I have two views on the subject. Yes, nominee structures are against the law. On the other hand, they brought capital into Thailand and created jobs for quite a number of Thais. In addition, the majority of money earned by these businesses stayed within Thailand. Which one is the greater good?

On the subject of retirees needing 800k baht in a Thai bank account, I get that theoretically the alternative is 65k baht per month being deposited in a Thai bank account is an alternative, but how do I manage that? By opening a bank account and putting 800k baht into it so I can get a retirement visa since I won't have the history of putting 65k baht per month into a Thai bank account. Definitely a Catch-22.

4 hours ago, Georgealbert said:

In March 2025, the Supreme Court also ruled against a long-lease renewal structure that many foreign buyers had relied upon for additional security.

So the 30 year lease of land is finished too ?

23 minutes ago, Yumthai said:

In other words, the only ones who should be able to blatantly break the rules are the ones holding a Thai ID. If you are Thai that makes perfect sense.

Silly argument, as laws are for everyone. Immigration laws for non Thai.

Hope they enforce every one of the rules strictly, and wish they raise the financial requirements, to ฿1M for all, (lump or income) for all visa approval, and another ฿1M in bank for healthcare if not having private insurance that covers ฿1M of hospital bills.

Oh yea, ban agents from even entering an IO, unless expat is immobile with Dr letter to verify.

You're a guest, act like one. You don't go to someone's house for dinner, and not bring a wine or dessert. Box of Cannoli was my 'go to', and hosts always loved them.

11 minutes ago, Cabradelmar said:

It's not a conflict. The framework is the same as it ever was. Some things are legal and some are not. Fewer restricted job categories is good. Cracking down on existing laws against illegal accusation of land is not new, nor are the laws against such activities. If this surprises you you are thick in the head.

Right. Also, I think many don't understand that these restrictive laws were historically in place to ringfence the wealthy class from any foreign competition, while claiming to be there to protect all Thais. So wrapped in nationalism, but really just to protect the wealthy. The land purchase was also ringfenced to prevent foreigners from owning property, which might be traced back to thwart the Chinese immigrants from gaining too much property and wealth (didn't work). These laws have always been about the wealthy, and were never intended nor designed with the average poor Thai person in mind.

5 minutes ago, FlorC said:

So the 30 year lease of land is finished too ?

Not that I know of, That is/was they way you are supposed to do it, Lease the land and build a nice lovely house on it after 30 years give to the land owner, sounds good to me,

2 hours ago, henryford1958 said:

You mean driving out crooks who broke Thai law. Good riddance. They KNEW a foreigner buying land/property was illegal.

You're talking about situations where although the spirit of the law was clearly broken, the letter of the law was (at least technically) followed, and legal advisors in a foreign country counseled that this was permissible. I'm in the 'there-but-for-the-grace-of-God-go-I' camp, and I'm not sure why you feel they are so deserving of contempt.

11 minutes ago, technoronin said:

but how do I manage that? By opening a bank account and putting 800k baht into it so I can get a retirement visa since I won't have the history of putting 65k baht per month into a Thai bank account. Definitely a Catch-22.

Been explained many times, and way too easy to do. Far from an inconvenience. Strange how we all managed to do it, and yet .... "how do I do that ?" 😭

5 minutes ago, ChipButty said:

Not that I know of, That is/was they way you are supposed to do it, Lease the land and build a nice lovely house on it after 30 years give to the land owner, sounds good to me,

My bad , I guess they voted against a renewal of the 30 year lease , but the initial 30 years is still ok.

"against a long-lease renewal structure"

3 minutes ago, KhunLA said:

Been explained many times, and way too easy to do. Far from an inconvenience. Strange how we all managed to do it, and yet .... "how do I do that ?" 😭

I take it that English in not your native language. I have NEVER seen anyone explain how to do the 65k baht per month for an initial retirement visa unless they are on some sore of long term visa that allows them to have a bank account and are changing the type of visa they are staying in Thailand on.

13 minutes ago, KhunLA said:

Oh yea, ban agents from even entering an IO, unless expat is immobile with Dr letter to verify.

What an agent does on a daily basis is already illegal (short Gemini version):

Section 143: Peddling Influence / Brokerage of Bribery

Under the substantive Criminal Code, Section 143 addresses the act of soliciting or accepting benefits by individuals who claim they can influence public officials. It is essentially an anti-corruption law aimed at middlemen or influence peddlers.

7 minutes ago, KhunLA said:

Been explained many times, and way too easy to do. Far from an inconvenience. Strange how we all managed to do it, and yet .... "how do I do that ?" 😭

It's not that straight forward as for your 1st extension you have to have the 800K in the bank (Cannot use Income Method) so unless you've been living here for >1 year & sending 65K PM you're going to need the 800K in the Bank for at least 12 months then (assuming you've been sending 65K pm) you can switch to the Income method.

2 minutes ago, SamSpade said:

It's not that straight forward as for your 1st extension you have to have the 800K in the bank (Cannot use Income Method)

.... so unless you've been living here for >1 year & sending 65K PM ...

you're going to need the 800K in the Bank for at least 12-15 months then you can start on the Income method.

Yes, it is that simple. Open an account, and start depositing, Then just do your 90 day border turn arounds, till you have funds deposited. Strange how we all managed to do it, but people say it's hard.

After 21years living in Thailand snd contributing million into the economy since this new government took power I and many of my friends get the feeling we are no longer welcome ,some of my friends have now moved permanently to Vietnam permanently and tell me life is a lot better and cheaper I wish General Prayut was still in charge he didn’t give Farangs the feeling of not being wanted : (

9 minutes ago, KhunLA said:

Silly argument, as laws are for everyone.

If you mean law is strictly enforced in Thailand and locals are rather more complying with the rules than foreigners, you need a serious reality check.

Foreigners who use facilitating (unlawful) services are not the first ones to blame here. It's only happening because locals allow it.

So the solution is pretty simple: Just crack down heavy on every local agents, lawyers and other middlemen circumventing the law.

Do you have any clue why it is not done?

14 minutes ago, technoronin said:

I take it that English in not your native language. I have NEVER seen anyone explain how to do the 65k baht per month for an initial retirement visa unless they are on some sore of long term visa that allows them to have a bank account and are changing the type of visa they are staying in Thailand on.

4 minutes ago, KhunLA said:

Yes, it is that simple. Open an account, and start depositing, Then just do your 90 day border turn arounds, till you have funds deposited. Strange how we all managed to do it, but people say it's hard.

2 minutes ago, KhunLA said:

Yes, it is that simple. Open an account, and start depositing, Then just do your 90 day border turn arounds, till you have funds deposited. Strange how we all managed to do it, but people say it's hard.

Yes many years ago when you could get a Multi Entry 1year Non-IMM O and border runs were very easy but fact is Non-IMM O is now single entry only & repeated Border runs could see you denied entry.

You could get a Non-IMM OA, get 12 month entry & seed your bank account with monthly deposits, but you need to go back to a country where you have permenant residency & buy Health insurance.

Nope, it's not simple at all (for retirees).

3 minutes ago, Yumthai said:

If you mean law is strictly enforced in Thailand and locals are rather more complying with the rules than foreigners, you need a serious reality check.

Foreigners who use facilitating (unlawful) services are not the first ones to blame here. It's only happening because locals allow it.

So the solution is pretty simple: Just crack down heavy on every local agents, lawyers and other middlemen circumventing the law.

Do you have any clue why it is not done?

Corruption only works if you feed it. UP2U, but don't cry when caught or it's exposed and restricted.

It's a work in progress, TH is still very 3rd World, and the good, comes with the bad of that.

Just accept it, remember, nobody forced you to retire in TH.

Y'all have a nice day. Done trying to explain how to be a good expat. UP2U, but y'all do make the rest of us, that do play nice, look bad.

4 minutes ago, KhunLA said:

Done trying to explain how to be a good expat.

Since you are into that, and to be fair avoiding double standard, you should try to explain how to be a good law abiding local as well (but I agree you might be unheard).

18 minutes ago, Yumthai said:

So the solution is pretty simple: Just crack down heavy on every local agents, lawyers and other middlemen circumventing the law.

Do you have any clue why it is not done?

At least from this recent in the Bangkok Post, they are making a start:

The Immigration Bureau will lead operations with relevant agencies to inspect foreigner databases, verify documents and evidence, review visa extension requests and examine foreign business operations.

If any wrongdoing is found, metropolitan and provincial police units and security agencies will enforce applicable laws and consider revocation of permission for foreigners to remain in the kingdom.

https://www.bangkokpost.com/thailand/general/3253894/thailand-moves-to-uproot-illegal-foreign-activities

2 hours ago, save the frogs said:

Yeah right, Cambodia is "OPEN".

In 10-15 years, it will catch up to Thailand and tighten the noose too.

Without tightening the noose on foreign influence, the host nation will struggle to survive.

Yet, if you look around, you'll see that even countries that have kept a tight noose on foreigners are declining rapidly.

4 minutes ago, Yumthai said:

Since you are into that, and to be fair avoiding double standard, you should try to explain how to be a good law abiding local as well (but I agree you might be unheard).

I didn't say I was law abiding, with exception to immigration, as don't want to piss off the folks that approve my cushy retirement every year.

I still violate traffic & drone laws. But I know the consequence, and don't cry about them if & when caught violating them. Which I've seemed to avoid.

Strange isn't it, how responsible people stay out of trouble. Sadly, we do need rules and laws for the irresponsible and inconsiderate people in the world.

Sad, people need to be told how to act in public.

I can safely drive illegally in TH. Even operate a drone illegally without pissing anyone off, or even being noticed, by simply not operating it irresponsibly. And away from 'Karen & Kens' / tourist & expats of course, as the only ones that would complain.

Thais are quite inquisitive when they notice me operating a drone, and could care less (in the past). And yes, I always ask the land owner that I launch from, if they mind or not, and yet to be told NOT to enjoy myself. If at a resort, share the photos with them for some nice marketing snaps.

6 minutes ago, JerryM said:

At least from this recent in ther Bangkok Post, they arfe making a start:

The Immigration Bureau will lead operations with relevant agencies to inspect foreigner databases, verify documents and evidence, review visa extension requests and examine foreign business operations.

If any wrongdoing is found, metropolitan and provincial police units and security agencies will enforce applicable laws and consider revocation of permission for foreigners to remain in the kingdom.

There is no single wording straightly indicating they will enforce applicable laws on locals. It's all about foreigners (fault). That's laughable.

Once again actions speak louder than words.

A number of people wish to discuss Retirement extensions requirements. That is NOT the topic. Please reread the article and stay on topic.
Thanks!

Troll post and reply removed. Keep it civil kids.

23 minutes ago, Yumthai said:

Since you are into that, and to be fair avoiding double standard, you should try to explain how to be a good law abiding local as well (but I agree you might be unheard).

Waaa Waa people in their native country are getting away with something and I want to too Waaa Waaaa. It's not fair Waaa Waaa.

Your a guest at the club not a member, deal with it.

14 minutes ago, Yumthai said:

There is no single wording straightly indicating they will enforce applicable laws on locals. It's all about foreigners (fault). That's laughable.

Once again actions speak louder than words.

Well at least in term of the nominee real estate structures there HAS been a lot of action and thee are people who don't like it.

26 minutes ago, ravip said:

Without tightening the noose on foreign influence, the host nation will struggle to survive.

Yet, if you look around, you'll see that even countries that have kept a tight noose on foreigners are declining rapidly.

Bali has been ruined for the locals, from what I heard.

Haven't been there.

But they were complicit. They had loose laws to bring in foreign revenue.

13 minutes ago, Base32 said:

A number of people wish to discuss Retirement extensions requirements. That is NOT the topic. Please reread the article and stay on topic.
Thanks!

Apologies for bring 'immigration' into the thread, when reply to YumThai and generalizing about laws for expats, not Thais.

Not familiar with business or nominee laws for property, so expressed only what I know.

oops.

10 minutes ago, Sully_ said:

Waaa Waa people in their native country are getting away with something and I want to too Waaa Waaaa. It's not fair Waaa Waaa.

Your a guest at the club not a member, deal with it.

It's not getting away with local privileges, we're talking about law and unlawful acts.

I'm OK to comply with the rules if everybody does. Else rather "do as the Romans do".

32 minutes ago, Yumthai said:

There is no single wording straightly indicating they will enforce applicable laws on locals. It's all about foreigners (fault). That's laughable.

With the nominee real estate situation, the foreigner is in specific violation of The Land Code Act (B.E. 2497) Section 86 which bars ownership by non-Thais. There are laws that restrict Thai citizens from acting as nominees and others involved in the nominee structure.

BUT with the foreigner the name is on the document. As with any given criminal prosecution, it sometimes works to get the most tangible participant to be found guilty and have them testify against others.

And if you expect RTP, arrest thyself, you will have a long it.

I remember discussions that the Thai revenue department would allow annual tax-free gifts up to 20 million baht.

There were AN member comments as to: WOW you mean can now make a tax free gift up to 20 million baht !!!

But the people to whom the revision was intended were saying: OH %^&*!! you mean we can now make a tax-free gift but ONLY up top 20 million baht. !!!!