Today, for the first time, I experienced serious difficulties when trying to renew my visa extension.

Until now, an Airbnb receipt was sufficient to prove my accommodation, together with the TM30. However, today the immigration officer required a lease agreement covering the entire duration of my stay. As a result, my application could not be processed.

This makes me wonder how people who move frequently within Thailand or change residences regularly will manage in the future. Many Airbnb hosts may not be willing (or even able) to issue a formal lease agreement. Because of this requirement, my appointment was cancelled and I had to take a new queue number and wait again, just to gain time to obtain such a document.

Secondly, regarding financial requirements: up to now, a certificate of income certified by my (French) embassy was sufficient. I was informed that starting next year, I would need to provide proof of monthly transfers into a Thai bank account, but it was not clearly stated whether this would replace the embassy income letter or be required in addition to it. It is also unclear whether these transfers would be required for the entire year, including the months when I am not physically in Thailand.

For me personally, making monthly transfers is not an option. If this becomes a strict requirement, I will seriously have to consider alternatives such as doing border runs or drastically reducing the amount of time I spend in Thailand.

More generally, Thailand increasingly feels like a country where foreigners are welcome mainly as tourists who spend money, but are treated with growing suspicion and administrative hostility once they try to stay long-term, even though we do not compete for local jobs.

I am sharing this here to see whether others have been told the same thing, and how people are planning to deal with these changes.

9 minutes ago, daejung said:

Because of this requirement, my appointment was cancelled and I had to take a new queue number and wait again, just to gain time to obtain such a document

So which document did you produce? ... A Lease?

11 minutes ago, daejung said:

I was informed that starting next year, I would need to provide proof of monthly transfers into a Thai bank account, but it was not clearly stated whether this would replace the embassy income letter or be required in addition to it. It is also unclear whether these transfers would be required for the entire year, including the months when I am not physically in Thailand.

Thinking that this change was almost predictable.

Nationals such as UK, USA, AU, CANADA etc do Not have embassy income letter option.

For income method they need to show 12 monthly international transfers of 65k.

So yes for yourself you would need to make transfers even months when not in Thailand.

If you do not want that then you have the "funds in bank method" option.

Thailand have Many visa options.

I'm on extension retirement and until recently used money in bank and now use income method. No embassy letter. Easy Peasy

3 minutes ago, DrJack54 said:

Nationals such as UK, USA, AU, CANADA etc do have embassy income letter option.

Nationals such as UK, USA, AU, CANADA etc do NOT have embassy income letter option

21 minutes ago, daejung said:

More generally, Thailand increasingly feels like a country where foreigners are welcome mainly as tourists who spend money,

Been reading the same thing for over 20 years. Nothing new there.

30 minutes ago, DrJack54 said:

So which document did you produce? ... A Lease?

Thinking that this change was almost predictable.

Nationals such as UK, USA, AU, CANADA etc do Not have embassy income letter option.

For income method they need to show 12 monthly international transfers of 65k.

So yes for yourself you would need to make transfers even months when not in Thailand.

If you do not want that then you have the "funds in bank method" option.

Thailand have Many visa options.

I'm on extension retirement and until recently used money in bank and now use income method. No embassy letter. Easy Peasy

I will produce a lease which my host sent me via LINE. I have a very good contact with him. I am not sure another host would provide it.

I will produce it after Chaengwattana lunch break along with the ID of the owner which they asked too. I hope they will accept it.

I will not use the income method nor deposit 800 000 bahts on my bank account. I will just reduce my stay here from 6 months to 1 month or 2

8 minutes ago, daejung said:

. I will just reduce my stay here from 6 months to 1 month or 2

For 6-9 months a METV is an option.

So is a DTV also Non O-A (2 years)

For one or two months a visa exempt would cover that.

Or spend your time in Vietnam.

3 month multi entry tourist eVisa $45usd.

54 minutes ago, DrJack54 said:

For one or two months a visa exempt would cover that.

What about my bank account with Bangkok Bank? If I come visa exemption, would Bangkok Bank restrict my account ? (I could not use mobile application and banking before getting a Non-O Visa)

Several reports on Reddit regarding people presenting their passports at Bangkok Bank with only visa exempt and having their accounts closed due to not meeting Thai banking rules.

15 minutes ago, daejung said:

What about my bank account with Bangkok Bank? If I come visa exemption, would Bangkok Bank restrict my account ?

My post was reply to you stating spending "one or two months" in Thailand.

Most tourists spending that amount of time would not have a Thai bank account. Also not need one.

Fact is many folk live in Thailand on retirement extensions and only spend limited time in Thailand.

If the options aren't to your liking then go elsewhere

2 hours ago, daejung said:

This makes me wonder how people who move frequently within Thailand or change residences regularly will manage in the future. Many Airbnb hosts may not be willing (or even able) to issue a formal lease agreement. Because of this requirement, my appointment was cancelled and I had to take a new queue number and wait again, just to gain time to obtain such a document.

Staying in Airbnb's has always been a problem as they are merely letting agents and often can't/won't supply a lease or evidence of the owner's Tabien Baan and ID card copies, which are often requested by Immigration. The advice is always when renting accommodation is to ascertain who'll file a TM30, request a lease, and copies of the owner's TB and ID card. If they won't/can't supply those documents, rent elsewhere.

2 hours ago, daejung said:

Secondly, regarding financial requirements: up to now, a certificate of income certified by my (French) embassy was sufficient. I was informed that starting next year, I would need to provide proof of monthly transfers into a Thai bank account, but it was not clearly stated whether this would replace the embassy income letter or be required in addition to it. It is also unclear whether these transfers would be required for the entire year, including the months when I am not physically in Thailand.

As per @DrJack54 reply, which I concur with.

2 hours ago, DrJack54 said:

Thinking that this change was almost predictable.

Nationals such as UK, USA, AU, CANADA etc do Not have embassy income letter option.

For income method they need to show 12 monthly international transfers of 65k.

So yes for yourself you would need to make transfers even months when not in Thailand.

If you do not want that then you have the "funds in bank method" option.

Immigration doesn't appear to understand the legal implications or differences between 'verified' which is what they verbally requested from the UK, US and Australian Embassies, and the continued use of the word 'certified' in Immigration orders. Embassies always certified their proof of Income letters and those still offering the service continue to do so, but they cannot 'verify' these incomes due to Data Protection law.
Hence, the UK, US and Australia ceased the service, which Canada followed suite and Norway has also announced phasing the service out.

Immigration has also realised that many expats supplying Embassy income letters are not transferring those incomes to meet the financial requirements, which they previously assumed they were. The writings been on the wall for Immigration to cease accepting Embassy Income letters and revert to evidence being overseas monthly transfers of 40/65K to close what they now see as a loophole in meeting the income method.

1 hour ago, daejung said:

What about my bank account with Bangkok Bank? If I come visa exemption, would Bangkok Bank restrict my account ? (I could not use mobile application and banking before getting a Non-O Visa)

They would likely close your account if they established you are now a Tourist and not a Non Immigrant.

49 minutes ago, Liquorice said:

They would likely close your account if they established you are now a Tourist and not a Non Immigrant.

I got my extension till February 2027.

Are there the same requirements if for the following trips, I apply each time for a new non O visa, not followed by an extension?

2 hours ago, daejung said:

I got my extension till February 2027.

Are there the same requirements if for the following trips, I apply each time for a new non O visa, not followed by an extension?

If you've been permitted to stay until Feb 2027, then that is a 1 year extension of your temporary permission of stay.
You're not (can't) extending or applying for a new Non O visa.

1. Google Thailand lease agreement download (Plenty of free ones available).

2. Fill it out.

3. print it.

4. ??

5. Give to immi.

6. get visa extension stamp.

8 minutes ago, Liquorice said:

If you've been permitted to stay until Feb 2027, then that is a 1 year extension of your temporary permission of stay.
You're not (can't) extending or applying for a new Non O visa.

I meant : When my current extension is over and if I don't renew it then, would a new Non-O visa have the same requirements as an extension

2 minutes ago, daejung said:

I meant : When my current extension is over and if I don't renew it then, would a new Non-O visa have the same requirements as an extension

Would you apply for that new Non O from a Thai Embassy/Consulate or from Immigration after entering VE/TV.
In either case, you'd need evidence of 800K funds for retirement, or 400K funds for Thai spouse.

12 hours ago, Liquorice said:

Would you apply for that new Non O from a Thai Embassy/Consulate or from Immigration after entering VE/TV.
In either case, you'd need evidence of 800K funds for retirement, or 400K funds for Thai spouse.

Curious how one would deposit those funds if they are on a VE/TV?

7 minutes ago, wimpy said:

Curious how one would deposit those funds if they are on a VE/TV?

He wouldn't be on a visa exempt entry.

The OP asked if a feasible option was to enter on Non O eVisa ongoing. Without obtaining the extension.

Has been asked often previously.

He posted...... "....I apply each time for a new non O visa, not followed by an extension?"

Each time meaning each entry. Better options already outlined

20 hours ago, daejung said:

today the immigration officer required a lease agreement covering the entire duration of my stay.

I recevied a full year extension ext stay/ret-inc at CW with a lease term ending earlier (~ by about six months) than my soon to be issued ext stay.

I have seen a few reports here over the years about some Imm officials demanding a lease run past the soon to be granted extension.

And I've seen a few reports of Imm officials demanding the lease be legally endorsed with Tax Stamps.

I think the U.S. Embassy stopped issuing Income Affidavits ~ 1/1/2019, so we've been dealing with this issue for a while.

1 hour ago, wimpy said:

Curious how one would deposit those funds if they are on a VE/TV?

Which is why I beggared the question of where/how he intended applying for the Non O.

1 hour ago, DrJack54 said:

The OP asked if a feasible option was to enter on Non O eVisa ongoing. Without obtaining the extension.

I didn't read it as such Jack. OP made no mention of entering with Non O e-visa.

14 hours ago, daejung said:

I meant : When my current extension is over and if I don't renew it then, would a new Non-O visa have the same requirements as an extension

As the OP stated he only spends a limited number of months in Thailand and not a full year, my train of thought was if indeed he did enter with a Non O e-visa he would only be granted a stay of 90 days and couldn't extend, other than for a full year, but he could enter VE, granted 60 days, then apply for Non O at Immigration using an Embassy Income letter, which would grant him a stay of 150 days.

That's why I asked what his intentions were.

Same thing happened to my this week (immigration BKK). From now on, immigration wants to see monthly 65.000 THB transfers to a Thai bank account. An affidavit from your embassy with your income in a foreign bank isn't enough anymore,

On 1/15/2026 at 11:47 AM, daejung said:

Today, for the first time, I experienced serious difficulties when trying to renew my visa extension.

Until now, an Airbnb receipt was sufficient to prove my accommodation, together with the TM30. However, today the immigration officer required a lease agreement covering the entire duration of my stay. As a result, my application could not be processed.

This makes me wonder how people who move frequently within Thailand or change residences regularly will manage in the future. Many Airbnb hosts may not be willing (or even able) to issue a formal lease agreement. Because of this requirement, my appointment was cancelled and I had to take a new queue number and wait again, just to gain time to obtain such a document.

Secondly, regarding financial requirements: up to now, a certificate of income certified by my (French) embassy was sufficient. I was informed that starting next year, I would need to provide proof of monthly transfers into a Thai bank account, but it was not clearly stated whether this would replace the embassy income letter or be required in addition to it. It is also unclear whether these transfers would be required for the entire year, including the months when I am not physically in Thailand.

For me personally, making monthly transfers is not an option. If this becomes a strict requirement, I will seriously have to consider alternatives such as doing border runs or drastically reducing the amount of time I spend in Thailand.

More generally, Thailand increasingly feels like a country where foreigners are welcome mainly as tourists who spend money, but are treated with growing suspicion and administrative hostility once they try to stay long-term, even though we do not compete for local jobs.

I am sharing this here to see whether others have been told the same thing, and how people are planning to deal with these changes.

What extension are you applying for and how long are you in Thailand each time

On 1/15/2026 at 3:02 PM, Liquorice said:

Immigration doesn't appear to understand the legal implications or differences between 'verified' which is what they verbally requested from the UK, US and Australian Embassies, and the continued use of the word 'certified' in Immigration orders. Embassies always certified their proof of Income letters and those still offering the service continue to do so, but they cannot 'verify' these incomes due to Data Protection law.
Hence, the UK, US and Australia ceased the service, which Canada followed suite and Norway has also announced phasing the service out.

Immigration has also realised that many expats supplying Embassy income letters are not transferring those incomes to meet the financial requirements, which they previously assumed they were. The writings been on the wall for Immigration to cease accepting Embassy Income letters and revert to evidence being overseas monthly transfers of 40/65K to close what they now see as a loophole in meeting the income method.

They would likely close your account if they established you are now a Tourist and not a Non Immigrant.

The funny thing is that the immigration rules state that using the 65K method yo need a letter from your embassy As I related in another thread, Pathum Thani immigration told me that next year, I need a letter from the embassy to get the 65k exemption

Yes I am aware that others donothve this problem but I find it interesting just the same.

1 hour ago, kingstonkid said:

Yes I am aware that others donothve this problem but I find it interesting just the same

It would be a pity if immigration offices required the (worthless) embassy income letter.

As we know, some embassies are no longer providing the Letter.

Also more countries are adding to that list.

Fortunately at some offices it is sufficient to show 12 monthly international transfers.

I do not have embassy letter (Oz) and CW accepted 12 month bank statement with 12 transfers for my extension retirement last Nov.

Some mobs legal firms and agents etc post these sort of statements:

"In the case of a monthly income of at least 65,000 THB, a letter from your embassy in Thailand verifying your monthly income.

• In cases where your embassy does not issue an income letter, you can provide a 12-month bank statement showing a regular deposit of 65,000 THB into a Thai bank account"

2 hours ago, kingstonkid said:

The funny thing is that the immigration rules state that using the 65K method yo need a letter from your embassy As I related in another thread, Pathum Thani immigration told me that next year, I need a letter from the embassy to get the 65k exemption

Immigration rules in the case of using the income method state;

1. Embassy Income letter, OR

2. International transfers of 65K per month to a Thai bank account

There is also the alternative combination method using funds deposited in a Thai bank and monthly International income transfers to a Thai bank account, totalling 800K.

On 1/15/2026 at 7:04 PM, Ralf001 said:

1. Google Thailand lease agreement download (Plenty of free ones available).

2. Fill it out.

3. print it.

4. ??

5. Give to immi.

6. get visa extension stamp.

This is dangerous advice. Immigration will want to see your original lease. Are you going to sign a fake lease?

9 minutes ago, khrai said:

This is dangerous advice. Immigration will want to see your original lease. Are you going to sign a fake lease?

Should a lease be drawn up by a lawyer or something ?

My lease is a thai generic dowloaded by my landlord and filled in.

It most certainly is accepted by immigration.... with no supporting information.

1 hour ago, khrai said:

This is dangerous advice. Immigration will want to see your original lease. Are you going to sign a fake lease?

Pre printed leases can be purchased from stationary shops for 10BHT or dowloaded, in various formats, which is what any sensible landlord does.

On 1/19/2026 at 11:01 AM, Liquorice said:

Immigration rules in the case of using the income method state;

1. Embassy Income letter, OR

2. International transfers of 65K per month to a Thai bank account

There is also the alternative combination method using funds deposited in a Thai bank and monthly International income transfers to a Thai bank account, totalling 800K.

I fully understand that but as I stated on a previous thread I was told I would need a letter next year. The confusion is not just with different Io but also others have gone to PT and not had issue.

It is what it is. Lol

On 1/15/2026 at 6:52 AM, DrJack54 said:

For 6-9 months a METV is an option.

So is a DTV also Non O-A (2 years)

For one or two months a visa exempt would cover that.

Or spend your time in Vietnam.

3 month multi entry tourist eVisa $45usd.

Thanks for pointing out those options. I'd forgotten about the METV - been retired too long.

Truth is if they pull that on me (my embassy also still confirms pension income) it will alter my long term LOS plans drastically for the same reasons as Daejung. But I can't be bothered with border runs and so far don't have to do them. It makes Malaysia and VT look equally as interesting, and then pop into Thailand now and then to visit friends. I suspect Daejung and myself aren't the only ones in this position.

It will be Thailand's loss but I don't expect many to notice it - immigration and Anutin definitely won't but they don't care. The vendors and beach vendors, lessors, restaurants, laundry and massage parlors and possibly even the gym staff will notice. But again: who cares among who counts?