Myths about Foreign Business in Thailand: Are You Doing This to Own Land?

At GPS Legal, we get many inquiries about starting a business in Thailand. We often find that these entrepreneurs have received misleading or even completely erroneous information. In this article, we would like to discuss land ownership by businesses in Thailand.

A Foreign Business Should Not Use Nominees to Own Land

Under Thai law, neither foreign individuals nor companies, with some exceptions, can own land in Thailand.  Despite that, there are advisors who will recommend a foreigner set up a majority Thai-owned company to buy property or have a Thai individual own the property on their behalf. Both options are nominee arrangements, which are illegal in Thailand. The former is doubly so, as a nominee structure for business is also illegal in Thailand.

This may sound obvious, but a company should be established for doing business, not for the sole purpose of owning property for the foreigner/proprietor to live in.

Other Options are Available for Foreigners Who Want to Reside in Thailand

As Thailand has grown in popularity as a new home destination for foreigners who are drawn to the climate, local destinations, and affordability, there are those who would mislead naïve people into legally tenuous situations at a price.

If you do not want to just rent a house or apartment and prefer to establish stronger roots in Thailand, you might choose to buy a condominium. Foreigners can purchase freehold condos in Thailand so long as the aggregate of total owners are a majority Thai.

If your spouse is Thai, he or she can own property with you as a registered resident. However, you both must file papers with the Land Office stating that you relinquish all claims to the property (i.e., the land is no longer a marital asset). You are still entitled to inherit the property as a marital asset; however, you must divest it within 12 months. Also, if you paid for the property yourself, your financial interests can be protected as a mortgagee.

One option for foreigners to directly own real property is available with a purchase of 40 million baht or more in qualified investments, in which case, you can apply for permission from the Land Department to acquire up to 1 rai (about 1,600 square meters) of land for residency purposes.

And although not ownership, you may lease a property for up to 30 years. Unfortunately, leases with a longer term are not enforceable, and renewing a lease after the 30 years is not a lease right protected under Thai law, meaning it too may not be enforceable. Then there is also superficies and usufructs, by which you can receive long term rights to property under certain conditions.

GPS Legal is Well-Versed in Real Estate in Thailand

GPS Legal understands why you would want to move to Thailand. Let us help you do it the right way so don’t have to worry. Contact us today find out what your options are and how we can help you!

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Myths about Foreign Business in Thailand: 1 Thai Director, 4 Thai Staff

At GPS Legal, we get many inquiries about starting a business in Thailand. We often find that these entrepreneurs have received misleading or even completely erroneous information. Here, we would like to address some misconceptions about the need for a Thai director and staff.

A Foreign Business in Thailand Does Not Always Need a Thai Director

There have been cases where foreign investors have been misled into creating a convoluted nominee structure, mainly to the benefit of an unscrupulous advisor. Part of this “advice” may also include that the business must have one Thai director registered with the new company, which the advisor can help identify, for an additional fee.

There are only a few situations where a company needs one or more directors to be a Thai national, such as a foreign business conducting operations that fall under List 2 of the Foreign Business Act. There are other circumstances as well, but these are more the exception and not the rule. While it may make sense to have a locally resident Thai or foreign director for expediency, the Civil and Commercial Code does not stipulate the need for a locally resident director, or that a director must be Thai. Only that a company must have at least one authorized director.

A Foreign Business in Thailand Does Not Always Need 4 Thai Staff Per Work Permit

Another misconception that is frequently repeated is that a company must have a ratio of four Thai staff to one foreigner to qualify for a work permit for that foreigner. This is wholly incorrect. The employee ratio requirement is actually related to Immigration regulations for the 1-year extension and renewal of a Non-B visa application and not to the 90-day “B” visa or to the Labor Department’s work permit requirements. To be clear, the Labor Department only requires that a company meets the minimum capitalization of THB 2M per work permit holder, with little to no emphasis on local staffing levels.

Further, the ratio depends on the entity type. A standard company limited (foreign or Thai majority owned) must employ four Thai staff to one foreigner employee’s visa, while a branch, foreign representative office, or regional office need only employ a one to one ratio per visa holder for their authorized representatives, though any other foreign staff must adhere to the 4:1 ratio. Also, there are other options available that rely on certain business and employment structures.

Furthermore, there are exemptions from the employee ratio requirement for businesses with Board of Investment certification.

GPS Legal Knows How to Structure a Foreign Business in Thailand

GPS Legal wants to help you establish your business in Thailand in the most efficient, effective, and affordable way possible. There is no need to try to make your situation more complex with nominee structures or unnecessary local staff hires to fulfill a ratio. Want to learn how? Contact us for a free initial consultation.

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Myths about Foreign Business in Thailand: Say No to Nominees

At GPS Legal, we get many inquiries about starting a business in Thailand. We often find that these entrepreneurs have received misleading or even completely erroneous information. We would like to take this opportunity to address these misconceptions.

Nominee Structures are NOT LEGAL for a Foreign Business in Thailand

Section 35 of the Foreign Business Act explicitly states:

A Thai national or a juristic person [i.e. an individual or registered entity], not being a foreigner under this Act, who assists in or aids and abets or participates in the operation of a foreigner’s business … where such foreigner is not permitted to operate that business or [where said Thai person] operates the business jointly with a foreigner in the manner holding it out as the [Thai person’s] sole business or who acts as a foreigner’s nominee in holding shares in a partnership [or] limited company or any juristic person with a view to enabling the foreigner to operate the business in circumvention or violation of the provisions of this Act, or a foreigner who allows such act to be committed by a Thai national or a juristic person that is not a foreigner under this Act, shall be liable to imprisonment for a term not exceeding three years or to a fine of one hundred thousand Baht to one million Baht or to both, and the Court shall order the cessation of the assistance…the aiding and abetting, … [or] the joint operation of the business, or [the] shareholding or partnership, as the case may be. In the case of violation of the order of the Court, the violator shall be liable to a fine at the daily rate of ten thousand Baht to fifty thousand Baht throughout the period of the violation.

This means that if any Thai person or entity participates in a business in name only to fulfill a legal requirement for a business to be considered Thai, then that party and anyone else involved is breaking the law and could be punished with imprisonment and/or hefty fines.

Nevertheless, there are many out there who will suggest a nominee structure as a perfectly legal way to set up a business in Thailand. It is not. Besides being illegal, you are giving up control of your company, assets, profits, and clients to someone that you must implicitly trust but may ultimately not have your best interests at heart. Do not be lulled into a false sense of security by documents or contracts that presumably legitimize the nominee or protect your interests – since the fact of the nominee itself is illegal, the supporting documents or contracts are in turn void or unenforceable.

If you have a Thai partner who has legitimately invested and partnered with you, then a majority-Thai owned company is a perfectly viable entity.  Further, your interests and control of the company can be protected through legally sound shareholding structures and shareholder agreements, including assigning reduced voting rights and a rebalanced share of profits in favor of the minority foreign shareholder. Alternatively, if you do not have the benefit of a local investor, there are a variety of majority-foreign owned structures that you can pursue.

Opening a Majority Foreign Owned Business in Thailand is NOT Difficult

As discussed in a previous article, there are several options for foreigners to start a business in Thailand without needing a Thai partner (or nominee), which are legal, transparent, scalable, and affordable.

Cost center entities include a Foreign Representative Office to fulfill quality control, market research or customer support roles, or a Regional Office to administratively oversee nearby branch office operations around Asia.  Revenue generating entities include a Branch Office as a wholly owned extension of an overseas parent company or a full-fledged Foreign Limited Company or Limited Partnership.

Foreign entities that trade and compete in the local marketplace and whose business objectives fall into any of the three lists of restricted businesses, will require a Foreign Business License. While there are some sectors in which foreigners are generally prohibited from pursuing in Thailand, it is not a long list, and furthermore, applying for a Foreign Business License is not an overly arduous process.

Additionally, Thailand’s Board of Investment (BOI) offers various tax and non-tax incentives and privileges to qualifying foreign-owned companies. This is also not an arduous process and is one that many foreign investors overlook—often because their “business advisors” want them to pursue a nominee structure so that these very advisors can profit from being engaged as the nominee.

GPS Legal Can Help You Set Up Your Foreign Business in Thailand

Build your business from the start on a solid foundation, not a house of cards. If you have a friend or an advisor who tries to convince you that a nominee structure is perfectly legitimate, please note that there have been, and will continue to be, crackdowns on both businesses and advisors alike.

GPS Legal will help you decide which structure is best for your business goals in Thailand. Please contact us for more information.

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What do you get with your BOI certification?

We recently offered an overview of Thailand’s Board of Investment (BOI) certification program, whereby companies can qualify for certain promotions or privileges if they meet certain criteria. But are these BOI privileges worth the application for and the maintaining of the qualifications?

BOI certification applies to projects, not to companies

The BOI has an extensive list of promoted business activities that qualify for investment privileges. Since the BOI began by encouraging manufacturing, they still reference promoted activities as “Projects”.  Projects refer to specific business activities within a company’s overall operation, not the company itself, which means that some activities may qualify for certification while others may not. Regardless, the entire company may still be able to benefit from BOI certification.

Promoted activities are divided into eight industry categories and include:

  1. Agriculture and Agricultural Products
  2. Mining, Ceramics, and Basic Metals
  3. Light Industry
  4. Metal Products, Machinery, and Transport Equipment
  5. Electronic Industry and Electric Appliances
  6. Chemicals, Paper, and Plastics
  7. Services and Public Utilities
  8. Technology and Innovation Development

Within each category are more specific activities that run the gamut from manufacturing to infrastructure development to professional and technological services and more. The BOI further identifies each activity with a designation that indicates the degree of promotion, incentive level and extent of privileges granted:

  • A1: Knowledge-based activities focused on research & development that are designed to enhance Thailand’s competitiveness.
  • A2: Activities to develop Thailand’s infrastructure or activities using advanced technology to create added value that have little or no existence in the country.
  • A3: High technology activities important to Thailand’s development that a negligible existence in the country.
  • A4: Activities not as advanced in technology as those in A1, A2, or A3 but which add value to domestic resources and strengthen the supply chain.
  • B1 – B2: Activities do not use much high technology but is still important to the supply chain.

BOI certification comes with tax and non-tax incentives

Once certified, a Project is then eligible for a range of basic incentives, including:

Tax Incentives

  • Exemption of corporate income tax and tax on dividends (up to 10 years).
  • Exemption/reduction of import duties on machinery (for duration of certification).
  • Reduction of import duties for raw or essential materials (for duration of certification).

Non-Tax Incentives

  • Expedited visas for foreign nationals to enter the Kingdom to study investment opportunities.
  • Expedited visas & work permits to bring qualified skilled workers and experts into the Kingdom.
  • Permit to own land.
  • Permit to take out or remit money abroad in foreign currency.

The certification designation (A1 to B2) will determine exactly which incentives apply and for how long.

There are also additional incentives available for competitive enhancements (as related to R&D or technology transfers), decentralization (certified activities located in designated provinces with low per capita income), and industrial area developments (certified activities located in designated industrial areas/estates), which include:

  • A 50% reduction of corporate income tax.
  • Double deductions from the costs of transportation, electricity and water supply.
  • An additional 25% deduction on the cost of installation or construction of facilities.

GPS Legal is experienced with BOI certification application and maintenance

The incentives for BOI certification are many, and it should behoove any investor or business owner to investigate whether any of their operations qualify. GPS Legal has assisted businesses at every level of BOI certification and maintenance, so if you would like to find out more about whether you should apply for BOI certification, please contact us today.

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TM30 Paperwork Now Required for All Visa Types

Although in affect since 1979, TM30 filings were loosely enforced and mainly expected from hotels, focusing on travelers with tourist visas. However, over the last few years, Thai police and immigration authorities have looked to TM30s to keep track of foreigners, particularly those here illegally through overstayed visas or involved criminal acts. Since they may not necessarily be staying at hotels, the full definition of the law is now being enforced. Unfortunately, this resulted in increased bureaucracy for all foreigners, especially those with long-term visas who plan on renewing them.

TM30 Filing is the Property Manager or Owner’s Responsibility

According to the Immigration Act of 1979, Section 38:

The householder, the owner, or the possessor of a dwelling place or a hotel manager, who takes in, as a resident, an alien with permission to temporarily stay in the Kingdom, shall notify the competent official at the immigration office located in the locality in which the house, dwelling place, or hotel is located within twenty four hours from the time the alien has taken residence. If there is no immigration office located in that locality, the police officer at a police station of that locality jurisdiction shall be notified.

Basically, any property owner or manager hosting a foreigner must register them by filing a TM30 either at Immigration (if in Bangkok) or at a local police station (if in another province) within 24 hours of that foreigner staying with them. There is an online option, but, as of this posting, its accessibility is inconsistent.

This applies to all types of properties and to all foreign visitors staying for any time period, including married couples where the Thai spouse owns the property and foreigners who own their own condominium. In the case of the former, the Thai spouse must file regarding their foreign spouse, and, for the latter, the foreign owner/resident must file regarding themselves.

Property owners or managers who do not file TM30s within the deadline may face a fine of up to THB 10,000.

But Foreigners Need TM30s For Visas

For tourists here on a short-term visa, this is not necessarily a problem. The issues arise for foreigners who live or work in Thailand and will be applying for a long-term visa or renewal. This is can be especially problematic if you plan on traveling abroad, as a TM30 filing is required every time you enter Thailand, even if you are at the same address. This is because now the TM30 filing is mandatory for almost all long-term visa applications and renewals.

Many owners/managers are unaware or unwilling to take the time to file a TM30. One way around this is to have the landlord sign over a power of attorney or proxy specifically related to TM30s. However, if there’s a chance a fine may be levied, the property owner/manager must appear in person.

GPS Legal Can Help

New enforcement of an old regulation can cause a lot of confusion, and this case is no different. GPS Legal has been tracking this development and speaking to relevant officials to help our clients ensure their paperwork is up to date. If you are not sure about your TM30 situation, please contact us, and we will be happy to discuss your options with you.

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Continue reading “Is BOI promotion an option for your business in Thailand?”

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