Software for nitibukkhon offices and condo committees in Thailand

A condominium juristic person (nitibukkhon akhan chut, นิติบุคคลอาคารชุด) has one manager, who may be an individual or a company (s. 35), and a committee of three to nine members appointed by the general meeting of co-owners for two-year terms (s. 37). These points follow the Council of State’s English translation of the Condominium Act as amended in 2008; the Thai text governs.

Co-owners carry the cost of common services and of running and maintaining the common property in proportion to each unit’s share of the common property, or in proportion to the benefit to each unit where the condominium regulation provides for it (s. 18). The juristic person’s running expenses are paid in advance by each owner (s. 40(1)). Check the Thai wording with a local lawyer before you change how fees are divided.

The condominium regulation may set a surcharge of up to twelve per cent a year on late common fees. Once an owner is six months or more behind, the cap rises to twenty per cent a year, common services or use of common property may be suspended under the regulation, and the owner’s vote at general meetings is suspended (s. 18/1). Enforcing payment is one of the manager’s duties (s. 36(6)). The figures come from the English translation; a Thai lawyer can confirm them.

The registrar records a sale or other dealing in a unit only when the unit is clear of debt for common expenses, shown by the latest certificate from the juristic person. Once the owner has paid in full, the manager issues that certificate in writing within fifteen days of the request (s. 29). This is summarised from the official English translation, and the Thai text prevails.

The month’s income and expense accounts. The manager posts them for co-owners within fifteen days of the last day of the month and leaves them up for at least fifteen consecutive days (s. 36(5)). Ask a local lawyer about the exact form the Thai text expects.

Every twelve months the juristic person prepares a statement of financial position showing assets, debts and the income and expense account; an auditor checks it and the general meeting approves it within 120 days of the year end, with the annual report sent to co-owners at least seven days before (s. 38/1 and s. 38/2). The committee calls that ordinary meeting within the same 120 days (s. 42/1), written invitations go out at least seven days ahead, and a quorum is one-quarter of all votes (s. 42/3 and s. 43). The very first ordinary meeting falls within six months of the juristic person’s registration (s. 42), and approved reports are kept for ten years (s. 38/3). This follows the English translation; the Thai text governs.

It holds the common-fee account of every unit in one place: what was charged, what came in and what is still open. Each payment lands on the right unit, reminders go out on their own, and charges appear in the resident app, where residents also send requests that the office tracks. When an owner asks for a debt-free letter, the unit’s open balance is already on screen.

No. There is no PromptPay integration and no connection to any Thai bank. Owners keep paying the juristic person by PromptPay or bank transfer as they do today, and Unitify records each payment against the right unit. Paying online by card in the resident app needs a payment provider connected for your buildings; we agree it per project.