. I will see if I can persuade them to do that - contacting Airbnb directly.  It's another arrow in my quiver anyway.  I would be shocked if Airbnb were overly responsive in such instances though.  I suspect they will drag their heels in each and every case. It would be in their economic interest to do so.  I imagine similar tactics could be used with booking and Agoda.  However, in the case of Unixx, there are indications that some co-owners are using Chinese / Indian websites to facilitate bookings.  That could be far more problematic to resolve.  

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20 minutes ago, Peterw42 said:

Lift access cards can be a great way of controlling it, one card per unit only issued to owner etc.

impractical if 2-3 people  live  in  a  room or  you  need  a  maid to  call  in  etc

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