Foreign condo owner rights and disputes.
Foreign condo owners under the Condominium Act have FULL voting rights at AGMs (one vote per unit size), equal access to common areas, the right to inspect juristic person accounts, and the right to see the register of co-owners.
You may vote in person, by proxy (signed letter), or by appointed representative. Quorum requires 25% of total ownership ratio. Major decisions (budget, repairs > 1M THB) need majority of attending owners.
For disputes with the juristic person (misuse of funds, unfair fee hikes, denied access), file a complaint with the Department of Lands (กรมที่ดิน) — Condo Section. Bring ownership papers, meeting minutes, and evidence.
• Maintenance fee increases without vote • Parking allocation (esp. for non-resident owners) • Common area restrictions (pool, gym hours) • Short-term rental bans • Repair fund (sinking fund) misuse • Foreign quota exceedances in unit resale