My electricity bill is far too high and nobody can explain it
DiagnosisBeyond the inspection
Hand it to us.
We'll take it from here.
A leak, a bill that makes no sense, a building office that's gone quiet. Tell us once. We find the problem, manage the fix, and deal with everyone involved, so you only ever talk to us.
Sound familiar?
The things people actually call us about.
The aircon smells musty and I think something's growing in it
DiagnosisThere's water coming through my ceiling from the unit above
Diagnosis · LiaisonI think there's black mould, but I can't prove it
DiagnosisThe unit is hot no matter how long the aircon runs
DiagnosisA pipe is leaking and I don't know who to call
Managed worksThe sink leaks every time it's used
Managed worksI need water heaters installed and don't know where to start
Managed worksI have an ant infestation I can't get rid of
Managed worksI need a renovation supervised while I'm overseas
Managed worksMy landlord won't return my deposit
LiaisonThe juristic office keeps saying the leak isn't theirs
LiaisonThe developer won't fix defects after handover
LiaisonI got a quote and I don't know if it's fair
Diagnosis · LiaisonNot on the list? Ask anyway. If it involves a property in Bangkok and you don't know how to move it forward, it's worth two minutes of your time.
The promise
The promise
- We take on the problem.
- Where we can fix it, we manage the work end to end and stand behind the result.
- Where the answer sits with a landlord, a juristic office, a building or a developer, we represent you in the room until you have one.
You brief us once. After that you're not chasing contractors, translating for an electrician, or waiting on a building office that stopped replying.
The same kit we bring to every inspection.
A viewing shows you the surface. Our inspectors carry diagnostic instruments that read what sits underneath it, and what they find is documented, photographed, and put in your report.
Full thermal imaging sweep
We run the thermal camera across the whole unit, not the one or two spots where trouble is already obvious. A solid wall hides plenty, and temperature differences give it away: damp tracking behind walls and ceilings, water escaping a leak, AC that cools in patches, electrical connections running hot, insulation and seals that have quietly failed. We find all of it without drilling a single hole.
Moisture meter confirmation
The thermal camera flags a cold spot. The moisture meter settles whether it matters. It reads the actual moisture sitting inside walls, ceilings, floors, and window frames, so we can tell you whether that mark on the ceiling is an old stain that dried out years ago or a live leak you'd be buying along with the condo.
Air quality on every inspection
Every inspection includes an air quality meter reading: AQI, CO₂, CO, formaldehyde, TVOC, PM2.5, PM10, humidity, and temperature. Fresh paint, new built-in furniture, and adhesives can off-gas formaldehyde and VOCs into a sealed, air-conditioned unit; weak ventilation leaves CO₂ nowhere to go. We measure what you'll actually breathe day to day.
Water quality when water is on
When the unit's water is on, we sample pH, TDS, and salinity, and the reading goes into the inspection evidence. If the water hasn't been turned on yet, we skip this one and say so in the report.
Electrical testing, not just looking
Looking at an outlet tells you nothing. We test them. A multimeter and outlet tester confirm live, neutral, and earth wiring, voltage, and grounding at every point we can reach, which catches reversed polarity, missing earth, and dead circuits a walkthrough never surfaces.
Level, tap test, and golf ball roll test
A floor that slopes or a door frame gone out of true tells a story. We check floors, door and window frames, counters, and balcony fall with a level. Then we tap floor tiles with a rod — a solid sound means the tile's properly bonded, a hollow echo means an air gap that'll eventually crack or lift it. We also roll a golf ball across the slab: if it moves on its own, the floor isn't level.
Measured, photographed evidence
Every defect gets measured and photographed: crack widths, gaps, visible damage. Your report carries exact findings backed by evidence, not vague notes.
Note: thermal and moisture readings are screening tools. They pinpoint where a problem is, but when a defect needs deeper diagnosis or repair, we'll point you to the right specialist.
What we've been called for
What we've been called for
Most of these clients had already been told it was fine. It wasn't.
Suspected black mould. We found something worse.
The unit smelled wrong, and felt suffocating whenever the air conditioning ran. The owner suspected black mould and wanted the air tested before anyone tore into walls. We tested it. The reading came back in the hazardous range, and the air conditioning fault behind it was a safety concern in its own right. Neither was visible to anyone walking through the space.
Readout: air quality meter — hazardous-range reading · moisture meter · thermal — two findings, neither previously reported.
A ฿13,000 electricity bill nobody could explain.
A 160 sqm unit with two air conditioning units, billed at a level that made no sense. The building's electrician couldn't explain it. The owner's electrician couldn't explain it. We attended, measured, and worked the problem with the building on her behalf.
Readout: outlet tester · panel and meter readings · thermal — prior attempts: two electricians, no diagnosis.
Water heaters. Then an interior designer.
A client who didn't want to source, brief and supervise Thai trades in a language he didn't speak. We handled the installation. When the interior design work came up, he asked us to take that on too. He wanted someone at the table who was only on his side.
Readout: sourcing · briefing · supervision · sign-off.
A landlord who won't return a deposit.
No contractor involved. Just evidence, documentation, translation, and someone credible in the conversation who knows what the property is worth and what condition it was actually in.
Readout: documented condition record · attendance on your behalf.
How it works
How it works
01 · Tell us what's wrong — Free
Message us on WhatsApp or LINE and describe the problem. We'll tell you whether it's something we can help with, and what we'd do first. No charge, no obligation.
02 · Diagnostic Visit — ฿8,900 · a two-hour block
By the time we visit, we know what the problem sounds like, so we bring the instruments it calls for: thermal camera and moisture meter for a leak, air quality meter for a smell, electrical testers for a bill that makes no sense. We find what's wrong, or we confirm nothing is.
You get a written report either way: a summary the same day, and the full report within two business days, the same delivery promise as our inspections. If works are needed, you get a quote for them. If they aren't, we tell you that, and knowing nothing's wrong is worth having in writing.
The fee covers up to two hours on site. Most visits don't use the full block, and the fee is the same either way. If the problem needs longer, we'll stay, and we quote the extra time before we continue.
03 · We manage the fix — Quoted per job
After the diagnosis, getting you a works quote costs nothing. It's how we earn the job. If you go ahead: one price, covering the work and our management of it. We source the contractor, brief them in Thai, supervise the job, check it and sign it off. You don't meet them, chase them, or translate for them unless you want to.
04 · We stay on it — Included
If the work doesn't hold, you come back to us, not to the contractor. We take it up with them and see it through at our cost, within the agreed scope and period.
Where no contractor is involved
Not every property problem is a repair.
A building office that won't answer a question. A landlord withholding a deposit. A developer disputing a defect at handover. A juristic office with a maintenance notice and no date on it.
These are the same engagement: we attend, we document, we translate, and we hold the conversation on your behalf until there's an answer on the record. Priced in the same capped block.
We are not lawyers and we don't give legal or financial advice. If a matter needs one, we'll say so, and we can point you to a lawyer who handles this work. You engage and pay them directly.
What we charge for
Information is free. Presence and action are not.
No charge
- Describing your problem to us
- Whether we think we can help
- Telling you if you don't need us
- A works quote after a Diagnostic Visit
Charged
- Any visit to the property or attendance at a meeting
- Diagnosis, measurement and written findings
- Managing works: sourcing, briefing and supervising contractors, inside a quoted job
- Liaison with landlords, buildings, juristic offices or developers
We're paid for our time and our judgement. That includes the visits where the judgement is that nothing needs fixing. Someone still had to tell you that.
What determines the price of works
We quote per job, because no two of these are the same.
- How many attendances the job needs
- Whether contractors are required, and how many trades
- How much coordination, translation and follow-up sits around the work
- Whether other parties — a building, a landlord, a developer — have to be brought in
- Access, scheduling, and how much of the property has to come apart
You'll have the number before anything starts. We don't begin work you haven't agreed to.
Guarantee
Lead — the decline gate:
We only take on work we can stand behind. If the diagnosis shows the problem is bigger than your unit, in the building's own systems or the structure itself, we'll say so, tell you whose problem it is, and stop there.
The guarantee:
What we take on, we guarantee. If the air conditioning was supposed to cool and it doesn't, that's ours, and we come back at our cost for 60 days.
What we guarantee is the work, not the world around it. A different fault emerging later, a problem that turns out to sit in the building's systems, or work outside what we agreed: those are new jobs, and we'll say so as soon as we know. The same applies mid-job. If the problem turns out to be building-wide, we say so and stop billing you for a fight that can't be won from inside one unit.
What we don't take on
We'd rather say this up front than halfway through.
- Structural work and anything legally requiring a licensed engineer. We don't perform this ourselves; where a job needs one, we source, manage and supervise a licensed professional, and any certification is issued in their name.
- Gas installation
- Work on building common property, risers or shared systems that belongs to the juristic office
- Anything requiring us to certify safety or compliance. We report what we find; we don't issue certificates.
- Legal or financial advice
Where a job falls outside this, we'll tell you who it does belong to.
Answer capsules
Straight answers to what people ask us first.
Why is my condo electricity bill so high in Bangkok?
An unexplained bill usually has a specific fault behind it.
A Bangkok condo billed far above its neighbours usually has a specific cause: a failing air conditioning compressor drawing continuously, a unit that never reaches its set temperature, a wiring or metering fault, or a shared circuit. Bangkok Inspect tests the outlets, reads the meter and panel, and images the system thermally while it runs, then puts the finding in writing so the building or owner has to answer it.
Who do I call about black mould in a Bangkok condo?
Test before you treat.
Cleaning companies in Bangkok will remove visible mould without establishing why it returned. Growth needs a moisture source: a leak, a failing seal, a cold surface, or an air conditioning system holding water. Bangkok Inspect measures air quality and moisture, traces the source with thermal imaging where the evidence shows it, and reports it before any remediation is quoted.
Water is leaking into my condo from the unit above. Who is responsible?
The answer depends on where the water starts.
In a Thai condominium, responsibility splits between the unit owner above, your own unit, and the juristic person where common property such as a riser or slab is involved. That distinction decides who pays. Bangkok Inspect documents where the water is coming from and how it travels, as far as moisture and thermal readings can show, then takes the evidence to the juristic office on your behalf.
My landlord won't return my deposit in Thailand. What can I do?
Evidence moves this faster than argument.
Most withheld deposits in Bangkok turn on disputed condition at move-out, with no independent record of the property when the tenancy began or ended. Bangkok Inspect produces a documented condition record with photographs and measurements, and can attend and translate in the conversation with the landlord or building. We are not lawyers, and we'll say so when a matter needs one.
Can someone manage a repair in my Bangkok property while I'm overseas?
Yes. This is what we're built for.
Overseas clients already use Bangkok Inspect for inspections, and we've supervised interior work for an owner abroad. A repair runs the same way: we access the property, diagnose the problem, source and brief the contractor in Thai, supervise the work, check it and report back with photographs. You deal only with us, in English, and one invoice covers the work and its management.
My aircon smells musty. What does that mean?
The smell is telling you something upstream is wrong.
A musty smell from a split-type air conditioner in Bangkok usually indicates microbial growth on a coil or in a blocked drain line, often alongside a unit that no longer cools properly. A clean may relieve it temporarily. Bangkok Inspect measures air quality and checks drainage and coil temperature. That's what tells us whether the problem is service, repair or replacement, before you pay for any of them.
Quick answers
No. Most of this work comes from people who've never used us before.
It happens, and you still pay for the visit. You're paying for a professional attempt with proper instruments, and for a documented record of what was ruled out. That record is often what finally moves a building or a landlord.
No. We quote you one price covering the contractor's work and our management of it, and the only invoice you get is ours. We take no referral fees from sellers, agents, developers or building management.
Usually, yes. If that's the better path, we'll say so. People hire us when they want it handled without becoming the project manager.
Ask. Two minutes on WhatsApp costs you nothing, and you'll get a real answer.
Ask us. We travel for the right job.
Problem Solving
Tell us what's wrong.
Send us the property, the problem, and anything you've already tried. We'll tell you what we'd do first and what it would cost, before you commit to anything.