Non-B Visa Thailand 2025 – Company Setup, Work Permit Process & SMART Visa Comparison

Living and working in Thailand as a foreigner in 2025 requires navigating Thailand’s business visa and work permit system. This comprehensive guide walks you through the full lifecycle of the Non-Immigrant “B” visa (Non-B) – from Thai company incorporation and initial visa application to work permits, 90-day reporting, and annual renewals – and compares it to the BOI-backed SMART Visa program. We’ll also clarify where to submit applications (Chamchuri Square One-Stop vs. Chaeng Watthana Immigration) and highlight 2025 policy updates, common pitfalls, and how Thai-Co can simplify this complex process for you.

Step-by-Step Thai Business Visa Process (Non-Immigrant B Visa & Work Permit)

For most foreigners, the traditional route to live and work in Thailand is via a Non-Immigrant “B” Visa (often called a Thai business visa), sponsored by a Thai company. This path involves setting up a Thai company to act as your employer, obtaining the Non-B visa, and then securing a work permit. Below is a clear step-by-step breakdown of the entire process, including company registration, visa application, work permit issuance, 90-day reports, and renewals:

1. Register a Thai Company (Thai Company Incorporation): A Thai entity is required to sponsor your visa. Most foreigners establish a Thai limited company (Co., Ltd.) with at least 2 shareholders (reduced from 3 under recent reforms) and 1 director. The company needs a registered address in Thailand and sufficient registered capital – typically THB 2 million paid-up capital per foreign employee. The incorporation process includes reserving a company name, filing a Memorandum of Association, convening a statutory meeting, registering the company with the Department of Business Development, and obtaining a tax ID. Once the company is set up, maintain proper records and be aware of foreign ownership rules (most industries cap foreign shareholding at 49% unless you obtain special permissions or BOI promotion).

2. Apply for a 90-Day Non-Immigrant “B” Visa at a Thai Embassy/Consulate: With your Thai company established and ready to hire you, the next step is to get a Non-Immigrant B visa from outside Thailand. You (the foreign applicant) must apply at a Royal Thai Embassy or Consulate in your home country or another country abroad. Your Thai company will provide supporting documents (invitation letter, company registration papers, etc.) to sponsor this application. The embassy typically issues a 90-day single-entry Non-B Visa (initial stay permit), which you must use to enter Thailand within the visa’s validity (usually within 3 months of issuance). Visa fees are around THB 2,000 for single-entry or THB 5,000 for multiple-entry. *(Note: In most cases, you cannot obtain a long-term work visa on arrival in Thailand – you need to start this process abroad. If you were already in Thailand on a tourist visa and found a job, you would generally have to leave Thailand to apply for the Non-B visa and re-enter.)

3. Enter Thailand and Obtain Your Initial Work Permit: Upon entry at the airport, your passport will be stamped with a 90-day stay permit under the Non-B visa. During this 90-day period, you must apply for a Thai work permit at the Department of Employment (Ministry of Labor). Your employer (Thai company) will prepare the work permit application with required documents such as the company registration certificate, shareholder list, your education certificates, medical certificate, photos, etc. Submit the work permit application and documents to the Ministry of Labor as soon as possible. Typically, an initial work permit can be issued for the remaining term of your 90-day visa (or a shorter temporary period) while you complete the next steps. Processing usually takes about 7–10 business days. Once approved, you or an authorized representative can collect the work permit booklet and you are then legally allowed to begin working in Thailand.

4. Extend Your Visa to 1 Year (Extension of Stay at Immigration): With a valid work permit (or at least the work permit approval letter in hand), you can apply for a 1-year extension of stay on your Non-Immigrant B visa. This is done at the immigration office – for Bangkok, this is typically Immigration Division 1 at Chaeng Watthana Government Complex (unless eligible for the one-stop center, discussed later). You will need to show that your company is active and meets the requirements to employ a foreigner (e.g. proper registered capital and usually at least four Thai employees per foreign worker in a non-BOI company). If all is in order, immigration will grant you an extension of stay up to 1 year from your entry date. This effectively converts your 90-day visa into a one-year visa. At this stage, you should also obtain a re-entry permit if you plan to travel outside Thailand during the year – a re-entry permit (single or multiple) prevents your visa from canceling when you exit the country. The work permit, meanwhile, can also be extended to match the one-year period after your visa extension is approved. From this point, you will be on a year-to-year cycle for your visa and work permit (often informally called a “1-year Non-B visa” and work permit). The entire one-year visa/work permit process can take a few weeks from the initial application; typical processing times are 2–4 weeks for the embassy visa and another few weeks for work permit and extension formalities, so planning ahead is crucial.

5. 90-Day Reporting Obligation: Once you have your one-year visa (extension of stay), Thai immigration law requires that you report your current address every 90 days of continuous stay in Thailand. This is known as 90-day reporting (or TM47 report). It’s a simple report (you can do it in person at immigration, by mail, or sometimes online) to confirm your address. Failing to do the 90-day report on time can result in fines. Note: The 90-day report is required for all foreigners on long-term visas, including Non-B visa holders – it is separate from your visa validity. Mark your calendar every three months from the date of your latest entry or last report. (If you leave Thailand and re-enter with a valid re-entry permit, the 90-day count resets from the date of re-entry.)

6. Annual Renewal of Visa and Work Permit: To continue living and working in Thailand beyond the first year, you must renew your extension of stay and work permit each year. The renewal is done in Thailand (no need to exit). Starting about 30–45 days before expiry, prepare the renewal application: updated company documents (financial statements, tax records, proof that Thai staff are employed and social security paid, etc.) will be required to prove the business is active and still meets the criteria for hiring a foreigner. Submit the extension application at immigration and the work permit renewal at the Labor Department. Each extension can be granted up to one year at a time for standard Non-B visas (there are some cases of two-year extensions, but those are usually tied to special cases or certain agreements). Ensure continuous compliance – if your company falls out of good standing (e.g. fails to submit annual filings or falls below Thai staff requirements), your renewal could be denied. With timely renewals, you can keep extending year by year indefinitely. Remember to also renew your re-entry permit each year (if on a new visa stamp) and continue 90-day reporting.

Tip: Thailand has been working to streamline these processes. For example, as of early 2025, the government approved reforms allowing work permit holders to appoint a third party to collect work permits on their behalf and even to have work permits delivered by post or issued electronically, reducing the need for in-person appearances. These changes (once fully implemented) will make the renewal process more convenient. Always check the latest procedures each year.

Comparing the BOI SMART Visa Path (High-Skill & Investor Visa Program)

Alongside the traditional Non-B visa route, Thailand offers the SMART Visa program, backed by the Board of Investment (BOI), as an alternative pathway for certain qualified foreigners. The SMART Visa was designed to attract highly skilled professionals, investors, executives, and startup entrepreneurs to work in targeted industries crucial to Thailand’s economic development. Unlike the Non-B visa, which is open to most business activities (but requires Thai company sponsorship and work permits), the SMART Visa has specific eligibility criteria and perks:

• Eligible Industries and Roles: SMART Visas are limited to specific sectors deemed important for Thailand’s growth. These currently include industries such as next-generation automotive, smart electronics, biotechnology, medical and wellness tourism, digital technology, automation and robotics, renewable energy, and several others in the tech and innovation space. Initially, the SMART Visa was subdivided into categories: SMART “T” (Talent) for experts with high salaries in targeted industries, SMART “I” (Investor) for major investors in tech ventures, SMART “E” (Executive) for senior executives in tech sectors, SMART “S” (Startup) for entrepreneurs starting new ventures, and a accompanying Smart “O” for dependents (spouses and children). Each category had its own requirements (for example, SMART-T required a minimum THB 200,000 monthly salary for a scientific expert in a targeted field, SMART-I required a 20 million baht investment in a tech company, etc.).

• Key Benefits of the SMART Visa: The SMART Visa offers several attractive benefits not available under the standard Non-B visa:

  • No Work Permit Required: SMART Visa holders are exempt from the need to obtain a separate work permit. The visa itself serves as permission to work in the approved field. This saves time and administrative hassle (no Labor Ministry paperwork or 4:1 Thai/foreigner quota to worry about).

  • Longer Permission to Stay: A SMART Visa can grant up to 4 years of stay (depending on category) instead of just 1 year at a time. This means fewer renewals – e.g. an approved “Talent” or “Executive” might get a 4-year visa straight away. (SMART “S” startups are often 1 year initially, extendable upon meeting milestones.)

  • Family Advantages: Spouses and children of a SMART Visa holder qualify for the Smart “O” visa, allowing them to stay in Thailand and even work without a work permit (the spouse can legally work in Thailand as a dependent of a Smart Visa holder). This is a huge advantage for those moving with family, as under a Non-B visa, a spouse on a dependent visa would not be allowed to work without securing their own work permit.

  • Streamlined Processing: Applications are handled via the BOI’s One Stop Center (now relocated to One Bangkok building as of 2025) which consolidates steps. Processing times for SMART visas are around 30 business days since the application undergoes a qualifications review by BOI and related agencies. Once approved, issuance of the visa can be done inside Thailand at the one-stop center or at a Thai embassy abroad.

• Application Process for a SMART Visa: The process is different from the traditional route. Instead of first establishing a Thai company (the company may already exist or you may be joining a BOI-promoted firm), the applicant must apply for a BOI endorsement for the Smart Visa. You submit documents proving you meet the criteria (e.g. resume, degree, job offer with required salary for Smart “T”, or business plan and financial evidence for Smart “S”, etc.) to the SMART Visa unit (often done online through the BOI’s portal). The application is reviewed by a committee involving BOI and relevant ministries. If approved, you receive an endorsement letter. With this letter, you can obtain the SMART Visa in your passport either at the BOI one-stop center in Bangkok (if you are in Thailand on another visa) or at a Thai embassy/consulate abroad. Because the Smart Visa itself covers work rights, once you have it, you can work immediately for the specified employer or on your startup as per the visa conditions. There is no separate work permit issuance step – an advantage in simplicity.

• Limitations and 2025 Updates: The SMART Visa path is not for everyone. It is intended for specific high-skill roles and not all industries are eligible. Many ordinary businesses (e.g. running a restaurant, a trading company, a marketing agency, etc.) won’t qualify for a Smart Visa, so the traditional Non-B is the only option in those cases. Additionally, the qualification thresholds for Smart Visas are high – e.g., salary or investment requirements that many may not meet, and you must be in one of the “future” industries. In fact, in 2025 the Thai government adjusted the visa landscape significantly. To avoid overlap with the newer Long-Term Resident (LTR) visa program, most Smart Visa categories are being phased out. As of early 2025, Smart “T” (Talent), Smart “I” (Investor), and Smart “E” (Executive) are slated to be eliminated, leaving only Smart “S” for startup entrepreneurs as the main Smart Visa category going forward. This means Thailand is shifting its focus to the 10-year LTR visas for attracting talent and investors, while the Smart Visa will primarily cater to startup founders and experts in the startup ecosystem. Important: If you were considering a Smart Visa in categories now discontinued, you may need to explore the LTR visa or the traditional Non-B route instead. Always check the latest policy – the changes were approved in early 2025. (The Smart Visa program’s remaining Startup visa still requires you to have a qualifying startup in a targeted industry, a 600,000 baht bank deposit maintained, and other conditions.) Moreover, Smart Visas, while longer duration, are not “set and forget” – you must continue to meet conditions (for example, annual or biannual reporting to BOI to show you are still in the same job/industry, etc., and notify if any job change). If conditions are not met, the Smart Visa can be revoked. And like all long-term visa holders, Smart Visa holders are also subject to 90-day address reporting requirements (the exemption from work permit doesn’t exempt one from standard immigration reporting rules).

Comparison Summary: For most foreigners starting a regular business in Thailand or taking a standard job, the Non-Immigrant B visa + work permit route is the practical path. It accommodates any industry (as long as you set up a compliant Thai company) and the requirements – while bureaucratic – are straightforward (capital, Thai employees, paperwork). The SMART Visa route offers a streamlined, work-permit-free experience with multi-year stability, but it’s confined to a niche group of applicants in high-tech or strategic fields and, as of 2025, has been narrowed further. If you happen to qualify, a Smart Visa can be very convenient (no 4 Thai employee rule, no annual immigration queues, etc.); however, most typical businesses will go the Non-B route. In either case, understanding where to file your applications is crucial, which brings us to the distinction between Chaeng Watthana vs. Chamchuri Square (One Stop) offices.

Chamchuri Square vs. Chaeng Watthana: Where to Handle Visa & Work Permit Matters

Thailand has different immigration offices for handling visa and work permit services depending on the type of company or visa you have:

• Chaeng Watthana (Immigration Division 1): This is the main immigration center in Bangkok (located at the Government Complex on Chaeng Watthana Road). All standard visa extensions for Non-B visas are done here (or at provincial immigration offices for those outside Bangkok). If your Thai company is not under BOI promotion or any special scheme, you and your staff will be dealing with Chaeng Watthana for things like 1-year visa extension applications, 90-day reporting (if not done online), re-entry permits, and annual renewals. Likewise, the Ministry of Labor offices (often separate but also having a presence at Chaeng Watthana complex) handle the issuance and renewal of work permits for non-BOI companies. Expect typical government office hours and queues; it’s wise to go early and ensure all your documents are in order to avoid repeat trips.

• Chamchuri Square One-Stop Service Center (Now “One Bangkok” center in 2025): For certain qualified companies and visa holders, Thailand offers a One-Stop Service Center for Visas and Work Permits, which until early 2025 was located at Chamchuri Square Building, 18th floor, Bangkok. This center (often just called “Chamchuri” by expats) catered to companies promoted under special laws – notably BOI-promoted companies, companies in the Petroleum or petrochemical sector, companies in the Industrial Estates, and holders of certain privileged visas like the LTR or Smart Visa. At the one-stop center, eligible foreigners could do both immigration and labor procedures in one place – truly a one-stop service – and often with faster processing. For example, a BOI-sponsored employee can apply for a visa conversion (from tourist to Non-B) and get their work permit issued in the same office. The yearly renewals for BOI company employees and SMART Visa holders are also done at the one-stop, meaning they usually do not have to go to Chaeng Watthana at all. Update for 2025: As of March 17, 2025, the One-Stop Service Center has relocated from Chamchuri Square to the new One Bangkok complex (Rama IV Road). The services remain the same, but applicants should note the new location. Importantly, not everyone can use the one-stop center – you must be under a qualifying company or visa class. For instance, if you set up a standard company (not BOI) just to get a Non-B visa for yourself, you are not eligible to use Chamchuri/One Bangkok one-stop; you’ll go to Chaeng Watthana. On the other hand, if you obtain a SMART Visa or your company later gets BOI promotion status, your future extensions could be handled at the one-stop center, which is generally smoother and downtown-located.

2025 Policy Note: There have been discussions on expanding access to the one-stop services, but as of 2025 the rules remain that it’s restricted to special cases. If you’re unsure whether you qualify to use the One Stop Service Center, check if your company is BOI-promoted or meets the criteria under the Investment Promotion Act – typically, the BOI will inform you and issue documentation that you can take to the One Stop center. Otherwise, plan for doing your visa at immigration (Chaeng Watthana). The Thai government’s push to consolidate and simplify processes (including the work permit reforms and phasing out overlapping visa types) might eventually streamline things for everyone, but currently the two-track system (regular vs. BOI/One-stop) is in effect.

Key Challenges and Pitfalls in the Thai Business Visa Process

Both the traditional Non-B visa path and the SMART Visa path come with challenges that can trip up applicants. It’s important to be aware of these potential roadblocks:

• Strict Company Requirements (Thai Staff and Capital): If you go the Non-B route, be prepared to maintain the Thai legal requirements for employing foreigners. A standard company is expected to employ four full-time Thai employees for each foreign work permit and maintain at least 2 million baht capital per foreigner. Falling short (e.g., your Thai staff resign and you don’t replace them) can jeopardize your visa renewal. The Ministry of Labor does enforce these rules – they may ask for proof of Thai employees (social security filings, etc.) each year. Neglecting these could lead to extension denial or last-minute panic hiring. BOI-promoted companies are exempt from the 4:1 ratio rule, which is a major benefit if you plan to have a foreign-heavy workforce.

• Complex Paperwork and Frequent Changes: The documentation for visa and work permit applications is extensive – corporate documents, financial statements, letters in Thai, etc., all need to be perfectly in order. Immigration officers and labor officers scrutinize the details, and even a small mistake or omission can lead to rejection or delays. Many applicants find the process confusing or get requests for additional documents they weren’t aware of. As Siam Legal notes, these documents “are often difficult to acquire,” and it’s wise to consult a legal professional to ensure you have everything needed. Moreover, immigration policies can change with little notice (for instance, shifting what office handles certain cases, or new forms like the 2025 introduction of the Thailand Digital Arrival Card (e-TM6) for incoming travelers). Staying updated is a challenge for do-it-yourself applicants.

• Processing Delays and Queues: Government offices in Thailand can be crowded. It’s not uncommon to spend half a day at Chaeng Watthana immigration for a routine extension if you arrive on a busy day without an appointment. During peak seasons (year-end or before long holidays) or around policy changes, delays occur. The One Stop Center generally is faster, but even there, system upgrades or relocations (like the March 2025 move) can cause temporary slowdowns. Additionally, Smart Visa approvals involve multi-agency vetting which can take a month or more before you even get the visa. If any issue arises (for example, the committee needs more info on your qualifications), it can prolong the timeline. Plan ahead and start early to avoid your current visa expiring before you complete the process.

• Immigration and Labor Compliance Checks: Thai authorities do conduct checks to ensure foreigners are working legally and companies are following the rules. This isn’t to say every office will get a “raid,” but surprise inspections can happen, especially if there’s a tip or suspicion of wrongdoing. The Department of Employment has ongoing campaigns to crack down on illegal foreign workers and protect Thai jobs. If a foreigner is caught working without the correct visa or work permit, or outside the scope of their permit, the penalties are severe – fines up to 50,000 baht, deportation, and even blacklisting from re-entering for a period. Employers who knowingly hire or “arrange” fake positions for foreigner visas face fines of 10,000–100,000 baht per worker and harsher punishments for repeat offenses. In practice, this means you should truly operate your business. Setting up a shell company just to get a visa without actual operations is risky – officials may visit your listed office to see if it’s legitimate. Also, working a job that is different from what your work permit describes (or reserved for Thais) is illegal. Always stick to the permitted role and update your work permit if your job details change.

• BOI/SMART Visa Hurdles: While the one-stop process is faster once you’re in it, getting a BOI promotion or SMART Visa approval in the first place can be challenging. BOI promotion requires your business to fit within promoted industries and often a detailed business plan and minimum investment. The SMART Visa application can be intricate – you might need recommendation letters, proof of qualifications, and a solid employment contract or financial plan. Some applicants face multiple rounds of questions from the BOI committee. And given the 2025 phase-out of most SMART categories, many professionals who earlier looked to SMART Visa may now have to opt for the LTR visa or traditional route. There’s also a bit of a grey area during the transition – if you already hold a SMART “T” or “E”, you might be able to continue until it expires, but new applications might not be accepted after the policy fully changes. This uncertainty can be frustrating and is something to watch closely.

• Using Low-Cost Agents or DIY Pitfalls: Because of the complexity, many foreigners turn to visa agents or firms. Be cautious – while there are excellent reputable firms (like Thai-Co) that provide comprehensive service, there are also “cheap” agents who might cut corners. If an agent suggests an “easy way” that sounds too good to be true (like not needing to have Thai employees, or a guaranteed work permit with no real job), they might be bending rules. If caught, you as the visa holder are responsible and could face the consequences. Some DIY applicants also underestimate the cultural and language aspects – e.g., all official documents must be in Thai or translated, and discussing issues with officers often requires Thai language ability. Miscommunication can lead to errors. The process can indeed be “a logistical nightmare” for newcomers, which is why professional guidance is valuable.

In summary, obtaining a Thai business visa and work permit is a bureaucratic but navigable journey – you must be diligent in following the rules at each step. The system is unforgiving of lapses, but if you stay compliant, Thailand offers a stable environment for foreigners to live and work, with more improvements on the horizon to make things smoother.

Why Thai-Co Is Your Best Partner for Visa & Business Setup Success

Given the complexities and frequent updates in Thailand’s immigration landscape, having an expert partner is invaluable. Thai-Co positions itself as the premier solution provider to help foreigners set up their company and secure the right visa and work permit with minimal hassle. Here’s why engaging Thai-Co can make all the difference:

• Expert Navigation of Bureaucracy: Thai-Co’s team stays on top of the latest regulations (such as the 2025 changes to SMART Visas and new work permit rules) so you don’t have to. We know exactly which forms to file, which offices to visit (and when), and how to prepare error-proof documentation that satisfies officials the first time. This drastically reduces the chance of application rejections or delays due to paperwork mistakes – a common issue for DIY applicants.

• End-to-End Support (Company to Visa): We provide a one-stop service for the entire lifecycle: starting from Thailand company registration for foreigners, through to obtaining your Non-B visa, work permit, and subsequent reporting and renewals. Company incorporation can be daunting for newcomers, but Thai-Co will handle name reservation, registration with the DBD, shareholder agreements, and initial capital structuring in compliance with the law. Once your company is set, we seamlessly transition to managing your visa application, coordinating between Thai embassies and local immigration. Instead of juggling multiple service providers or government contacts, you have a single point of contact accountable for the whole process.

• Handling of Work Permit and Immigration Formalities: Thai-Co will prepare and submit your work permit application, and even utilize the One Stop Service Center (Chamchuri/One Bangkok) when applicable. Our agents can represent you (where rules allow, especially with the new permission for third-party pickup of work permits), saving you from repeated visits to government offices. For 90-day reports or re-entry permits, we can advise on the easiest method or do it on your behalf. If your case qualifies for special processing (for example, a BOI company or LTR visa holder), we’ll ensure it’s handled at the privileged channels. If not, we know how to efficiently get things done at Chaeng Watthana and have staff who frequent the offices daily.

• Problem Solving and Advocacy: If any issues arise – say an immigration officer raises a concern or the Labor Department asks for additional proof – Thai-Co steps in to troubleshoot and advocate for your case. Our experience with the Thai immigration and labor system means we often know the solution from past cases. We’ll communicate with the authorities in Thai, provide clarifications, and make sure your rights are protected. This kind of support is something that cheaper agents, who might abandon you at the first sign of complication, simply cannot offer.

• Compliance and Peace of Mind: Perhaps most importantly, Thai-Co ensures that everything is done 100% legally and above-board. We don’t cut corners – we help you meet the requirements (such as registering sufficient capital and hiring the required Thai employees in a way that’s sustainable for your business) rather than bypass them. This approach keeps you safe from the crackdowns on illegal workers. With Thai-Co managing your filings, you can sleep easy knowing that you won’t unexpectedly be out of status or miss a critical deadline. We’ll remind you well in advance of renewals and any changes in law that affect your status. Our mission is to let you focus on your business, while we handle the red tape.

Choosing the right partner can mean the difference between a frustrating bureaucratic ordeal and a smooth experience. Thai-Co has a proven track record of helping foreign entrepreneurs and professionals succeed in Thailand by taking the pain out of the visa and company setup process. We understand the unique needs of expats and offer tailored, reliable service – ultimately saving you time, money, and stress. In a system where “knowing how to work it” is half the battle, Thai-Co is equipped with the knowledge and local expertise to get things done right the first time.

By following this guide and leveraging expert assistance when needed, foreigners can successfully obtain a Non-B Visa for Thailand in 2025, secure their work permit, and enjoy living and working in this vibrant country. Whether you choose the traditional business visa route or qualify for the specialized SMART Visa, being informed of the steps, requirements, and potential pitfalls is key. Thailand warmly welcomes genuine investors and skilled professionals – and with the right preparation, you’ll navigate the process with confidence and start your Thai adventure on a strong footing.