# Bangkok Inspect > Bangkok Inspect is an English-language property inspection service in Bangkok, Thailand. We provide 200+ checkpoint inspections for foreign condo buyers, property owners, and real estate agents. Inspectors work on-site in English and Thai. English photographic PDF reports for condos up to 120 sqm are delivered within two business days. ## Pricing ### Buyer Inspection - Condo (up to 120 sqm): US$499 / THB 15,900 — single price, everything included - House / Penthouse (120+ sqm): Custom quote — final price depends on property size and scope ### Property Owner Services - Condo inspection: THB 15,900 (up to 120 sqm) - House / Penthouse: Custom quote - Pre-listing, turnover, warranty, pre-sale, and periodic condition inspections: scope and pricing confirmed for the property - Bangkok Inspect does not currently provide tenant placement, rent collection, 24/7 emergency response, or full property management ### Real Estate Agent Partnership - Referral: THB 1,000 per completed inspection referral, no upfront fees - Wholesale: Custom B2B pricing based on volume ### Get It Fixed — Property Problem Solving - Diagnostic Visit: THB 8,900 — up to two hours on site with the full instrument kit (thermal imaging, moisture meter, air quality meter, outlet tester, water quality testing); written summary the same day and a full report within two business days - Managed works: quoted per job — one price covering the contractor's work and Bangkok Inspect's sourcing, briefing in Thai, supervision, and sign-off, with a 60-day guarantee on the scoped job - Representation and liaison (deposit disputes, juristic office and developer defect disputes): attendance in the same capped block; Bangkok Inspect provides evidence, documentation, translation, and presence — outcomes are not guaranteed - Details: https://bangkokinspect.com/get-it-fixed ## Frequently Asked Questions ### Can foreigners own condos in Bangkok? 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. ### How much does a condo inspection cost in Bangkok? 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 with an English PDF report, defect documentation, negotiation leverage documentation, and verbal repair-cost guidance on request. Houses and penthouses are quoted individually after a quick size and scope review. ### What does a pre-purchase inspection cover? 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. ### How does your report help me negotiate the price? 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 give you item-by-item repair-cost ranges verbally. These ranges are not included in the formal report or guaranteed contractor quotations. Bangkok Inspect does not negotiate with the seller; the buyer and agent decide how to use the evidence. ### Should I inspect a new-build from a developer? 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. ### What's the warranty inspection and when should I book it? 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. ### Do I need to be in Bangkok for the inspection? No. Give us your agent, developer, juristic, or building contact and we coordinate access, including checking that water and electricity are available. Your English photographic PDF report arrives within two business days for condos up to 120 sqm. A live video call during the inspection is included on request. Bangkok Inspect does not contact sellers directly. ### What post-inspection support is included? A full Thai companion report is included on request and usually follows within about 72 hours. Defect-related liaison with the client's agent, juristic staff, and developer-appointed defect contractors is included for roughly one week. Reasonable calls and messages are handled case by case. Any return site visit is a paid re-inspection. ### Can Bangkok Inspect verify repairs? Yes, through a paid re-inspection. We revisit the original defect list, give repaired areas extra attention, complete another overall sweep for new issues, and create a fresh photographic record. Returning-client pricing is reduced and quoted case by case. ### Can foreigners own condos in Bangkok? What is the legal framework? Thailand's Condominium Act (B.E. 2522) allows foreigners to own condos in freehold. The key rules: - Foreign ownership quota: 49% of total unit area per building - Foreign Exchange Transfer Certificate (FET) required from a Thai bank - Transfer fee: 2% of appraised value (usually split 50/50 between buyer and seller) - Specific Business Tax: 3.3% if seller owned less than 5 years - Stamp duty: 0.5% - Withholding tax: 1-3% - Legal fees: THB 20,000-80,000 ### What is the 5-year structural warranty under Thai law? Under Section 600 of Thailand's Civil and Commercial Code, contractors are liable for structural defects for 5 years from completion. Many buyers and some agents think the warranty period is only 1 year. The 1-year figure applies to the developer's cosmetic defect warranty, which is a separate, contractual matter. Structural defects (foundation, load-bearing walls, major systems) have the longer 5-year protection under law. ## Evidence and Research Tools - Evidence Hub: https://bangkokinspect.com/evidence - Inspection Methodology: https://bangkokinspect.com/evidence/inspection-methodology - Condo Defect Library: https://bangkokinspect.com/evidence/condo-defect-library - Defect Severity Scoring: https://bangkokinspect.com/evidence/how-we-score-defect-severity - Sample Condo Inspection Report: https://bangkokinspect.com/sample-condo-inspection-report - Lifestyle Index: https://bangkokinspect.com/lifestyle-index - Lifestyle Index Methodology: https://bangkokinspect.com/lifestyle-index/methodology The Lifestyle Index compares 274 Bangkok condos by family fit, remote work fit, rental appeal, pet-area context, schools, parks, office access, and elevator practicality. It is a shortlist tool and not a physical inspection score. A high Lifestyle Index score does not mean a unit is defect-free. ## Inspection Coverage Details Our 200+ checkpoint inspection covers 8 categories: 1. **Structural condition** — walls, ceilings, floors, cracks, settlement signs 2. **Electrical systems** — outlet grounding, breaker panels, GFCI protection, wiring 3. **Plumbing** — water pressure, drainage speed, hidden leaks, water heater 4. **AC systems** — cooling performance, drainage, filters, age assessment (units older than 7 years are flagged; replacement costs THB 20,000-35,000 per unit) 5. **Windows and doors** — seals, locks, glass condition, water intrusion 6. **Appliances** — all included appliances tested for function 7. **Mold and moisture** — humidity levels, visible mold, water damage indicators 8. **Building common areas** — lobby, corridors, parking, fire safety Inspection instruments include a thermal imaging camera, moisture meter, air quality meter (AQI, CO2, CO, formaldehyde/HCHO, TVOC, PM2.5, PM10, temperature, humidity), water quality testing for pH/TDS/salinity when the unit's water is on, a multimeter and outlet tester, level checks, tap tests for hollow tile indicators, golf ball roll tests for floor slope, and a tape measure for documented dimensions. ## Bangkok Rental Regulations (2025-2026) Since September 2025, landlords with 3 or more rental units must follow OCPB regulations: - Jointly-signed condition reports required at move-in and move-out - 30-day deposit return timeline after tenant move-out - Penalties up to THB 200,000 for violations - Security deposits capped at one month's rent ## Key Bangkok Condo Cost Data - AC unit replacement: THB 20,000-35,000 per unit (most condos have 2-3 units) - AC units older than 7 years: considered end-of-life - Crack threshold requiring investigation: 3mm or wider - Typical pre-listing repair spend: THB 15,000-40,000 - Legal fees for condo purchase: THB 20,000-80,000 ## Team and Languages - Inspectors: English and Thai for on-site inspection and routine client communication - Founders: English, Mandarin, and Japanese; Mandarin and Japanese consultation are available - Reports: English by default; a full Thai companion report is included on request. Mandarin, Japanese, and Korean reports are not currently offered ## Service Area All Bangkok districts including Sukhumvit, Silom, Sathorn, Thonglor, Ekkamai, Asoke, Phrom Phong, Ari, and Riverside. Also covers Nonthaburi and Samut Prakan. ## Contact - Email: contact@bangkokinspect.com - Phone: +66-64-668-7408 - WhatsApp, Telegram, Messenger available - Hours: Monday-Sunday 09:00-18:00 - Website: https://bangkokinspect.com