What are the requirements for a 1-year extension on a Non-OA retirement visa in Thailand?

Question

Hi everyone, I'd love to get some advice from people who have experience with the Thailand retirement visa.

Here's my situation: I'd apply for a Non-OA (retirement) visa from my home country — the 3-month entry type. Once in Thailand, I'd extend it for a full year at Immigration and file a TM30 for my rental address. I'd sign a lease for roughly 5–6 months, which covers the period I'd actually be staying.

After that, I'd need to return home for family reasons — but I'd come back before the extension expires, get a new place, file a new TM30, and apply for another annual extension. Before leaving Thailand I'd also get a re-entry permit so the extension stays valid while I'm abroad.

I have two specific concerns I'd love your input on:

1. Does Immigration require a lease that covers the full 12 months when granting a 1-year extension? Or is a shorter lease (5–6 months) acceptable? I've heard some offices ask for proof of address for the entire extension period.

2. During the months I'm back home, there would be no active TM30 on file for me in Thailand — since my lease would have ended and I wouldn't have a new address yet. Is that a problem? Does Immigration expect a TM30 to be on file at all times, even when you're not physically in the country?

Any firsthand experience or advice would be really appreciated. Thank you!

Ask Thailand · Answer

A user seeking advice on the Non-OA retirement visa in Thailand has raised questions about the necessity of a full 12-month lease for a one-year extension and the impact of not having an active TM30 filing while out of the country. Responses from the community suggest that immigration offices may have differing requirements for lease duration and TM30 filings, emphasizing the importance of checking with the local office. Generally, it seems that shorter leases can be acceptable, and the TM30 relates to current residency, not absences.

Brook ******** · Answer

Get the Non-O.

Not the Non-OA

Jonathan ********** · Answer

In your case I would use an agency. It will be hard to find a lease for just 5-6 months, but I actually know of a decent studio condo for 7500 baht that is currently available, right on the Yellow line. My old landlord will sign a lease for that little time.

Nongnuch ******** · Answer

the Non-Imm-OA visa is not a "retirement visa".  The Non-Imm-OA Visa is the LONGSTAY Visa. The only real "retirement visa" is the 90 days single entry Non-Imm-O Visa

Jan ******** · Answer

Why the fuck do you ask here??? No one knows nothing. Turn to VFS in Bangkok and ask them. They can help you.

Peter ********** · Answer

Make up your mind…are you retiring to Thailand or just visiting (similar to a tourist)?

Stephen ******** · Answer

Bangkok Immigration want to see a 12-month lease, however, it doesn't necessarily have to cover the period of the extension. My lease runs from June to June, whereas my extension runs September to September. I think it's more a case of immigration being satisfied that your intention is to be "retired" in the country, not living in hotels or Airbnb. Having said that, I spend approximately 4-5 months each year outside of Thailand, which of course is no problem either.

Michael *********** · Answer

You will have to get a new letter from the bank. A new TM 30 they show you’ve been living there.  Just fill out the application have all your documents. Make sure you photocopy your passport and all your documents. Keep two copies with you at all times. Just do not use BKK bank.

Colin ********** · Answer

Its a Non O visa which is a 90 day visa, you then extend it for 12 months in Thailand.

During that time you season yiur funds in your Thai bank.

As regards the lease each immigration office has different requirements check with your local office.

The TM30 is different office to office, some require you update them when travelling in Thailand. Some only if you leave Thailand some none at all once registered.

Wayne ******** · Answer

I don't know if this helps but I just did a 3 month extension with a 6 months address but I also use an agent to help me

Wannikea ********* · Answer

The OA retirement visa is a one year multiple entry visa. You want the non-O based on being over 50, which is good for entry 90 days from issue date. Upon entry you'll be stamped in for 90 days.

At TM30 is for reporting where you are in Thailand not where you are outside of Thailand. The length of lease will depend on your specific office policy. Go there and get their hand out on extension requirements for Non O based on being over 50

What are the requirements for a 1-year extension on a Non-OA retirement visa in Thailand?

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