Public Questions & Answers

Both options involve ongoing costs beyond the purchase price. Condominiums usually charge a monthly maintenance fee to cover shared facilities, staff, building insurance and common-area maintenance, plus a sinking fund for major repairs. Villas typically require maintenance of the building exterior, gardens, pools, estate or security services, utilities, and land-related insurance. Because each property can differ, the best way to compare is to request the…

Ask the manager for a written flood-readiness plan and a record of how they have handled past storms. The plan should include pre-storm checks, secure access procedures, water and power shutoff points, emergency contact lists, and agreed response times. Request recent service history, incident reports and photographs from actual events, and ask for examples of resolved issues during heavy rain. Check whether the manager has dedicated funds or a spare-part …

Make the agreement spell out a clear scope of work, require written quotes, and attach photos before and after any job. Include staged approval steps, specify which invoices trigger payment, and cap upfront payments. For larger works, require an independent professional to inspect progress and certify completion before funds are released. The manager should disclose any referral margins or contractor affiliations, and you should avoid paying full sums upfr…

Start with a local Thai-qualified professional who can assess both the building’s electrical system and the telecom setup. A licensed electrician or electrical engineer can check the internal cabling, confirm who owns it, and locate the meter and main distribution points. Ask them to verify whether the fibre termination is within the unit and whether any shared cabling exists that could affect service reliability or future changes. For fibre and internet d…

Yes. An escrow arrangement is a practical way to protect the buyer and seller while due diligence is completed. Ask your Thai-qualified property lawyer to draft or review a clause that places the reservation funds in an independent escrow account, with clear release criteria tied to documented milestones (title checks, quota or permits confirmation, financing approval, and satisfactory due diligence). The contract should specify who controls the escrow, th…

Renting locally for a meaningful test usually needs several weeks per area. Plan a staged approach: rent for at least 4–8 weeks in each shortlisted area to observe daily routines across workdays, weekends, and wet-season conditions. If you’re balancing school, clinics and shopping, extend to 2–3 months in total across areas with the most material differences. Use a weekly-life map you already created to test the same routes at realistic times, including co…

Triggers include after severe weather events (heavy rain, storms, flood warnings), after any contractor visits that involve openings in the building envelope, when alarms or security sensors alert, or when insurers require it for unoccupied properties. If water, power or climate-control systems show unusual readings, or if there are visible changes like new damp patches, cracks, or corrosion, arrange an unscheduled check. Also schedule inspections followin…

During a wet season, test the area the way you’ll actually live there. Use a weekly-life map: drive the routes to work, schools, clinics, shops and airport at realistic times in heavy rain and at different tides. Check walkability and parking under rain, drainage around roads and properties, and slope or hillside exposure that could flood or flood debris. Visit the beach, coast road and shared infrastructure for signs of sea spray, dampness or damp road su…

Priorities should start with safety-critical defects that could affect structure, waterproofing, electrical safety, drainage or fire protection. Use the inspector’s defect photos and severity notes to rank repairs from urgent to optional. Ask the seller or developer for a remediation plan with expected timelines and, where possible, quotes for the work. Separate unit-specific issues from shared infrastructure problems, as responsibilities differ between ow…

Ask for independent evidence beyond branding. Request air-quality data such as VOC levels, humidity readings, and any mould or moisture tests, plus available energy or ventilation performance figures. Review service contracts and maintenance logs for any wellness facilities (spa, gym, ventilation systems), including who operates them and how often they’re serviced. Request product specifications and safety reports for advertised healthy materials or finish…

Ask for time-stamped, high-resolution photos that show current conditions, and compare meter readings with actual utility invoices. Require contractor invoices and service records, plus notes on humidity, pool and garden status, and a clear, itemized reconciliation of expenses. Insist on an action plan for any outstanding items and request periodic independent inspections or site visits to corroborate the manager’s statements. Maintain a secure, accessible…

Start with written proof from the building management. Request the current juristic-person regulations, any owner resolutions, and the latest management minutes or notices about rentals. Look for clauses that limit or prohibit short stays, require guest registration, set minimum occupancy, or govern how units may be advertised and operated on platforms. Check if there are caps on rental days per year or per owner and whether the rules differentiate between…

Before you start design work, ask for a clear list of permits and approvals that Phuket authorities require for villa design and renovations. You should check several items. First, confirm that the site plan footprint and height comply with local zoning and the governing authority. Second, identify the building permit, construction plan approvals, drainage and wastewater approvals needed for the project. Third, review environmental and hillside rules such …

Ask for documents that prove the sellers authority to sell and the land status. Start with the title deed and the latest land office certificate showing ownership. Also request the current title search or encumbrance certificate listing any mortgages or liens. If the seller is a company, obtain corporate documents showing directors and signing authority. For resale, verify that the seller matches the name on the title and check any marital or power of atto…

To prove fibre reach and who owns the cabling, ask for several items from service providers and the property owner. First, an official availability confirmation that lists unit level reach and the date of installation. Second, a written statement from the building management or owner about the internal cabling, who installed it, and who is responsible for maintenance. Third, a site diagram showing where the fibre terminates inside the dwelling and the loca…

Buildability and encumbrances are shown in official records, not marketing blurbs. Start with the land title documents at the Land Department and local office to confirm the owner name, the title type, and any liens, easements or encumbrances registered against the property. Ask for a recent official title deed copy and a land office extract showing the exact boundaries and the land-use designation. Verify legal access rights, such as whether there is a de…

Longer stays still need to follow the building’s rules and local rules. Start by reviewing the lease to confirm who can authorize a long-term rental and whether subletting is allowed. Request copies of the building’s tenancy registrations or declarations filed with the juristic-person (condo association) and the official house rules. Check if long-term occupancy is allowed under the condo or estate rules, and whether there are occupancy caps, guest-registr…

Ask the reservation document to spell out escrow or trust arrangements: who holds the funds, where they’re kept, and under what conditions they’re released. Confirm the exact refund triggers (e.g., title, permits, financing, due diligence) and who can authorize refunds. Require a written schedule of release steps, the parties who must sign, and any deadlines that do not remove your rights to inspect documents. Keep all evidence in one file: title searches,…