Is a signed lease now mandatory to obtain a Non-O Extension based on retirement in Thailand?

Question

Is it mandatory now to have a signed lease (with copies of all the owner docs) in order to get a Non-O Extension based on retirement? I recall years ago I flew in and re-extended while staying in a hotel. They made me draw a map to the hotel to the Nana Hotel. Is that no longer possible? Thanks!

Ask Thailand · Answer

The current requirement for a Non-O Extension based on retirement in Thailand includes a signed lease agreement along with copies of the landlord's ID, house book, and chanote. This change appears to be enforced more strictly in various locations, including Bangkok and Phuket. Many expats have reported needing these documents, contradicting past practices where extensions could be obtained while residing in a hotel. However, using a hotel for accommodation might simplify the process since hotels typically provide booking confirmations and handle TM30 reporting.

Sturgess ******** · Answer

I’m pretty sure it’s a requirement everywhere, though if you use a visa agent, which will cost you, you can skate around this requirement. I had a 12 month lease for a condo, Brit owner, and I rented it using a real estate agent  (NOT by choice, every apartment I called about said, “well, you gotta talk to our agent”) Anyway, I ended up being glad because they handled all the landlord red tape without me lifting a finger.

Nathita ****** · Answer

Hi William , It is compulsory to attach the signed lease agreement, along with copies of both the tenant’s and landlord’s ID/passport, when submitting documents to the relevant government department. This ensures the submission is legally valid, binding, and effective.

This requirement applies regardless of whether the property owner is Thai or a foreigner.

Also, please note that Thailand Immigration does not directly “crack down” on lease agreements. Immigration’s role is mainly related to residency reporting and stay permissions. The Land Office is the authority that holds official ownership records, especially when there is a purchase agreement and the transfer of ownership is registered at the Land Office.

Emerald******** · Answer

Too many scams and fakes and Indian invaders

Reiner ************ · Answer

Phuket as well …all papers must be signed by the landlord and copies of his blue bock and id card

Wade **** · Answer

Yes, the past 3 years i have experienced those requirements for Non-O extension in phuket. Lease (min 6 months remaining phuket told me a couple years ago),TM30 receipt, Landlord's Chanote (house register) signed copy, and house register signed copy, landlord ID card signed copy.

I just applied in chiang mai and they also required that too.

I just applied in chiang mai and they also required that too.

Darren ********* · Answer

They are trying to crackdown on foreign owners being a landlord and not paying taxes. That is why they are asking for all the additional owners information. And yes expats are caught in the middle having to drag all this extra information in for them.

But when the only choice is to leave the decision becomes easy.

But when the only choice is to leave the decision becomes easy.

Ole *************** · Answer

I am not sure, i own my house in my own name (lease the land it is built on) and only needed my 2 Tabien baan, the yellow and the blue for the land, always very easy with extensions (Jomtien immigration)