Section 538 requires written evidence signed by the liable party for an immovable-property lease to be enforceable.
A term exceeding three years, or a life-based term, requires writing and registration; otherwise enforcement is limited to three years.
Practical checks: specify the leased area, purpose, rent, alterations, termination and return of possession. Do not assume every renewal promise automatically binds third parties.
Source: สำนักงานที่ดินจังหวัดราชบุรี — การเช่าที่ดินเกิน 3 ปี https://www.dol.go.th/ratchaburi/cate-1777624872/news-1784599915/
General information; sources checked on 5 November 2026. This is not case-specific legal advice. Confirm the applicable law and facts with the land office or a qualified professional.