Answered4 months ago
What should I do if my landlord refuses to provide the condo title for my Non-O visa extension in Thailand?
I went to Chaeng Watthana to extend my Non-O for retirement last week, but was rejected because I didn't have a copy of the title/deed to the condo I'm renting.
The owner of the condo believes that a registered TM-30 is sufficient and does not want to provide a copy of the title / deed.
I'm at a loss for what to do.
Any insight or suggestions?
Thanks.
The owner of the condo believes that a registered TM-30 is sufficient and does not want to provide a copy of the title / deed.
I'm at a loss for what to do.
Any insight or suggestions?
Thanks.
Answer summary
The poster's attempt to extend their Non-O visa for retirement was rejected due to the absence of a condo title/deed, which their landlord refuses to provide, asserting that a TM-30 registration is sufficient. Many commenters suggest alternatives including booking a hotel for a night to obtain a TM-30, requesting the landlord's ID and blue book, or considering a change in accommodation to a more compliant landlord.
48 repliesnewest first
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Jason ********
Go visit immigration in your area, take your rent contract and any other proof you may have of living there, and your passport, tell them you are trying to do your tm30 but the landlord doesn’t know what to do and you’d like help making it yourself with them at immigration.
Failing that the best thing you can do is go down to the police station and ask them to make you one (places like chiang mai airport don’t let you make your own tm30) so the police station or a further afield immigration office might be your better bet to get some help. Don’t be of the mindset of getting your landlord into trouble, Thais won’t like helping you in that case, but go just because you need the tm30.
Failing that the best thing you can do is go down to the police station and ask them to make you one (places like chiang mai airport don’t let you make your own tm30) so the police station or a further afield immigration office might be your better bet to get some help. Don’t be of the mindset of getting your landlord into trouble, Thais won’t like helping you in that case, but go just because you need the tm30.
Jason ********
** if you get one made at the police station you then take that down to immigration office after.
Dany ********
report the landlord to the immigration that he doesnt comply
Metodi **************
Did you report them to immigration? They have ways to make them do it! 😉
David *********
Hidden dragon hotel in Bangkok
Nought*******
One night hotel.
Burak ********
NoughtyBadoof Thanks. Did you try it before?
Danza *******
I went to immi with incomplete TM30 before and they just believe you, take some proof docuements like rental agreemtnt water / electric if condo puts your name on them etc.
Burak ********
@Danza ******
That's without TM-30 but supporting documents. Makes sense
Ja***
If you have a copy of the landlord's ID card and blue house book you can do it yourself online. If not and you really want a TM30 you can book 1 night in a hotel and ask the hotel for a copy of the electronic TM30 receipt. Or go on Airbnb and find the cheapest rooms available in your area. Then message the host and ask if they can send you a TM30 if you book 1 night and don't show up.
Burak ********
@Ja***
Thank you. Is that hotel any hotel I choose on the street or google maps?Ja***
@Burak *******
Most hotels should be able to give you the TM30 receipt but I would ask first to make sure before booking.
Trustworth***********
It's landlord responsibility for your TM 30 but sadly always tenant got filed at immigration 😂 My current landlord provided me her ID, house registration book copy also. I am just looking around for new houses and I found out some owners are not willing to provide their house registration copy because it's not transferred to their name and other don't even said they will provide it. There might be a reason. Anyway, you can easily get TM 30 at a hotel. I also recommened you to find a new place and ask these info before you rent.
Elías ********
One night at a hotel is what you need
Anonymous ******************
Was here 2+ years without a TM.30 and nothing was ever said at 90 day reporting, I assumed the landlady had reported for me but she had no idea what a TM.30 was 😂. Best book a hotel for 1 night.
Kris *****
I met someone that's been on DTV since the beginning and hasn't even done the 90 day reporting let alone TM30 🤣 They said they never get questioned or any issues at all doing their 6 mo border hops.
Burak ********
@Kris ****
What I understand is TM-30 and TM-47 are not big deal, like you eventually go out of the country and come back, and timing is reset and you do not have any lacking filing since your first arrival, time heals all wounds...unless you have something to do with the IO. The only place you get fined as my understanding is the IO itself. If you don't involve with it, you are fine. You won't get fined at the airport. But.... if you are planning to get a driver's license, open a bank account, try to extend your visa, get a residence certificate, become a tax residency, buy a vehicle that's registered on your name that's when you have to visit IO and this is fair.
I am thankful to the government that they limit the TM-30 fine at ฿2k (for small places) and TM-47 at ฿5k. They do not put additional charges.
Anonymous ******************
@Kris ****
that doesn’t surprise me, I think it’s only when you ask for an extension then they check through the paperwork and realise there’s none 😂. DivviesBurak ********
Anonymous participant 704 Thanks for sharing your experience. Did you not hand TM-30 to the officer during TM-47 application?
Anonymous ******************
@Burak *******
no they have never requested it , it’s not mentioned on the application form either.
Trustworthy************
Anonymous participant 704 that's interesting. Did you stay at a hotel when you first arrived? Maybe they found that record..but then it wouldn't match your application address. Makes your wonder if they even check!
Mick *****
Ask if the landlord will handover a copy of bluebook and ID card so you can do it yourself. If not Just move. Before you rent another property check they will do the TM30. If you don't want to move just stay in a hotel for one night. One night in a hotel $50 - $100 every 180 days, treat yourself. You don't need to do it 20 times in 5 years TM30 is only required when you move or when you first arrive (not every 90 days like TM47). If doing 180 day border run on DTV this means you do it every 180 days or twice a year.
Burak ********
@Mick ****
Thank you for all the options and descriptions.Asked the landlord, did not reply.
I will move soon.
I will ask the new owner about the TM30, just I did for the current accomodation. And I will hope the new landlord will keep his her promise.
Hotel accomodation treatment for myself is a good idea, as long as it works for TM-47 application.
If everytime the 90 day report time comes (not the 180 day visa period) I perform a border run, as some commenters suggest, it would make 365*
****
= 20 times without needing to apply for a TM-47Mick *****
@Burak *******
Best of luck. The one thing that annoys me about this is even though it's the landlord that's the problem, you are the one that will end up being fined.Burak ********
The IO seems had some piece of text on the website telling "you need to notify the landlord" and "in practice you will be fined at IO despite your landlord is responsible" or something like that already. The workflow is known, I guess
*I had notified many times just after I moved in
*I had notified many times just after I moved in
Burak ********
@Mick ****
Thank for the luck but I know many people have figured out the way but rarely share the solution maybe because not being asked.
Ian **********
I suspect many landlords are reluctant to complete a TM30 as they are not declaring the earning from the property. Tell your landlord he/she will be fined by immigration for not completing the TM30, but if they give you a copy of their blue registration book and ID card you will complete it for them. You can do this at the immigration office or online.
*********************************************************
Tongjun **
@Ian *********
Hi, my mother in law I stay with has had her property approved for the Tm30 and opened an account already,We seem to have a problem submitting the notification,
Looks like two different pages,
Any help would be greatly appreciated.
Burak ********
Can you open the page that you docyment upload section shows?
Burak ********
@Ian *********
What he offered is to just sign the document you have attached, I printed it out and he stopped replying me. I requested the registration doc. and ID, no hope.
Bob **********
When you go to do the 90 day report you’ll pay a fine for no TM30 and then you deduct it from your next month’s rent
LongTimeLivi************
@Bob *********
and then the landlord doesn't return your deposit 🤔Bob **********
LongTimeLivingInThailand then report the landlord to the IO at the TM30 desk but there’s a good chance your not getting all or none of your deposit anyway why let someone break the law ?? In most cases it’s because they don’t want anyone to know there renting ,don’t want to pay tax
Bob **********
@Burak *******
That’s ThailandBurak ********
@Bob *********
It may be taxes, and also inappropriate construction of the bilding. One friend of mine told me after seeing the place. She works at an architecture company.
Anonymous ******************
There are some work arounds such as staying short term in another residence to provide a TM30 to enable TM47. Ultimately, if you are staying for 5 years I would look to move to another accommodation with a landlord that abides by the law and provides the required documentation. Even if you extend you your right to stay every 6 months, you will need to get an updated TM30 at least 5 times during your total stay. Move house my friend.
Burak ********
Anonymous participant 999 Plausible. I am looking for a condo to move in
Anonymous ******************
Just register it yourself online
Mick *****
Need the bluebook and Thai ID card of the landlord. He's probably going to be uncooperative with this as well, but it does not hurt to ask.
Burak ********
@Mick ****
I have already asked. He ghosted me
Greg ********
Anonymous participant 706 Need landlord/owners details. Doubt he will provide them given the info.
Burak ********
He only said he could "sign" the TM-30 application document for me to take it to the immigration office, which is insufficient without the ID and apartment document
Greg *******
Easiest way, check into a hotel for a night. Then ask them for a tm30. But I also agree about the landlord not providing, leave.
Robert *******
Pin pointed solution: DO NOT rent or stay illegal in Thailand.
ASK before paying rent if you get registered according section 38 of Thai Immigration law.
Life is simple, until you get a DTV.
ASK before paying rent if you get registered according section 38 of Thai Immigration law.
Life is simple, until you get a DTV.
Burak ********
@Robert ******
Agreed. I thoughtfully did so before I came to Thailand. He said he would help me on that document. I think it's fair for me to be wrong about assuming my landlord would do whatever he told me to... :D
Jody ********
Every accomodation provider in Thailand is required by Thai law to file a TM30
Burak ********
@Jody *******
That's the true. And I like playing by the rule. But the stones are not in their places yet, as it seems. Or else why would there recurring threads on fb and reddit on this... I ponder
Kool *******
@Burak *******
lots of Airbnb renters don't file, as they aren't listing the rental on their taxes, and, they aren't licensed. Most renters stay less than a month, so they don't file.Activity
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