Thailand is updating its approach to drone use, with the National Broadcasting and Telecommunications Commission (NBTC) approving draft regulations that expand how drones can operate. The changes affect both personal users and businesses, particularly by moving beyond the previous restriction of keeping drones within visual line of sight. This opens the way for more complex use cases, including logistics and industrial applications, while also introducing additional oversight.

Part of the update focuses on technical improvements and spectrum access. New frequency bands are being introduced to support more stable communication, alongside updated standards for onboard radar systems to help with obstacle avoidance. There is also provision for using mobile telecom networks and certain satellite frequencies, subject to approval. These changes are intended to support more reliable and longer-range drone operations, which are particularly relevant for commercial use.

The draft regulations also introduce a mandatory remote ID system. Drones will be required to broadcast identification and real-time location data during flight, allowing authorities to track activity more easily. For operators planning to fly beyond visual line of sight, additional authorisation will be required. Together, these measures indicate a shift toward closer monitoring as drone capabilities expand.

These developments build on existing requirements in Thailand. Drones must already be registered, insured with at least 1,000,000 baht in third-party liability coverage, and operated by certified pilots. Flights are generally limited to 90 meters (300 feet), must remain within visual line of sight, and are restricted near airports and other controlled areas unless permission is granted. The NBTC is expected to gather feedback before finalising the regulations, with coordination ongoing between aviation and security authorities. Sun Legal will continue to follow these developments as drone use for business purposes continues to grow. Contact us at info@sunlegal.co.th

Short-Term Condo Rentals: Current Rules and Possible Changes

Many condominium owners in Thailand consider short-term rentals, often through platforms like Airbnb, as a way to generate additional income from their property. While the demand for flexible, short-stay accommodation is clear, the legal framework around this type of rental is often misunderstood. Renting out a condo on a nightly or weekly basis is not currently permitted under Thai law, despite how common the practice may appear.

This comes down to how Thai law treats short-term stays. Under the Hotel Act B.E. 2547 (2004), offering short-term accommodation is considered running a hotel business, which requires a license. At the same time, the Condominium Act B.E. 2522 (1979) restricts condo units to residential use. Together, these laws leave very little room for interpretation; short-term rentals in condos fall outside what is currently permitted.

Enforcement has also become more visible over the past year, particularly in Bangkok and other high-traffic areas. Authorities have taken action against owners and operators offering daily rentals, and condominium management teams are increasingly tightening their own rules to prevent this kind of activity. The general direction is clear: this is not an area where the law is being overlooked.

That said, change may be coming. A draft Accommodation Act is under review and could open the door to more flexible arrangements, including a potential pathway for limited short-term rentals in the future. For now, though, monthly rentals remain the safer option. If you’re thinking about renting out your condo or want to understand what’s possible now versus what may change, it’s worth getting clear advice. Sun Legal can help you navigate the current position and plan ahead; contact us at info@sunlegal.co.th

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