Tessaban property tax

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mo1
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Tessaban property tax

Post by mo1 » Thu Dec 24, 2009 12:35 am

does anyone knows about tax or rates that need to be paid to the Tesaban
I am told that some people are recieving request from Tesaban for tax (rates) payment some back dated 4 or more years??

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Post by Norseman » Thu Dec 24, 2009 6:35 am

If I remember correct it's three or four thousand Baht pr year but that depends on the value of your house. (The cost when you bought it).
Think they can back date a maximum of five years if you've never paid any tessaban-tax before.
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Re: Tesaban Tax

Post by Nereus » Wed Jan 26, 2011 2:17 pm

I will put this here as it is still current, if somewhat old.

We received a scruffy looking "letter" a few weeks ago, handwritten address on a single page folded over and stapled together. As I cannot read Thai, and my Daughter is elsewhere, I very nearly binned it. However, I had somebody take a look at it and was informed that it was from the Tessabaan in Hua Hin.

I went into the Tessabaan last week and was told that I needed to bring the original documents in so that they could assess how much the "building tax" would be. The documents were in Bangkok, so I did not get back with them until this week.

Went in there again today and the "assessment" is 15,000 Baht per year, plus 200 Baht for 3 of the last 4 years for "late" payment, plus this years 15,000 Baht---total being 60,600 Baht!
This is the first time that we have received any notice of this tax, but TIT I should have paid it each year without receiving a bill! :tsk:

I asked for an Invoice and after much running around was given a "statement" in Thai with the old style numbers written on it, and told that it must be paid by the end of February.

I would like to know just what they base the assessment on, as the house was bought fully furnished from the original owner, and I am not sure that fact is shown on the documents that I have. They asked if the house was single or double storey, and WHERE it was despite having the Chanote in front of them. It seems to me that it is based on where it is, not what it is.

I would also like to know just what we get back for this amount of tax. We no longer have a rubbish collection service, and when the Government water supply was installed a couple of years ago we had to pay 35,000 Baht as our share towards getting it connected to the area.

What ever they are charging for in that office, it must affect a lot of people going on the number in there and waiting. The service from the staff is very good, starting from outside in the foyer with somebody asking in English if they could help me.

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Re: Tesaban Tax

Post by hhfarang » Wed Jan 26, 2011 3:25 pm

It must have to do with how the property is held (like owned by a foreigner using the business method).

[Edited at the request of the poster]
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Re: Tesaban Tax

Post by Nereus » Wed Jan 26, 2011 4:09 pm

400 Baht. :shock:

The house is "owned" by my Thai Daughter, with me holding a 30 year lease.
They insisted it is a "building tax", nothing to do with the land, and I believe that that tax is a legitimate tax that has been so for 20 years that I know of. But it is so small it has never been collected in the past.

A bit suspicious, as last week when I did not have any documents with me, I asked for an "estimate" and the old lady that seems to be partly in charge, scribbled the exact same amount down a piece of paper as I have been invoiced today. :cheers:
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Re: Tesaban Tax

Post by lomuamart » Wed Jan 26, 2011 4:12 pm

Don't know whether this is connected, but the owner of our place called us two days ago saying that if anyone from the Tessabahn came round we were to say that we weren't paying rent. Utility bills we take care of, but the owner's mother knows the wife's mother so the place is free.
He's asked us that before but no-one's ever been round here.

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Re: Tesaban Tax

Post by prcscct » Wed Jan 26, 2011 4:18 pm

Something sounds fishy Nereus. :? Pete :cheers:
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Re: Tesaban Tax

Post by Nereus » Wed Jan 26, 2011 4:21 pm

prcscct wrote:Something sounds fishy Nereus. :? Pete :cheers:
Hello Pete. Do you have such a tax in your area? :cheers:
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Re: Tesaban Tax

Post by prcscct » Wed Jan 26, 2011 4:30 pm

Nereus wrote:
prcscct wrote:Something sounds fishy Nereus. :? Pete :cheers:
Hello Pete. Do you have such a tax in your area? :cheers:
Not one Baht. Asked the wife and she says there isn't any in this area regardless the value of the structures/land. I can't get further details at the moment as to 1) why not 2) will something come in the future etc. If I uncover some details in the future, I'll post. There was some kind of transfer tax when we first bought the place but she said the development paid for that, not us.

Seeing what HHF said and what you're saying having basically the same ownership structure, I really think something is wrong with what they've told you. Maybe your name came out of the hat for the scam of the month? Let's see what SJ and others say tonight/tomorrow. Pete :cheers:
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Re: Tesaban Tax

Post by kjellsnell » Wed Jan 26, 2011 5:14 pm

It sounds like people rent land ore lease have to pay the landowners tax from his income of the land .........that is of caurse wrong.....the landowner should pay tax from the income he have from his land if he rent it out.

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Re: Tesaban Tax

Post by JD » Wed Jan 26, 2011 5:23 pm

There a a few different taxes on properties depending on the usage, these are three that I know of.

If a Thai House owned outright with no rental, about 50 baht year.

If a Thai House being rented from the owner about 50 - 400 baht a month, depending on the amount of rent involved. This is due to be paid by the owner and if they get found out will probably increase your monthly rental to cover this cost.

If a Thai House being rented and also having a business registered at the same address - about 15,000 - 20,000 a year depending on the rental price, payable by the company.
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Re: Tesaban Tax

Post by Super Joe » Wed Jan 26, 2011 5:48 pm

There's two types of property taxes currently, we discussed them on here a couple of years back but I'm surprised it's never come up again since. My missus got collared for them the other day, two years worth, but they only showed up when she wanted to get a building permit on the land from the Tessabahn, which is strange that they have a system in place that can highlight that, but not one that chases up payments!?

But as far as I know, they're the same as most taxes in Thailand and self-assessment, it's our obligation to inform the relevant department each year of the values and allowances/exemptions we want, if we don't they can assess them for us.

House and Land Tax:
This is basically a commercial tax on buildings and their land, incl. condos, that the owner rents or leases out. I believe that it's the owner of the building that pays it all, even if a different person owns the land!? It's 12.5% of the actual yearly rental/lease amount or the government assessed amount, whichever is higher. I think it's immaterial whether it's let or not you still have to pay. If you live there and it's your main residence then you are exempt, but presumably if you do not send them anything they could well assess it a rented/leased property.

Local Land Development tax
Is the other one, if you pay House and Land this doesn't apply. It's for people who own land that they do not live on. It's between 0.25% to 0.95% of the assessed land value.

But I've just been checking the stuff I've previously saved on it and 3 different lawyers/tax specialists websites all say 3 different things, and have 3 different names of the two taxes. And there's this new tax that is going to replace the two of them soon.

SJ

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Re: Tesaban Tax

Post by hhfarang » Wed Jan 26, 2011 8:09 pm

If a Thai House owned outright with no rental, about 50 baht year.
That sounds about right JD. [Edited at the request of the poster]

Nereus, someone's got it in for you... you're getting the shaft it seems.

Pete, if your wife checked with the local Tessabahn, you'll probably find that you owe around 50 baht per year for as long as you've lived there. They don't go after you or send a bill for this small amount so if you don't just pay voluntarily, years can go by until you finally have some other business with the Tessabahn and then they will present you with the bill and maybe some small fine for being late.
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Re: Tesaban Tax

Post by poosmate » Wed Jan 26, 2011 9:17 pm

Nereus:
I agree it is probably due to the way the house is owned as on paper it is rented and subject to commercial tax.
The lease that you have with your daughter includes a rental on which income tax is payable. Maybe this is the tax due?
If not it may be the next one you/she are hit with.
I would think there will be dispensation for family members so it may not even have to be paid if the Tesabaan Know this.
Many of these taxes have been overlooked in the past but slowly the photocopies and faxes are being computerised and start to show up - usually farrang first :cry:
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Re: Tesaban Tax

Post by Nereus » Wed Jan 26, 2011 9:18 pm

Thanks for the input Guys.

I have not paid it and I will go into it further. I think some of it MAY stem from the fact that my Daughters address is in Bangkok, my Condo in fact. But wherever it is or was, it would have to be some place else when we bought the damn place wouldn't it?

The 30 year lease that I have from my Daughter has an amount of 100k Baht per year, which the Lawyers insisted had to be part of it, although I did make them reduce it from what they said it should be. I have had a falling out with the P--s over another matter, so am reluctant to go back to them, but will try and get some advice from somewhere. I am not against paying some tax, but this is ridiculous. :cheers:
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