Can I manage my retirement visa and bank requirements independently after using an agent in Thailand?

Question

Still going through process of getting retirement visa and having problems with opening bank account.  I have requisite funds but running out of time as I have othee time commitments.  
4 Queations:
1.  If I use a visa agent (and their funds) can I do the extension myself next year or am I tied to an agent henseforth.  I know you have to submit 1year's bank account next year.
2.  If I were out of Thailand for more than 90 consecutive days (4 months in Europe) would I have to apply for new Visa?
3.  If I start to bring in my pension and rental income received for next year Visa would I have to substantiate both incomes and, if so, how?  (Rental income is tax exempt in Ireland)
4.  If I have to submot a rental agreement, how long does it have to be for and do I have to submit one every year?  (I live in a hotel so its not straightforward to secure one)
Thanks so much for all replies.  This group is invaluable in helping navigate the complex Immigration requirements.  Really appreciate any advice.

Ask Thailand · Answer

The user is facing challenges with obtaining a retirement visa in Thailand, particularly regarding the opening of a bank account and the associated funding requirements. They ask whether using a visa agent for their bank account prevents them from applying independently next year, the implications of being outside Thailand for over 90 days, and the requirements for proving their income from pensions and rental properties. Responses from the community highlight that if the user can secure their bank account and transfer the required funds, they should be able to manage their applications independently in the future. They also clarify the importance of re-entry permits, the necessity of income affidavits especially for Irish citizens, and the varying requirements of different immigration offices regarding lease agreements.

Ken ****** · Answer

if you are serious，you better do it asap, there has been talk or rumour in social media or internet about   tightening visa application or raising the requirement. On the  other hand: thailand will implement worldwide tax for long stayer starting JAN next year, impact on retirement demand to be assessed

Andy ******** · Answer

Barbara, my advice would be if you really can’t get a bank account open where you are then use an agent to open the account only. You have the 800k Baht so transfer that money in. Most Immigration Offices do not require a seeding time on the 800k to apply for your Non Immigrant O. Unfortunately Chonburi Immigration (Jomtien) do require the money to be seeded for 2 months before applying.

The recent change in the bank’s attitude is a bit of a pain for many.

The recent change in the bank’s attitude is a bit of a pain for many.

Barbara ****** · Answer

Thanks for all advice and clarification.  Very much appreciated

Graham ****** · Answer

When you're on a 12 month extension of stay you can exit for as long as you wish with a re-entry permit. You only need to return in time to apply for your subsequent extension, if you don't that's when you start again with a new non-O Visa.

John ********** · Answer

If you are an Irish citizen I believe your embassy provides income affidavits, if you can get one from them then you don't need to worry about the bank at all

Roberto ********* · Answer

In addition to what [mention redacted] has said, when you're on a 12-month Retirement extension you just have to obtain a re-entry permit before leaving Thailand (you can buy these at the airport), if you're using proof of pension you need to get your pension payment certified by way of affidavit at your embassy in Thailand. This must show minimum of equivalent 65000 baht per month. Generally you will need to show a 12-month lease for where you are living (it doesn't matter whether you have just started the lease, or are halfway through it, as long as it is 12 months). I say "generally" as each immigration office make their own rules on this, so best to check there first.

Brandon ************ · Answer

If you get an agent to open an account for you and you transfer the 800,000 in immediately, you should be able to do it yourself next year. The reason people are beholden to an agent is because next year they will want to see 1 year of bank statements and the people that use the agent's money cannot show they had the money in their account for the 3 months after the extension and then 400,000 the rest of the year. If you get your account and transfer the money you'll be able to show this and you should be fine.

Can I manage my retirement visa and bank requirements independently after using an agent in Thailand?

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