house tax back pay

[PeteC]

Will revert with more from the East coast side in due course. Based on this thread just talked to the wife about it and she knew nothing. She has 3 houses here in Rayong, (6-5-1 year) in her name, so will be interesting to see what they tell her and compare notes with you all. Pete

[Pagey]

Same topic was discussed 6 months back but no definitive answers. viewtopic.php?f=20&t=20914

[JimmyGreaves]

The tax is only due if you are in the municipality area. So Hin Lek Fai for example, no pay

There's a more in-depth thread somewhere in the forum possibly a couple of years old.

[moja]

Our address is Hin Lek Fai but we pay!

[buksida]

The tax is only due if you are in the municipality area.

Ok, sweet, off the hook then, no nasty surprises!

[Nereus]

The tax is only due if you are in the municipality area. So Hin Lek Fai for example, no pay
There's a more in-depth thread somewhere in the forum possibly a couple of years old.

Yes, there is a another big thread about it. But who ever told you that it only applies to the municipality area is wrong.

The whole thing is not just clear cut simple. There are many different forms of tax and methods of calculating them. What you DO need to be aware of is some of the staff in the Tessabhan do not know WHY there is a difference and they just MIGHT use the highest rate that does not actually apply to you.

[JimmyGreaves]

The tax is only due if you are in the municipality area. So Hin Lek Fai for example, no pay
There's a more in-depth thread somewhere in the forum possibly a couple of years old.

Yes, there is a another big thread about it. But who ever told you that it only applies to the municipality area is wrong.

The whole thing is not just clear cut simple. There are many different forms of tax and methods of calculating them. What you DO need to be aware of is some of the staff in the Tessabhan do not know WHY there is a difference and they just MIGHT use the highest rate that does not actually apply to you.

All my friends who are under orbotor control, for example are not in the municipality and do not need tessabahn permission to say build a house, they do not pay the municipality tax. The other thread spoke about 3 sections of hua hin municipality that have differing rates and within each section you pay different rates depending if you own the land/house (small land tax if no house built), rent it out, lease it or owner occupier.

Yes I know the feeling

[Super Joe]

hi, we bought a house 7 years ago and set up a company, we pay the accounts every year, a few years ago we were told we did not have a torro 900
we went to pay our accounts yesterday and were told the tesiban has our papers and we must pay 91000 baht which is so much per year as our builder did not pay house tax. we must also pay property tax every yearof around 18000 baht is this true
thank you

We're talking about local authority 'property tax' here, think it's proper name is 'House and Land Tax'. So I would assume the following may be applicable in your case...
1) Your current annual amount is the 18k.
2) 91k divided by 7 years is an average of 13k. Seems to stack up against your current rate.
3) Your builder/developer wouldn't have been liable for this tax after registration to you.
4) Your annual company accounts are income related, ie: Inland Revenue as opposed to local authority taxes.


I posted this in a previous thread, and basically, I haven't a clue if it's correct or not....
'House and Land Tax' - 12.5% of the assessed leasable value, applicable to properties used for commercial use, ie:
- Those holding property through Limited Company
- Those who rent out their property.
- Those with second homes, rented out or not.
- Those who lease out their land.


SJ

[buksida]

Ok so if I'm understanding this right only those that rent the place out or have it in a company name (or live in Hua Hin) are eligible for this tax? Not private home owners?

[JimmyGreaves]

Ok so if I'm understanding this right only those that rent the place out or have it in a company name (or live in Hua Hin) are eligible for this tax? Not private home owners?

No. Private home owners still have to pay but it's a much smaller fee. My UK friend bought house/land all in his Thai partners name (Samortan) and she has to pay. My other friend bought house land and did 30 year lease out near la valle (Hin Lek Fai) and he does not as apparently he is outside the municipality. Anyway he has no services from municipality but there is talk of Tessabahn water soon, not sure if they will then change boundaries.

[Super Joe]

Ok so if I'm understanding this right only those that rent the place out or have it in a company name (or live in Hua Hin) are eligible for this tax? Not private home owners?

Owner-occupied properties are exempt from it as far as I know, the wording under the tax act for exemptions includes:
"..houses or other structures inhabited by the owners thereof..."

But then properties exempt from the 'House and Land Tax' can be liable for the 'Local Development Tax'... some tiny land related tax. But again, owner-occupiers should be exempt, it's more designed for tracts of held, unused land.

I think a lot of the small taxes people pay are related to the fees/fines associated with late or non-filing. But the above is just how I've read it's 'suplosed' to work, we all know here the reality can be somewhat different.

SJ

[poosmate]

I live in Hin Lek Fai in a Thai owner occupied property. Yesterday whilst paying some other land taxes ( unoccupied land) my wife inquired about taxes on her house we built 9 years ago and have never paid anything except refuse collection service. No tax was due.

[johnnyk]

For info's sake, I own my house through a company that rents it as its business, it has a pool and the land area is 373 sq m.
Yesterday I paid 9000 at the Tessabahn.

[PeteC]

A few things the wife learned over here in Rayong after visiting with officials. Some a bit different than reported on here already.

1) Company. Not going into this deeply as there was disagreement among themselves. One said no tax if company bought house was occupied as principal residence by a Thai shareholder, but tax if occupied by a farang shareholder. The other disagreed....so I leave that one alone.

2) No tax at all on any houses a Thai owns if not rented out. In other words a Thai can have empty houses or holiday houses all over the place and there is no tax. Houses where family is living at no charge are also not taxed.

3) If a house is sold within 7 years of purchase there is a special tax, what rate the wife failed to find out. This must be an anti-flipping mechanism, although 7 years seems extreme.

That's about all that seems different than what others have said. No idea if right or wrong, or if there is really a solid country wide definition of what is right. Pete

[Nereus]

A few things the wife learned over here in Rayong after visiting with officials. Some a bit different than reported on here already.
1) Company. Not going into this deeply as there was disagreement among themselves. One said no tax if company bought house was occupied as principal residence by a Thai shareholder, but tax if occupied by a farang shareholder. The other disagreed....so I leave that one alone.
2) No tax at all on any houses a Thai owns if not rented out. In other words a Thai can have empty houses or holiday houses all over the place and there is no tax. Houses where family is living at no charge are also not taxed.
3) If a house is sold within 7 years of purchase there is a special tax, what rate the wife failed to find out. This must be an anti-flipping mechanism, although 7 years seems extreme.
That's about all that seems different than what others have said. No idea if right or wrong, or if there is really a solid country wide definition of what is right. Pete

2. Just been going through this a couple of hours ago. The Tessabhan told my agent that holiday homes attract a flat rate tax of: 2,750 Baht! This was over the phone, no Farang in sight!

3. Always thought that it was 5 years?