I presented myself today at the Embassy in Hanoi, and actually got to speak with a consular staff member (albeit, at the external counter window). I was advised by Ms. THU that the cancellation of the METV Visa application was due to the "proof of accommodation" in Thailand.

I had supplied a "Copy of the Lease" taken out on the condominium that I have rented, in the Visa application download.

I was informed by her that anyone was able to draft up a "false" contract.

Apparently a "Lease Contract" is insufficient proof in itself for Hanoi, and further documentation being asked for was to submit for private accommodations, "the house registration and the page showing the name of the house owner or landlord, as shown in the passport", however "Foreign Condominium Owners" do not have "House Registration" as has been confirmed by Perfect Homes. Being unable to fulfil that requirement meant the Visa application was cancelled.

While at the Embassy I was advised that a reply to my email would be sent out today.

They have now responded with their "generic disclaimers" and advisory to reapply if the new visa application is in line with their rules and regulations, and that it will be duely considered.

I have since been able to obtain a copy of the "Title Deed" for the condominium and replied to the Embassies email to ascertain if this with the lease, would fulfil their proof of accommodation requirement, prior to reapplying if I have now sufficient time left.

14 minutes ago, Paul Catton said:

I had supplied a "Copy of the Lease" taken out on the condominium that I have rented, in the Visa application download.

I was informed by her that anyone was able to draft up a "false" contract.

I have never read a report of application for METV where a Lease was used as proof of accommodation.

I'm guess it has been accepted however unusual for a tourist visa (METV)

How would a tourist applying outside of Thailand (e-visa) have a signed lease

52 minutes ago, Paul Catton said:

I have since been able to obtain a copy of the "Title Deed" for the condominium and replied to the Embassies email to ascertain if this with the lease, would fulfil their proof of accommodation requirement, prior to reapplying if I have now sufficient time left

IMO.... Dream on.

Hope you obtain the METV but doubt it.

You had poor plan from the getgo.

Your application dose not line up with a tourist.

Condominiums can be rented on a monthly basis, 3 monthly, six monthly, yearly and beyond (also illegally on a daily basis is rampant).

It is also noted, from memory, as being within the E-Thai Visa portal as a "type of accommodation" allowed.

Leases can be easily signed and transferred between parties digitally both within the country and almost anywhere on the planet.

However that is not the crux of this matter.

2 minutes ago, DrJack54 said:

IMO.... Dream on.

Hope you obtain the METV but doubt it.

You had poor plan from the getgo.

Your application dose not line up with a tourist.

I also believe the METV will also be unavailable.

Hence on the 6th I will be arriving back to CNX, Visa exempt.

Members of my extended family will be at the airport, and I have been re-assured there should be no problem with re-entry.

I, though, do have reservations.

6 minutes ago, Paul Catton said:

Hence on the 6th I will be arriving back to CNX, Visa exempt.

Members of my extended family will be at the airport, and I have been re-assured there should be no problem with re-entry

The positive is entry at CNX the most friendly airport fit for visa exempt entry.

The notion that Thai family at airport is a positive imo a No..

Your choices have been poor

57 minutes ago, Paul Catton said:

Leases can be easily signed and transferred between parties digitally both within the country and almost anywhere on the planet.

Not in Thailand though, in any case. Whatever the resulting document would be "almost anywhere on the planet", it is not a valid lease under Thai law.

You mentioned the title deed. Do you also have a copy of the condo owner's passport? That, in combination, MIGHT be acceptable, but who knows.

I'm almost afraid to state the obvious, considering the complete lack of common sense you've demonstrated throughout this thread, but here comes: You would have saved yourself a lot of time and trouble if you had made a few refundable hotel bookings instead. Tourists stay at hotels.

19 minutes ago, DrJack54 said:

The positive is entry at CNX the most friendly airport fit for visa exempt entry.

The notion that Thai family at airport is a positive imo a No..

Your choices have been poor

@DrJack54 Perhaps we should take this continuing distraction from the OP , off the thread and welcome direct communication.

Again, I would reiterate, hindsight is a glorious possession that none of us hold.

My intentions were never, and neither going forward to "circumvent any Rules or Regulations" pertaining to my planned stay in Thailand.

Goalposts shifted on 14th November 2025 (as noted in this thread), two weeks after I arrived in Thailand for which I had already started the process of change to an ED Visa in Country, beimg supposedly being allowed.

Will be sure to keep you informed of the outcome on 6th February.

2 minutes ago, Caldera said:

Not in Thailand though, in any case. Whatever the resulting document would be "almost anywhere on the planet", it is not a valid lease under Thai law.

You mentioned the title deed. Do you also have a copy of the condo owner's passport? That, in combination, MIGHT be acceptable, but who knows.

Both copies of my passport and the Owners passport are on the Lease Contract.

"Perfect homes-Chiang Mai" are also notarized on the Contract, as having "Power of Attorney" to lease this property.

3 hours ago, Paul Catton said:

It is also noted, from memory, as being within the E-Thai Visa portal as a "type of accommodation" allowed.

Just because it's an option in the e-visa application, doesn't necessarily mean it is allowed. The e-visa portal is used for dozens of visas. Many of the fields are generic to allow applications under every type so they don't have to make a bunch of custom fields.

5 hours ago, Paul Catton said:

Apparently a "Lease Contract" is insufficient proof in itself for Hanoi, and further documentation being asked for was to submit for private accommodations, "the house registration and the page showing the name of the house owner or landlord, as shown in the passport", however "Foreign Condominium Owners" do not have "House Registration" as has been confirmed by Perfect Homes. Being unable to fulfil that requirement meant the Visa application was cancelled.

While at the Embassy I was advised that a reply to my email would be sent out today.

Every Condominium is issued a Blue house book confirming address, and whilst a foreigner cannot be named in the book, unless they have PR status, a copy of the foreigner owners passport and copy of the Chanote proves the ownership.

METV has been approved by Hanoi Embassy under expediency, with less than a day from reapplication.

3 hours ago, Paul Catton said:

METV has been approved by Hanoi Embassy under expediency, with less than a day from reapplication.

Great news!

I was under the impression that you needed to apply for a METV from your home country, but I guess I have misunderstood the rules.

16 minutes ago, Chuck443 said:

Great news!

I was under the impression that you needed to apply for a METV from your home country, but I guess I have misunderstood the rules.

No, those are/were the rules. But it appears Vietnam (and a couple of reports from Laos) that people have been successful. No reports from anywhere else in the world. That doesn't necessarily mean the rules have not changed everywhere else, just that either no one has tried, or they have not reported it.

1 hour ago, Chuck443 said:

Great news!

I was under the impression that you needed to apply for a METV from your home country, but I guess I have misunderstood the rules.

Back in the day... I would obtain triple entry tourist visa for Thailand as Thai consulate Saigon.

I recall when METV was introduced that I posted that would be available everywhere outside of Thailand.

I was wrong... At that time could only be applied for in passport country or country where you had permanent resident status.

Seems from threads it's a vague situation.

If possible folk should apply for METV in home country.

In same way as Non O-A

19 minutes ago, DrJack54 said:

Back in the day... I would obtain triple entry tourist visa for Thailand as Thai consulate Saigon.

I recall when METV was introduced that I posted that would be available everywhere outside of Thailand.

I was wrong... At that time could only be applied for in passport country or country where you had permanent resident status.

Seems from threads it's a vague situation.

If possible folk should apply for METV in home country.

In same way as Non O-A

As of today, it is still possible to obtain an METV from the Royal Thai Embassy in Hanoi.

However, I would heed the advice @DrJack54 has given, regarding applying from ones own home country.

Retrospective wisdom.

"Immigration's Gloves" came off 14th November 2025, regarding cracking down on "long stays" in Thailand, due to abuse.

4 minutes ago, Paul Catton said:

Immigration's Gloves" came off 14th November 2025, regarding cracking down on "long stays" in Thailand, due to abuse.

You must be wrapt with obtaining METV.

Excellent result

52 minutes ago, DrJack54 said:

You must be wrapt with obtaining METV.

Excellent result

Somewhat to a degree, Yes.

Just maybe, external influences who were kept abreast and monitoring the situation might have had input.

I will reiterate your words of advice to the forum "If possible folk should apply for METV in home country."

Sage words and seconded by me.

On 1/30/2026 at 2:41 AM, wmorris61 said:

Good luck. I recently spent 90 days in Thailand using visa exempt and a 30 day extension. I then exited for 30 expecting no issues on return but I was pulled aside and questioned quite intensively. They asked to see my outbound ticket, my finances and explained in no uncertain terms that they are enforcing the new immigration policy and if I am in country for 90 days then I can't return for at least 90 days. In your case, 70 days. Luckily for me my Thai wife was able to explain that we had returned to attend her nephew's wedding in February and had not yet decided on a flight date out. I am sure that without her input I would have not been allowed entry. To answer your question I believe you will be challenged on reentry and face a high possibility of being turned back. I was one of about 20 passengers they had pulled aside.

I was also told 150 days in a calender year was all you are allowed using visa exempt.

BE WARNED!!!

surely all you needed to do was show an exit ticket? no need for a big warning, just read the information on the government immigration website, follow the rules and obtain the visa appropriate for your visit. easy, no stress, and not rocket science.