Enforcement of Judgments in Thailand: What Creditors Need to Know

Obtaining a favorable court judgment in Thailand is a significant legal victory—but it is only the first step. Successful recovery often depends on the effectiveness of the enforcement process. Understanding how judgment enforcement works in Thailand can help creditors protect their rights and maximize their chances of recovery.

When Can Enforcement Begin?

Under Thai law, once a final judgment is issued and the debtor fails to voluntarily comply, the creditor has the right to initiate enforcement proceedings. Generally, a judgment creditor must apply for enforcement within ten years from the date of the judgment or order.

The enforcement process is carried out through the Legal Execution Department, which is responsible for implementing court orders related to asset seizure and sale.

Types of Enforcement/Enforcement Measures 

In issuing an enforcement order, the court will generally specify the conditions of enforcement and determine the extent to which such enforcement may be carried out by the court or by enforcement officers, such as:

• • Seizure of assets — Movable and immovable property owned by the debtor may be seized under the custody of an enforcement officer in order to carry out the enforcement process in accordance with the law
  • Attachment of assets — Enforcement against the judgment debtor’s monetary claims.
  • Public auction — After the seizure of the assets owned by the judgment debtor, such properties may be sold through public auction.
  • Forced eviction or demolition —The judgment creditor may request an enforcement officer to evict, remove, or demolish structures, with the judgement debtor bearing the costs.
  • Other actions such as prohibitions or temporary closures.

Practical Challenges

While Thailand provides a structured legal framework for enforcement, the judgment creditors may face practical obstacles such as:

• • Debtors transferring or concealing assets
  • Assets held under nominee arrangements
  • Disputes raised during the execution process
  • Competing claims from other creditors

Strategic planning and timely action are essential to prevent asset dissipation and protect recovery prospects. Engaging experienced legal counsel at an early stage significantly enhances the effectiveness of enforcement strategies, safeguards your position, and maximizes the likelihood of successful recovery. Our expert team provides proactive, results-driven representation tailored to protect your interests at every stage of the enforcement process.