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Internatltraveler
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Fred White...Stop stating things that are not true about the "USA." You make the USA look stupid! While we do some pretty stupid things there like elect Trump, what you wrote about polling bans is incorrect mostly. It's smart to get your facts straight before going off and writing comments like you did here. In 2014 the last state of South Carolina reversed the last ban on alcohol sales in the USA by any state for polling days. Maybe you have been out of the USA with your head stuck in the sand since then, but it's been a very long time since "the USA" banned alcohol sales on any day. Get your facts straight.
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Normally, I don't like to get embroiled into these hostile conversations and ethnocentric comments, however enough is enough.
I have never heard of or seen so many arrogant and downright ignorant comments about the economics of people's choices as this topic seems to have brought up. So let me clarify a few obvious points that seem to be completely ignored by so many here that have chosen to comply with providing 800,000 baht in a bank and having it tied up now for a minimum of five months every year, and then having at least 400,000 baht not available for emergencies the rest of the year. For those who don't mind having their cash in a bank tied up at the lowest interest rate anywhere which means any bank anywhere nearly, more power to you. For those who have planned to have a larger amount of cash available to them, more power to them also.
And this does not include those of you who are fortunate enough to have a good health insurance system in your country that will cover you wherever you are...maybe soon you won't be so happy if current legislation passes that is working its way through the legal system here stating that we all must have at least a 400,000 baht in/out patient health insurance policy ISSUED BY A THAI Insurance Company in addition to the money deposited into our accounts to meet long term stayers. Knowing farewell that these policies will most likely not cover pre-existings, will have age restrictions, and get very expensive with aging and not available to a lot of us over given ages. Once your feet start getting squeezed in those new shoes, it will be interesting to see the negative comments from the people who claim they are the upper crust of retirees because they have so much money to keep in a Thai bank all the time,
For those of us who have substantial cash flow due to our financial strategies in life such as using a trust fund, a life annuity, a government or social pension that we paid into in order to have a stable and reliable income for the rest of our lives, but never did try to put money aside in excess to what our pensions provide, we may actually have more in a bulk investment than most of the majority of people here who have made other choices with their liquid assets. The question was should we save to have a bulk of liquid cash or a reliable permanent income for the rest of our lives. Maybe both options were not available to many of us.
I am neither the "lower marginal level of economic retirees" nor am I low class by any means unless you consider having over $5 million dollars in investments a poor class and a substantial education from a good ivy league school. I am professionally educated and in fact was also trained in financial planning professionally. I never would recommend people in the USA to carry large bank accounts that are exposed to low interest rates nor would I recommend people to place their funds into capital gains assets that diminish the size of their investments substantially either. Two factors eat away at our finances, liability through our tort law exposure in the USA and ever changing politically explosive rules of our taxation system.
We normally recommend safer investments as we age, thus they are less liquid in many cases so cash flow becomes king and capital assets are the food that feeds the golden goose. For those of you that do not understand other cultures it is time to stop this ignorant and downright stupid conversation of judging each other by how we are culturally, conditioned and have planned our lives. I have been retired for 25 years now, living in Europe (3 countries), Latin America (3 countries), Asia (2 countries) and have always had adequate income to live my chosen lifestyle of comfort and happiness. No country that I have lived in or am aware of so far is as limiting as Thailand. No country that is considered a third world country would consider forcing retirees to have $25,000 tied up in their banks, nor have them check in every 90 days our of the paranoia of immigration such as is here. No country that I know of expects a foreigner to provide 5 or 6 times the income per month of the average citizen living in their country.
What is going on here in this country to me is maybe part of an attitude reflecting how our own countries treat our immigrants, maybe we are not wanted here, maybe other nationalities are more desired, maybe only the wealthiest people are invited to live here to join the other elitist thinkers in this country,. None of us really know the motivation of immigration here, but if you read Thai Visa very much, who on earth would knowingly invite a bunch of old complainers who have nothing better to do than to sit around and Thai bash or complain about the culture or the people here. Who wants you even in your own country with this kind of attitude anyway? Many people have said, in all the countries I have lived, that the men coming to their country from other countries are either wanted in their own countries (by the law) or not wanted (by anyone there) in their countries ...so which category do most of us fall into anyway. It's time to stop being part of the proverbial hostility that we are creating and stop eating our first born and every one around us. and start having a bit more compassion and care about the people around us.
Whenever a country makes decision that affects literally thousands of people who are living there in peace, who offer no threat to their society and are willing to provide money and even our support into our new found countries, seems to me these are the type of people that should be welcomed with open arms, but if this bunch of yahoos on this site are any indication of what we represent then I too am in strong favor of kicking them all out also and that includes all of you who wave their money in their hands and proclaim they are better than everyone else because they have more money,,,what a pitiful group of losers we have become, and it is plain to see why we have run away from our own cultures and landed here or other places that are willing to tolerate us only because of the money we bring here, but even that gets tiresome after a while and you too should then consider why live here if all you can do is to sit on your bar stool and complain about the whole world around you. You are the problem, not the world old man!
I have never been exposed to the type of utter confusion and chaos Thailand Immigration has caused so many of the people who come here to live and contribute financially to the culture. Those of you who say we would not be missed...how ignorant can get you...if you take 30% even of the 250,000 pensioners living here you removed over 125,000 people paying monthly expenses, immigration fees, transportation, food and housing costs, plus caring for their kids in private or public schools, taking care of their Thai adopted families etc. This is damage to many people who could have been avoided if the rules were laid out to be fair for both this government and us a expats. Sure they will not really miss us as much as we like to think, but I bet many of you are willing to sit and criticize your own countries for doing the same things to migrants who want to join your country because they are leaving horrible and dangerous situations in their own homes and are only looking for a decent place where they can live and have their families safe and well educated. We are dealing with people and their families here not just numbers in the computer. Uprooting families and their kids and relatives, destroying many relationships of love and trust.
I sincerely understand that many of us come from countries that are even more onerous to foreigners migrating into our shores. It seems to me that the entire globe is becoming more hostile toward each other and you can plainly see it on this site with the sample of hostile, judgemental and down right stupid comments seen about our fellow expats.
I recently renewed my extension and am good to go for another year for only my 5th year. My time is quickly coming though when I get tired of instability and uncertainty about my immigration status from year to year as I get older. So this will probably be it for me but hot because I dislike this country. It's just a personal choice I have to make as 80 gets closer and my life is changing in ways that require more stability and consistency now...this is all on me, just like it is on each of you. If you don't like here you have a few choices, to continue to be part of the problem that forms the opinion of bad attitude foreigners that sit and complain, get drunk, act crazy in public and ignore the local customs and traditions, or you can be respectful toward your fellow brothers and sisters, and even be helpful in your communities, or maybe you should just pack up and leave and stop creating such a coat of slime over the good people who want to live here in peace and quiet and pass the days till they are no longer around....your choice. My vision is probably not possible and will be attacked by many of you trolls who will probably enter the gates of heaven and complain about the angels being so loud with their wings flapping. Peace be with you all and one can only hope to make it a better place but somehow I don't think that will be possible here in Thailand with this bunch of old losers who must read every word of Thai Visa every day to write their two cents worth of critical acid and feel their day is completed successfully. How did we get to this point anyway?
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I went to the USA Embassy for my final letter of income verification on the December 14th. I confronted the agent who was notarizing my letter about the embassy stopping the issue of these letters for us and here is a summary of my conversation:
She stated that the US Embassy had made the decision to stop this pratice (we all knew that already)
I asked the reason.
She said it was a decision that the embassy had made.
I then stated that what was published was in fact incorrect about not being able to verify government issued pensions. She defended it of course and I stated that out of the 8 countries I have lived in and had to go through immigration for visas in each of those countries requiring verification of income, the Family Support Units of those embassies had always had the capability of going online and verifying government issued benefits for anyone who received them from the USA. She said that the embassy does not do that, and I of course have factual information to the contrary of this, so when I presented that to her, she asked if I would like to talk to the manager and I replied "of course I would." I was sent to the private little room where they summoned manager to speak with me.
The person who came to talk with me was the Acting ACS Chief, Ms. Aja Setfanon. She basically told me what they had already published. I once again challenged her and she stated they could not go online to verify private records due to the privacy of information act. I explained I was an attorney from the USA and knew differently. All we have to do is to sign a waiver to permit whomever we choose to access our records, and she nodded in compliance. I then stated that she knew as well as I did that any embassy could verify any government documents at any time they needed to. She once again nodded in agreement. So then I asked why the embassy in Thailand had made the decision that they had. She plainly told me that it was their decision not to support the citizens because "it was not their responsibility to do so." Of course this response infuriated me but I had to keep my cools.
She said this embassy had made the decision and that was that. She did not state it was a decision of our State Department nor any other reason, simply it was a decision they made.
To me this sounds really fishy and somehow I believe there is more to the story than they are disclosing to the public, but there was no point in protesting further. Obviously she was just carrying out the orders of someone else, because that is who pays her pay check. It sruck me as to the lack of empathy when I brought up the point of how many USA citizens were relying on monthly pension payments to live abroad and how they could negatively impacted by this decision. She responded by saying "Well, you are the one who decided to live in Thailand."
So the whole story here simply does not make sense.
Factually, the Family Support Unit has been moved out of BKK to the Philippines and does not support us as well as it should, and that is another story, so without the support of the FSU here in BKK, they would have to receive verification from Manilla or get permission to go online locally to access our records, but the statement that it is "impossible for them to verify income sources anywhere" is an absolutely false.
I wonder if enough of us Americans petitioned the embassy or the State Department if we could get a better conclusion to this story, or if there is something politically going on here that has forced them into this kind of conclusion.
Ms. Stafanon did tell me that if any immigration office was not in compliance with the Immigration Police Guidelines and we told her about it, that they would make contact with that immigration office and request that they follow their own guidelines correctly however, and follow up with the Thai government main immigration office of the problems with local IOs. She qualified that statement by saying that is all they can do though and that it was up to us to make the decision to live here or not.
This is a case that the only thing that may change this decision about these letters is for enough of us to file complaints about their decision so that they listen to us, but somehow I doubt enough of us are really serious about doing anything about it other than complaining...Apathy is strong among ex-pats when it comes to taking action, but we certainly can sit around and complain about it...if you take action then we may be able to have enough voices heard to do something constructive about it.
Their email address in case you would like to be part of us who want to make a difference is: [email protected]; Twitter is: @ACSBKK; FAX is (+66) 02 205-4103
We CAN MAKE A DIFFERENCE BUT ONLY IF WE MAKE OUR VOICES HEARD!
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Tanoshi above neglected to copy entire requirement for BBK Bank for opening an account. This is what happens on this site when we get partial information that is not totally accurate. We need to pay attention to detail when advising others...the rest of that page:
3. Foreigner with permanent residence in Thailand
- Passport or Certificate of Residence or Alien Certificate
- House Registration document
This means that if you go to your local immigration office and get a certificate of residence that costs around 500 baht you can use that also and do not need to have a letter from your embassy....Same requirement as when you get your driver's license...the Certificate of residence is a legal document used for proof of residence here in Thailand in most instances...
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Well for me, who originates from the USA and have lived in numerous countries and dealt with this immigration and visa issue many times now, it seems to me that the USA Embassy could take a position that they can identify what documents could be made available to them to verify the income. Social Security. VA Benefits, Military pensions and other governmentally issued pensions can easily be verified online by our Embassy. The Social Security Division of our embassy in BKK has been moved to the Philippines and is not so easy to work with now. But in the past in Costa Rica as an example, when the document to support our monthly income was needed they could simply pull up our social security or government record because that is a direct verification of income by a governmentally employed agent...end of story.
So when they tell us now that it is impossible for them to verify incomes from so many sources, I can understand that completely. But they could certainly issue a list of easily verified documents that they could verify from their computers, and that would still take care of probably the majority of USA citizens here who can honestly verify their records.
As for anyone on this site who calls us names, or looks down on us for using a monthly benefit as our income, it is a sad statement of them, and does not reflect on my lifestyle who has chosen to provide adequate monthly income for the rest of my life to live anywhere in the world. I have no heirs and never will plan to accumulate money to have it sit in a bank account like the Thais expect with their 800,000 baht requirement. Does the Thai government really even realize the millions or possibly billions of bahts of dollars that support their economy that could be in jeopardy if all of us that depended on monthly incomes were eliminated from this economy. So many countries welcome pensioners because we spend a lot of money in their countries and rarely get in trouble or cause problems for their governments.
Yes, somehow we need to join in in our community voices to talk to our embassies and to Immigration in a professional and meaningful way rather than ridiculing them and making them even more defensive about our presence in their country. I am all in favor of immigration control and do believe we can find a realistic way to address the hardship this is going to cause each of us, our families here and the impact of loss income to the economy that needs that money badly also..
Maybe the readers of this site can be encouraged to send letters to our embassy or even our state department in the USA to seek a resolution to this problem. It is everyone's best interest to resolve this in favor of the pensioners here rather than making us out to be the bad guys simply because we cannot or will not put 800,000 baht in their bank. No where in the world have I heard of this before anyway for a simple retirement visa...monthly income yes, but funds in a local bank????
We need to find a strong voice to talk for all of us and somewhere I believe we can find someone who has contacts with someone who can be heard here in this country.
So I encourage people to write and write and write again to our embassy and our government and deluge them with our letters to have them seek a diplomatic resolution on this issue. Isn't that what our embassy is partially there for anyway?
Then the Immigration Police here in Thailand needs to update their online documents and enforce their own codes rather than allowing each immigration office to interpret the rules however they seem fit. There needs to be clarification because right now the Immigration Police guidelines indicate 65,000 baht income can be verified by simply showing of bank statements that consistently show that amount of income and do not indicate it has to be put through a Thai bank even...Sure we all know bank statements can be manufactured but that is a crime and should be prosecuted a such if discovered.
But our embassy is another issue. It is simply not true that it is impossible for them to verify governmental pensions in the USA and this is where we need to concentrate our efforts if you are from the USA...a simple matter of contacting the government agency that issues that pension and verifying online...simple as apple pie...so I am not sure where they are coming up with the comment that it is "impossible" but certainly the impossible is doable with the advent of computerized records now for many years and there is no acceptable excuse for doing otherwise in my mind.
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I left a message elsewhere on this site about this notification. Now I am asking someone who has contact with a decision maker at the USA Embassy to intervene in this issue based on this information. I have lived in Chile and Costa Rica before landing here in Thailand. Both countries have income requirements for long term visas in their countries. But the USA Embassy in both of those countries provide a letter certifying income where possible to American citizens. It is false and misleading for this embassy in BKK to say they cannot verify government records with the Social Security and Veteran's administration. All they have to do is go online and get that information directly and then certify that they have verified the funds, plain and simple, easy for them to do. For them to say otherwise is either an out and out lie or the rules have changed all over the world which I really doubt. This embassy simply does not have the creativity to simply establish a policy stating what documents are necessary to provide in order for them to verify funds. It is no big deal if our income depends on government pensions of any type and they could simply replace this new policy stating what can easily be verified by them rather than saying that income from any source cannot be verified. This is plain and simple not true in my personal experience.
So these people need to be challenged with this false information and need to be challenged as to why they are not willing to take the simple steps to establish what sources that they can verify and what documents or steps would be necessary to verify our sources of income particularly if we receive our funds from a government source that is so easy to verify.
This is a case of bureaucratic nonsense once again by our great government, rather than finding a way they can serve the citizens of the USA they simple close the door on us with this kind of nonsense. So if anyone here has a contact into the consulate general directly, then that seems to be the only way that we can challenge this decision which appears to be made more by the Thais working in our embassy than by the experienced officials who should be able to do a little research and find a better solution to this situation.
I for one would never have 800,00) baht just sitting around to tie up in one of these unreliable banks that I read so much about being duped by, etc. And can you imagine having a direct deposit coming from the government in the USA to a Thai bank since we may be the first ones to get this offer? There are many places for our money to disappear being handled this way it seems to me. My monthly income is nearly double what is required to stay here and it just pisses me off to no end for our embassy to do this to us simply because they are too lazy to do the necessary research and get this resolved in our favor.
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Well It is Official.
I received an email from Citizen Services, USA Embassy this morning informing us that as of January 1, 2019, they will NO LONGER BE ISSUING CONFIRMATION LETTERS FOR INCOME used for verification of income in applying for VISAs in Thailand. I have written back to them with the following information: I have lived outside of the USA for over 20 years and all countries which I have lived have some sort of income requirement that must be verified in order to obtain a visa to stay there. The USA embassy in all of those countries has been able to verify my social security and veteran's incomes since they are directly connected through the internet to these agencies.
Therefore, I do not understand why it is so difficult for the embassy in BKK to be able to do the same thing. The Social Security Services has been transferred out of Thailand and now is in the Philippines, but nonetheless, it is a government agency, and so is the V.A. that can be accessed electronically by any government agency seeking information about a citizen of the USA. So why they are refusing to take this simple step and simply require us to provide our social security number and release that information access, well I don;'t understand. But I do think that we Americans need to be writing the Embassy in mass numbers and complaining about them not doing the right thing with us. Many of us are here on a monthly income basis and do not want to make a direct deposit to a foreign bank with our monthly benefits since it tends to get screwed up and the times it takes to receive the funds is extended, plus quite honestly I do not trust the Thai Banking system enough to allow my only income to come into one of their unreliable banks here locally.
But I thought all of you Yanks out there that are on monthly income retirement visas or extensions should get on the stick and if your renewal period is within the first six months of 2019, those letters are good for up to six months, so get to the embassy and get your letters while you can and let's see if we can push our embassy to do the right thing or take this to our representatives in the USA to put pressure on the consular services to take care of this issue as they can. Otherwise, I can just imagine the number of us that are going to not qualify otherwise.
I have read the Immigration Police guidelines and it states that we can provide bank statements to verify monthly income. It does not however say that it has to be a Thai Bank account. But knowing immigration interprets these guidelines as they see fit sometimes, it is a risky proposition to think that local immigration offices will accept copies of our bank statements and even a bank letter certifying the account somehow will meet the requirement. I am set up to do everything through PayPal and credit cards so having to rearrange my entire life to fit the Thai standard, well that is something I may have to consider before my next renewal period comes up in 2020. Good luck to all of you on a monthly income because I think you are going to find that the time has past for Immigration to accept those letters after the first of the year. I've attached the Immigration Police guidelines for document requirements as of the latest document available as translated by Siam Services, for all of your information.
Immigration Bureau order 327-2557 (2014) - extension criteria & conditions en.pdf
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It depends on the jurisdiction on what the bar is for the tort claim. Here in Thailand it is not the same as many of the countries where we are all from. Yes, in the USA anyone can bring a tort claim in civil court, but that does not mean it will bring about a decision that brings money or anything else into the pocket of the claimant. In fact it could be thrown out of court for insufficient proof of damages. The great majority of tort claims in the USA result in much smaller to no settlements than you might guess. And then again we have residency requirements within the jurisdictional lines to consider. Certainly, Vern has no standing in the USA so I am not sure how his attorneys would bring a claim that would stand....and those of you who think it is a slam dunk are just being naive.
Most of you can remember OJ Simpson and his final court trial for criminal charges that found him not guilty, while the civil charges awarded the complainants a nice reward.
I know nothing about the legal firm that is taking Vern's case and how good they are or if they are just another ambulance chasing group....that makes a huge difference also. But getting past the jurisdiction issues are the first hurdle...two different countries of citizenship and a third country that neither are citizens (Thailand)...someone would have to get an opinion from a good tort attorney here in Thailand about these issues...interesting to find out what they might say. But then again here in Thailand is may go down as a criminal action it seems, so even more issues may exist.
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The key factor Speedhump is "damaging" and as you said not true. What is damaging about what Musk said about Vern...How was Vern damaged. How did it affect him in any way other than maybe hurt his tender feelings? It brought him into media attention which may have increased his popularity and maybe even income...so no damages there. We do not know if it is true or not. That is to be proven in a court of law if it ever gets there. But that last standard does not seem to exist here in Thailand. Since we have read about suits brought against someone who simply reports a restaurant has bad food or bad service on some of the media. Or worse yet, if anyone says anything derogatory about the royalty or government officials here regardless if true or not and regardless if there were actual damages.
In countries that adhere to the rule of law, the game is played differently rather than the arcane and out of date laws of other countries we are familiar with, that live by "saving face" rather than telling the truth.
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Well, here we go again with stupidity at its elevated highest. First of all, the laws of libel, slander and defamation of character in civilized countries, that allow freedom of speech have a very high bar to reach. In the USA there must be proof of harm being done in the form of lost income or the like in order to bring the case to a court. This caver, maybe is a nice guy, maybe not. We don't know much about him other than here say. I don't believe there is not going to be a case based in the USA regardless of his big mouth. I do not know what the legal standard in Britain is, but I suspect with freedom of speech aplenty there also a case is not going to go very far. This Vern character of this soap show does not have a lot of money or he does not have much smarts if he thinks he is going to get one dime from Musk anywhere in the world. Vern, just stop your nonsense. No one even cares about you in the first place! Go on and live your life. You are just one more old man chasing his retirement dream living in this country. Get over it!!!! And those of you who think being called a name did not have mothers like mine, who said something about sticks and stones that break your bones!
Even in Thailand, what rights do foreigners have anyway? We are not citizens of the country and it is possible that something like this is beyond the jurisdictional authority of the courts here to prosecute. Vern is a windbag and when there is this much smoke, there often is some fire also. An honorable person does not have to defend their honor in the first place. Honor stands unto itself. Musk may have done a background check on Vern, who knows, and found some skeletons in the closet somewhere. After all, Musk is one of the brightest men in the world, it is said, so I don't think anyone out here should take him as a stupid person.
I agree with others who are getting tired of Vern tooting his own horn or even his horn being tooted by the media. The cave trauma was a total effort of many people including a Thai Seal who lost his life attempting to help out. We have completely forgotten the call to duty and the loss of life that occurred here.
But I think Mr. Vern is going to be in for a huge cultural shock, which was probably helped by an ambulance chasing attorney who is simply out for media attention and as much money as he can get from a hopeless case.
As in everything else, the court of public opinion, here on this site is filled with wanna be attorneys who are for the most part ignorant of the laws and simply show their ignorance of reality. Well the court of public opinion may work here in this country but in more law abiding countries, that same public arena is simply like watching the fixed events of professional wrestling...all show with nothing real about it. The interesting thing to me is to read how so many from such a variety of cultures regard these events and then we can begin to realize what the real problems in our affiliated cultures are if we are examples of our home cultures...geeeeze no wonder the world is in a mess right now! So much venom being spewed by so many varieties of snakes!!
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A new law went into effect May 1st, which applies to all "operators of five or more units."
It appears that most of the contract you have attached is correct except the points that you are responsible for all repairs. Under the current property laws in Thailand, the owner is responsible for all repairs of the property which is called immovable property and anything attached to that property, unless it is the tenants negligence or purposeful or intentional damage. All other damage and repairs of said damage are the responsibility of the operator...
As for all those additional charges. It is really unusual to make the tenant believe they are responsible for security, common area fees and the like. Utilities of electric, water, gas, cable t.v. etc are normally payable by the tenant. The operator is not allowed to add any additional fees to the actual cost of shared expenses such as electric (if they are shared)...But that other stuff is where they can play with the numbers and maybe be able to increase their monthly income substantially with a lower monthly rent cost.
It is worth talking to an attorney for sure about those additional costs.
Here is an actual summary provided by a real estate attorney to me personally. I was a corporate attorney in the USA so I wanted something in writing from an expert mind here in Thailand to understand the rightful laws here.
Section 35 bis of the Consumer Protection Act B.E. 2522 (1979) grants the Contract Committee of the Consumer Protection Board the power to designate “contract-controlled businesses,” in order to control the contents of written contracts between certain businesses and their consumers in the course of sales or services. Designation as a contract-controlled business is intended to ensure that contracts contain necessary terms and conditions and to prevent consumers from being unreasonably disadvantaged by unfair contract terms.
On February 12, 2017, the Contract Committee used that power to issue “Notification of the
Contract Committee Re: The Stipulation of Residential Property Leasing as a ContractControlled Business B.E. 2561 (2018)” (the “Notification”), which was published in the Government Gazette on February 16, 2018. As a result, residential property leasing will be deemed a contract-controlled business as of May 1, 2018.
The Notification defines a “residential property leasing business” as a business that leases (or subleases) five units of property or more to individual lessees, for residential purposes, in exchange for a fee collected by the business operator, regardless of whether or not the units are in the same building. Property is defined to include any accommodation, house, condominium unit, apartment, or other kind of residential property leased for residential purposes, excluding dormitories and hotels which are regulated under a separate regime.
The Notification imposes the following requirements:
1. Residential lease agreements must include a version in Thai and must contain the following details:
a) Name and address of the business operator and its authorized person;
b) Name and address of the lessee;
c) Name and location of the property;
d) Details of the property’s physical condition, including any items and equipment in the property;
e) Term of the lease specifying its commencement date and expiration date;
f) Rental fee rates and due dates for payment;
g) Public utility fee rates and due dates for payment;
h) Service fee rates, which must be reasonable and at the actual cost paid for the services, and due dates for payment;
i) Other fees and expenses (if any), which must be reasonable and at the actual cost paid, and due dates for payment; and
j) Amount of security deposit.
2. Invoices for the fees in items (f)-(i) above must be sent to the lessee at least seven days before their due dates, and the lessee will have the right to check information related to the payments shown in the invoices.
3. Details of the physical condition of the property and equipment (if any), inspected and acknowledged by the lessee, must be attached to the lease agreement, and a duplicate must be delivered to the lessee.
4. The security deposit must be immediately returned to the lessee at the end of the agreement, unless the business operator has to investigate any damage to ascertain whether or not it is the responsibility of the lessee. If the lessee is found not to have caused such damage, the security deposit must be returned within seven days from the end of the agreement and the business operator retaking possession of the property. The business operator is also responsible for any expenses incurred in returning the security deposit to the lessee.
5. The lessee has the right to terminate the lease agreement early provided that at least 30 days’ advance written notice is given to the business operator.
6. Any material breach for which the business operator can terminate the agreement must be clearly written in red, bold, or italic font. The business operator can only terminate the agreement if written notice has been given to the lessee to rectify the breach within 30 days of receipt and the lessee fails to do so.
7. The agreement must be made in duplicate, one of which must be given to the lessee immediately upon execution.
Under section 35 ter of the Consumer Protection Act, any residential lease agreement which does not contain the required terms above shall be interpreted to include them as implied terms.
Residential lease agreements must not contain:
1. Any waiver or limitation of the business operator’s liability from its breach of agreement or wrongful acts;
2. Any advance rental fee equivalent to more than one-month’s rent;
3. Any term allowing the business operator to change the rental fees, public utilities fees, service fees, or any other expenses before the end of the agreement;
4. Any security deposit of more than one-month’s rental fee. If the lease agreement was written prior to May 1, 2018 which included a security deposit greater than one month’s rent fee, then all excess funds are to be returned to lessee no later than the seventh day of May, 2018;
5. Any term allowing the business operator to confiscate the security deposit or advance rental fee;
6. Any term allowing the business operator or its representatives to inspect the property without prior notice;
7. Any stipulation of electricity and water supply fees exceeding the rates specified by the relevant authorities;
8. Any term allowing the business operator to prevent or obstruct the lessee’s access to the property to seize or remove the lessee’s belongings if the lessee defaults on rental fees or other expenses related to the lease of the property;
9. Any term allowing the business operator to request any fee or expense for renewing the lease;
10. Any term allowing the business operator to terminate the agreement early other than for a material breach of the lease agreement by the lessee;
11. Any term making the lessee liable for damages incurred due to ordinary wear and tear from usage of the property’s contents and equipment;
12. Any term making the lessee liable for damage to the property, contents, and equipment that was not the lessee’s fault and in force majeure situations; and
13. Any term making the lessee liable for defects to the property, contents, and equipment incurred due to ordinary wear and tear through usage.
Under section 35 quarter of the Consumer Protection Act, a residential lease agreement that includes any of the prohibited terms above shall be interpreted as not including them.
Any business operator who fails to meet the above requirements may be subject to imprisonment not exceeding one year and/or a fine not exceeding THB 100,000 (section 57 of the Consumer Protection Act).Good luck. I hope this helps all readers of this forum regarding the current rental laws as of May 1 this year.
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Almost all of us men here have come from divorced wives, broken homes and the like, and we come here expecting a submissive, and subservient gf or wife is just what the doctor ordered and then we turn around and treat them like s _ _ t as our servants and slaves. No wonder most of us are not wanted in our own countries and not really loved for much more than our money pits in other cultures...no wonder. The story is right here in front of us....
Could you please stop your very strange assumptions? I was never divorced, I'm not from a broken home and I'm not unwanted in my country of origin.
Time to get a life.
Jennyh2017
Interesting that you ignore your own question and only focus on comments that had nothing to do with you personally. Your comments indicate your are totally blind to the idea that your question reflects an abusive nature in you. You have no right to control your wife regardless of what your background is. She is not your property, nor you hers and until you get that at a conscious level you will continue with your abusive thinking that you own her and her time.. This is the problem that was the center of my entire comment and you chose to overlook it and make a stupid comment about my life....I won't attack you because of the irrelevance of your response. Nice try of deflection though, I will give you that.
Get a grip on reality that you have no legal, moral, or ethical right to own your wife's life or her time. This is the very nature of being psychologically abusive toward your partner. By the way I have a great life with my dream partner who I respect her independence and autonomy, both of us being very successful world renown medical and neuroscience researchers. She warned me about engaging in these kind of dog fights but the repugnance of your comments is at the center core of the women's movements that are tired of being treated like second class citizens by men like those that speak out here about owning their women's time and bodies....it is you that needs to get a decent, respectable and respectful life. Your partner is not a dog you own and your attitudes simply reflect your own nature here.
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I read again how people regard the value of relationships here. It sounds like a bunch of slave owners who have bought and sold their slaves and how they control them and permit them to live. You must be kidding me that you believe you first have the right of ownership of your partner. Who gave you the right to own another person anyway?
Second, the quickest way to anger people is to take away their freedom. In a culture that tends to be passive aggressive in nature you are only asking for a whole lot or problems. No wonder Thai women kill and maim their husbands here if they have these kind of debilitating and sick ideas of control. I assume most people here are talking about the person they claim to love. Love is never based on control and ownership...that makes your partner only an endured slave. Men are so ignorant about women so often by not understanding some basic truths about the nature of women. The research in this area is strong indicating that women will have more lovers early in their lives then men do, but women don't go around bragging about it. Women will get over a man faster when they break up than a woman. A man is 2.5 times more likely to commit suicide than women due to a relationship breakup. You are propagating the very psychoilogical abuse that so many of you are verbalizes against. A man will never know the whole truth about his woman because he is never going to be her best friend. She will have another woman as her best friend, and will confide things to her that we as men will never really accept much less understand. Get over yourselves. We are part of the problem and certainly not part of the solution in this one.
Then there is the issue of who is controlling whom....never a win on either side on this one. It's about time we men wake up and get out of our caves and stop becoming troglodytes. We don't grab women by their hair and drag them back into our caves and make them our slaves, or do we? Almost all of us men here have come from divorced wives, broken homes and the like, and we come here expecting a submissive, and subservient gf or wife is just what the doctor ordered and then we turn around and treat them like s _ _ t as our servants and slaves. No wonder most of us are not wanted in our own countries and not really loved for much more than our money pits in other cultures...no wonder. The story is right here in front of us....
It is truly offensive to read the comments in this topic nearly to the point of being repulsive and sounds like a bunch of cave men sitting around bragging about their many conquests. We have a long ways to go and the road is going to be very bumpy getting there. but we bring this on ourselves!
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Damned if you do, damned if you don't. It is like a watching a circus of an expat parade sometimes here. If the police do something that follows the laws here then it is "not enough" or criticized for doing what they are paid to do. And on the opposite side, if they don't do something some of us think they should be doing then we criticize and are judgmental about their lack of action. Never ceases to amaze me.
On this specific article. Having lived internationally in nine countries as a permanent resident and in some cases working as an ESL instructor (but with a teacher's certification from the USA, and holding a high level of advanced education whereby I am also qualified to teach at the university level), my personal opinion is that back packers are simply taking advantage of the system of being recruited based on native English skills and little else. There are few professionally qualified teachers who would accept such low compensation for the work they have to do and put up with the nonsense of visas and the like they are required to obtain, so the black market thrives on the supply and demand. Both parties to these actions are fully aware that they are doing something illegal in most all cases and both parties can always blame the other side for misleading,
There is no wonder that English is not being learned in non English speaking countries. Between the teachers that teach English in their native tongues, and the unqualified teachers then matched by the get rich quick mentality of many "so called schools" what would we expect. I for one am happy to see this crackdown on the whole corrupt system. Is there more to do, absolutely, but how does one eat an elephant if not one bite at a time. We need more good guys like Big Joke doing their job, and maybe there will be more, maybe not, but to sit on your bar stools and criticize someone for doing what they are paid to do with the very little they are getting paid to do it, well maybe it is you that has the more serious problem.
Corruption has existed for over 5,000 years in this culture, and look at your own cultures that are a mere 100's years old that are full of corruption also. Maybe your countries will get as good as Thailand if they were around for 5000 years which is highly unlikely. It's a way of life here, like it or not. It is the oil that makes this machine work. We either adapt to it or we get our tail feathers all ruffled up and sit and judge this culture while our own cultures leave a lot to be desired or maybe a lot of us would not be here in Thailand in reality. Anyway, just one man's thoughts who reads this forum only from time to time and is always amazed at the no win thinking of this forum and its readers. I would be curious if it is even slightly possible if for one or two editions we all could look at only the positives and not the negatives living in our host country....nah forget it, that would be too much to dream for!
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Midas,
I did not write my "unique perspective" to defend all that happens, anywhere. I am not in the position to know all the facts of any criminal actions anywhere here, so do you expect someone who only reads a media article about anything being able to render a legal opinion on any action? This is what I am talking about....we read an article with the spin the media puts onto it and then we formulate an uneducated opinion that is mostly critical about something that may or may not have been reported accurately or not in its entirety with the intention of getting more readers or provoking some action based on the agenda of the writer.
Until you factually and objectively know the facts about any case you are referring to it is best to keep our mouth closed and do sufficient research acting on behalf of an independent investigator to formulate our belief. That is what any justice system is supposed to be based on isn't it? We do not often agree in total to any criminal action in any country that is a high profile case. Often it is not the crime that is being prosecuted anyway, it is the system that is being tested. Even in systems that offer innocence till proven guilty, this is not the whole case. Prisons are loaded with cases that were found guilty who have proven later to be totally innocent but many criminals slide out of the case simply by challenging the system of its rigid compliance guidelines in presenting a case.
Things are rarely as simply as we would like them to be and to offer comments that have minimal basis in reality only show us our own ignorance and misunderstanding of the law or guidelines of proof in whatever country we live in. Not all countries adhere to the idea of innocent to proven guilty of the English standard. Look at international laws that require the proof of innocence rather than the proof of guilt and you will not agree with the way they approach the law, but their laws do not comply to the same standards.
As you know the junta here has its own set of standards that it has to adhere to the best it can even with corruption issues and time tested issues that it deals with. We as foreigners may agree or disagree but these rules are what they are. If we do not want to comply then the gates are open for our departure. We are only guests in Thailand and are obligated to adhere to the laws regardless of who impose those laws, be it a military junta, a democratic government or a socialistic or communist one. We have choices and one of those choices is to understand a country that expressing our opinions may be forbidden then we best understand the seriousness of the violations we knowingly are creating. If we were citizens then maybe we would have a better position to challenge the system but otherwise we are just seen as trouble makers that can be expelled out of the system.
I do not agree with a lot of things in some countries I have lived in but I still comply with the laws, plain and simple. I choose to live a happy and joyful life as much as I can instead of destroying my happiness by fighting battles that cannot be won by me. I have learned to accept things that I cannot change and to make an effort to change the things that I can when I have the power and ability to do so. That is simply a wisdom that comes from the lack of good judgement in my years of living. You live as you wish and understand that the consequences of your actions and beliefs are your responsibility to live with, no one else's. You are always free to make choices in life. I choose to live in harmony as much as I can and to adapt to where I live and I intend to live as long as I can by adapting to my environment and controlling my perceptions because that is all I really have ultimate control of anyway..there is always a choice on what road we take.
Thanks for sharing your comments.
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I do not read these articles on a daily basis because it seems we expats are full of outhouse attorneys, experts in the world of everything and quite often just full of crap with our complaining about living in Thailand. I am not going to defend or argue about what is said here but maybe an intelligent objective comment is called for when there are so many crazies out there who sit around and have nothing more to do than just to complain and bash wherever they live at the time.
We may not agree with our host country and we try to measure how it is in the countries where we hail from against the laws, standards, and beliefs in our host country. The huge issue that is obviously just passed over so often in these discussions is that every country (and I have lived in 10 countries now) has their own standards of conduct, their rules of society, their own laws to which people are expected to abide by. We cannot legitimately say they are wrong and we are right since this country has the perfectly legitimate right to establish laws and standards the government sees fit to establish.
Each of our countries has laws that are strange to foreigners and often even to the citizens of our countries, and often time they are not strictly enforced and subject to ridicule for being outdated, irrational and otherwise downright stupid. But they are still the laws that we are held accountable to. Comments defining legal terms by the definitions of our own countries mean nothing outside the boundaries of our countries in reality. Yes, they may be dated and even need to be changed, but to sit and quibble about these issues as a foreigner in a host country is not going to make things better. We have no voting rights here, we do not influence the laws here very much, even with our egotistical thinking that all the money we are spending as expats will make a difference in the government.
I suggest that we learn to abide by the laws and contribute answers to the issues facing this country (unless all you want to do is sit around, drink your beer and complain all the time). Most of us live here because we have gotten tired of our own cultures or maybe we are hiding from someone or just are undesirable nomads seeking hidden asylums in far away places. I love to travel and have never had conflict in any country anywhere in the world. I first become knowledgeable about the laws that are going to affect me in my new host country to make sure I can live there personally; that I feel relatively safe and secure and can experience the local culture close up and real. If you just sit around and complain you are not going to enjoy the wonders of Thailand and its beauty. But you certainly can find other expats that have nothing better to do then support your negativity.
You always have choices in life. A choice you have here, as you did in the country you came from, is to be positive and understand what is expected of you here, abide by the rules, honor the society and respect the differences in Thailand from your own country or quite honestly just move on to another place that you can complain about again. Do you really think all of your pissing and moaning is going to change things in a culture that is over 5000 years old? Come on and get real!!! All we do is to alienate more Thais who already don't want us here and sit other foreigners up as "rich people who think they can buy anything including the Thai culture with their pension checks."
I have found out in my long years of living that we have a choice to be negative about most everything or we can be positive. It seems to me that life is so much more worth living and our experiences become much more rewarding when we do things for others first of all, get away from our own narcissistic thinking, our holier than thou attitudes and learn about the country we are living in. Look to its good side, to the friendly people, those that will help us in our moment of emergency, those that are sincerely well meaning people who want to please and serve us the best they know how. Why not be thankful for this opportunity that we have been given to enjoy the remaining years of our lives rather than sit around and complain about every little ant that crawls across our thresholds?
I know these words will probably be ridiculed and more negative comments made, but I have developed a huge shield against negativity that the best of you cannot penetrate, so read, think, and maybe life could be so good if you really wanted it to be! I bet if I were to live in any country any of you have come from, I could sit and find so much to complain about that you would want me to exit out of the nearest border as fast as I could move. And I would hear the resounding comment, "well if you don't like it here, just move on."
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Be aware. Social Security has put out letters telling us that they are sending out Letter of Confirmation to confirm you are still alive every two years now. My check is always deposited on the 3rd of each month but a few months ago it did not arrive so I checked with the embassy in BKK and was told that my last four digits of my ssi # determined if I would have to fill in a special form to verify I am still alive on odd years or even years. Then once I got that figured out, they sent me the form which I had to send to the SSI Service Center in Thailand which is not located in the Phillipines explaining that I had not received my deposit and had attached the necessary confirmation form.
My check was then deposited within 5 business days. But you must be aware that this is now a ruling and keep track of when you sent it in and if your year is odd or even so you can be ahead of the game next time it is due. This is not new actually. It happened to me two years ago in Chile as well. So it is up to you to say up with these rulings and to make sure you comply with this new requirement.
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It continues to amuse me to read responses to these articles from people who have no earthly idea what they are talking about. Here are some facts abouy Uber.
1. It is the largest taxi company in the world now and is making lots of organized mafia controlled companies very uncomfortable because of their rapid and cheaper service. What is wrong with this anyway? Any taxi driver can quit his low paying job and become an Uber driver anywhere in the world where it is legal, so rather than complaining and saying they are taking business away, join them...much better deal for all concerned.
2. Uber carries a $3 million liability coverage policy on all of its drivers. So for those of you talking about them being uninsured, well, you really do not know what you are talking about. There is no taxi company, that I am aware of, in the world who carries this high limit of liability coverage for its drivers. I would say that is a fairly responsible business strategy and much more ethical than most taxi companies with their low limits of coverage.
3. Uber requies high limit individual coverage be carried by its drivers. In the USA, that is a limit of $300,000/$100,000 being $300K for total per accident and $100K per individual in that accident. So what say you nay sayers of wrong information again? Guess that does not suit your arguments either, right? It also required all vehicles to be well maintained, clean and well cared for in order to even become a driver.
4. Uber does not employ drivers. It subcontracts with them. That makes them legally self employed. So for the government to say they are a foreign owned business, well that is right and wrong also. It is more accurate for the government to take the position that these drivers may not be properly licensed to conduct a business in Thailand, and that is a legitimate comment. But let's get our facts straight.
So many of us talk about all the cheating of taxis, poor service and corruption of taxi drivers in Thailand and when a decent new concept company that offers rapid and courteous service, known fees prior to boarding into the taxi without having to negotiate, being capable of paying with credit card, rather than cash you, and heavily insured in case of an accident, complain using misinformation and normal groveling that this site is known for.
By the way, Uber takes a small amount (I think it is $1 or $2 per ride from its drivers) to pay for their $3 million dollar liability coverage...Great idea I would say..or would you also argue with this business model.
So Uber is a well run company, breaking the rules of old taxi businesses all over the world that is literally corrupt, too expensive, slow often in getting to a customer and then can you trust the route they take if you do not know the area because in the 30 or so countries I have lived and/or traveled through they tend to take advantage of riders lack of knowledge to run the meter up, if they even use a meter....
So before you start spewing garbage about one more item you know nothing about, why not do a little research and become correctly informed so we would respect your arguments! What an idea that would be...or just continue running off your opinions with toxic comments and total lack of knowledge of what is being said! I challenge you to become informed consumers rather than just detractors and devisive opinionated naysayers.
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My online income has made me more critical of Thailand
in ASEAN NOW Community Pub
Posted
As several posters here, I have lived here for a few years now, but never intended to stay here for the rest of my life. I have a tendency to stay put for a few years and then move on since I am free also to go wherever the wind drives me. I'm originally from the USA and have been moving around for many years now, being the 8th country I have lived in thus far. As I check places out, I have recently read that Costa Rica have moved back to the number one destination for retirees in the world. Having lived there for ten years in the past I became a citizen there some time ago so the move back there is very easy. As others have stated the things that are more expensive there I have no need for anyway so cost of living there is no more than living here in Hua Hin.
The cost of a visa is affordable, and insurance for us older people can be as low as $15-$20 per month that is social and all inclusive including meds, dental and all else. It is a medical tourist destination and has hospitals approved by the American Hospital Association. I use the public medical system which is comparable to Thailand and better in some areas than here.
The people are open to foreigners living there, there is no army, and generally the people are well educated throughout the metro areas. You can get using English but Spanish of course helps us out there. It is the world of Pura Vida, (Pure life) easy going, smiling, much like Thailand climate with mountains and beaches with a great biodiversity. There are two international airports and around 5 million residents total. I love the street markets there, the friendly women are lovely Latinas and there are many things comparable to Thailand..
It is regarded as an expensive place to live due to the low income margin of the citizens, but for foreigners living there it is still very cheap unless you want to purchase beach property. You have total right to property ownership, no problems with banking, cell phone coverage throughout the country and major carriers to choose from. So it has everything that Thailand has and more.
With the immigration issues here constantly under revision, the instability of the government that is not strongly oriented toward the value of having retirees in their economy, and growing crime rates and so many issues that we read about here, well this may be my last year here also. I live one day at a time and who knows that the world may change for me or for Thailand and I decide another direction in the coming year. I do not care to ever live back in the USA for one point and there are so many great areas to live in Central and South America regardless of what one poster wrote about "instability etc" in that part of the world, there is much more stability there than many other parts of the world as far as I know from living there and being a joint citizen there.
And No, I don't work for the Chamber of Commerce. Just sayin' that we all have other options to consider and so if you are not happy here, rather than sit around and bitch and complain, pick up your toys and move on. I bet that most of the complainers here would never be happy though wherever they go. It's better to complain than to do anything about it for them I guess...just not my way of thinking. Happiness is mostly about your attitude anyway I have been told.