Integrity Legal

It appears that as of July 25, 2019 the Immigration authorities in Thailand have begun accepting petitions for permanent residence. For those unaware, it should be noted that Thai Immigration authorities tend to only open the “window” for PR applications for a few months to allow applicants an opportunity to file their petitions. Those seeking permanent residence in Thailand may apply based upon the following categories: investment, working/business, humanitarian, experts, and extraordinary circumstances on a ad-hoc basis. Those who obtain permanent residence are able to have their name listed in a blue Tabien Baan (also known as a House Book). Furthermore, individuals with permanent residence in Thailand no longer need to deal with 90 Day reporting nor do they ever need to renew a Thai visa as their status is considered permanent. Those seeking Thai PR should note that there are quotas on the number of residence books which will be allocated in a given year. These quotas are based upon nationality.

Meanwhile, it appears that as of the time of this writing the Thai Immigration authorities have yet to implement recently announced regulations pertaining to health insurance for retirement visas in the Kingdom. In a recent article in The Phuket News it has been noted that Thai Consular Officers and Embassies and Consulates abroad and Immigration officials in the Kingdom have yet to be ordered to begin evaluating insurance policies for those seeking retirement visas and/or retirement visa extension. To quote directly from the The Phuket News:

Phuket Immigration Police Chief Col Kathathorn Kumthieng confirmed to The Phuket News this week that his office has yet to receive an order instructing his office to start enforcing the mandatory health insurance requirement, approved by the Cabinet on April 2.

It remains to be seen exactly when the retirement visa insurance scheme will be fully implemented. However, it appears imprudent to presume that these proposed rules have been abandoned even if they have yet to be implemented.

Meanwhile, many foreign nationals in Thailand are increasingly irritated by the increasingly enforced TM.30. For those unaware the TM30 form is used to comply with the Immigration Act provisions requiring foreign nationals temporarily present in Thailand to report their address to Immigration officials. There appears to be some confusion whether TM30 rules apply to those in the Kingdom who maintain a yellow house book. Some foreign nationals in Thailand are calling for TM30 to be scrapped in favor of a more efficient and up to date system. Although rules regarding the TM 30 have not been enforced for many years, if not decades, the Immigration Bureau in Thailand began enforcing the law on residence reporting in earnest earlier this year with the result that many foreigners have been asked to file TM30, or pay fines, before being allowed to extend a Thai visa. This has caused a great deal of consternation which recently has come to a head in the form of a petition requesting that the Thai government reevaluate its TM30 policies. How exactly this initiative plays out remains to be seen, but there are valid arguments in favor of streamlining the TM 30 process.

Tags: blue house book, Blue Tabien Baan, blue tambien baan, retirement visa insurance, Thai permanent residence, Thai Permanent Resident, Thai Retirement Visa, Thailand Permanent Residence, Thailand Permanent Resident, Thailand Retirement Visa, yellow house book, Yellow Tabien Baan, Yellow Tambien Baan
Posted in Thailand Visa | No Comments »

As readers of this blog may recall from a previous post, the Thai authorities recently announced that the fee waiver for Thai tourist visas was ending in March of this year. However, ThaiVisa.com has recently reported that the tourist visa waiver program is to be re-instituted in April of this year. Apparently, the positive impact upon the tourism sector is one of the underlying reasons for the extension of this program:

“Less than one month after Thailand’s Ministry of Foreign Affairs informed Thaivisa.com that the free tourist visa scheme would end on March 5, 2010, the Thailand Government has announced the tourism stimulus package will continue for another year, including $US10,000 in free riot insurance for tourists. The extension of the tourism industry stimulus package was approved by the cabinet today, March 2, 2010 in response to a request from the Ministry of Tourism and Sports. The extension will be effective from April 1, 2010 and go through to March 31, 2011 and appears to leave a three and a half week window in which tourist visas for Thailand will be charged for.”

As some may recall from another previous post on this blog, many Royal Thai Embassies, Consulates, and  Honorary Consuls around the world were unhappy with the no-cost tourist visa scheme as the funds previously accrued from processing tourist visas were no longer being paid. How this recent announcement will impact the Honorary Consulates as well as the Embassies and Consulates-General remains to be seen.

Another interesting aspect of the recent announcement is the fact that foreign nationals are also to be provided with no-cost riot insurance as part of this new program to revitalize the Thai tourist industry. To further quote from ThaiVisa.com:

“The $10,000 free riot insurance coverage was introduced last year and initiated by the Tourism Council of Thailand (TCT) in response to international insurance firms’ refusal to sell insurance coverage to visitors to Thailand following the 2008 closure of Thailand airports by members of the Peoples Alliance for Democracy (PAD). When the insurance coverage was first introduced last year, Kongkrit Hiranyakit, president of TCT, said the government had set aside Bt190.75 million ($US5.820 million) for the initial six month period covering May to October, 2009, with the Ministry of Tourism and Sports responsible for paying the insurance premium of $1 per visitor. The insurance policy provides for payments of up to $10,000 in the event of death, injury, and/or trip inconvenience, and appears to only cover people in possession of a 60-day tourist visa. Resident expatriates living and working in Thailand on non-immigrant visas do not appear to be covered for death, injury or inconvenience caused by riots.”

It will be interesting to see if the provision of this insurance will cause any stir among foreign residents as all of those who do not have Thai Permanent Residence are technically considered non-immigrants and therefore only “temporarily” staying in the Kingdom. This even applies to those with a Foreign Tabien Baan (also know as a Yellow Tabien Baan) as these registrations are specifically noted as “temporary.” Even though all non-residents are classified as non-immigrants, the category of the visa determines the privileges that will be extended to the visa holder. Therefore, those with a Thai business visa are entitled to file for a Thai work permit while those holding a tourist visa are not accorded that privilege. As a result, the provision of riot insurance could be viewed as as specific privilege that is only accorded to those holding certain types of Thai visas.

For further information about Thai Immigration please see: Thai visa.

Tags: Foreign Tabien Baan, Foreign Tambien Baan, Free Thai Tourist Visa, Thai Business Visa, Thai permanent residence, Thai Tourist Visa, Thai Visa, Thai Visas, Thai Work Permit, Thailand Visa, Yellow Tabien Baan, Yellow Tambien Baan
Posted in Miscellaneous, Thai Embassy Kuala Lumpur, Thailand Embassy, Thailand Embassy Myanmar, Thailand Embassy Singapore, Thailand Property, Thailand Real Estate, Thailand Visa, Upcoming Legislation | No Comments »

There are many foreign nationals who have opted to take up long term residence in the Kingdom of Thailand. For many expatriates, a pivotal question regarding residence in Thailand deals with the issue of Thai property law. Under the current laws in the Kingdom of Thailand foreign nationals are effectively barred from purchasing a Freehold Chanote (Title Deed) to land in the Kingdom. This being said, foreigners are allowed to take freehold title to Thai Condos provided certain legal requirements are met, but for many foreign nationals in Thailand actual home ownership is the preferred method of living in the Kingdom.

In the past, a Thai company could be used to own Thai Real Estate, but the company had to be structured in such a way that it comported to Thai law. In recent months there has been some discussion by Thai government officials about doing away with this system of property ownership. How this will play out remains to be seen, but some foreigners, who are still interested in enjoying Thai property, are looking at other ways of structuring their interests so as to properly comport with possible future restrictions.

One method involves the bifurcation of Thai title. What this means is that the land underneath a structure is owned by a Thai while any structures on the land are owned by a foreigner. This arrangement would be legal under current Thai law, but many are confused about how such an arrangement could be set up. This is where the Yellow Tabien Baan becomes an issue.

A Yellow Tabien Baan is used by foreign nationals who live in the Kingdom. However, they are very difficult to obtain and are usually only promulgated if the foreign national has bought a Thai condo. That being said, a foreign national who is on a Tabien Baan can obtain a building permit to build a structure in Thailand. Once the structure is built, it can be owned wholly by a foreign national. A foreigner could secure long term lease to the underlying property while maintaining ownership of the structure. Use of a Thailand usufruct or superficies would also strengthen the foreigner’s property interests without violating the de facto restriction placed upon land ownership for foreigners. This is not the only benefit that a Yellow Tabien Baan can confer upon a Foreigner in Thailand as there are other major benefits that foreign nationals can enjoy by being on a Foreign Tabien Baan.

Tags: Foreign Tabien Baan, Foreign Tambien Baan, Tabien Baan, Tambien Baan, Thai Chanote, Thai Property, Thai Property Law, Thai Real Estate, Thai Real Estate Law, Thai Tabien Baan, Thai Tambien Baan, Thai Title Deed, Thailand Property Law, Thailand Real Estate Law, Thailand Title Deed, Title Deed, Yellow Tabien Baan, Yellow Tambien Baan
Posted in Thailand Business, Thailand company, Thailand Condo, Thailand Property, Thailand Real Estate, Upcoming Legislation | No Comments »

The Tabien Baan, or document proving House Registration, is distributed by a village, city, or other  municipal authority. The Tabien Baan (sometimes spelled Tambien Baan) reflects the residents who live at a specific property (this document is not used as proof of Real Estate ownership, for that one must have a Thai Chanote or Title Deed). The Tabien Baan (House Registration) is issued to Thai Citizens and is used as a permanent address for service of process and other official mailings.

A Tabien Baan is an extremely important document for Thai nationals because it acts as proof of a Thai person’s residence. Therefore, it is used to determine a Thai person’s voting district and in the case of Thai men of military age, the Tabien Baan is used to ascertain what district the Thai man will be placed in when drawing for the military draft. This can be critical because if one district reaches a certain level of volunteers then it is not necessary to further draft any inhabitants of that district. As a result, a Thai man’s House Registration (Tabien Baan) can have a massive impact upon their life and career depending upon the district in which they live.

Can a Foreigner (Farang) Get a Thai Tabien Baan?

For a foreigner (farang in Thai) it may be possible to be registered on a Tabien Baan in Thailand if:

1. the foreigner has acquired a Thai lease that has been legally registered at the Thai land Department
2. the foreigner has used a Thai company to buy land in Thailand (This is becoming less common as the Thai Land Department officials are more heavily scrutinizing cases involving a Thai Company to own land.)
3. the foreigner has bought a Thai Condo as a freehold Title owner pursuant to the Thai Condominium Act

A Tabien Baan issued to a foreigner residing in Thailand is generally referred to as a “Yellow Tabien Baan” because the booklet is the color yellow. Yellow Tabien Baan’s are becoming increasingly difficult to obtain because the local Amphur office (or Khet office in the Bangkok Metropolis) is reluctant to issue Tabien Baan’s to foreign nationals.

There are some benefits to having a Tabien Baan in Thailand. Most notable is the fact that a foreigner can obtain a building permit based upon a Tabien Baan and as a result could more easily obtain a superficies for structures built upon a piece of Thai property. Thai banks are also more cooperative about granting Thai mortgages to foreigners who are noted on a Tabien Baan.

Those with Permanent Residence in Thailand can be placed upon a blue Tabien Baan in the same way as a Thai National. However, this does not denote Citizenship nor voting rights, it is simply an administrative change based upon the foreigner’s residential status.

The Tabien Baan may become an important aspect of the USA visa process as well. For those Thai nationals applying for a K1 visa or a K3 visa, the Tabien Baan may be requested in order to prove the Thai’s residence in Thailand.

(Please be aware that this information is imparted for educational purposes only and does not constitute legal advice. No Lawyer/Client fiduciary relationship is created by reading this posting.)

Tags: Buy Land in Thailand, Foreign Tabien Baan, Tabien Baan, Tambien Baan, Thai Tabien Baan, Thailand House Registration, Thailand Property Law, Thailand Real Estate Law, Thailand Tabien Baan, US Visa Thailand, Yellow Tabien Baan, Yellow Tambien Baan
Posted in General Legal Information, Legal Opinion, Miscellaneous, Thailand Property, Thailand Real Estate, US Visa Thailand | 5 Comments »