Virtual office, company registration & VAT
VAT registration (Form PP.01) using an inspectable virtual-office address
VAT registration from a virtual-office address is possible, but it is where applications fail most often when the premises file is thin: the Revenue Department must be satisfied the place of business exists and is contactable under the Revenue Code and its regulations. We assemble the full evidence set — consent letter, title or lease copy, location map, exterior photographs showing the house number and nameplate, interior photographs of the unit used, and documents showing the nature of the business — and attend the officer's site visit. Approval rests with the Revenue Department; we do not promise it, we remove the paperwork reasons for refusal.
Work we accept
- Pre-filing assessment of whether the business and address are ready for the officer's inspection
- Preparing and filing Form PP.01 with the complete supporting set
- Premises evidence pack: consent letter, title/lease, map, exterior and interior photographs
- Installing the registered-operator nameplate as the regulations require
- Attending the site inspection and answering the officer's questions
- Assembling business-substance evidence: contracts, quotations, customer lists, website or trading records
- Following up and responding when the officer requests further documents
- Briefing post-registration duties: tax invoices, input/output VAT reports and monthly PP.30 filing
What we do not do
- Guaranteeing Revenue Department approval — the officer decides
- Staging premises that do not reflect reality, or producing false documents
- Using a virtual office in place of a warehouse, factory or shopfront a business genuinely needs
- Pursuing refunds without the complete original documents
Documents to prepare
- Current company affidavit and shareholder list
- ID card or passport copy of the authorised director
- Consent letter for use of the premises as the place of business, plus title or lease copy
- Location map and photographs of the building, nameplate and the unit used
- Business-substance evidence: contracts, quotations, purchase orders, product/service list or website
- Revenue projection and details of main customers and suppliers
- Power of attorney if we file on your behalf
How the work proceeds
1.Readiness assessment before filing
We review the business type, revenue projection and trading evidence, then say plainly where the application is weak — no contracts or customers yet, for instance, which officers routinely probe. If it is not ready we advise building the evidence first rather than filing and being refused.
2.Assemble the premises evidence
We issue the consent letter, attach title or lease evidence, photograph the building showing the number and nameplate, photograph the unit actually used, and draw the location map. Every item must agree: small mismatches such as a differing unit number are the most common trigger for further requests.
3.File PP.01 and schedule the inspection
We file PP.01 with the area revenue office covering the premises, with the full set attached, then await the inspection appointment. Processing time varies by area office and workload; we do not state a fixed timeline because it is not ours to control.
4.Attend the site inspection
On the day, the operator nameplate must genuinely be up, the unit must be usable for work or receiving documents, and someone must be able to answer. We attend, explain the business, the document flow and how accounting records are kept, and hand over any extra copies the officer asks for.
5.Receive PP.20 and start the monthly VAT cycle
On receipt of the VAT certificate (PP.20) we post it at the premises, set the tax-invoice format to carry every item required by Section 86/4 of the Revenue Code, build the input/output VAT reports and begin monthly PP.30 filing. If refused, we analyse the stated reason and refile having fixed it.
Statutory deadlines
- Operators exceeding the Revenue Code threshold must apply for VAT registration within the statutory period
- Pre-operation registration is available on the Revenue Department's criteria
- PP.30 filing and payment by the 15th of the following month (e-filing carries the extension announced by the Department)
- Tax invoices must be issued as soon as the tax liability arises under the Revenue Code
- Changes of premises or registration particulars (PP.09) must be notified within the Department's period
- Accounting records and tax invoices must be kept at least 5 years under the Revenue Code
Before you decide
- VAT applications from an address with no nameplate or no recipient commonly fail at inspection
- Once registered, PP.30 must be filed monthly even with no income; failure carries surcharge and penalty under the Revenue Code
- Large early input-VAT refund claims attract closer examination and need complete originals
- Tax invoices showing an address inconsistent with the PP.20 may cost the buyer the input credit
- Relocating without timely PP.09 notification can create legal liability
Frequently asked questions
Will VAT registration succeed with a virtual office?
It can, and many companies register successfully — but approval is not automatic. The Revenue Department examines whether the premises exist, are contactable and signposted, and whether the business genuinely trades, usually with a site visit. Refusals mostly follow a missing nameplate, nobody to answer, inconsistent premises documents, or no trading evidence at all. We prepare all three before filing. The decision remains the officer's.
Can we register for VAT before earning income?
Yes, under the Revenue Department's pre-operation criteria, provided you can show real preparation to trade — lease, supply contracts, quotations or a definite business plan. Note that once registered, PP.30 must be filed every month even with no income; weigh that duty before deciding.
Will an officer actually visit the premises?
In many areas inspections are routine, whether by appointment or unannounced. We therefore keep the address inspection-ready at all times: nameplate up, unit usable, and staff on hand to give basic information and reach the director immediately.
What if the application is refused?
First establish the stated reason, then fix that reason — add trading evidence, reconcile the premises documents, or move to premises that fit the business — and refile. We do not recommend refiling unchanged: the result is usually the same and it builds an unhelpful record.
Must the tax invoice show the virtual-office address?
It must show the place of business as it appears on the PP.20 — the registered virtual-office address. Printing a different address, or omitting items required by Section 86/4 of the Revenue Code, can cost the buyer the input credit. We set the invoice format correctly from the first invoice.
Where must the books be kept after VAT registration?
Records must be kept at the place of business or the location notified under the law, and be available for inspection. We keep the books and store documents in a searchable system, with the storage location properly notified as the Revenue Code requires.
Can a company with a foreign director register for VAT?
Yes, using the passport and relevant immigration documents. Officers sometimes ask for more, such as a work permit or entry records. We prepare those and arrange for the director to attend if required.
What are the fee and the timeline?
The fee is quoted in writing against actual scope. We publish no fixed price and promise no timeline, because scheduling and the decision belong to the area revenue office. What we own is the completeness of the file and attendance at the inspection.
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Next step
Send the documents you hold and the work type. The accounting team will survey scope, document volume and statutory deadlines, then quote in writing before work begins. We do not guarantee the tax outcome — the Revenue Department decides.
Contact the officeChecks before you submit
Align the company name and stated objectives with the real business before reserving the name with DBD.
Foreign shareholding ratios change which licences you need — settle the structure before filing.
Shareholder or director documents issued abroad usually need legalisation and translation before use in Thailand.
Attorney-supervised
The office checks purpose, legal scope, and certification sequence before work starts. Registered company 0405565001923.
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Related service: See all service pricingKey facts at a glance — End-to-end certification and translation
- Indicative price
- Contact us for a quote — a firm quote is always given before work starts
- Turnaround
- 1–7 business days by document type and receiving authority
- What you receive
- Properly certified documents plus guidance on the next filing step
- Service coverage
- Nationwide Thailand — courier and fully online intake, no in-person visit required.
Figures above are indicative ranges; the final quote depends on page count, language pair and receiving authority.
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