Inspect every Thai property before final acceptance, including new construction. Test water, drainage, power, air conditioning, windows, doors, moisture and finishes; compare the unit with the contract and inventory; photograph every defect; and obtain a signed written defect list with completion deadlines. Physical inspection does not replace title, permit or encumbrance checks.
What should you prepare before the inspection?
- sale contract and specification;
- floor plan and unit number;
- fixture, furniture and appliance inventory;
- approved variation or upgrade records;
- phone or camera with storage;
- flashlight, charger and simple measuring tools;
- inspection checklist and defect-number labels;
- access to electrical, water and air-conditioning controls.
What should you inspect outside the unit?
For condos, inspect the route from the public entrance to the unit. For houses, include the site, boundaries and exterior.
- access road, parking and drainage;
- building entrance, corridors, stairs and lifts;
- fire exits and visible safety equipment;
- roof, façade, balconies and external cracks;
- boundary walls, gates and retaining structures;
- land grading, standing water and erosion;
- shared facilities promised in the sale materials.
How do you check walls, floors and ceilings?
- Look for cracks, uneven surfaces and unfinished joints.
- Check tiles for chips, hollow sounds and poor alignment.
- Look for stains, bubbling paint, mould and damp odours.
- Check ceilings around bathrooms, balconies and air conditioners.
- Confirm floors drain in the intended direction.
- Inspect skirting, sealant, grout and expansion joints.
How should you test doors and windows?
- Open, close and lock every door and window.
- Check frames for movement, gaps and damaged seals.
- Confirm balcony and external doors resist water entry.
- Check glass for scratches and cracks.
- Test keys, digital locks, access cards and intercoms.
- Confirm doors do not scrape floors or frames.
What plumbing and bathroom checks matter?
- Run every tap and shower.
- Flush every toilet repeatedly.
- Check hot-water operation where installed.
- Fill sinks and release water to test drainage.
- Look below cabinets and fixtures for leaks.
- Check floor drains and bathroom slopes.
- Inspect sealant around tubs, basins and shower screens.
- Confirm water pressure is usable at multiple outlets.
How should you test electrical systems?
Use a qualified electrician or inspector for technical testing. A buyer's basic operational check should still include:
- lights, switches and sockets;
- distribution board labels and access;
- installed appliances and exhaust fans;
- air-conditioning power and controls;
- water heaters and safety devices;
- visible exposed wiring or damaged fittings;
- meter identity and initial reading.
What should you check on air conditioning?
- Run every unit long enough to confirm cooling.
- Listen for abnormal vibration or noise.
- Check condensate drainage for leaks.
- Inspect wall penetrations and sealing.
- Confirm outdoor-unit access and mounting.
- Record model numbers and remote controls.
- Ask for warranties and maintenance instructions.
How do you inspect furniture and appliances?
Compare every included item with the signed inventory and specification.
- Open every cabinet, drawer and wardrobe.
- Test hinges, runners and soft-close fittings.
- Operate the refrigerator, oven, hob and extractor.
- Check washing machines and dishwashers where included.
- Record scratches, dents and missing accessories.
- Photograph serial numbers and warranty cards.
What documents should be checked separately?
Physical condition is only one part of due diligence. Separately review:
- title and registered rights;
- building and use approvals;
- condominium juristic records where relevant;
- common fees and outstanding obligations;
- utility meter status;
- warranties, manuals and service records;
- handover and defect-correction obligations.
How should defects be recorded?
- Give every defect a unique number.
- Take wide and close photographs.
- Describe the location and required correction.
- Identify whether it blocks handover or can follow later.
- Obtain the seller or developer representative's signature.
- Set a target completion and reinspection date.
- Do not mark an item complete without retesting it.
Continue buyer research through Learn, review market context at Market and find inspectors or advisers in the directory.
Inspect before accepting handover.
Schedule enough time to test every installed system and complete a written defect schedule before final acceptance.
Find inspection supportFrequently asked questions
Should a buyer inspect a new condominium?
Yes. New construction can still have incomplete work, defects, damaged finishes or missing items. Inspect before accepting handover and record unresolved items in writing.
Is a visual inspection enough?
No. A useful inspection checks operation, measurements, moisture, drainage, electrical safety, plumbing, air conditioning, doors, windows and the documents supporting the property.
Should a resale property be inspected before paying a deposit?
Ideally, material inspection and document conditions should be addressed before the buyer becomes unconditionally committed. The contract should state what happens if serious defects or legal issues are discovered.
Does an inspection confirm legal ownership?
No. Physical inspection and legal due diligence are separate. Title, registered rights, permits, condominium records and encumbrances must be checked through the appropriate records and professionals.
Who should attend the inspection?
The buyer, agent or representative, seller or developer representative and, where appropriate, an independent inspector, engineer or qualified contractor should attend.
Sources & References
- Department of Lands
- Department of Public Works and Town & Country Planning
- Thai Industrial Standards Institute
- Metropolitan Electricity Authority
- Provincial Electricity Authority
Primary and official sources are cited above. Government rules, fees and procedures in Thailand change over time and vary by office; always confirm current requirements with the relevant authority before relying on them. BAANLYY never takes paid placement in editorial content.
