patrick228

After the launch of new TM30 website/webbased access in Sep 2023, is there a new S38/TM30 app that can be downloaded? I have the old S38 app and apparently it is not functioning.

1 hour ago, Patrick L said:

THANKS, I followed your advices and it worked, I didn't see the "Add" for address initially.  2 comments: Still no straight forward "Print" of the notification (Still copy screen....) and I did a search to find myself as I also registered as person living at this address but I found nothing - It says data uncomplete. I register again and I had a message "Duplicate"

I only regisrered and created the new account today. I didn't input any new entry/record of TM30 reporting. I think another user here @Mutt Daeng did a trial of TM30 reporting.   As for checking the old entries, NO! this new site is apparently standalone and independent from the old site.

This doesn't mean all the previous reproting have been lost. The onus of proof is from us to demonstrate that we did the reporting and we need to secure evidence to show to the IO that we did our job, regardless they did theirs or not. 

2 minutes ago, Mutt Daeng said:

TBH I think it is mainly a slight learning curve for people (including me) rather than any major problems with the website. It is a shame that the developers couldn't import the data from the old database to the new database, so people wouldn't need to re-register and upload previously uploaded supporting documents  - a minor task for even a junior developer. But, it is what it is.

I believe the IO/Government has done systems development analysis to come up with 2 standalone systems instead of system enhancement. Perhaps $/budget is the key factor. 

30 minutes ago, Red Phoenix said:

From what I read above there are many problems/questions with that new TM-30 website. 

Not only to register (which seems needs to be done again with all documentation, instead of being able to use the username:password from the 'old' website where that documentation was uploaded previously), but also to issue a TM-30.

I wonder whether all Thai Hotels/Guesthouses are equally struggling with this new website as they need to notify Immigration within 24 hours that a foreigner is staying at their premises. And they will be requested by foreign tourists wanting to apply for an extension of stay, to provide of copy that TM-30 notification. 

 

1. A new registration is required as the user ID is now an email address instead of an ID assigned by IO.

2. Once registration, I could receive the temp password and start working/creating the profile, unlike the old version when we needed to wait for several days. I think in the past, the IO had to check on the supporting documents before they approved the account creation, whereas this time, they want to roll out the system immediately such that they had no choice but to approve first, check later. 

3. All owner and condo information have to input as if brand new application. 

4. Unlike in other western countries, it seems to me the old and new systems are  standalone. I think the IO doesn't want to risk losing or corrupt data in both systems. Well, this is Thailand.

5. My experience is that the registration is easy. From the excel template and the notification details, the new system requires lesser data. For example, entry point, visa type...have been phased out. Perhaps the IO may run some training sessions/videos/guides in Thai to the local guesthouses/hotels as they are the major stakeholders of this change to ease their routine reporting. Never know. 

15 hours ago, Mutt Daeng said:

IMHO the "old" reports are still valid.

Without further instruction from the IO, we should take no other action.

28 minutes ago, tai4de2 said:

Has anyone been able to actually enter an address on the first screen that comes up when logging in (after having registered and verified email)?

 

For me the "address" field is just a blank box with nothing in it. There's no fields and nothing to interact with. Tried with Safari and Firefox.

you need to fill in the blanks by yourself.

1 hour ago, Mutt Daeng said:

2 of the documents I uploaded were PDFs and the other was a JPEG. Perhaps the docs you tried to upload were above the 2MB per document stipulation.

I only uploaded the title deed and my passport in PDF. I put phone number with a "+" sign and it also went through. The registration was very smooth at that point of time. I later tried to click on the registration link again but the system went down. I am not surprised the Thai systems do not always work and occassionally they take coffee break as they wish. 

4 hours ago, Mutt Daeng said:

To use this "new" system, a new account needs to be created here

https://tm30.immigration.go.th/tm30/#/external/security/register/reg-web

 

I clicked on the old link and it was directed to the new link, so I get some comfort the new registration should be real. 

I just created the new account. Got new user ID and temp password immediately. Then I updated my profile and uploaded the documents. I also downloaded the excel template. So far so good. 

I think I need to wait till I create a new TM30 record and walk through to be familiar with the procedures.

I don't know if it has function to enquiry the past entries. I believe the enquiry is limited to data to be inputted into this new portal. 

Any what about the enquiry of the past entries as the old portal is gone, except for the S.38 app which is still running.

I wonder if this new registration email dispatching to many TM30 accounts holders is a kind of phishing mail to capture private data, as it is getting common tactics in these days.

Are there any independent credible sources from Thailand IO or announcement to show it is official program to revamp their TM30 website?

3 hours ago, Mutt Daeng said:

I've managed to register on the new TM30 website at https://tm30.immigration.go.th/tm30/#/login and submit a TM30. The docs I uploaded to register were my wife's ID card, blue house book and my passport ID page. After submitting my registration I was sent an email which I had to reply to to confirm my email address was correct. After I confirmed my email, I was sent another email approving my registration and a username and password. When logging in for the first time, you are forced to change your password. I then continued and added details of the house etc. Then I submitted a TM30. All seemed to work OK.

I used Edge browser because Brave did not show the Captcha and I didn't want to mess with Brave browser settings.

1. Is this re-registration required for a brand new registration of a new account? meaning uploading title deeds, passport, etc..? 

2. Do we get the new user ID and new temporary passport instantly? instead of waiting for few days?

Looks like the TM30 account user has to find out what needs to register or re-register first in the new website before one can ascertain what they are cooking and whether their dish has implications to the S.38 app access. Not too long to find it out.

Looks like the TM30 account user has to find out what needs to register or re-register first in the new website before one can ascertain if the registration has implications to the S.38 app access. Not too long to find it out.

11 hours ago, Caldera said:

The check-out date field is optional and can be left blank. I think it's more meant for hotels (that use the same website for TM30 notifications). I've never filled it in and that has never been a problem. 

It is good to know. I completed TM30 filing a few times but always filled all the blanks. Thanks.

Every TM30 filing, either by your residence's owner or any hotel owner during the short stays, has to report the check in and check out dates. Your permanent address can be sorted out in the TM30 filing database according to the check out date . Your TM3O slip can be used as a back up evidence.

My personal experience. The only way for the tenant to know or be assured that TM 30 has been filed is to demand for a hard copy receipt, if it is filed by hard copy format, or screenshot if it is filed online via website or mobile app. The website or the app does not provide any means to download a confirmation/receipt that the  filing has been made. However, the account user can enquire the previous filing made, I remember it is only  within a timeframe. The account user has to cap screenshots of what has been filed as a form of evidence. 

Different scenarios happened in the last 8 months:

1. I rent out my unit in BKK and I made initiation to provide screenshots of my TM 30 filing to the tenant even before he asked. However, I notice that I can only I input the check out date to be the same as the tenant's visa expiry date. So I expect I need to file another TM30 after that date again when he will renew a new visa. To be found out.

2. I know another owner who has 2 units in my condo. The owner was unaware of TM30 requirement and had never created TM30 user account until he rented out Unit A to a tenant who recently arrived BKK for the first time. I believe the tenant was unaware of TM30 existence. The real estate agent took initation to create new TM30 user account on behalf of the owner and sent the user ID and password to the owner afterwards. 

3. The very same real estate agent got a new tenant in Unit B, but this tenant has been in BKK for sometime and he is aware of the importance of securing the evidence of TM30 filing. This tenant requested the owner/real estate agent to provide him a copy of the TM30 filing. The agent had to do the same as before, to create a new user account on behalf of the owner.

I have no knowledge when the TM30 is filed in hard copy by post, how the receipt is to be sent back to the applicant and whether an envelope with returned postage is required. 

In short, tenant beware...

@Red Phoenix Please PM me the TM 30 roadmap and the excel template. Thank you.

On 2/5/2021 at 2:47 PM, wonder6281 said:

I was just taken back that he asked given it is a clause within the Contract. Maybe he is just testing the water?

Apparently yes, as you said you are kind enough to accept the reason given to waive the break clause for paying the remaining rental. There is no harm for the tenant to "try" and advance one more step to ask for the security deposit back.

My condo is located in mid Sukhumvit. I have been paying 60 baht/SQM/Month in the last few years. It is a few years old, with 400+ units with facilities. I would say the maintenance is good.

I believe those condos in On Nut area are charging in the region of 55-60 baht as well.

Now you have made clearly as in why it happened the way it did. A temporary rental, like BnB or whatsoever....  It is apparent that you had not been transparent or made clear enough to state that you entered this type of temporarily rental arrangement when you asked the question, especially you declared yourself upfront as a seasoned landlord.

I was wondering, until now, how an experience landlord would not have asked for such basic terms in a lease where he stayed. Perhaps there is no proper lease to start with.

Most of the readers here would have thought that you had entered into an usual one year or a rather longer term lease agreement which should usually spell out the usual terms, especially for condo rental as you indicated somewhere. Every experienced landlord or tenant would have known that it is the terms in the lease agreement that dictates the rights and obligations for both parties. 

Readers here seem to be helpful, but apparently they bark up the wrong tree.

I have a condo in Bangkok. I didn't return for the last 11 months.

For water, it is paid to the Juristic office which reads the meter on a monthly basis. No usage, no payment.

For electricity, I arranged direct debit from my bank account from day 1. Though nobody was in the unit, MEA has been charging a standard rate of 40.9 baht monthly. I can access my account info through the MEA mobile app and able to see the consumption history, which shows zero consumption.

Yet, I am certain that my split air con has been on a standby mode. So I think a small amount of electricity has been in consumption. I did unplug all other electrical appliances, fridge, TV, etc....

Go back to your lease contract regarding the security deposit and the conditions for refund upon termination of the lease.

It is often stated in the lease contract that the security deposit bears no interest. In the lease contract with my tenant on a condo in the past, I stated clearly that it wouldn't bear any interest over time.

You may wish to focus on the big issue of getting your full refund of the 25K deposit, Some landlords may come up with different reasons/items to make deduction. Again, back to the contract.

According to the OP, it is a commercial (shop house) rental lease. Among others, 2 keys elements: the lessee (tenant) is expected to pay (1) all taxes and (2) fire insurance.

Several standard templates of rental leases are available for free download from internet, including this one relating to the lease for building. This standard template apparently indicates that it can be a common local practice to "expect" the lessee to pay for the taxes and fire insurance. 

https://thailawonline.com/en/thai-laws/free-contracts-and-documents.html

However, it is usually different for the residential lease as commonly, the lessor (owner) is responsible for all taxes and the fire insurance premium.

To verify, you should try to contact some reputable real estate agencies and ask them the general questions about the lease terms for shop house.

Knowing the local and common practice, you should negotiate the terms that suit you. Counter-offer the terms if you want the certainty of a fixed amount of total rental costs.
 

Looks like the Thai authority has changed the setting such that the overseas users have to use VPN to access the Thai servers first before they can access the TM30 website and the S.38 mobile app. I am in overseas and can't access both anymore.

I was in overseas last year and was able to register a new user account in the TM30 website and receive the user ID & password. This is a first step, if you haven't done so, before the user ID holder can register the tenant information.