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Answereda year ago

Should I sign a one-year lease before obtaining my Non-O retirement visa extension in Thailand?

Mark ****
asked Jul 17, 2025
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If I'm getting a Non-O retirement visa should I book one place for the initial 90 days and wait until I actually get the 1 year extension after my money has been transferred to the Thai bank for 2 months...or book a place for a month or so and look for a permanent place before I get the extension.

I know it's a little risky signing the 1 year lease before I get the actual 1 year extension. Has anyone done this? The Airbnbs are a ripoff and I already know the complex I'd want to live in.

Is it even possible to sign a 1 year lease before I get the 1 year extension? What are the other pros and cons? Thanks!

EDIT: I'm also looking into lease takeovers when I get there, anyone know of any good groups on here for that?
Answer summary
The user is considering whether to book a long-term lease before obtaining a one-year extension for their Non-O retirement visa in Thailand. They express concerns about the risks involved in signing a one-year lease prior to securing the extension, especially regarding the initial 90 days of their stay. Community responses suggest starting with a short-term rental to establish a bank account and then look for a one-year lease once everything is in order. The discussions also touch on bank requirements for opening accounts and the importance of obtaining a residency certificate before applying for the extension.
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Jesper *******
Jesper *******
I already have a thai bank acct when I start to process my non0 90days in thailand.....I book hotel for a week and during the week I found a apartment and signed for a year after I use the lease to apply for initial 90days nonO with 800k and there after apply for 1yr extension.....many ppl are afraid of signing 1yr lease but not me as I rent apartment the requirements is 1mth deposit and 1mth advanced.....if I dont like the place I just move out and loose 1mth deposit and that's it
Kevin ******
Kevin ******
Beside the 1 year lease, you will need the residency certificate to open a bank account. So I suggest get short term rental and start the process with the bank and go from there about doing a 1 year lease.
Mark ****
Mark ****
OP
So the residency certificate is the first thing I need to get before going to the bank right? The office at Bangkok: Chaeng Wattana Immigration?
Pete *******
Pete *******
Most banks want a 1yr lease to open an account. Here is the requirements from my local branch.
Max *************
Max *************
@Pete ******
That looks like earlier requirements at Bangkok Bank.
Mark ****
Mark ****
OP
@Max ************
Ah ok that's good I guess since now everyone says Bangkok Bank isn't good for the Non-O anymore. Wonder what the other banks are requiring.
Tony *****
Tony *****
@Max ************
only recently yesterday but you’re right. It used to be 50k
Max *************
Max *************
@Tony ****
Sorry,you're right, it's 500k now. It went up from 50k to 500k.
Tony *****
Tony *****
@Max ************
Krungthai is 500K. Did it today to satisfy my 800K

To be straight I did t want to go to Krungthai but Bangkok Bank has now presto much stopped Foreign accounts. Kasikorn rejected my application several times and SCB flat out refused to even apply.

I will try again for other banks I just needed an option for my initial 800K to guarantee extension of stay
Max *************
Max *************
@Tony ****
You can only transfer 50k tops at Wise when banking with Krungthai,which is pocket change. Loads of transfers means many fees.With Bangkok Bank,KBank and SCB the maximum amount is 2 million baht.Fees when sending money with Wise are not linear,meaning the fee is actually lower when sending larger amounts. I don't need to send money on a regular basis, I'm just doing it when the exchange rate is good and that can happen in 6 or 8 months,but I'm always sending large amounts to keep the fees down to a minimum.
Tony *****
Tony *****
@Max ************
of course I do. I was just giving first hand, recent experience from my area. That being said the lady from SCB stated it was in line from what their head office was handing down. Hopefully with others given their experiences we can get a better, local understanding of trends.

I’ve already checked my Krungthai transactions from wise and they are marked with a code that translates as international transfer. I intend to try in Bangkok for either Kasikorn or SCB but as I was declined by a system generated application the omens aren’t good. It wasn’t a refusal by the branch.

I note you’ve been with your banks for years. As I stated we were informed by bank staff, local branch or not, that these are extremely recent developments
Max *************
Max *************
@Tony ****
You do realize where you're staying? Even new rules are handled different when it comes to branches in other provinces.Krungthai Bank isn't actually the best choice when it comes to sending money from abroad using for example Wise.
Tony *****
Tony *****
@Max ************
unfortunately recently much has changed due to the Chinese money laundering scam in Pattaya. Kasikorn rejected me three times. Even though the application was made it was rejected by the system, no reason given. SCB rejected 4 times. On the last occasion the lady did tell us that the previous week there were staff meetings locally where due to the Pattaya issue no accounts where to be given to foreigners unless married to a Thai or had yellow house book. Prior to that meeting they were opening accounts for all non O visas!!

Luckily Krungthai opened an account for me. This was in the Phetchabun/phitsanulok area. Looking at comments though this issue seems widespread. Even some agencies are stated that as of next month they might not offer this service anymore.
Max *************
Max *************
@Mark ***
I've been with Bangkok Bank many years,and that's where I keep a large part of my money (incl money for immigration).I will never change that. Don't listen to people complaining about this and that.They are very often rookies.I'm with KBank as well,but for daily expenses and bills and stuff.
Mark ****
Mark ****
OP
What is a citizen ID card?
Max *************
Max *************
A funny thing happened to me at my Bangkok Bank branch in March. I extended my Fixed Deposit Account but they changed the rules in February. They wanted to see the passport of course but they asked for a second ID. I asked if an official digital ID from my bank back home would suffice,and they said yes.I never expected that. 😎
Pete *******
Pete *******
@Mark ***
some nationalities have ID cards and these are accepted as a 2nd form of government ID.
Wannikea *********
Wannikea *********
You can rent a place for as long as you want on any Visa. That said, you're under no pressure to move into a permanent accomodation for your extension. If you have everything in place your extension is not going to be denied.
Traceys *********
Traceys *********
Following
Stuart ***********
Stuart ***********
Difficult one to answer this Mark, you seem to know what you are doing already. I would get a short term rental for a month to start, then when you have opened your bank account look at getting a 1 year lease, ready for your 12 month extension application. If you already have a non O and bank account with the funds, there should be no reason for your application to be rejected.
Mark ****
Mark ****
OP
@Stuart **********
I think I'm leaning towards getting an AIrbnb for one month. I'll open a bank account asap when I get there.
Stuart ***********
Stuart ***********
@Mark ***
that's what I did too. Opening a bank account seems to be very difficult currently, so good luck with that, but you seem very organised and intelligent, so I am sure you will manage it.

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