At a Thai property handover, photograph each electricity and water meter, record its identifier and reading, confirm whether service is direct or building-billed, identify outstanding charges and state the exact date responsibility changes. For new properties, record whether the supply and meter are permanent, temporary or still pending.
Which electricity authority serves the property?
The Metropolitan Electricity Authority serves its designated metropolitan service area, while the Provincial Electricity Authority serves other covered areas. Confirm the actual provider from the account or meter records.
- provider name;
- account or contract number;
- meter number;
- registered customer name;
- current reading;
- deposit or security arrangement;
- unpaid-bill status.
Which water authority or billing system applies?
Depending on the location and property type, water may be supplied through the Metropolitan Waterworks Authority, Provincial Waterworks Authority, a local system or condominium arrangement.
- supplier or billing entity;
- meter number and location;
- reading and date;
- billing cycle;
- deposit or account-transfer requirement;
- outstanding balance.
How should readings be documented?
- Photograph the full meter.
- Photograph the meter number clearly.
- Photograph the consumption reading.
- Record the date and time.
- Include both parties in the written handover record.
- Keep the first bill issued after handover.
Who pays charges before and after handover?
The sale contract, lease or handover document should state the cutoff date and responsibility for earlier consumption, late fees and account deposits.
- seller or former tenant pays charges before the cutoff;
- buyer or new tenant pays consumption after the cutoff;
- deposits are transferred, refunded or newly paid as agreed;
- final bills are reconciled when issued later;
- receipts are provided for settlement deductions.
How are condo utilities different?
A condominium may bill some services through the juristic person rather than directly through a government utility account.
- identify direct and building-billed services;
- confirm the building's billing rate and cycle;
- check arrears attached to the unit account;
- record card or meter deposits;
- confirm move-in registration requirements.
What if the supply is temporary?
New developments and construction-stage properties may use a temporary supply or pending meter arrangement. Record this status explicitly.
- source of the temporary electricity or water;
- billing method and rate;
- responsible account holder;
- expected permanent-meter process;
- party responsible for application and cost;
- remedy if permanent service is delayed.
Which other services should be handed over?
- internet router and account;
- satellite or cable equipment;
- gas cylinders or piped-gas records where applicable;
- solar or battery-system controls;
- water filters, pumps and tanks;
- building access and utility-room keys.
What belongs in the signed handover record?
- property and parties;
- handover date and time;
- each meter identifier and reading;
- photograph references;
- account and deposit status;
- unpaid-bill responsibility;
- temporary or pending service details;
- signatures or written acknowledgments.
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Photograph every meter at possession.
Keep the images, signed readings and first post-handover bills in the permanent property file.
Find handover supportFrequently asked questions
Why should meter readings be recorded at handover?
They establish the point from which the new owner or tenant is responsible for consumption and help prevent disputes about earlier utility use.
Should the meter number be photographed?
Yes. Photograph both the meter identifier and reading so the recorded consumption is tied to the correct property.
Are condo utility bills always issued directly by the government utility?
Not always. Electricity or water may be billed directly by the utility, through the condominium juristic person or under another documented building arrangement. Confirm the actual billing path.
Should outstanding utility bills be checked before possession?
Yes. Ask for current account information or paid receipts and state in the contract who is responsible for consumption before the handover date.
What if a new property has no permanent meter?
Record the temporary or pending status in writing, identify how consumption is being supplied and billed, and state who is responsible for obtaining the permanent service.
Sources & References
- Metropolitan Electricity Authority
- Provincial Electricity Authority
- Metropolitan Waterworks Authority
- Provincial Waterworks Authority
- Office of the Consumer Protection Board
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.
