Thailand Economy Profile - Doing Business 2019
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Doing Business 2019 Thailand
Economy Profile
Thailand
Page 1
Doing Business 2019 Thailand
Economy Profile of Thailand
Doing Business 2019 Indicators
(in order of appearance in the document)
Starting a business Procedures, time, cost and paid-in minimum capital to start a limited liability company
Dealing with construction permits Procedures, time and cost to complete all formalities to build a warehouse and the quality
control and safety mechanisms in the construction permitting system
Getting electricity Procedures, time and cost to get connected to the electrical grid, and the reliability of the
electricity supply and the transparency of tariffs
Registering property Procedures, time and cost to transfer a property and the quality of the land administration
system
Getting credit Movable collateral laws and credit information systems
Protecting minority investors Minority shareholders’ rights in related-party transactions and in corporate governance
Paying taxes Payments, time, total tax and contribution rate for a firm to comply with all tax regulations as
well as post-filing processes
Trading across borders Time and cost to export the product of comparative advantage and import auto parts
Enforcing contracts Time and cost to resolve a commercial dispute and the quality of judicial processes
Resolving insolvency Time, cost, outcome and recovery rate for a commercial insolvency and the strength of the
legal framework for insolvency
Labor market regulation Flexibility in employment regulation and aspects of job quality
Page 2Doing Business 2019 Thailand
About Doing Business
The Doing Business project provides objective measures of business regulations and their enforcement across 190 economies and selected
cities at the subnational and regional level.
The Doing Business project, launched in 2002, looks at domestic small and medium-size companies and measures the regulations applying
to them through their life cycle.
Doing Business captures several important dimensions of the regulatory environment as it applies to local firms. It provides quantitative
indicators on regulation for starting a business, dealing with construction permits, getting electricity, registering property, getting credit,
protecting minority investors, paying taxes, trading across borders, enforcing contracts and resolving insolvency. Doing Business also
measures features of labor market regulation. Although Doing Business does not present rankings of economies on the labor market
regulation indicators or include the topic in the aggregate ease of doing business score or ranking on the ease of doing business, it does
present the data for these indicators.
By gathering and analyzing comprehensive quantitative data to compare business regulation environments across economies and over time,
Doing Business encourages economies to compete towards more efficient regulation; offers measurable benchmarks for reform; and serves
as a resource for academics, journalists, private sector researchers and others interested in the business climate of each economy.
In addition, Doing Business offers detailed subnational reports, which exhaustively cover business regulation and reform in different cities and
regions within a nation. These reports provide data on the ease of doing business, rank each location, and recommend reforms to improve
performance in each of the indicator areas. Selected cities can compare their business regulations with other cities in the economy or region
and with the 190 economies that Doing Business has ranked.
The first Doing Business report, published in 2003, covered 5 indicator sets and 133 economies. This year’s report covers 11 indicator sets
and 190 economies. Most indicator sets refer to a case scenario in the largest business city of each economy, except for 11 economies that
have a population of more than 100 million as of 2013 (Bangladesh, Brazil, China, India, Indonesia, Japan, Mexico, Nigeria, Pakistan, the
Russian Federation and the United States) where Doing Business also collected data for the second largest business city. The data for these
11 economies are a population-weighted average for the 2 largest business cities. The project has benefited from feedback from
governments, academics, practitioners and reviewers. The initial goal remains: to provide an objective basis for understanding and improving
the regulatory environment for business around the world.
More about Doing Business (PDF, 5MB)
Page 3Doing Business 2019 Thailand
Ease of Doing Business in DB 2019 Rank
Region East Asia & Pacific
190 1
Thailand
Income Category Upper middle income 27
DB 2019 Ease of doing business score
Population 69,037,513
0 100
City Covered Bangkok 78.45
DB 2019 Ease of Doing Business Score
0 100
80.60: Malaysia (Rank: 15)
78.45: Thailand (Rank: 27)
67.96: Indonesia (Rank: 73)
63.41: Regional Average (East Asia & Pacific)
57.68: Philippines (Rank: 124)
51.26: Lao PDR (Rank: 154)
Note: The ease of doing business score captures the gap of each economy from the best regulatory performance observed on each of the indicators across all economies
in the Doing Business sample since 2005. An economy’s ease of doing business score is reflected on a scale from 0 to 100, where 0 represents the lowest and 100
represents the best performance. The ease of doing business ranking ranges from 1 to 190.
Rankings on Doing Business topics - Thailand
1 6
15
24
28 39 35
44
55 59 59
67 66
82
Rank
109
136
163
190
Starting Dealing Getting Registering Getting Protecting Paying Trading Enforcing Resolving
a with Electricity Property Credit Minority Taxes across Contracts Insolvency
Business Construction Investors Borders
Permits
Ease of Doing Business Score on Doing Business topics - Thailand
98.57
100
92.72
84.65
80 77.72 76.64
75.00
71.86 70.00
69.47 67.91
Score
60
40
20
0
Starting Dealing Getting Registering Getting Protecting Paying Trading Enforcing Resolving
a with Electricity Property Credit Minority Taxes across Contracts Insolvency
Business Construction Investors Borders
Permits
Page 4Doing Business 2019 Thailand
Starting a Business
This topic measures the number of procedures, time, cost and paid-in minimum capital requirement for a small- to medium-sized limited
liability company to start up and formally operate in each economy’s largest business city.
To make the data comparable across 190 economies, Doing Business uses a standardized business that is 100% domestically owned, has
start-up capital equivalent to 10 times the income per capita, engages in general industrial or commercial activities and employs between 10
and 50 people one month after the commencement of operations, all of whom are domestic nationals. Starting a Business considers two
types of local limited liability companies that are identical in all aspects, except that one company is owned by 5 married women and the
other by 5 married men. The ranking of economies on the ease of starting a business is determined by sorting their scores for starting a
business. These scores are the simple average of the scores for each of the component indicators.
The most recent round of data collection for the project was completed in May 2018. See the methodology for more information.
What the indicators measure Case study assumptions
Procedures to legally start and formally operate To make the data comparable across economies, several assumptions about the
a company (number) business and the procedures are used. It is assumed that any required information is
readily available and that the entrepreneur will pay no bribes.
• Preregistration (for example, name verification or
reservation, notarization)
The business:
• Registration in the economy’s largest business - Is a limited liability company (or its legal equivalent). If there is more than one type
city
of limited liability company in the economy, the most common among domestic firms
• Postregistration (for example, social security is chosen. Information on the most common form is obtained from incorporation
registration, company seal) lawyers or the statistical office.
- Operates in the economy’s largest business city. For 11 economies the data are
• Obtaining approval from spouse to start a
business or to leave the home to register the also collected for the second largest business city.
company - The entire office space is approximately 929 square meters (10,000 square feet).
- Is 100% domestically owned and has five owners, none of whom is a legal entity;
• Obtaining any gender specific document for has a start-up capital of 10 times income per capita and has a turnover of at least
company registration and operation or national 100 times income per capita.
identification card
- Performs general industrial or commercial activities, such as the production or sale
of goods or services to the public. The business does not perform foreign trade
Time required to complete each procedure
activities and does not handle products subject to a special tax regime, for example,
(calendar days)
liquor or tobacco. It does not use heavily polluting production processes.
• Does not include time spent gathering - Leases the commercial plant or offices and is not a proprietor of real estate and the
information amount of the annual lease for the office space is equivalent to the income per
capita.
• Each procedure starts on a separate day (2
procedures cannot start on the same day) - Does not qualify for investment incentives or any special benefits.
- Has at least 10 and up to 50 employees one month after the commencement of
• Procedures fully completed online are recorded operations, all of whom are domestic nationals.
as ½ day - Has a company deed that is 10 pages long.
• Procedure is considered completed once final
document is received The owners:
• No prior contact with officials - Have reached the legal age of majority. If there is no legal age of majority, they are
assumed to be 30 years old.
Cost required to complete each procedure (% of - Are sane, competent, in good health and have no criminal record.
income per capita) - Are married and the marriage is monogamous and registered with the authorities.
- Where the answer differs according to the legal system applicable to the woman or
• Official costs only, no bribes man in question (as may be the case in economies where there is legal plurality), the
• No professional fees unless services required by answer used will be the one that applies to the majority of the population.
law or commonly used in practice
Paid-in minimum capital (% of income per
capita)
• Funds deposited in a bank or with third party
before registration or up to 3 months after
incorporation
Page 5Doing Business 2019 Thailand
Starting a Business - Thailand
Standardized Company
Legal form Private Limited Liability Company
Paid-in minimum capital requirement THB 6.3
City Covered Bangkok
Indicator Thailand East Asia & OECD high Best Regulatory
Pacific income Performance
Procedure – Men (number) 5 6.8 4.9 1 (New Zealand)
Time – Men (days) 4.5 25.9 9.3 0.5 (New Zealand)
Cost – Men (% of income per capita) 3.1 17.8 3.1 0.0 (Slovenia)
Procedure – Women (number) 5 6.9 4.9 1 (New Zealand)
Time – Women (days) 4.5 26.0 9.3 0.5 (New Zealand)
Cost – Women (% of income per capita) 3.1 17.8 3.1 0.0 (Slovenia)
Paid-in min. capital (% of income per capita) 0.0 4.0 8.6 0.0 (117 Economies)
Figure – Starting a Business in Thailand and comparator economies – Ranking and Score
DB 2019 Starting a Business Score
0 100
92.72: Thailand (Rank: 39)
83.29: Regional Average (East Asia & Pacific)
82.78: Malaysia (Rank: 122)
81.22: Indonesia (Rank: 134)
71.97: Philippines (Rank: 166)
60.93: Lao PDR (Rank: 180)
Note: The ranking of economies on the ease of starting a business is determined by sorting their scores for starting a business. These scores
are the simple average of the scores for each of the component indicators.
Page 6Doing Business 2019 Thailand
Figure – Starting a Business in Thailand – Procedure, Time and Cost
Time (days) Cost (% of income per capita)
4.5 3.5
4
3
Cost (% of income per capita)
3.5
2.5
3
Time (days)
2.5 2
2 1.5
1.5
1
1
0.5
0.5
0 0
1 2 3 4 5
Procedures (number)
* This symbol is shown beside procedure numbers that take place simultaneously with the previous procedure.
Note: Online procedures account for 0.5 days in the total time calculation. For economies that have a different procedure list for men and
women, the graph shows the time for women. For more information on methodology, see the Doing Business website
(http://doingbusiness.org/en/methodology ). For details on the procedures reflected here, see the summary below.
Page 7Doing Business 2019 Thailand
Details – Starting a Business in Thailand – Procedure, Time and Cost
No. Procedures Time to Complete Associated Costs
1 Search and reserve a company name online Less than one day no charge
Agency : Department of Business Development, Ministry of Commerce (online procedure)
Promoters can search and reserve a company name on the Department of
Business Development’s Web site (http://www.dbd.go.th/dbdweb_en/main.php?
filename=index). The name reservation in person at the Department’s Registrar
is no longer available as of 14 January, 2013.
3 name options are submitted for approval. Once approved, the name
reservation is valid for 30 days.
2 Deposit paid-in capital in a bank 1 day no charge
Agency : Bank
Once the company gets approval for the memorandum and the articles of
association, it must hold a statutory meeting. The promoters shall hand over the
business to the directors after the meeting. The directors shall thereupon cause
the promoters and subscribers to pay in at least 25% of the registered capital.
Page 8Doing Business 2019 Thailand
3 Register memorandum of association, apply and pay to register the 1 day - Fee for registration
company as a legal entity (final registration) and obtain TIN of memorandum of
Agency : Partnerships and Companies Registration Office, Department of association: THB 500
Business Development, Ministry of Commerce - Fee for registration
At the Single Point Service Center, entrepreneur can register the company,
of the company: THB
obtain TIN, register for social security and register for the Workmen’s
5,000
Compensation Fund. All documents are submitted and received in one window,
- Stamp duty to be
within 1 day.
affixed on
Registration of the Company shall be made within 3 months of the day of the memorandum of
statutory meeting. Under the Civil and Commercial Code, Section 1111/1, for association: THB 200
establishing the company, the director committee may require memorandum - Stamp duty to be
registration and company registration on the same day. If the promoters affixed on articles of
complete both steps on the same day, the required proceedings involving the association: THB 200
memorandum promoters are as follows: - Certificate of
Registration fee: THB
(1) To have the subscribers of all the shares registered in the company;
100
(2) Under Section 1108, to have a statutory meeting to consider any act of
- Affidavit fee: THB
company, with all subscribers and all promoters presenting at the meeting and
200
accepting such act in the statutory meeting;
(3) To have promoters transfer all business to the director committee; and - Certification
(4) To have the directors require every subscriber to pay the amount of shares document fee: THB
under Section 1110 paragraph 2, and have such amount be fully paid. 50 per page.
The required documents for registration of the company which must be signed by
the authorized director(s) and affixed with the company's seal (if required) shall
include but not limited to the followings:
(1) Application form;
(2) Articles of Association;
(3) List of shareholders;
(4) New director form signed by each director;
(5) Declaration of Business Operation form;
(6) List of company registration;
(7) Signed copies of the MOA and the Objectives;
(8) Minutes of the Statutory Meeting signed by the Chairman and the Directors;
(9) Confirmation of payment of share capital (at least 25%) by all subscribers;
(10) Form for company name reservation
(11) Form of certification of registration of limited company; and
(12) Map(s) showing the location(s) of the registered office(s) of head office and
branch office(s) (if any) of the company.
The promoters prepare the application for registration of the memorandum of
association containing the details specified in procedure 2;
The first statutory meeting shall still be convened, provided that the notice to
summon the first statutory meeting is not required;
The shareholders must pay at least 25% of the registered capital;
The promoters and authorized signatory director must sign the applications for
registration of memorandum of association and for registration of incorporation,
respectively, before Private Limited Companies Registrar, attorney at law, or
auditor registered with the Registrar.
However, if the company has adopted complicated articles of association, the
Registrar may take a few days to review the company's articles of association. In
such case, the registration of company incorporation may be prolonged for a few
days or more.
Under the Notice of the Director General of Revenue Department dated 11
January 2012, which is effective from 1 February 2012, company’s registration
number shall be the same as its tax ID.
Thus, the company is not further required to obtain taxpayer identification
number or card anymore. Employers (with one or more employees) must register
their employees for social security and workers’ compensation insurance at the
Social Security Office, Ministry of Labor. Work regulations are no longer required
to be approved by the Department of Labor Protection and Welfare, however
they must be announced and displayed on the wall within company's premises. ).
Later during operations, labor inspectors can check proper implementation of the
work regulations.
Page 9Doing Business 2019 Thailand
4 Register for Value Added Tax 1 day no charge
Agency : The Revenue Department
VAT registration is mandatory for all companies when the annual revenue
exceeds the threshold of THB 1.8 million. The provision of the Thailand tax code
can be found on the Revenue Department’s website: www.rd.go.th.
The company shall apply the application at Bangkok Area Revenue Office where
the company office located and must submit the following documents:
•01Application for VAT Registration in 3 copies (photocopy not accepted)
•Rental Contract (affixed with stamp duty) or Letter of Consent from owner of the
Building and Household Registration of such Building.
•Photocopy of I.D. Card, Household Registration of the lessor.
•Documents showing ownership of the lessor such as sell and purchases
contract, transfer of ownership.
•Map showing the location of the Building.
•Photograph of the office with signboard name and number of the Building.
•Copies of the Company documents certified by the Department of Business
Development from the Ministry of Commerce (issued within 6 months) together
with Articles of Association, regulation and details of the Objective of the
company.
In case the company revenue less than 1.8 million THB, the company shall
submit Por.Por.01-1form.
Alternatively, the Revenue Department has recently introduced the possibility of
VAT registration through an online system. The online registration process is as
follows:
(1) Complete an online application form for VAT registration (no user account is
required for registration);
(2) Submit the online application via the electronic service on the website of the
Revenue Department (http://vsreg.rd.go.th/); and
(3) The Revenue Department will notify the applicant for completion of VAT
registration by e-mail within 15-days from the submission date of the online
application.
However, the usage of the online platform for VAT registration is not yet
widespread, and entrepreneurs continue visiting the Revenue Department in
person in order to register for VAT.
5 Register employees with the Social Security Office 1 day no charge
Agency : Social Security Office
An employer and each employee must be registered as an insured person with
the Social Security Office ("the SSO"). The employer shall collects the application
form at Social Security Office where the company located and submit the
registration form at the Zone Office of Social Security.
The employer is responsible to submit the following documents to the SSO within
15 days after hiring at least 1 employee:
- employer and employee registration forms (Form SSO 1-01 and SSO 1-03)
- a photocopy of company registration with objectives
- a photocopy of VAT registration (Pro.Por20) or request of VAT registration
(Por.Por.01) or special business tax registration or license of factory
establishment
- Map of working place
- letter of power attorney (if applicable) and photocopy of I.D. of the authorized
person.
Takes place simultaneously with previous procedure.
Page 10Doing Business 2019 Thailand
Dealing with Construction Permits
This topic tracks the procedures, time and cost to build a warehouse—including obtaining necessary the licenses and permits, submitting all
required notifications, requesting and receiving all necessary inspections and obtaining utility connections. In addition, the Dealing with
Construction Permits indicator measures the building quality control index, evaluating the quality of building regulations, the strength of
quality control and safety mechanisms, liability and insurance regimes, and professional certification requirements. The most recent round of
data collection was completed in May 2018. See the methodology for more information
What the indicators measure Case study assumptions
Procedures to legally build a warehouse To make the data comparable across economies, several assumptions about the
(number) construction company, the warehouse project and the utility connections are used.
• Submitting all relevant documents and obtaining The construction company (BuildCo):
all necessary clearances, licenses, permits and
certificates - Is a limited liability company (or its legal equivalent) and operates in the economy’s
largest business city. For 11 economies the data are also collected for the second
• Submitting all required notifications and receiving largest business city.
all necessary inspections
- Is 100% domestically and privately owned; has five owners, none of whom is a
• Obtaining utility connections for water and legal entity. Has a licensed architect and a licensed engineer, both registered with
sewerage the local association of architects or engineers. BuildCo is not assumed to have any
other employees who are technical or licensed experts, such as geological or
• Registering and selling the warehouse after its
completion topographical experts.
- Owns the land on which the warehouse will be built and will sell the warehouse
Time required to complete each procedure upon its completion.
(calendar days)
The warehouse:
• Does not include time spent gathering
information - Will be used for general storage activities, such as storage of books or stationery.
- Will have two stories, both above ground, with a total constructed area of
• Each procedure starts on a separate day— approximately 1,300.6 square meters (14,000 square feet). Each floor will be 3
though procedures that can be fully completed
meters (9 feet, 10 inches) high and will be located on a land plot of approximately
online are an exception to this rule
929 square meters (10,000 square feet) that is 100% owned by BuildCo, and the
• Procedure is considered completed once final warehouse is valued at 50 times income per capita.
document is received - Will have complete architectural and technical plans prepared by a licensed
architect. If preparation of the plans requires such steps as obtaining further
• No prior contact with officials
documentation or getting prior approvals from external agencies, these are counted
Cost required to complete each procedure (% of as procedures.
income per capita) - Will take 30 weeks to construct (excluding all delays due to administrative and
regulatory requirements).
• Official costs only, no bribes
The water and sewerage connections:
Building quality control index (0-15)
- Will be 150 meters (492 feet) from the existing water source and sewer tap. If there
• Quality of building regulations (0-2) is no water delivery infrastructure in the economy, a borehole will be dug. If there is
• Quality control before construction (0-1) no sewerage infrastructure, a septic tank in the smallest size available will be
installed or built.
• Quality control during construction (0-3) - Will have an average water use of 662 liters (175 gallons) a day and an average
• Quality control after construction (0-3) wastewater flow of 568 liters (150 gallons) a day. Will have a peak water use of
1,325 liters (350 gallons) a day and a peak wastewater flow of 1,136 liters (300
• Liability and insurance regimes (0-2) gallons) a day.
• Professional certifications (0-4) - Will have a constant level of water demand and wastewater flow throughout the
year; will be 1 inch in diameter for the water connection and 4 inches in diameter for
the sewerage connection.
Page 11Doing Business 2019 Thailand
Dealing with Construction Permits - Thailand
Standardized Warehouse
Estimated value of warehouse THB 10,695,842
City Covered Bangkok
Indicator Thailand East Asia & OECD high Best Regulatory
Pacific income Performance
Procedures (number) 19 15.1 12.7 None in 2017/18
Time (days) 118 133.5 153.1 None in 2017/18
Cost (% of warehouse value) 0.7 1.9 1.5 None in 2017/18
Building quality control index (0-15) 11.0 9.1 11.5 15.0 (3 Economies)
Figure – Dealing with Construction Permits in Thailand and comparator economies – Ranking and Score
DB 2019 Dealing with Construction Permits Score
0 100
86.96: Malaysia (Rank: 3)
71.86: Thailand (Rank: 67)
70.71: Regional Average (East Asia & Pacific)
68.58: Philippines (Rank: 94)
67.94: Lao PDR (Rank: 99)
66.57: Indonesia (Rank: 112)
Note: The ranking of economies on the ease of dealing with construction permits is determined by sorting their scores for dealing with
construction permits. These scores are the simple average of the scores for each of the component indicators.
Figure – Dealing with Construction Permits in Thailand – Procedure, Time and Cost
Time (days) Cost (% of warehouse value)
0.6
100 0.5
Cost (% of warehouse value)
80 0.4
Time (days)
60 0.3
40 0.2
20 0.1
0 0
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 * 16 17 18 19
Procedures (number)
* This symbol is shown beside procedure numbers that take place simultaneously with the previous procedure.
Note: Online procedures account for 0.5 days in the total time calculation. For economies that have a different procedure list for men and
women, the graph shows the time for women. For more information on methodology, see the Doing Business website
(http://doingbusiness.org/en/methodology ). For details on the procedures reflected here, see the summary below.
Page 12Doing Business 2019 Thailand
Figure – Dealing with Construction Permits in Thailand and comparator economies – Measure of Quality
15
13.0 13.0 13.0
11.0
Index score
10 9.1
6.5
5
0
Thailand Indonesia Lao PDR Malaysia Philippines East Asia & Pacific
Details – Dealing with Construction Permits in Thailand – Procedure, Time and Cost
No. Procedures Time to Complete Associated Costs
1 Obtain a Soil Test for the Foundation 14 days THB 60,000
Agency : Private Firm
A soil test is conducted prior to designing the foundation of the warehouse. Soil
in Bangkok differs depending on the location and soil tests are considered
important for adequately constructing the foundation as many areas are subject
to flooding.
2 Request a building permit from the Bangkok Metropolitan Authority 1 day THB 2,601
Agency : Bangkok Metropolitan Authority
An application for a permit to construct, modified, remove, or reallocate a building
is required for any building. For buildings of no more than 23 meters in height or
10,000 square meters in area, the application must be submitted to the relevant
District Office with the following documents attached:
• A copy of the applicant's corporate registration
• A copy of the land title deed
• The personal and tax identification cards of the applicant
• Written permission of the architect and a copy of a valid professional license
• Written permission of the design/calculation engineer and a copy of a valid
professional license
• Written permissions of the architect and engineer who will be the construction
supervisors and copies of their valid professional licenses
• Building plan
• A calculation of building structure
• For an industrial factory, hospital, fresh market, condominium, apartment, and
any undesirable commercial building, details of the water treatment system and
its calculation must be provided.
A notice to the local authority in lieu of the building permit could be made. The
application could be submitted to the local authority in a situation where
construction work must be commenced urgently.
The following supporting documents must be attached to the application to the
local authority:
• A copy of the applicant's corporate registration
• A copy of the land title deed
• Tax identification card of the applicant
• Written permission of the senior professional architect and a copy of a valid
senior professional license
• Written permission of the senior professional design/calculation engineer and a
copy of a valid senior professional license
• Written permissions of the architect and engineer who will be the construction
supervisors and copies of their valid professional licenses
• Certificate of building design
• Building plan
• Calculation of the building area
Acknowledgement of the notification is normally granted within the day of filing
the complete application. The cost is the same as for obtaining a building permit.
3 Receive pre-approval inspection from the Bangkok Metropolitan Authority 1 day no charge
Agency : Bangkok Metropolitan Authority
Before the plan approval, the municipal authority inspects the site to confirm that
the drawings submitted accurately represent the project on site. The building
control officers of the Bangkok Metropolitan Authority process this approval.
4 Obtain a building permit from the Bangkok Metropolitan Authority 30 days no charge
Agency : Bangkok Metropolitan Authority
As of April 1, 2013 the Bangkok Metropolitan Administration (BMA) now allows
district directors to act on behalf of the Bangkok Governor under Building Control
Act B.E. 2522 (1979) for simple buildings. The district director can issue the
building approval for buildings that are not more than 10,000 sq. m. and not taller
than 23 meters. This fast-track option has significantly reduced the time to obtain
the building permit.
Page 13Doing Business 2019 Thailand
5 Notify the Bangkok Metropolitan Authority on the commencement of 1 day no charge
construction works
Agency : Bangkok Metropolitan Authority
After the building permit has been granted, the builder must inform the Bangkok
Metropolitan Authority of the commencement of construction and at the same
time provide them with the name of the construction supervisor. It is assumed
that BuildCo's in-house engineer has the required qualifications to be the
construction supervisor.
6 Receive random inspection - I 1 day no charge
Agency : Bangkok Metropolitan Authority
The Bangkok Metropolitan Authority will inspect the site about once per month to
check for compliance to regulations during the construction phase. If there are
complaints from others around the construction site, there will be more frequent
inspections.
7 Receive random inspection - II 1 day no charge
Agency : Bangkok Metropolitan Authority
The Bangkok Metropolitan Authority inspects the construction about one months
after construction begins to verify compliance to regulations.
8 Receive random inspection - III 1 day no charge
Agency : Bangkok Metropolitan Authority
The Bangkok Metropolitan Authority inspects the construction about two months
after construction begins to verify compliance to regulations.
9 Receive random inspection - IV 1 day no charge
Agency : Bangkok Metropolitan Authority
The Bangkok Metropolitan Authority inspects the construction about three
months after construction begins to verify compliance to regulations.
10 Receive random inspection - V 1 day no charge
Agency : Bangkok Metropolitan Authority
The Bangkok Metropolitan Authority inspects the construction about four months
after construction begins to verify compliance to regulations.
11 Receive random inspection - VI 1 day no charge
Agency : Bangkok Metropolitan Authority
The Bangkok Metropolitan Authority inspects the construction about five months
after construction begins to verify compliance to regulations.
12 Receive random inspection - VII 1 day no charge
Agency : Bangkok Metropolitan Authority
The Bangkok Metropolitan Authority inspects the construction about six months
after construction begins, if it is still ongoing, to verify compliance to regulations.
13 Request water connection 1 day no charge
Agency : Metropolitan Waterworks Authority (MWA)
BuildCo must contact the local office of the Metropolitan Water Work Authority
(MWA) to request a water connection. MWA will then conduct an on-site
inspection a few days later.
14 Receive onsite inspection for water connection 1 day no charge
Agency : Metropolitan Waterworks Authority (MWA)
The Metropolitan Waterworks Authority (MWA) will inspect the construction to
assess the works that are necessary to ensure that the building will connect to
the water grid and check technical conditions such as size of connection and
feasibility of water discharge requested.
15 Request and obtain sewage connection 30 days THB 150
Agency : Wastewater Management Authority (WMA)
The sewage connection is conducted by the Wastewater Management Authority
(WMA). There is no inspection that is needed. The fee is THB 1 per meter.
Request and obtain water connection 10 days THB 9,500
16 Agency : Metropolitan Waterworks Authority (MWA)
If construction project was carried out according to submitted drawings and
standards, the Metropolitan Waterworks Authority will install water meters and
complete the final water connection.
17 Request occupancy permit 1 day no charge
Agency : Metropolitan Bangkok Authority
The occupancy permit needs to be requested from the Metropolitan Bangkok
Authority prior to the final inspection by the building owner or a representative
acting in his behalf.
Page 14Doing Business 2019 Thailand
18 Receive final inspection 1 day no charge
Agency : Bangkok Metropolitan Authority
At the end of construction, the Bangkok Metropolitan Authority will visit the site to
ascertain if the construction was carried out according to the master plans and
current regulations. A report is submitted which can be utilized to obtain the
occupancy permit.
19 Obtain occupancy permit 30 days THB 20
Agency : Metropolitan Bangkok Authority
An occupancy permit is usually issued within one month of the request by the
building owner and has a nominal cost of THB 20.
Takes place simultaneously with previous procedure.
Page 15Doing Business 2019 Thailand
Details – Dealing with Construction Permits in Thailand – Measure of Quality
Answer Score
Building quality control index (0-15) 11.0
Quality of building regulations index (0-2) 2.0
How accessible are building laws and regulations in your economy? (0-1) Available online; 1.0
Free of charge.
Which requirements for obtaining a building permit are clearly specified in the building List of required 1.0
regulations or on any accessible website, brochure or pamphlet? (0-1) documents; Fees
to be paid;
Required
preapprovals.
Quality control before construction index (0-1) 1.0
Which third-party entities are required by law to verify that the building plans are in Licensed 1.0
compliance with existing building regulations? (0-1) architect;
Licensed
engineer.
Quality control during construction index (0-3) 2.0
What types of inspections (if any) are required by law to be carried out during construction? Inspections by in- 1.0
(0-2) house engineer;
Unscheduled
inspections.
Do legally mandated inspections occur in practice during construction? (0-1) Mandatory 1.0
inspections are
always done in
practice.
Quality control after construction index (0-3) 3.0
Is there a final inspection required by law to verify that the building was built in accordance Yes, final 2.0
with the approved plans and regulations? (0-2) inspection is
done by
government
agency; Yes, in-
house engineer
submits report for
final inspection.
Do legally mandated final inspections occur in practice? (0-1) Final inspection 1.0
always occurs in
practice.
Liability and insurance regimes index (0-2) 1.0
Which parties (if any) are held liable by law for structural flaws or problems in the building Architect or 1.0
once it is in use (Latent Defect Liability or Decennial Liability)? (0-1) engineer;
Professional in
charge of the
supervision;
Construction
company.
Which parties (if any) are required by law to obtain an insurance policy to cover possible No party is 0.0
structural flaws or problems in the building once it is in use (Latent Defect Liability Insurance required by law
or Decennial Insurance)? (0-1) to obtain
insurance .
Professional certifications index (0-4) 2.0
What are the qualification requirements for the professional responsible for verifying that the University degree 1.0
architectural plans or drawings are in compliance with existing building regulations? (0-2) in architecture or
engineering;
Being a
registered
architect or
engineer.
Page 16Doing Business 2019 Thailand
What are the qualification requirements for the professional who supervises the construction University degree 1.0
on the ground? (0-2) in engineering,
construction or
construction
management;
Being a
registered
architect or
engineer.
Page 17Doing Business 2019 Thailand
Getting Electricity
This topic measures the procedures, time and cost required for a business to obtain a permanent electricity connection for a newly
constructed warehouse. Additionally, the reliability of supply and transparency of tariffs index measures reliability of supply, transparency of
tariffs and the price of electricity. The most recent round of data collection for the project was completed in May 2018. See the methodology
for more information.
What the indicators measure Case study assumptions
Procedures to obtain an electricity connection To make the data comparable across economies, several assumptions about the
(number) warehouse, the electricity connection and the monthly consumption are used.
• Submitting all relevant documents and obtaining The warehouse:
all necessary clearances and permits
- Is owned by a local entrepreneur and is used for storage of goods.
• Completing all required notifications and - Is located in the economy’s largest business city. For 11 economies the data are
receiving all necessary inspections
also collected for the second largest business city.
• Obtaining external installation works and possibly - Is located in an area where similar warehouses are typically located and is in an
purchasing material for these works area with no physical constraints. For example, the property is not near a railway.
- Is a new construction and is being connected to electricity for the first time.
• Concluding any necessary supply contract and
- Has two stories with a total surface area of approximately 1,300.6 square meters
obtaining final supply
(14,000 square feet). The plot of land on which it is built is 929 square meters
Time required to complete each procedure (10,000 square feet).
(calendar days)
The electricity connection:
• Is at least 1 calendar day
- Is a permanent one with a three-phase, four-wire Y connection with a subscribed
• Each procedure starts on a separate day capacity of 140-kilo-volt-ampere (kVA) with a power factor of 1, when 1 kVA = 1
• Does not include time spent gathering kilowatt (kW).
information - Has a length of 150 meters. The connection is to either the low- or medium-voltage
distribution network and is either overhead or underground, whichever is more
• Reflects the time spent in practice, with little common in the area where the warehouse is located and requires works that involve
follow-up and no prior contact with officials
the crossing of a 10-meter road (such as by excavation or overhead lines) but are all
Cost required to complete each procedure (% of carried out on public land. There is no crossing of other owners’ private property
because the warehouse has access to a road.
income per capita)
- Does not require work to install the internal wiring of the warehouse. This has
• Official costs only, no bribes already been completed up to and including the customer’s service panel or
• Value added tax excluded switchboard and the meter base.
The reliability of supply and transparency of The monthly consumption:
tariffs index (0-8)
- It is assumed that the warehouse operates 30 days a month from 9:00 a.m. to 5:00
• Duration and frequency of power outages (0–3) p.m. (8 hours a day), with equipment utilized at 80% of capacity on average and that
• Tools to monitor power outages (0–1) there are no electricity cuts (assumed for simplicity reasons) and the monthly energy
consumption is 26,880 kilowatt-hours (kWh); hourly consumption is 112 kWh.
• Tools to restore power supply (0–1) - If multiple electricity suppliers exist, the warehouse is served by the cheapest
• Regulatory monitoring of utilities’ performance supplier.
(0–1) - Tariffs effective in January of the current year are used for calculation of the price of
electricity for the warehouse. Although January has 31 days, for calculation
• Financial deterrents limiting outages (0–1) purposes only 30 days are used.
• Transparency and accessibility of tariffs (0–1)
Price of electricity (cents per kilowatt-hour)*
• Price based on monthly bill for commercial
warehouse in case study
*Note: Doing Business measures the price of
electricity, but it is not included in the ease of doing
business score nor the ranking on the ease of
getting electricity.
Page 18Doing Business 2019 Thailand
Getting Electricity - Thailand
Standardized Connection
Price of electricity (US cents per kWh) 12.6
Name of utility Metropolitan Electricity Authority
City Covered Bangkok
Indicator Thailand East Asia & OECD high Best Regulatory
Pacific income Performance
Procedures (number) 3 4.3 4.5 3 (25 Economies)
Time (days) 30 65.0 77.2 18 (3 Economies)
Cost (% of income per capita) 40.4 625.1 64.2 0.0 (3 Economies)
Reliability of supply and transparency of tariff 8 4.0 7.5 8.0 (27 Economies)
index (0-8)
Figure – Getting Electricity in Thailand and comparator economies – Ranking and Score
DB 2019 Getting Electricity Score
0 100
99.27: Malaysia (Rank: 4)
98.57: Thailand (Rank: 6)
87.45: Philippines (Rank: 29)
86.38: Indonesia (Rank: 33)
75.06: Regional Average (East Asia & Pacific)
52.77: Lao PDR (Rank: 156)
Note: The ranking of economies on the ease of getting electricity is determined by sorting their scores for getting electricity. These scores are
the simple average of the scores for all the component indicators except the price of electricity.
Page 19Doing Business 2019 Thailand
Figure – Getting Electricity in Thailand – Procedure, Time and Cost
Time (days) Cost (% of income per capita)
30 45
40
Cost (% of income per capita)
25
35
20 30
Time (days)
25
15
20
10 15
10
5
5
0 0
1 2 *3
Procedures (number)
* This symbol is shown beside procedure numbers that take place simultaneously with the previous procedure.
Note: Online procedures account for 0.5 days in the total time calculation. For economies that have a different procedure list for men and
women, the graph shows the time for women. For more information on methodology, see the Doing Business website
(http://doingbusiness.org/en/methodology ). For details on the procedures reflected here, see the summary below.
Figure – Getting Electricity in Thailand and comparator economies – Measure of Quality
8 8
8
7
5.8 6
6
Index score
5
4.0
4
3
2
2
1
0
Thailand Indonesia Lao PDR Malaysia Philippines East Asia & Pacific
Page 20Doing Business 2019 Thailand
Details – Getting Electricity in Thailand – Procedure, Time and Cost
No. Procedures Time to Complete Associated Costs
1 Submit application to MEA and await estimate 7 calendar days THB 86,378.25
Agency : Metropolitan Electricity Authority (MEA)
The customer can submit the application for connection online. The cost estimate
is provided after site inspection - but if GIS data is available, no site inspection is
needed (less than 50% of cases).
Documents required for the application are copy of identification card, copy of
census registration, copy of contract of sales, rent, lease, copy of company
affidavit, power of attorney document as well as location map, single line
diagram, load schedule and electricity line diagram, detail of use (e.g. areas,
machine, electric equipment and type of building). Usually, the representative of
the owner of the warehouse would submit the application.
The connection fee is based on a standard flat rate.
2 Obtain external works and meter installation by MEA 23 calendar days THB 0
Agency : Metropolitan Electricity Authority (MEA)
MEA can start the external wiring works after receiving payment. All cable and
equipment for external connection are provided by utility. If a transformer needs
to be installed, it would belong to the utility and other customers would use the
transformer as well.
Once the connection is finished, MEA will proceed to install the meter and
energize the warehouse.
3 Request and receive internal inspection by MEA 2 calendar days THB 0
Agency : Metropolitan Electricity Authority (MEA)
The internal wiring inspection is not needed if the installation was carried out by
licensed contractors. On the other hand, the internal wiring inspection is required
if the installation was made by unlicensed ones - which is still the most common
practice.
Customers can submit a request to MEA to check the internal wiring upon the
payment of the estimate (see procedure 1). MEA will then proceed to inspect the
internal wiring prior to the completion of the external works. The client has to be
present during the inspection and give access to his premises. If it is found that
the internal wiring installation is not done in accordance with the Engineering
Institute of Thailand (EIT) standards, MEA will not energize the warehouse until
the inspection is passed.
Takes place simultaneously with previous procedure.
Page 21Doing Business 2019 Thailand
Details – Getting Electricity in Thailand – Measure of Quality
Answer
Reliability of supply and transparency of tariff index (0-8) 8
Total duration and frequency of outages per customer a year (0-3) 3
System average interruption duration index (SAIDI) 0.5
System average interruption frequency index (SAIFI) 1.0
What is the minimum outage time (in minutes) that the utility considers for the calculation of SAIDI/SAIFI 1.0
Mechanisms for monitoring outages (0-1) 1
Does the distribution utility use automated tools to monitor outages? Yes
Mechanisms for restoring service (0-1) 1
Does the distribution utility use automated tools to restore service? Yes
Regulatory monitoring (0-1) 1
Does a regulator—that is, an entity separate from the utility—monitor the utility’s performance on reliability of Yes
supply?
Financial deterrents aimed at limiting outages (0-1) 1
Does the utility either pay compensation to customers or face fines by the regulator (or both) if outages Yes
exceed a certain cap?
Communication of tariffs and tariff changes (0-1) 1
Are effective tariffs available online? Yes
Link to the website, if available online http://www.mea.or.th/
en/profile/109/113
Are customers notified of a change in tariff ahead of the billing cycle? Yes
Note:
If the duration and frequency of outages is 100 or less, the economy is eligible to score on the Reliability of supply and transparency of tariff
index.
If the duration and frequency of outages is not available, or is over 100, the economy is not eligible to score on the index.
If the minimum outage time considered for SAIDI/SAIFI is over 5 minutes, the economy is not eligible to score on the index.
Page 22Doing Business 2019 Thailand
Registering Property
This topic examines the steps, time and cost involved in registering property, assuming a standardized case of an entrepreneur who wants to
purchase land and a building that is already registered and free of title dispute. In addition, the topic also measures the quality of the land
administration system in each economy. The quality of land administration index has five dimensions: reliability of infrastructure, transparency
of information, geographic coverage, land dispute resolution, and equal access to property rights. The most recent round of data collection for
the project was completed in May 2018. See the methodology for more information.
What the indicators measure Case study assumptions
Procedures to legally transfer title on To make the data comparable across economies, several assumptions about the
immovable property (number) parties to the transaction, the property and the procedures are used.
• Preregistration procedures (for example, The parties (buyer and seller):
checking for liens, notarizing sales agreement,
paying property transfer taxes) - Are limited liability companies (or the legal equivalent).
- Are located in the periurban area of the economy’s largest business city. For 11
• Registration procedures in the economy's largest economies the data are also collected for the second largest business city.
business city.
- Are 100% domestically and privately owned.
• Postregistration procedures (for example, filling - Have 50 employees each, all of whom are nationals.
title with municipality) - Perform general commercial activities.
Time required to complete each procedure The property (fully owned by the seller):
(calendar days)
- Has a value of 50 times income per capita, which equals the sale price.
• Does not include time spent gathering - Is fully owned by the seller.
information - Has no mortgages attached and has been under the same ownership for the past
• Each procedure starts on a separate day - 10 years.
though procedures that can be fully completed - Is registered in the land registry or cadastre, or both, and is free of title disputes.
online are an exception to this rule - Is located in a periurban commercial zone, and no rezoning is required.
- Consists of land and a building. The land area is 557.4 square meters (6,000
• Procedure is considered completed once final square feet). A two-story warehouse of 929 square meters (10,000 square feet) is
document is received
located on the land. The warehouse is 10 years old, is in good condition, has no
• No prior contact with officials heating system and complies with all safety standards, building codes and legal
requirements. The property, consisting of land and building, will be transferred in its
Cost required to complete each procedure (% of entirety.
property value) - Will not be subject to renovations or additional construction following the purchase.
• Official costs only (such as administrative fees, - Has no trees, natural water sources, natural reserves or historical monuments of
duties and taxes). any kind.
- Will not be used for special purposes, and no special permits, such as for
• Value Added Tax, Capital Gains Tax and illicit residential use, industrial plants, waste storage or certain types of agricultural
payments are excluded activities, are required.
- Has no occupants, and no other party holds a legal interest in it.
Quality of land administration index (0-30)
• Reliability of infrastructure index (0-8)
• Transparency of information index (0–6)
• Geographic coverage index (0–8)
• Land dispute resolution index (0–8)
• Equal access to property rights index (-2–0)
Page 23Doing Business 2019 Thailand
Registering Property - Thailand
Indicator Thailand East Asia & OECD high Best Regulatory
Pacific income Performance
Procedures (number) 5 5.4 4.7 1 (4 Economies)
Time (days) 9 72.6 20.1 1 (New Zealand)
Cost (% of property value) 7.2 4.5 4.2 0.0 (Saudi Arabia)
Quality of the land administration index (0-30) 19.0 16.3 23.0 None in 2017/18
Figure – Registering Property in Thailand and comparator economies – Ranking and Score
DB 2019 Registering Property Score
0 100
80.38: Malaysia (Rank: 29)
69.47: Thailand (Rank: 66)
64.93: Lao PDR (Rank: 85)
61.67: Indonesia (Rank: 100)
57.56: Regional Average (East Asia & Pacific)
57.56: Philippines (Rank: 116)
Note: The ranking of economies on the ease of registering property is determined by sorting their scores for registering property. These
scores are the simple average of the scores for each of the component indicators.
Figure – Registering Property in Thailand – Procedure, Time and Cost
Time (days) Cost (% of property value)
9 7
8
6
Cost (% of property value)
7
5
6
Time (days)
5 4
4 3
3
2
2
1
1
0 0
1 *2 3 4 5
Procedures (number)
* This symbol is shown beside procedure numbers that take place simultaneously with the previous procedure.
Note: Online procedures account for 0.5 days in the total time calculation. For economies that have a different procedure list for men and
women, the graph shows the time for women. For more information on methodology, see the Doing Business website
(http://doingbusiness.org/en/methodology ). For details on the procedures reflected here, see the summary below.
Page 24Doing Business 2019 Thailand
Figure – Registering Property in Thailand and comparator economies – Measure of Quality
30 27.5
25
Index score 19.0
20
16.3
14.5
15 12.5
10.5
10
5
0
Thailand Indonesia Lao PDR Malaysia Philippines East Asia & Pacific
Details – Registering Property in Thailand – Procedure, Time and Cost
No. Procedures Time to Complete Associated Costs
1 Conduct title search 1 day THB 10
Agency : Land Office
The buyer conducts the title search at the Land Office.
2 Lawyer conducts a bankruptcy search 1 day no charge
Agency : Bankruptcy Court
The lawyer would conduct a search at the Bankruptcy Court in Bangkok to
ascertain whether the parties of the transaction had or are involved in an
insolvency procedure. Although the records are computerized, lawyers do not
have access to this database and therefore they have to visit the Court to search
for this information.
This procedure is not mandated by law, nor required by the Lands Department.
However, it is a common due diligence procedure to properly investigate any
liability that could affect the transaction.
3 Obtain certified copies of companies’ documents from the Ministry of 1 day THB 900; (THB 200
Commerce (Affidavits) + THB
Agency : Ministry of Commerce 700 (MoA, AoA))
Parties obtain from the Ministry of Commerce the following documents:
• Companies' Affidavits confirming the name, address, the amount of registered
capital, names of directors and the authorized signatories. (THB 100)
• Certified copies of the Memorandum and Articles of Association of each party
(THB 50 per page, cost of certification)
• List of shareholders of the company from the Ministry of Commerce to prove
their nationality.
On average, the Memorandum of Association (MoA) has 2 pages and the
Articles of Association (AoA) about 5 pages.
4 Lawyers prepare the sale agreement and the parties sign it 3 days THB 100,000
Agency : Lawyer's office
It is common to require the services of an attorney to transfer the property. After
conducting the due diligence, the lawyer drafts the sale agreement and the
parties sign it
Page 25Doing Business 2019 Thailand
5 Parties apply for registration at the Land Office 3 days THB 673,838.04; (2%
Agency : Land Office of appraised value
The seller and the buyer, or their representatives, must go to the Land Office (registration fee) +
where the land is located, to confirm the exact amount to be paid for taxes. The
1% of sale price or
Land Officer calculates all the registration fees and expenses. The parties will
appraised value,
have a bank draft issued for the payment and receipts are provided to the land
whichever is higher
officer on the day when the actual registration is taking place. The registration fee
is 2% of the appraised value calculated by the Bureau of Property Valuation (withholding tax) +
(GAV) and announced by the Treasury Department, Ministry of Financed every 4 3.3% of sale price or
years (Government Appraised Value (GAV)). appraised value,
whichever is higher
The seller has to pay a 1% withholding tax on sale price or GAV - whichever is (Specific Business
higher. (Seller may apply this as a credit towards their corporate income tax on Tax))
any capital gain). As the seller is a company, withholding tax is calculated on the
greater of the appraised value and the sale price. The seller has to pay stamp
duty, which is 0.5% of the appraisal value if holding period for the individual is
more than 5 years. If not, the transfer will be subject to the Specific Business Tax
(SBT). This SBT implies that the Seller has to pay 3.3% of the appraisal value or
the sales price, whichever is higher. The 3.3% SBT includes a 0.3% municipality
tax.
The SBT is imposed on persons who sell their property for trade or a profit-
seeking purpose. Companies who sell real property in Thailand are deemed to
be selling for trade or profit and are subject to specific business tax. Even if a
company sells property in order simply to move to a new place, it is still deemed
to have sold for a trade or profit seeking purpose. Accordingly, the company who
is the seller in this example will be subject to SBT. The registration fee,
withholding tax and SBT are collected by the Land Office. The cheque for the
taxes are payable to the Ministry of Finance but collected by the Land Office.
On the day of registration, the buyer and the seller submit the request for
registration with all the required documents, including a copy of the construction
permit and household registration of the building as evidence to transfer the
building.
The Land Officer checks all the documents (from both the seller and the buyer)
submitted with the application. He will also compare the original title deed with
the original copy kept at the Land Office. All information in both original title
deeds must be the same. If everything is consistent, he will proceed with the
registration of the transfer of ownership. An official sales agreement is prepared
and signed by the authorized representatives of the seller and buyer. The Land
Officer then attaches the payment receipts to the application form, and submits
all documents to the Chief in charge who is authorized to approve the registration
of the transfer. Once the registration is approved, it is deemed completed. The
seller will receive one copy of the registered sale agreement. The buyer will
receive another copy of the registered sale agreement and the original Land Title
Deed.
The officer then records the sales transaction at the back of the original land title
deeds (both the land owner's and the Land Office's copies).
Takes place simultaneously with previous procedure.
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