A clue regarding the direction on enforcement policy initially appeared when the head of Thai Immigration Surachate “Big Joke” Hakparn made comments regarding the need to be cautious about utilizing the services of certain types of Thai visa agents. Then in recent days major news broke that immigration authorities would be granted a certain level of discretion throughout 2019 regarding adjudication of retirement visa applications based upon income. This was to allow retirement visa holders to more smoothly transition into the new regime. Concurrently, a significant change was announced with respect to those using a lump sum amount of money in a bank account as evidence of financial ability to support a retirement visa. In the past, it was theoretically possible to simply deposit funds into an account for a relatively short period of time (as little as a day supposedly) and use the funds in the account as the basis for issuance of the retirement visa. New rules coming into effect March 1, 2019 would preclude this practice. Beginning in March, those seeking a retirement visa based upon a bank account must show 800,000 THB in a Thai bank account, said funds must have been on hand in the account for the 2 months preceding a Thai retirement visa application. Thereafter, the funds must remain in the account for another 90 days following the issuance of the retirement visa (presumably this is to be proven at the applicant’s initial 90 day report). After the initial 90 days, funds may be drawn down to 400,000 THB, but 400,000 THB must remain in the account until 2 months prior to a subsequent application for renewal at which point the balance must exceed 800,000 THB and the cycle begins again. At this time, it is unclear what steps Royal Thai Immigration Police personnel will be taking to scrutinize individuals’ finances and enforce these changes, but any new regulatory changes will likely be observable in the early days of March.

It seems possible that some time in the relatively near future further rule changes could come into effect. In fact, discussion about future requirements with respect to health insurance has made many wonder whether this may eventually become a requirement for those wishing to retire and live long term in the Kingdom.

Bank Accounts are another major issue for those living in Thailand. Thai bank accounts can be difficult to open for those who do not have a valid Thai visa and work permit. Many Thai banks have different rules on this issue, but at the time of this writing, the prevailing rule seems to be that one needs a Thai work permit and visa in order to open a bank account. There are some who have noted that one may have less difficulty opening a Thai bank account if one has already obtained a Thai business visa and remains in lawful status on said visa. In certain situations, it may be possible for a foreign national to open a Thai bank account without a Thai work permit, but one should consult an attorney in Thailand regarding bank account setups without a work permit.

Mortgages are also an issue for foreign nationals wishing to remain for an extended duration in the Kingdom of Thailand. Thai banks are very reluctant to loan money to non-Thais. Therefore, a foreign national may find that it is very difficult to receive financing for an abode in Thailand. An ancillary issue is that of house registration, many foreigners find it is very difficult to obtain a foreign Tambien Baan (House Registration Booklet, also spelled Tabien Baan) from the local Amphur Office (Civil Registrar’s office). In the case of Thai mortgages, the foreigner’s financial situation will likely be the determining factor in actually obtaining a mortgage. As to the House Registration, success in this endeavor may hinge upon retaining a Thai lawyer.