BangkokAlan

You may be worrying bout nothing. As a landlord I agree with the no police involvement until you do something illegal such as property damage as rent arrears if you had them would be a civil issue. From landlord side if he kicks you out he will have a void period while he shows the unit to perspective tenants and sorts out the lease and he may have to pay an agent 1 month to find someone so he needs to cover 1.5 to 2 months minimum so it’s hard for him to make my money unless he increases the rent by 15%. The high season is all nonsense in most cities the rents don’t go up you just have more people looking you haven’t mentioned which city you are in my rental units are in Pattaya and there’s no movement on rents in high season only for short term rental. I say all the above assuming you have a contract in place with the deposit no rent is up to date. Whenever renting always go through agents you don’t save much using app like Facebook marketplace. Agents don’t cost the renter anything but give them some support.

I am not a real estate agent Iam an owner and landlord in Pattaya. nobody knows what will happen, but chances are they won't affect the property market with further taxes it will kill the industry. They said no one would come back after covid and that visa issues would stop foreigners but Thailand is still a favored country for retirement. Let's wait and see what the taxes are as none of us know.

With all the current tax discussions it's not clear yet but money coming in for property purchase showing the purchase contract I am sure will be exempt as there are clear processes in place now to show how funds will be used. Otherwise, the property market is dead for foreigners, but good locations will be worth a lot more bought by Thai in the best developments in area such as Jomtien and NaJomtien areas.

I don't agree I have just sold a unit in central Pattaya at more than I paid granted its 12 years old and in a good location and good condition. Justh had two agents wanting to know if I will sell another. Units in the right development will always sell. Poor quality or bad locations won't even sell in a bull market.

Chinese tourist numbers dropped as last week was golden week in China and it was a full week public holiday that’s start every years 1st Oct for 7 days.. This week everyone is back to work so it’s normal to see this decline in numbers.

I suggest the following which i have used to rent my units. Coastal real estate - Just sold a unit for me and rents others on my behalf. East coast real estate Gecko Properties Pattaya point - Thai lady owner very professional. All of them are online just google.

I don't think that could happen in a civil case. Its Thailand no landlord will spend money on the court case and it's his responsibility to show that the deposit did not cover the damages he is stating, and he may also have to show tax paid on earnings which many don't pay. Once you add in solicitors' fees not much to take and not worth the hassle. They won't hold your passport over a landlord dispute unless its criminal damage. The OP saying he didn't do anything wrong so he should move on.

With a very hot pot

If he has trashed the place that's criminal but I think we are taking about minor scuffs around the place and things not working covered in the deposit here. It is still needs proof on behalf of the landlord. I m a landlord and had a tenant leave 7 months early to return to Russia, they broke my backdoor locks, burnt the worktop and hob and left the place stinking but that's not going to get the police out of bed. As a landlord you have to get on with it. They went to the airport and informed agent they were leaving, and we kept the deposit that covered the damage just but doesn't cover the fact you paid an agent for 12 months let. But what can you do just get on with it. The cost of a court case won't be worth it unless they have trashed the place.

It is a civil case your word against his. It is not a criminal matter so how can he stop you leaving the country and immigration only worry about immigration policy not landlord disputes. Just move on with your life to a better condo. Go through a proper agent so they have all the photos and take your own.

it takes 2 minutes and if you are out of Thailand and need to make transfers its best to do it. I did mine 2 weeks ago at Bangkok bank, but it not only restricts transfers, but you will be limited to 50K spend a combination of spend transfers, scan or use of card. You need this to raise your daily limit if you reach your set transactions.

I was there two days last week I used bolt to go on both days and the price was 190 plus 60 baht for two tolls so 250 baht and the journey took 3 times longer due to the volume of traffic travelling to the event. On the way back I got a taxi from robin hood stand similar set up to grab and bolt and they charged me an all-inclusive fare of 660 baht which i was happy to pay again as the volume of customers was huge and traffic in/out of the area for taxis was time consuming. I did try to hail a taxi as initially robin hood had no cars available, and the taxi driver were just at the side of the road asking 1500 plus tolls for same journey. a shared van was 600 per person going to my area. There was no formal process like the airport to control abuse by some taxi drivers but i think when doing these events there should be a markup of normal charges as the driver can spend 3-4 times normal period waiting in traffic. That would benefit everyone sufficient cars available and sufficient income for the drivers. There's no option for grab or bolt as you would never find the car due to volume of traffic and scale of the event and no benefit for them to come to the area because of traffic. I did try the bolt and grab apps and waiting times were up to an hour.

I wish them good luck with that procedure no landlord will comply with this they will take it back and photo the whole procedure so there no drama from the tenant and then the tenant has to take the action if they can't afford to pay the rent, I am sure if they can't afford a lawyer or the translators they need to proceed with a case, or the months needed. I'm also sure the judge will have the same comments can't pay the rent but can waste money on court cases.

What is in your contract? legally you can be up to 5 days late and then they can fine you on most standard contracts but most if not, all have a clause added that says landlord can take back property after a default beyond 5 days I only allow 5 days in my contracts as bad tenants will take liberties and then it says I can enter the property without their approval and take back the unit. You are two months late if you only paid one month's deposit then the landlord has already lost 1 month's money plus the utilities if you leave and if you have paid one month you are up to date, but he has no guarantee in case you leave. The onus is on you to pay the rent. You have a good landlord who let you go 2 months late.

This was at Chaengwattana

I went for my stamp last week after my under-consideration period i brough updated bank book and copies of each page, but this year not requested.

Received my extension based on marriage today at Cheangwattana Bangkok. I prepared an updated bank book to show fund were still above 400k during the under-consideration period and a copy of each page of my bank book, but neither were requested just the passport. Had my new stamp and re-entry permit completed in 1.5 hours.

Yes, I always take the wife!!!

Yes, there are different rules applied across offices. Thanks for your response.

In Bangkok the bank book showing the funds is neccesary.

Hi Guys Can anyone remind me what I need to bring back to get the stamp after my under-consideration period. I am due on 20th April. I believe I need bank book updated on that day to show the 400k is still in my account and I normally bring copies of every page of the bank book too. Also, the receipt from submission day. Passport obviously Anything else required? I will also bring form, photos and passport copies for my re-entry permit. Regards Alan

The marriage extension is easy I did mine last week at Chaengwattana, booked online for the appointment and was in and out in 30 mins and that would have been shorter but I forget to copy my bank book. I went 11 days before my extension expired and my under-consideration period is 21 days because of Songkran holiday, or it would have been less. The people who say it is difficult have generally never tried each to their own but in Bangkok after the first year i required no witness, no home visit, no paying agents as many do to circumvent the money in bank requirement. No insurance required and only 400k required for less time. I have never had to get my Kor Ror updated since my first extension 3 years ago I have used the same one. How difficult is that.

This is the correct registration link we used it to setup our rental units and for our home for me. When you register the password normally comes almost immediately but a short while at most. https://extranet.immigration.go.th/fn24online/ When open just click on register on first page and then again on 2nd page and then registration form will appear to complete. Hope that helps.

You need the house code number from blue or yellow owners' book to open an online TM30 account. Also, without a contract you won't be able to renew your retirement extension it is one of the submissions for renewal I believe. I am not sure what deposit you paid but i would default on the rent and utilities to the point of getting your deposit back and walk away. The TM30 is only the start of your problems. I'm an owner of rental condos in Pattaya but my Thai wife acts as the landlord and deals with all condo TM30's done initially and ongoing we have online accounts for each unit you landlord or agent is lazy it takes her 5 minutes to do the TM30 and for retirees or long-term visas it only has to be done once each year when new visa issued not every time you travel. The default might get his response. If your condo building is nice speak with the management office, they sometimes have units for rent on behalf of owners so you may find another unit in same building. The landlord cannot do anything about default on rent and utilities as there is no agreement. With China now open he may want you out as rents are going up and he may have more Chinese customers paying higher rents for short term rentals.

I have relocated back to Thailand in the past and regularly bring back 4 huge suitcases with the wife from holidays. No one ask the contents they may only ask you to put on the conveyor to make sure you have no illicit items, and they are generally only on lookout for luxury bags, watches etc. that it's easy to secure tax on.