Do not treat a new-condo handover as a ceremonial key collection. Bring the contract, plans and inventory; confirm permanent or contractually promised utilities are working; inspect every room and installed item; photograph defects; and obtain a signed snag list with deadlines. Do not rely on verbal assurances that incomplete work will be fixed later.
What should you bring to handover?
- sale contract and payment schedule;
- approved floor plan and specification;
- furniture and appliance inventory;
- upgrade and variation records;
- previous inspection or correspondence;
- camera, charger and flashlight;
- measuring tape and simple socket tester where appropriate;
- independent inspector or representative if needed.
Does the unit match the contract?
- correct building, floor and unit number;
- correct orientation and layout;
- contracted floor area and room configuration;
- promised materials and finishes;
- included furniture and appliances;
- parking or storage rights where contracted;
- approved upgrades and credits.
Are the utilities ready for meaningful testing?
Confirm the actual status of electricity, water and other promised services. Record whether a meter is permanent, temporary, pending or shared.
- electricity supply and meter identification;
- water supply, pressure and meter reading;
- hot-water equipment;
- air-conditioning operation;
- internet or telecom provisions where promised;
- intercom, access card and digital lock operation.
What defects should you look for?
- cracks, stains, dampness and mould;
- uneven floors, damaged tiles and poor grout;
- scratched glass, frames and fittings;
- doors or windows that do not close or lock;
- water leaks and incorrect drainage slopes;
- loose sockets, switches or fixtures;
- cabinet alignment, damaged surfaces and missing hardware;
- air-conditioning noise, leakage or poor cooling;
- missing sealant and unfinished joints.
How should bathrooms and balconies be tested?
- Run every tap, shower and toilet.
- Fill and drain sinks.
- Check beneath fixtures for leakage.
- Test floor drains with controlled water.
- Confirm water flows away from internal spaces.
- Inspect balcony thresholds and external sealant.
- Check railings and visible fixings.
How should the snag list be written?
Every issue should be specific enough for another person to find and verify.
- Assign a unique defect number.
- State the room and precise location.
- Describe the defect and expected correction.
- Attach dated photographs.
- Identify any item blocking acceptance.
- Record the promised correction date.
- Obtain signatures from both sides.
What should you receive at possession?
- all keys, remotes and access cards;
- final inventory and condition record;
- meter numbers and readings;
- appliance manuals and warranties;
- defect list and reinspection schedule;
- juristic-person contact and move-in rules;
- emergency and maintenance contacts;
- parking and storage documents where applicable.
When should you reinspect?
Reinspect after the developer reports that defects are complete. Retest the repair rather than checking only whether the defect label has been removed.
Use Learn for more buyer guidance, compare developments at Buildings and find independent support in the directory.
Create a signed handover record.
Require every unresolved item, missing document and utility issue to appear in the written handover file.
Find inspection supportFrequently asked questions
What is condo handover?
Handover is the process in which the developer or seller presents the completed unit, the buyer inspects it, outstanding items are recorded and possession documents, keys and access credentials are transferred.
Should a buyer accept keys before defects are corrected?
That depends on the contract and seriousness of the defects. Material defects, missing utilities or incomplete contractual items should be addressed in writing before unconditional acceptance.
Can minor defects be repaired after transfer?
They may be, if the developer accepts them in a signed defect list with clear responsibilities and timing. The buyer should not rely only on verbal promises.
Should utilities be working at inspection?
The buyer should confirm the unit has the utility functionality promised by the contract and required for meaningful testing. Record any temporary supply, missing meter or incomplete service arrangement.
What documents should be received at handover?
The required file depends on the project, but may include keys, access cards, inventory, appliance warranties, manuals, meter readings, defect records and juristic-person information.
Sources & References
- Department of Lands
- Department of Public Works and Town & Country Planning
- Office of the Consumer Protection Board
- Thai Industrial Standards Institute
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.
