Industrial Property Compliance Review in Thailand

Purchasing or investing in a factory in Thailand involves far more than evaluating the physical premises. Industrial properties are governed by a complex combination of zoning laws, environmental regulations, operational licensing requirements, and safety obligations. Any oversight can result in costly penalties, operational delays, or limitations on future use.

BASE Law Firm provides a structured, end-to-end due diligence service to protect investors, operators, and corporate buyers from hidden risks associated with factory acquisitions or industrial expansions in Thailand.

Our service include:

Factory licence status verification
Zoning and land-use checks
Environmental compliance assessment
Machinery and capacity review
Encumbrance and liability analysis
Regulatory risk mitigation guidance

Understanding Factory Due Diligence in Thailand

Factories in Thailand are regulated primarily under the Factory Act, which classifies industrial operations based on environmental impact, production type, and operational scale. Certain industries require additional permits or are subject to enhanced oversight due to their potential environmental or safety risks.

Before a transaction is finalized, legal due diligence is essential to confirm:

Whether the existing factory is properly licensed
Whether the business activities match the scope of its approved operations
Whether the property complies with zoning and environmental standards
Whether liabilities, encumbrances, or disputes exist
Whether expansion or modification is possible under current regulations

BASE Law Firm conducts comprehensive reviews to ensure your investment aligns with Thai industrial regulations and long-term operational objectives.

Key Components of Our Factory Due Diligence Review

1. Verification of Factory Licensing and Operational Legality

We confirm the factory’s licensing status, including:

Validity of the Factory License (Ror. Ngor. 4 or equivalent)
Accuracy of registered production capacity
Compliance of machinery lists with approved specifications
Whether actual operations match the industry category permitted
Regulatory approvals for hazardous or restricted materials (when applicable)

Any irregularities may expose the buyer to forced shutdowns or administrative penalties.

2. Zoning and Land-Use Compliance

Factory operations must comply with land-use planning rules and local regulations. Our review includes:

Zoning approval for industrial use
Land rights (Chanote, Nor Sor 3 Gor, or other titles)
Easements, access rights, and shared infrastructure
Restrictions on expansion, construction, or redevelopment

We identify whether the land and buildings support the present and intended future operations.

3. Environmental and Safety Obligations

Environmental compliance is one of the most sensitive areas in industrial investment. BASE Law Firm conducts a thorough examination of:

Environmental Impact Assessment (EIA), where applicable
Waste treatment and disposal procedures
Air quality compliance
Hazardous material storage requirements
Worker safety standards and past violations

Failure to comply with environmental law can result in immediate shutdown by authorities. Our review protects you from inheriting unresolved environmental liabilities.

4. Machinery, Equipment, and Operational Capacity Review

We evaluate whether machinery listed with government authorities matches what is present on-site, including:

Import documentation (if applicable)
Correct registration of equipment
Energy consumption and compliance with approved capacities
Safety certifications and maintenance logs

This assessment ensures the factory is legally permitted to operate with its current equipment and production volume.

5. Legal Encumbrances, Disputes, and Financial Exposure

Industrial properties are often tied to long-term contracts or financing arrangements. We examine:

Mortgages, liens, or secured transactions
Ongoing litigation involving the property or operator
Encumbrances related to machinery, land, or structures
Pending orders from regulators or administrative bodies

This part of the due diligence prevents you from taking on unwanted liabilities or hidden financial risks.

6. Structural and Operational Suitability

While BASE Law Firm does not provide engineering services, we coordinate with qualified professionals when needed. Our role is to verify legal compliance related to:

Building permits
Factory layout approvals
Utility access (electricity, water, wastewater systems)
Fire safety and emergency access regulations

Our coordinated approach ensures all legal and technical elements align.

Why Factory Buyers Need Professional Legal Due Diligence

Industrial properties carry unique legal risks not present in residential or commercial acquisitions. An improper licensing structure or zoning mismatch can halt operations immediately. Environmental liabilities can lead to significant cleanup costs. Incomplete documentation can invalidate existing permits.

BASE Law Firm helps clients:

Confirm operational compliance
Protect investment capital
Avoid regulatory penalties or shutdowns
Ensure long-term legal sustainability of the factory operation
Negotiate better purchase terms by identifying risk areas

We provide clarity and certainty before you commit to a major industrial investment.

How BASE Law Firm Supports You

Our factory due diligence service includes:

Document review and verification
Regulatory compliance assessments
Site visits (when required)
Reports outlining risks and recommended solutions
Legal support for negotiations and contracts
Guidance on license transfer or new license applications

We collaborate closely with engineers, environmental specialists, and surveyors to provide a complete picture of the property’s compliance status.

Partner With BASE Law Firm for Industrial Property Compliance

Purchasing or operating a factory in Thailand requires precise legal insight and an understanding of the unique regulatory environment surrounding industrial operations. BASE Law Firm provides the experience, structure, and strategic guidance needed to assess risks and support informed decision-making.

If you are preparing to acquire a factory, expand industrial operations, or conduct a compliance review, our team is ready to assist you with a tailored and comprehensive approach.