Hidden defects, developer shortcuts, half-finished fixes. They're everywhere in Bangkok condos. Get a professional inspection report before you put your money down. We cover new-build handovers, pre-transfer checks, and resale units.
Thailand has no buyer protection framework like you'd find in Western markets. Most condos hide real problems behind fresh paint and a quick clean.
Moldy AC units, water damage behind walls, faulty wiring, broken appliances. Our expert Thai inspectors find 12+ issues per condo on average. Every single one would have been your problem after signing.
Cracked tiles, poor grouting, seal failures, and underperforming AC systems can still show up in new-build handovers, especially when delivery has been rushed.
Developer warranties expire after 12 months. Every defect you don't find before that deadline becomes your bill.
Foreign buyers routinely commit, and wire the deposit, after only a video call or virtual tour, often before they ever land in Thailand. We walk the actual unit in person and send photos, video, and a report before you sign, so you're not buying on faith.
A viewing shows the surface. We bring diagnostic tools that read what sits underneath, and what they find is documented, photographed, and put in your report.
Every condo inspection covers 200+ checkpoints, field photos, and buyer-ready documentation.
Every condo inspection covers all of the following
A 200+ checkpoint inspection across visible and testable conditions inside the condo. The same inspection covers new-build developer handovers, pre-transfer checks, and resale units.
The unit sits inside a building system. We document visible signs of care, maintenance, and management responsiveness.
Your report turns the inspection evidence into clear purchase notes, with photos, severity, buyer impact, and next actions in one place.
We handle the access and inspection logistics in Bangkok, then report back clearly wherever the buyer is based.
We add practical local notes when the surrounding area, building setting, or daily-use friction affects the buyer conversation.
The inspection is handled for the buyer alone, with findings reported from the evidence collected on site.
Up to 120 sqm. Everything included.
Complete 200+ checkpoint inspection with English report, negotiation documentation, and 30-day follow-up support.
For properties over 120 sqm. Final pricing based on property size.
Same comprehensive inspection adapted for larger properties. Includes exterior, roof, garden, and additional structural assessment.
Request a QuoteCondo research tools
Start with public data across 274 Bangkok condos: daily-life fit, location trade-offs, and lift pressure. Then use the on-site inspection to verify the real unit, systems, defects, and building operations before you commit.
Compare condos by school access, work routes, parks, pet-area context, rental appeal, and elevator practicality before you spend time on viewings.
Open Lifestyle Index
Search Bangkok condos by estimated peak-hour elevator pressure, using building data like units per lift and floor count.
Open Elevator IndexThai property professionals handle on-site inspection in English and Thai. Consultations, reports, and follow-up can also be handled in Mandarin or Japanese so buyers and agents stay aligned.
Full PDF with photos, defect descriptions, severity notes, practical implications, and recommended next questions for the buyer conversation.
Each buyer gets field notes on the condo, common areas, building stewardship, and daily-use context around the addressβsignals a short viewing or remote purchase can miss.
24-48 hour report delivery. Deals move fast in Bangkok, so the evidence reaches you while the inspection window still matters.
Direct answers to what foreign condo buyers ask most about inspections in Bangkok
Undisclosed defects in Bangkok condos cost buyers tens of thousands of baht in post-purchase repairs. Structural issues, electrical faults, and failing AC systems are routinely concealed behind fresh paint. A professional inspection identifies every problem before you commit, giving you documented leverage to renegotiate or walk away.
A pre-purchase condo inspection in Bangkok costs US$499 (THB 15,900) for units up to 120 sqm. The price covers a full 200+ checkpoint inspection, English PDF report, defect documentation, negotiation-ready evidence, and verbal repair-cost guidance on request. Houses and penthouses are quoted individually after a quick size and scope review.
Every inspection includes structural assessment, electrical safety checks, plumbing evaluation, appliance testing, mold detection, pest inspection, and water quality testing when the unit's water is on. You receive a detailed photo report documenting the findings, with verbal repair-cost guidance available on request.
Yes. Every defect documented in your inspection report is a negotiation point. Buyers routinely use inspection findings to reduce the agreed price, require the seller to make repairs, or structure a repair allowance into the contract. The inspection pays for itself many times over when used as a negotiation tool.
Every inspection uses diagnostic instruments: thermal imaging camera, moisture meter, air quality meter for VOCs, formaldehyde, COβ, and PM2.5, multimeter and outlet tester, level with tap test and golf ball roll test, tape measure, and water quality testing for pH, TDS, and salinity when the unit's water is on.
Yes. We inspect resale and second-hand Bangkok condos as routine work. With no developer warranty, an as-is sale, and years of wear that a renovation can hide, an inspection documents what's behind the fresh paint β water damage, past leaks, ageing electrics, and plumbing. Fast turnaround lets a buyer commit on a contested unit with facts in hand.
Yes. Thailand's Condominium Act lets foreigners own condos in freehold, as long as the building's foreign ownership quota stays under 49% of total unit area. Each building tracks this separately, so check availability before you commit. You'll need a foreign exchange transfer certificate (FET) from a Thai bank to complete the purchase. Land and houses can't be owned outright by foreigners, but condos are straightforward. *Bangkok Inspect provides property inspection services only. This is general information, not legal advice. For legal matters related to property purchases, consult a licensed Thai attorney.*
We check over 200 points across the entire unit: structural condition (walls, ceilings, floors), electrical systems, plumbing and water pressure, AC performance, windows and door seals, appliance function, mold and moisture indicators, water quality when the unit's water is on, and building common areas. Every finding gets photographed and goes into a professional English PDF report with defect classifications.
The report documents every defect with photos and severity ratings. Buyers use this as hard evidence in price negotiations. If we find cracked tiles, a leaking bathroom, and an underperforming AC unit, you've got documented proof of what needs fixing. Ask, and we'll walk you through likely repair costs. Sellers take that kind of documentation seriously.
Yes. New condos in Bangkok regularly come with construction defects: cracked tiles, poor grouting, seal failures, plumbing problems, and AC units that don't cool properly. Developers usually offer a one-year warranty, but they won't fix what they don't know about. Our inspection catches these issues while the warranty is still active, so repairs cost you nothing. We recommend inspecting at purchase and again at month 11 before the warranty runs out.
A warranty inspection is a full check of your unit before the developer's one-year warranty expires. We document every defect, photograph it, and put together a claim-ready report you submit to the developer. Book this at month 11 so the developer has time to finish repairs before the deadline. Common findings: tile cracks, window seal failures, drainage issues, and AC underperformance.
No. We handle everything on-site and coordinate access with the seller, agent, or developer. You get a detailed PDF report with photos within 24-48 hours. We can also set up a video call walkthrough during the inspection if you want real-time updates. Many of our clients are overseas buyers who make their purchase decisions based entirely on our reports.
Yes. Resale and second-hand condos are routine work for us, not a special case. This is where an inspection pays off most: there's no developer warranty to fall back on, the unit is sold as-is, and years of real use leave wear that a fresh renovation can cover up. We check the things that hide behind new paint and staging β water damage, past leaks, ageing electrics, plumbing, and structural signs β and document them clearly. Because resale units often move quickly, we turn the report around fast so a buyer can commit on a contested unit with the facts in hand, or walk away. Book it the same way you would any other inspection.
Contact Bangkok Inspect
Send the condo name, location, preferred timing, and anything you already noticed. We will confirm the next available slot and what we need before the visit.
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