Fiskebolle

Thanks Dinga for the very detailed explanation. Will check / follow up again with Tessaban...

Hi Dinga, Land & Building tax set at 12,5% on rental income you said. Can you clarify where and how this needs to filed and paid. Because this is separate from general personal income tax filing... Also can you clarify about the 180 days rule and how this works when someone files a PND94 Mid-year (for income from months Jan-Jun)? What if the owner has spend 2 weeks on holiday abroad during that period. Means effectively he/she hasn't been in country for 180 days during first half of the year when the PND94 has to be filed. Does it mean he/she is not a tax-resident and therefore had to withhold tax at source from tenant instead? Or would this not matter as tax residency will be looked at over the entire year and hence only comes into play when doing the PND90/91 filing at the end of the year instead? Again thanks for clarifying... Any other experts or persons with experience here? Please feel free to add your thoughts/ comments! Cheers, FB

Dear AN Fellow Members. As the title suggest, below questions pertaining to applicable taxes on renting out a condo in Thailand… 1. Personal Income tax Anyone experience in filing this as a Thai-Resident (>180 days in Thailand)? What docs are to submitted along the PND94 (midyear filing tax return) and PND90 by the end of the year? - Rental Agreement? - Bank statement as proof of receiving rent? I’ve heard that a straightforward 15% withholding tax may be charged for non-residents (<180 days in Thailand). What happens when one would go on a short 14 days Holiday abroad in the first half of the year, means just 14 days short of being a tax-resident for the first half of the year. How does this impact the mid-year tax filing (PND94) in that situation? Or does it not really matter as this only comes to play when doing the PND90 filing instead? 2. Land & Building tax When? How much (%) and Where to file/pay these taxes? Any difference in (%) for renting out as opposed to living in yourself? Are the land & building taxes to be paid in advance for the same year or are they calculated/ filed and paid on the previous year (like personal income tax)? What if you owned the property only 1 month in previous year? How will this tax be calculated and who’s responsible for paying this tax (split between previous and current owner)? TIA to all AN Members! FB

Dear AN Fellow Members. As the title suggest, below questions pertaining to applicable taxes on renting out a condo in Thailand… 1. Personal Income tax Anyone experience in filing this as a Thai-Resident (>180 days in Thailand)? What docs are to submitted along the PND94 (midyear filing tax return) and PND90 by the end of the year? - Rental Agreement? - Bank statement as proof of receiving rent? I’ve heard that a straightforward 15% withholding tax may be charged for non-residents (<180 days in Thailand). What happens when one would go on a short 14 days Holiday abroad in the first half of the year, means just 14 days short of being a tax-resident for the first half of the year. How does this impact the mid-year tax filing (PND94) in that situation? Or does it not really matter as this only comes to play when doing the PND90 filing instead? 2. Land & Building tax When? How much (%) and Where to file/pay these taxes? Any difference in (%) for renting out as opposed to living in yourself? Are the land & building taxes to be paid in advance for the same year or are they calculated/ filed and paid on the previous year (like personal income tax)? What if you owned the property only 1 month in previous year? How will this tax be calculated and who’s responsible for paying this tax (split between previous and current owner)? TIA to all AN Members! FB

Hi Tod, I got it working too.. Indeed you need to be EARLY to get a spot. Thanks have a great one Tod! FB

Hi Folks, This year will be first time, we plan to do the annual retirement extension ourselves (as opposed to with agent). I tried to make appointment online (Imm Division 1 - CW), but all fully booked 1 month in advance. Anyone knows when new dates become vacant/open (daily, weekly, beginning of the month)? Second question... Does anyone can guide me/provide short overview in terms of planning (best timings) to go in person at CW. FYI, I'm planning to get bankletter/statements from Krungthai Bank at CW same day in early morning. What would you suggest, take a queue number at immigration first, prior to going to bank? Or better to get bankletter /statement from bank first and then get queue at immigration? FYI, Krungthai bank opens at CW at 08:30 hrs (same time as immigration). Also do I need to get 2 seperate queues for extension and multiple re-entry ? Do I need to pick 1 queue number for 2 persons or get 1 separate for each of us? Thanking you again in advance! Kind regards, FB

anyone else here keen on sharing some personal experience on this?

Hi there, Planning to buy a condo, but this time would like to make use of my FCD (Foreign currency Deposit) account with Bangkok Bank to receive the foreign funds to purchase a condominium in Thailand. I know a Foreign Exchange Transaction Document (Thor Thor 3) should be issued by the bank proving that source of funds came from abroad in order to register the title deed (chanote) at the land department in a foreigner's name. So I went to the HO from BKK bank and they said they will issue me a confirmation letter instead...Has anyone got experience with this method and documentation as opposed to FET / Thor Thor 3/ Credit Advice report, required for registering at the land department? Has anyone got experience with purchasing a condo (in foreigner's name) BY RECEIVING FUNDS ON AN FCD ACCOUNT WITH BANGKOK BANK and the required documentation for the land department? Thanking you all again, FB

Dear AN friends, My apologies and bad for perhaps not formulating my question clearly... Actually, my main concern here is what happens if you have switched from section 22 (employment) to section 39 (voluntary contributions) BEFORE Retirement Age (55 yrs)? Would you be forced automatically to take the retirement lumpsum (or monthly pension) when reaching this age under section 39? Or would someone have the choice (read need to sign) for requesting the lumpsum or monthly pension at retirement age? Also what would happen if you did so? I heard some people saying once they took the lumpsum, they were cut-out from the medical benefits as well... Thanks again, FB

Hi Dr. Sheryl, My apologies and bad for perhaps not formulating my question clearly... Actually, my main concern here is what happens if you have switched from section 22 (employment) to section 39 (voluntary contributions) BEFORE Retirement Age (55 yrs)? Would you be forced automatically to take the retirement lumpsum (or monthly pension) when reaching this age under section 39? Or would someone have the choice (read need to sign) for requesting the lumpsum or monthly pension at retirement age? Also what would happen if you did so? I heard some people saying once they took the lumpsum, they were cut-out from the medical benefits as well... Thanks again, FB

Hello there, I was wondering, what happens if... Someone switches under SSO from employment (Section 33) to voluntary coverage (Section 39), BEFORE reaching the eligible retirement age of 55, and then reaches 55 while still under Section 39? - Will the SSO automatically remove them from the system or require them to take the lump-sum payment (or retirement benefits if they’ve contributed for more than 180 months)? - Will the sickness & medical emergency benefit (under section 39) continues just normal beyond the age of 55 yrs old? I've heard stories from people who reach retirement age (under section 33) that are forced to retire and take the lumpsum/retirement and are unable to continue sickness benefits. Do they have an option really and ... Moreover, how does this apply to someone being under section 39? Cheerios, FB

Following your post above, I was wondering if you were able to continue to SSO contributions under section 39 *(voluntary - 432 THB/month) while working again? Isn't the employer obliged to enroll you within 30 days after employment under SSO -section 33 (employment) and therefore automatically cancels your enrollment under section 39 with SSO? Were you contributing under both sections or did you have the choice (either 33 - voluntary or 39 - employment)? Another question I have is the following... - What if you switched before your eligible retirement age (55 yrs) from employment (section - 33) to voluntary (section - 39) and you reach retirement age (55 yrs) while under section 39? Will SSO automatically cut you out the system or force you to take the lumpsum payment (or retirement - if worked for more than 180 months)?

Also is this condo purchased under a Thai Co.ltd ad registered under Thai Quota or a foreign registered company (under foreign quota)?

Nice Condo! BUT... What are you trying to sell here (the condo or shares in your company that holds the condo)? I think this puts most people off... If you are selling the condo and execute a name/title deed transfer in freehold with corresponding chanote, it may look more appealing to some. But then again, the transfer fees and taxes could be again higher when selling and transferring the property from a company to a private person. I assume *(your) company is going to pay those? Cheers, FB

Dear AN members, Long story short… after many years or renting, looking now at purchasing a condo in my own name. I’ve been looking at various real estate agencies online and found that most condos are listed /registered in Thai quota. From what I understand is that in each building’s foreign quota should not exceed 49% of total available floor space in that particular building. Now, assuming that the foreign quota in a particular building has not been used up yet (still available), would it be therefore possible to purchase a condo from a Thai owner (Thai Quota) and register it in the foreign quota *(if foreign quota is still available in that building)? OR… can I only buy a condo which is currently being registered under foreign quota from a previous foreign owner? Let me know if I may be missing or unnecessarily overthinking/overcomplicating something here? Cheers, FB

Hi DrJack, I'm unsure if I understand you correctly... But we are entering Thailand with an Non-O (90 days) E-visa and not a visa exempt. So basically there's no under consideration stamp yet... As we plan to apply for the first extension of stay 60 days after entering the Kingdom on the Non-O 90 days e-visa... Our flights have been booked already and not plan to re-schedule either... What are your thoughts/suggestions in this? Ideally we opt to do ourselves, but not sure if a visa agent can be of use here in BKK (CW). Btw, we both have a bank account with 800K THB in it for more then 15 consecutive months untouched... So that should not be any issue... Thanks again and best regards, FB

Hello AN members, Long story short (in addition on an older thread), due to some medical emergency we got stranded abroad and have to redo our retirement visa from scratch abroad. Plan will be to re-enter Thailand after medical procedure with Non-O (90 days) and apply for annual extension of stay after 60 days being in the Kingdom. However, I came across another 'issue' or question relating to the application for subsequent annual extension of stay (retirement). Let's have a look at below preliminary dates: - 01 September: Arrival Thailand on 90 Days Non-O (Single Entry) visa for retirement - 31 October: Application for Annual extension of stay (based on retirement - 800 K THB in Bank Acc method). Questions regarding the above method: 1) I assume the earliest the first annual extension of stay can be requested is 60 days after entering Thailand on Non-O (90 days), correct? 2) Assuming everything will be okay with my application on 31 Oct, the annual extension of stay stamp will be valid starting on 31 Oct and expiring on 30 Oct the following year? Or will the extension of stay be stamped and valid starting on the expiration date of the current Non-O 90 days single entry visa and ending 1 year from that date thereof? 3) Is there a chance that the IO (CW) will provide an 'under consideration' stamp on 31 Oct for 30 days or so up until the expiration date of the Non-O 90 days single entry visa. So that the actual extension of stay will start on the expiration date of the Non-O 90 days single entry? 4) Would a proof of doctor's appointment for medical procedure be accepted as proof in that case and allow to shorten any 'under consideration period'? Or do you think our extension of stay will be shortly granted after 60 days being in the kingdom on 90 days non-O visa? 5) Also what's the current status with the potential of having a home visit by IO to verify current address for people doing their first annual extension of stay (based on retirement)? Do you think there will be a check and if so, how long does it take before/after such official will come to visit you? The reason why I'm worried about all of this is that my wife will have to return to hospital abroad for further medical treatment after and therefore, we can't stay in Thailand for full 3 consecutive months. Basically, we would need to return abroad shortly after 60 days being in the country. Making use of a visa agent is not what we want either... as we'd like to keep all under our own control and all above the board! Thanks again everyone! FB

Dear Aseannow Members, Due to health issues my wife had undergone some surgery abroad and due to some post-operative complications had an extended stay in hospital abroad, causing her retirement visa to expire. Long story short, we’re exploring now the possibility to re-apply for a Non-O (90 days, single entry) through e-visa system online in home country. Plan would be for her to arrive back in Thailand on Non-O (90 days – single entry) and apply for 1 year extension of stay (based on retirement) AFTER 60 days being in the Kingdom. Obviously, she has her bank account with proof of required 800 K THB and funds coming from abroad etc. THE PROBLEM (if any at all???), seems that at the visa application online, they require her to upload a bank statement. However, we can’t get the standard bank letter (attention to Immigration department) with consolidated monthly bank statements with stamps from the bank as we do when we request from the bank in Thailand. The bankstatement that we can download from her online banking app is a general bankstatement, without the official bankletter (to the attention of immigration office) and without the consolidated monthly report and rubber stamps and signature of the bank… Do you think this will be accepted? Or do you think a copy of the bankbook will be better instead? PROBLEM again I see with the bankbook is that we can’t get an update from the book on the day of application (because we are abroad and not in Thailand). Does anyone has experience in applying for the Non-O (90 days, single entry) for retirement abroad and what are the requirements for the bankstatements? Again a zillion thanks everyone, FB

Thanks DrJack as usual ! 🙂

thanks for comments so far. Yes indeed ThaiElite (privilege entry) visa will be superior in some ways to DTV or Non-Immigrant B. But reason why my friend wants to change is that ThaiElite does not allow for work for a remote company abroad. Whilst DTV visa seems to be specifically designed for the purpose of remote working for company abroad... I saw someone above commenting that it doesn't make much of a difference really when it comes to working for company abroad...?

Hello Folks, Posting for my neighbor, who's son got a Thai Elite (Privilege Entry Visa) and wanted to switch to DTV visa (based on remote employment from foreign company). What we were discussing and I couldn't advise him further on was the following question; 1. Is it possible to APPLY & MAKE THE SWITCH, while the Thailand Elite (Privilege Entry) is still valid on current passport? If so, it would mean there will be 2 ACTIVE visas in the same passport. How does that work? Does he has to instruct the immigration official upon arrival in the airport to issue an entry stamp based on DTV instead or will this cause confusion and may he risk losing his ThaiElite Status altogether? 2. When he decides to end his remote employment with foreign company, would it be possible to switch back to ThaiElite Visa (Privilege Entry) in same passport? 3. I assume some people may have experience on switching to other types of visas from ThaiElite (e.g. Non-Immigrant B for employment). I assume the process will not be very diifferent to that of switching to DTV. If anyone has experience (or valuable opinion on this), please do share here as well. 4. Last but not least... Are there any official immigration channels where visa holders can talk to the immigration official and present their case and ask for information? As we all know Immigration offices (CW, etc) only accept appointments for certain type of services, but nothing mentioned on the website for helpdesk, in case you have specific questions... Can anyone suggest who to contact and where? Again many thanks Folks! Cheers, FB

Hello Folks, Just had a look at the new Digital Thailand Arrival Card (TDAC), which is mandatory for all foreign nationals entering Thailand *(even for PR holders and non-immigrant visa holders cat B, O etc), who most likely have their place / country of residence officially established/registered in Thailand. Here's the link again: https://tdac.immigration.go.th/arrival-card/#/tac/arrival-card/add You need to enter your nationality and country of residence, which is Thailand for some of us... BUT !!!! I can't find Thailand in the country list. It's not under Thailand nor under the Kingdom of Thailand. Is this a glitch or they have not thought about this yet? How to go around this? Enter an address from you home country *(eventhough you have no official address anymore in your home country for more than 15 years)? Then another page requesting to upload doc relating to your stay / accommodation etc? Should I upload here a lease contract ? And what if you own a condo and don't have a lease agreement? Cheers, FB

anyone please...?

Hi AN Folks, Just came across some old topic, but not did not really find the answers I was looking for. Some of the info on previous threads seem to be old and outdated. So apologies, If I post perhaps at the wrong forum or opening a similar thread again... I was wondering if foreign Managing Directors/Directors, who are also shareholders of a Thai Co.,Ltd. are obliged / required to enroll with Social Security Office (SSO)? I've heard some conflicting messages, some people saying it's NOT POSSIBLE and SSO refused to enroll directors. Whereas others say it is mandatory, just like for normal employees. A few years ago it seemed that SSO got embroiled in a prominent case, where the court adjourned that Directors/MD's can not be classified as normal employees, as they act freely and are 'not controlled by a boss or authority' above within the company and no employment contract is required. Some people say this only goes up when the MD/Director and owner of the company is married with Thai, who's also a partner /owner in the company. Some others say it doesn't matter regardless of the status between foreign and Thai directors in the same company. Complicated, but interesting thread (for the experts) who can or willing to shine their light on this subject matter... Cheers, FB

Can anyone please share the link with list of buildings affected that OP was talking about in initial post?