rgrdns

3 hours ago, Rampant Rabbit said:

I insulated my  house when built using double  block walls with air  gap ( sealed )12  years  ago, ceiling insulation and upvc  windows, its well sealed everywhere, costing 1800 a  month in 40c heat currently, thats on 24-7 set at 26c cooling a  50m2 area, I clean my own aircons regularly and  this is a Daikin 12000btu inverter aircon.

Yep...same situation/specs here, only I live on the top floor and no insulation (Condo), brand Mitsubishi inverter

I signed such document in 2011 for a "condo" on my wife's name (partial bank loan), if not signing that particular doc. she couldn't buy it.

Might help...

Condominium Act of 1999

Section 19 (1): Aliens and Juristic persons which the law treats as aliens may own a condominium unit if they qualify as one of the following types of aliens or juristic persons:

     (1)  An alien who has been permitted to stay in the kingdom as a resident under the laws of immigration.

     (2)  An alien who has been permitted to enter the Kingdom under the laws on promotion of investment.

     (3)  A juristic person as prescribed under Sections 97 and 98 of the land code, which has been registered as a juristic person under Thai law.

     (4)  A Juristic person who is an alien under Announcement of the National Executive Council No. 281, dated 24 November B.E. 2515, and which has received a promotion certificate under the laws on promotion of investment.

(Replaced in 1999 by the following:)

     (5) Aliens or juristic persons deemed by Thai law to be aliens, who have brought into the Kingdom foreign exchange or withdrawn the money from the non-resident Baht account or withdrawn the money from the foreign currency deposit account."

(Replaced in 1999 by the following:)

(The above Paragraph 2 was repealed in 2004 in accordance with the following from Amendment # 3, Section 9, of the Condo Act –2542 (1999))

 

Section 19 bis was further repealed and replaced by the following in 2008: 

 “SECTION 19 bis  Alien or juristic persons stated in Section 19 may have ownership in a condominium unit, when added together, must not exceed forty-nine percent of the total space of all units in that condominium at the time of applying for the condominium to be registered under Section 6.”

 

Section 19 (3): To transfer ownership of a condominium unit to an alien or a juristic person as stated under Section 19, the transferor of ownership in the condominium unit shall give the names of the aliens or juristic persons as stated under Section 19 and the ratio of the area of the condominium units of which aliens and juristic persons have ownership to the competent official, and the alien or juristic person who applies to accept the transfer of ownership in the condominium unit shall provide the following evidence to the competent official:

 

(1)  An alien prescribed under Section 19(1) shall produce evidence of a permit to hold residency in the kingdom under the laws on immigration.

(2)   An alien prescribed under Section 19(2) shall produce evidence of a permit to enter the kingdom under the laws on promotion of investment.

(3)  A juristic person prescribed under Section 19(3) shall produce evidence of being registered under Thai law.

(4)  A juristic person prescribed under Section 19(4) shall produce evidence of being a holder of a promotion certificate under the laws on promotion of investment.

 (Replaced in 1999 by the following:)

(5)  An alien or a juristic person as prescribed under Section 19(5) shall produce evidence of having imported foreign currency into the Kingdom or evidence of withdrawal from a deposit account of Thai Baht of a person having residence abroad or evidence of withdrawal from a deposit account of foreign currency in the amount of not less than the price of the unit to be purchased.

    

Section 19 quarter further repealed and replaced in 2008 by the following:

“SECTION 19 (quarter)  the competent official shall receive the documents and evidences submitted according to Section 19 tri and verify accordingly.  If it is found that they are correct subject to the provisions of Section 19 tri and that the proportion of ownership in condominium units held by aliens or juristic persons under Section 19, who is already had ownership in condominium unit or that applying for receiving the transfer of the ownership of the condominium units, not exceeding the proportion as allowed by Section 19 bis, the competent officer shall proceed with the registration of rights and juristic act concerning the condominium unit in accordance with Chapter 4 in favor of the alien and juristic person who is a transferee."

 

Section 19 (quinque) An alien or a juristic person prescribed under Section 19 shall dispose of the condominium unit under the following circumstances:

 

Was further repealed and replaced in 2008 by the following:

 

“(1)  Aliens or juristic persons under Section 19 obtaining the condominium unit devolved upon him by statutory right or by will or by other means as the case may be, when added to the condominium units, in that condominium, having been already held by aliens or juristic persons under Section 19 exceeding the proportion as specified in Section 19 bis.”

 (2) When an alien prescribed under Section 19(1) has had his/her residency in the Kingdom revoked or when his/her Certificate of Alien Residency is not valid.

(3) When an alien prescribed under Section 19 (1), (2) or (5) has been exiled out of the Kingdom and has not been granted leniency or has been sent out of the Kingdom to work instead of being exiled.

     (4) When an alien prescribed under Section 19(2) is not permitted by the board of investment to remain in the Kingdom.

     (5) When the promotion certificate of a juristic person prescribed under Section 19(4) has been revoked.

 

An alien or juristic person who is required to dispose of a condominium unit under the preceding paragraph must give written notice to the competent official within 60 days of the date of the preceding paragraph having occurred. (Penalty – See Section 66)

 

Under Sub-section (1) the condominium unit, which causes the ratio to be exceeded, shall be disposed of. Under Sub-sections (2), (3), (4) and (5) all the condominium units owned by the alien shall be disposed of.

 

Disposal of a condominium unit under paragraph three shall be made within a period of not more than one year from the date of the ownership of the condominium unit, the date the residence permit has been revoked, the date the certificate of residency has been invalidated, the date of exile, the date the board of investment revoked the permit to stay in the Kingdom, or the date the promotion certificate has been revoked, as the case may be. If it is not disposed of within the stated period of time, the Director-General of the Lands Department shall have the authority to dispose of the condominium unit, and the provisions relating to enforcement of the disposal of land under Chapter 3 of the Land Code and Ministerial Regulations issued under the code shall apply mutatis mutandis to the disposal of the condominium unit.

 

Section 19 (6): When a competent official orders the revocation of a residency permit in the Kingdom, when it is evident to a competent official that a Certificate of Residency of an alien is not valid as required under Section 19(1), when a competent official orders the exile out of the Kingdom of an alien as prescribed under Section 19(1), (2) or (5), when the permit to stay in the Kingdom of an alien as prescribed under Section 19(2) is revoked, or when there is a revocation of a promotion certificate for a juristic person as prescribed under Section 19(4), as the case may be, the competent official shall notify the Director-General of the Lands Department within 60 Days from the date of the order or the date of learning such fact.

Section 19 (7) An alien or a juristic person which the law treats as an alien, except one prescribed under Section 19, which has acquired a condominium unit through inheritance as legitimate heir or legatee of a will or through any other means, as the case may be, shall give written notice to the competent official within 60 days from the date of ownership of the condominium unit and shall dispose of that unit within a period of not more than one year from the date of acquiring possession of the unit. If it is not disposed of within such period of time, the provisions of Section 19(5), paragraph four, shall apply mutatis mutandis. (Penalty – See Section 66

Section 19 (8) Whoever acquires ownership of a condominium unit while holding Thai nationality but later loses Thai nationality by waiving Thai nationality, nationalization or having Thai nationality revoked under the laws on nationality and is not an alien as prescribed under Section 19 shall notify the competent official of the loss of Thai nationality and the fact that ownership of the condominium unit may no longer be held within 60 days of the date of loss of Thai nationality. The condominium unit shall be disposed of within a period of not more than one year from the date of loss of Thai nationality. If it is not disposed of within such period of time, the provisions of section 19(5), paragraph four, shall apply mutatis mutandis. (Penalty – See Section 66

 

 “SECTION 19 novem  Any person who obtains an ownership in a condominium unit whist enjoying the Thai nationality and subsequently loses it because of relinquishment, change or annulment of the Thai nationality, in accordance with the nationality laws and consequently becomes an alien under Section 19 and if he wishes to continue to hold the ownership in the condominium unit, he shall have to notify in writing to the competent official of the loss of his Thai nationality. He must also present the evidence proving that he is an alien under Section 19, to the competent official within one hundred and eighty days from the date of the loss of his nationality. However, if the ownership in condominium unit of that person exceeding the proportion as allowed by Section 19 bis, such person shall dispose of the excess unit(s) within one year from the date of the loss of his Thai nationality. If he failed to dispose of within the said time, the provisions of Section 19 quinque, paragraph four shall apply mutatis mutandis.” (Penalty – See Section 66

(Original version in 1979 was as follows)

Section 19 (10): When a Thai juristic person which owns a condominium unit has its juristic status changed to that of a juristic person the law treats as an alien and is not a juristic person prescribed under Section 19, the competent official shall be notified of the change in status and the fact that the juristic person is not qualified to own that condominium unit within 60 days from the date of the change of status. The condominium unit must be disposed of within a period of not more than one year from the date of the change of status. If it is not disposed of within such period of time, the provisions of section 19(5), paragraph four, shall apply mutatis mutandis. (Penalty – See Section 66)

Section 19 (11): When a Thai juristic person which owns a condominium unit has its juristic status changed to that of a juristic person the law treats as an alien juristic person and is a juristic person which may own a condominium unit as prescribed under Section 19 wishes to own that unit further, the competent official shall be notified in writing of the change in status. Evidence of being a juristic person as prescribed under Section 19 shall be presented to the competent official within 180 days from the date of the change in status. If the ownership of that juristic person causes the ratio prescribed under Section 19(2) to be exceeded, the unit exceeding the ratio shall be disposed of within a period of not more than one year from the date of the change in status. If it is not disposed of within such period of time, the provisions of Section 19(5), paragraph four, shall apply mutatis mutandis.

If the juristic person under paragraph one does not wish to own the condominium unit any further, the juristic person shall notify the competent official of the change in status within a period of 60 days from the change of status, and shall dispose of the unit within a period of not more than one year from the date of the change in status. If it is not disposed of within such period of time, the provisions of Section 19(5), paragraph four, shall apply mutatis mutandis. (Penalty – See Section 66)

 

Section 19 (12) and (13) were repealed entirely in 2008 without replacement

 

 

 

The RE market is overloaded and overpriced, I noticed more and more sale advertisements.

On 12/22/2023 at 6:29 AM, jcmj said:

I brought my friend to the hospital as he was having his second stroke. It was clear and as soon as they got him into the emergency room, unable to speak and very weak, they came in with a credit card machine and asked for a deposit. I absolutely blew up, told them he has insurance and told her to get the hell out of there. The doctors came and did the bloodwork, confirmed their diagnosis and the lady came back and said they have to do an MRI. The lady came back again and wanted a deposit because it was an international policy. He was clearly upset and disoriented and I told them I would take care of it and just do the scans and help him. I did have to go to the registrar while he was getting his scans done and put a deposit down, even though he had insurance. So be warned. They always spout this BS about taking care of emergency patients but that’s clearly not the case. My friend ended up having a 3rd stroke and thankfully I was there pushing to get him treated or he may have been another well hid statistic. This definitely needs more attention and monitoring. 

I had the same experience with my Thai wife, she had a total breakdown, could barely stand on her feet or even speak, brought her directly to the ER, hospital assistance put her in a wheelchair but passed the ER towards a counter close by to check first if she has a SSO or personal medical insurance (she has both)...no words further.

11 hours ago, champers said:

At age 70 Monsieur Poirot should know better. He was well up for it before he got sparked out.

Anyone recall any famous Belgian boxers? No - me neither.

Jean Pierre Coopman (vs Muhammed Ali) 😉

11 hours ago, champers said:

At age 70 Monsieur Poirot should know better. He was well up for it before he got sparked out.

Anyone recall any famous Belgian boxers? No - me neither.

Jean Pierre Coopman (vs Muhammed Ali) 😉

11 hours ago, champers said:

At age 70 Monsieur Poirot should know better. He was well up for it before he got sparked out.

Anyone recall any famous Belgian boxers? No - me neither.

Jean Pierre Coopman (vs Muhammed Ali) 😉

47 minutes ago, TheFishman1 said:

I had shoulder operation  4 small holes, and after three days I was released from the hospital. Go figure TIT.

Underwent an endoscopic procedure for the shoulder joint, surgery in the morning, sent home in the afternoon, healed in about 6 weeks.

Unbelievable...it's clearly a dump spot, might the tenant have a dispute with the landlord and took revenge in this horrible way?

Planet of the apes comes to mind...high intelligent species ????

10 minutes ago, Wanderer555 said:

If the house was built after you were married, it is generally considered community property. 
 

The owner of the house is usually determined by the name on the permit to build and address documentation.

 

Given the OP I would assume it is in your wife’s name.
 

If the wife agrees, you can file an usufruct with the land department giving you control of the land for your lifetime and the usufruct can be transferred to a third party. 
 

She can dissolve the usufruct if you get divorced but Thai courts are more sympathetic to the foreign husband than in the past.
 

You can also have your wife register a will that gives you the house and land.

You can legally inherit it and have one year to sell or register in the name of a Thai person or company. 
 

Research these areas online and I would recommend getting a lawyer to assist you in filings. 

If you have  children, they can also inherit the property.  In the end, you will need to decide the value of the house versus the energy required to keep it.

 

Go slowly and get professional assistance ????

 

Cheers 
 

 

Correct...clearly explained ????

16 hours ago, OneMoreFarang said:

I just renovated my apartment from scratch, a few comments.

You need a contractor. He/they hire teams to do walls, tiles, plumbing, whatever.

If you hire one contractor the he is responsible for everything. I.e. a wall which is not straight, and the plumbing was already installed and the wall was already painted, when it has to be repaired then the contractor is responsible for everything.

I insisted on a quotation and contract with labor and material separated. And exactly listed which material, like this tile model from this manufacturer, etc. If you do that you can compare prices from material. And you can easily change the quotation from i.e. one tile to another.

I bought some material myself, and I asked the contractor to buy other material. If he buys it he is responsible for the transport, he is responsible if something is defect, etc.

 

One problem with good contractors is that they are not interested in small projects or part projects. If you have a half finished project it will be very difficult to find a qualified contractor who wants to continue with that.

 

Specify everything! I.e. I didn't specify that my walls should be straight and plum and 90 degrees angles. And later I found out that some walls are not as straight and they should be. Not surprisingly the reaction was that that's the way it is. What, you expected straight walls? In Thailand? ...

 

And make sure you have a person (wife, project manager, contractor) who understands farang thinking and culture - at least if you expect quality. Don't try to tell the workers by yourself what they should do. It will drive you crazy.

 

Good luck! You need it. 

 

 

Hi,

Yup...that's what it is, you must be very very lucky to find a decent contractor + good workers who might do the job for 80%, from my experiences I never have seen something done as it should be.

Good Luck!

Hi,

So far i know for the last 2 years, some banks in the Netherlands and Belgium are closing accounts from customers who have a domicilie outside the EER (Europe)

Regards

25 minutes ago, pseudorabies said:

OK.... I'll feed the troll

Note that the glass is above and in contact with the countertop.

Yep...done as it should be, did mine myself...actually I do all repairs/renovations myself ????

Hi guy's,

 

Feedback...my 90 days is finally approved today 19/09/2023 at 16:56:30 hours, 4th day of the grace periode.

 

Regards

21 minutes ago, BritManToo said:

Glue joints are for plastic drains!

 

This mornings effort, the Thai plumbers put 7x 90 degree joints in this 1m length of pipe (in the walls). Impossible to get a steel snake down to clear, so I had to dig through the wall, then dig out the slab floor. Managed to do the job cutting out all their joints, and with 3 joints creating a washing machine drain point at the same time.

 

Just finished gluing the joints 5 mins back, will fill the wall and slab another day, tired now. Next time the kitchen sink drain blocks up the steel snake only needs to go round 1x 90 degree bend.

 

It didn't help having 3 days of torrential rain, forcing me to block up the hole in the wall and bring my tools in.

I can imagine, 13 years ago I bought a newly built condominium in a prime area of Bangkok, up til today I am still working in it because of simple/cheap/flaws constructions. Recently I found out that aircon pipes are just simply embedded in the walls without using e.g. a pvc pipe to go through, if you've got to replace new air conditioners you must change the pipes too (R22 to R32 refrigerant) ...just let y'all know in case.

6 minutes ago, OneMoreFarang said:

Unitl now I don't have it. When I bought my condominium I asked an insurance broker and he recommended I should wait until I move in.

But this situation inspired me that maybe I should get an insurance now. 

Hi,

It's mandatory in Thailand to have a "building insurance" for condominiums, ask the building management what exactly their insurance covers besides the building structure or common area's.

If you are planning to buy insurance, read their policy very thoroughly e.g. what exactly it covers...it's interesting expierence I can tell you.

Hi,

My experience...I've seen enough from the so-called professionals still need to meet one, you better off do it yourself, plumbing is so simple here certainly the tasks you're up to.

Regards 

3 hours ago, bamnutsak said:

Make an appointment. You have +7 days 'grace' period.

 

https://outlook.office365.com/owa/calendar/ImmigrationOfficeGovernmentComplexChaengWattanaRd@imm1division.onmicrosoft.com/bookings/

 

(No appointments available day of (today, Fri), but wide open on Monday onwards.)

 

With an appointment go to Counter 4, (main counter just inside the Imm area) for a doc check, then get a card for desk B66.

 

Took me ~ 2 minutes last week.

 

 

Great, thanks for your help guy's ????

16 minutes ago, rgrdns said:

Hi

So far, I know there's no grace period (6 or 7 days) for 90 days online, that's only when you sent by mail and yes, I received an auto. notification of approval.

Sorry...correction....I received auto. notification (TM.47) that I made my application successfully. 

"We have received your information successfully"

2 minutes ago, Red Phoenix said:

Instead of doing it in person on the due date when your 90-day report notification is still pending, you could also simply wait till last day of the 6-day grace period after due date to do it in person at your local Imm Office.

When you receive notification of approval of your 90-day report that will save you making the trip.  And in case your local Imm Office does not send automatic notifications of approval when you did it on-line, you can check the status of your application on the TM47-website (see drJack's post above this one).  

Hi

So far, I know there's no grace period (6 or 7 days) for 90 days online, that's only when you sent by mail and yes, I received an auto. notification of approval.