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Answered4 months ago

What should I do if my Non-O visa extension was denied due to missing paperwork?

John *********
asked Jun 22, 2026
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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.
Answer summary
The user experienced a denial when trying to extend their Non-O visa for retirement due to lack of a condo title/deed. The condo owner only provided a TM-30, which was insufficient. Suggestions from the community include gathering all necessary updated documents, considering a same-day border run where one spouse can stay with their pets while the other goes, and checking local immigration requirements for further clarity.
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Ric ******
Ric ******
Same question: Why is it impossible?

If your DTV is based on something you can document extremely well as ongoing (like your business), I guess it's possible, given your local immigration office is open to it. Some aren't.

You can easily organize a border run for yourself on one day and for your wife the next day and you will have another 179 days you can spend together in Thailand without leaving the dogs alone.
Danielle ********
Danielle ********
There are two of you: you and your wife. You could each do an overnight trip somewhere while the other stays with the dogs? That's what my roommate and I do. She goes wherever while I stay with our cats, then it's my turn the next month while she stays with the cats. But you don't have to stay more than a night if you don't want to.

I just got a roundtrip ticket to Penang, Malaysia for $120. Idk how that cost, plus a hotel for 1 night, compares to the extension fee.
Anonymous *************
Anonymous *************
@Danielle *******
Thanks 🙏 that will be plan B. Cheapest flight so far I found is Bangkok to Hanoi for around 5400 THB. The extension should be maximum 1900 THB 👀 Let's see. Today i print the document and tomorrow I go and check with immigration 🤞
Richard ******
Richard ******
My understanding is you will need to produce all documents from your original application. Updated where required. +TM30 Also that it can only be done in Bangkok. I stand corrected if anyone knows otherwise.
Anonymous *************
Anonymous *************
@Richard *****
I've got my TM30 👍 Why going to Bangkok ? I'm preparing all the documents (same as when I applied). I will go on Tuesday. Today I sort all the documents
Richard ******
Richard ******
I have read that the immigration office in Bangkok was the safest place to attempt this 180 day renewal/ bounce. There was an update here about 2 months ago with a successful application Anonymous participant
GrayWal********
GrayWal********
Good luck with that
Anastasia **********
Anastasia **********
Hey, let me know if you need a dog sitter, I might be able to help! :)
IndigoG********
IndigoG********
Get a dogsitter for 2 days and do tge border run
Rosslyn ********
Rosslyn ********
IndigoGrape5836 never do that, her friend did not consent to have a random come watch their dogs
IndigoG********
IndigoG********
@Rosslyn *******
get consent. Border bop is way easier then extension
Waqar ********
Waqar ********
I mean it's better to do a same day "flight" border run. Show pictures of dogs to IO to make them understand that your going back is very important. It's allowed by law and they will agree to it. 💯
Anonymous *************
Anonymous *************
@Waqar *******
yeah that’s plan B. But way more expensive 💸 Let’s see tomorrow 🤞
Gorgeous*********
Gorgeous*********
You can leave food out for the dogs and make a 1 day trip and back. Still a higher iq move than the baggage of extending.
Anonymous *************
Anonymous *************
GorgeousOtter5931 this is plan B, go back to your IQ test 🤣
Mario ************
Mario ************
But pay attention on your tax situation too. You will become officially a tax resident in Thailand when you spend more than 180 days per calendar year there. That means that you have to pay tax on all the money which you brought to and spent in (remitted) Thailand.

In addition you have to consider your personal situation where you are registered to live mainly. In the most countries you have to inform the government that your main location of living is now a different one when you are away 6 months or more, which can lead into loss of different rights (government support payments, work permit, insurances, etc.).

For example, if you are a foreigner living in Switzerland, you will lose your status of residence after 6 months abroad. You can avoid this by requesting an exception and get an approval. But if you don’t do it, you lose your residency status and work permit in Switzerland which have a big impact.

It’s only an example, but perhaps you have similar dependencies?

And consider that a lot of countries have a double taxation agreement or an agreement of data exchange. Which means that they probably can share the information that you stay longer than 180 days in Thailand.

I have experience with this in another country where they wanted to tax my world income. I had then to prove that I wasn’t more than 180 days per calendar year in that country. If it had been not successful, I would have to pay taxes on my income twice, because there was no double taxation agreement in place between my registered country where I lived and the requesting country.
Tomasz ********
Tomasz ********
In theory you can be double tax resident. For example UK passport holder that spent a month in UK, and 11 months in Thailand. In such case UK should issiue certificate of tax residency that should be accepted by Thai office that you are done with income tax I guess (I'm not accountant- ask your tax advisor)
Mario ************
Mario ************
@Tomasz *******
If the country where you pay official taxes has no double taxation agreement with Thailand, then you have to pay in both countries your taxes (when you stay over 180 days in Thailand).
Ian **********
Ian **********
@Mario ***********
********************************************************************************************
Mario ************
Mario ************
@Ian *********
Thanks for the link to an article 🙏🏻 What do you want to say with it? Sending an article without any context is weird.
Dany ********
Dany ********
@Mario ***********
irrelevant for an extension. and he will also become a tax resident if he does a border run.
Mario ************
Mario ************
@Dany *******
I stated only out what it means for him regarding becoming a tax resident when he do the visa extension or the visa run, because he wrote that it’s the first time for him that he stays longer than 180 days in Thailand.

Some people only consider about the visa topics, but forget about the tax implications. And as far as I know, tax offense is sometimes harder punished than a lot of different other things.
Mario ************
Mario ************
@Dany *******
😂😂😂

Did you read the post? He clearly stated the he and his wife are at the moment in Rayong (Thailand) and take care about the house of a friend who is in Germany 🇩🇪.

I’m always impressed by people who can read but obviously not understand what’s written and then start to comment and try to give advice.

But what would be from your perspective the relevance of the situation that his wife is in Germany 🇩🇪 and he becomes a tax resident? Your comment is a bit weird because he becomes tax resident anyway. Doesn’t matter if his wife is in Germany, Thailand or on the moon.
Dany ********
Dany ********
@Mario ***********
his wife is in germany… do you even read the posts before commenting??
Mario ************
Mario ************
@Dany *******
Then you don’t know much people it seems? Thailand has double taxation agreements with only 61 of 195 countries in the world. I think with 134 countries without a double taxation agreement there is a lot countries which don’t profit from such a tax benefit and they have then to pay double tax.

Only because your residence country has such an agreement where you profit from, means not that everyone in the world has the same situation.

Your behavior is a bit ignorant from my point of view.
Dany ********
Dany ********
@Mario ***********
i dont know anyone who cares about the tax 🤷‍♀️ most people have double taxation agreements in place anyway.
Anonymous *************
Anonymous *************
@Mario ***********
thanks for all those explanations. We’ve been on the road for almost 5 years. Mostly volunteering and sometime earning a bit of money. But we have enough savings. This year I will maybe earn 10’000€ max so I don’t know if this is a big deal enough for the Thai taxes. I will try to ask also about this 🙏 thanks for your advices
Mario ************
Mario ************
Anonymer Teilnehmer

I only wanted to give you the hint that you will become a Thai tax resident when you stay longer than 180 days in the country. What you do with this information is your own responsibility.

Here a short summary about the tax situation in Thailand:

In Thailand, the world income principle with inflow taxation has been in force since 2024.

If you stay in the country at least 180 days a year, you are subject to tax. However, foreign income is only taxed in Thailand if it is transferred to the country in the same year.

Transfer can be:

- withdrawal money at an ATM

- paying with credit or debit card in shops, restaurants, etc.

- paying in cash

- bringing money with you when you enter the country
David ***********
David ***********
I’m just curious, not being offensive but why is a border run impossible? I have 2 cats and they’re important and require (slightly less) attention than dogs… but my neighbour is a good friend and he feeds them and cleans their litter whenever I’m not at home. Only needed his help 2x this year but still! Is there not someone that can take care of them for the 1-day you’re border running? I’m sure in DTV you don’t even need to stay the night in Laos/Malay/Cambodia/Burma
Anonymous *************
Anonymous *************
@David **********
border run is an option but plan B as it’s way more expensive. Unfortunately no neighbor to take care of those sweet hearths 🥹🤣 I will check on Monday at the immigration or check the flight tickets 💸💸💸
David ***********
David ***********
Anonymous participant sorry, with the context and the way the post was written I wasn’t sure if it was your wife, or the friend who was in Germany I assumed it was the friend so your wife would be with you (able to take care of dogs for one day)

Brother even failing that there are companies that can pick you up 6am and get you back in the country for 4-5pm same day border run depending on location and I know these are available from Pattaya so I’m sure there’s an agency in rayong that can organise a same day border run for you! Just give the heathens a big morning meal and a big treat and cuddles when you get home 😂😂
Luit *****************
Luit *****************
@David **********
Most people here don't like to be checked by immigration after they are approved.
Dawid **********
Dawid **********
It's really not worth it. Just go one by one. Much easier. Less stress.
John *********
John *********
@THAI *****************************
can definitely help you out. They are always on point. Never had an issue with them
Dave ***********
Dave ***********
As others suggested here, go out of Thailand separately, so that one of you can look after the dogs whilst the other is on the border run.

It will most likely be a lot less hassle than trying to do extensions.

Maybe check with your local immigration office and see what they say, and you will get a feel for it.

There is a small risk that one or both of you fail the extension process and then you are in the soup, whereas if you do a boarder run separately it’s very unlikely that you will be denied the 180 days stamp
Anonymous *************
Anonymous *************
@Dave **********
that’s our plan B 🙏 Thanks for your kind message. We will see 🤞🤞🤞
GrayWal********
GrayWal********
Anonymous participant the plan B is the best plan, I’m sure nothing will happen if you stay apart from each other for 1-2 days😉
Sujy *********
Sujy *********
Who said that leaving Thailand is impossible? You can do same-day border run very easily. i know, I have 12 dogs.
Anonymous *************
Anonymous *************
@Sujy ********
the closest border by land from us is 12 hours away. Otherwise Bangkok and fly out and in but that’s way more expensive so this will be plan B 👍
Wannikea *********
Wannikea *********
Go to the office first and get their specific list of requirements for the DTV extension
Anonymous *************
Anonymous *************
@Wannikea ********
will do this on Monday 👍
Steve *******
Steve *******
You can go and when you're back your wife can go. There's your solution.
Anonymous *************
Anonymous *************
@Steve ******
yeah that’s a solution for sure but flying out and in is way more expensive 👀 so it will be plan B 😜
Andrew ********
Andrew ********
You will need all updated documents like you were applying for the DTV for the first time it. From experiances in reported in the group your best option is to just leave and come back same day. Fly to ha noi will need a visa for vietnam if you are not afforded visa exempt in vietnam and come back the same day
Elías ********
Elías ********
You could leave early in the morning and come back late on the same day, or the next morning too.
Anonymous *************
Anonymous *************
@Elías *******
this will be plan B but it’s also way more expensive as I have to fly out and in 🤗
Robin *******
Robin *******
You Will get tax resident..get your TIN
Dany ********
Dany ********
@Robin ******
pretty irrelevant actually
Robin *******
Robin *******
@Dany *******
no pretty relevant indeed
Dany ********
Dany ********
@Robin ******
1. you become a tax resident no matter if you extend your visa or not. as long as you stay 180+ days in a calendar year.

2. totally irrelevant for a dtv extension what this whole post is about. its not a requirement.

3. most people owe zero tax because of double taxation agreements.
Anonymous ******************
Anonymous ******************
@Robin ******
you are a tax resident if your border run or not. 180days per calendar year. Doesn’t matter if it’s 91 days and 90 days separated trips
Anonymous *************
Anonymous *************
@Robin ******
Thanks. Are you referring to tax residency because of staying more than 180 days in Thailand, or is a TIN actually required for the DTV extension process?
Mick *****
Mick *****
Whether he leaves for a day or extends he will still becomes a tax resident. The 180 days is cumulative not consecutive.
James ********
James ********
@Mick ****
correct ✅
Chris **********
Chris **********
@Ro***
it depends on a lot of variables and it also doesn't matter if it's 180 consecutive days or totaled up over the year mate. I'd suggest just heading into the revenue department at the start of the year and make an appointment.
Greg ********
Greg ********
@Robin ******
Not everyone who is Tax Reaident gets a TIN. How many of the 100k on O visas do you think have a TIN?
Greg ********
Greg ********
In the past I know a pal used Rayong instead of Jomtien to resolve a situation. Said they were helpful in his situation. It will be a quiet office. I would go in and ask them requirements first. At least then you will have the lay of the land. Good luck.
Jeremy **********
Jeremy **********
@Greg *******
it used to be a quiet office. However with all of the Asian foreigners working in the factories in the area it is a busy place. Having said that, they are usually dealing with work permit matters, so for those doing extensions it isn’t that much of a wait.
Anonymous *************
Anonymous *************
@Greg *******
thanks 🙏 yeah I did my 90 days report there and it was quick and easy. Let’s see on Monday what they say 🤞
Stunning********
Stunning********
Yes. There have been some detailed reports in the group.

The documents needed:
*****************************************************************************************************************************************************************************************************************************


Visa extended in Bangkok (success):
********************************************


DTV extended at Udon Thani (success):
********************************************


Use the search bar to look for more
Anonymous *************
Anonymous *************
StunningDeer1930 awesome, many thanks for those precious informations 🙏 I will read this and keep you updated if it work 👍
James ********
James ********
Anonymous participant Good Luck 🍀 and we look forward to hearing of your experience.
Stunning********
Stunning********
Participant(e) anonyme You're welcome!
Andy ********
Andy ********
A noble cause, good luck with that, let us know how it goes.
Anonymous *************
Anonymous *************
@Andy *******
thanks 🙏 Yes I will keep you updated 👍
Greg ******
Greg ******
Not impossible but the vast majority who tried gave up on the idea. The very few who succeeded even suggested not trying it and said they wouldn’t do it again. I would think about a plan B like leaving one by one maybe?! Good luck!
Anonymous *************
Anonymous *************
@Greg *****
I will give a try and keep updated the group 🙏
John **********
John **********
You will most likely need all of the original documents you supplied updated for when you apply, so updated proof of income etc which will all vary depending on how you applied plus 500k in your bank for at least 30 days
Anonymous *************
Anonymous *************
@John *********
yeah I will make a big pile of documents with all the evidence possible 👍 Thanks for your message
Chris **********
Chris **********
@John *********
yes pretty much the case. My mate did it two weeks ago, had to provide everything updated but they didn't mind the 500k was transferred into that account the day of. This was in Chiang Mai

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