Years of Use
Fixtures age. Drains slow. Seals give up quietly. A viewing rarely runs long enough to tell a clean presentation apart from a clean unit.
Resale Condo Inspection Bangkok
A contested resale unit doesn't wait. You may have hours, not weeks, to decide whether the place you just walked through is worth what someone else is already offering. We inspect resale condos every week, and we hand buyers the evidence to decide on facts.
Why Resale Is a Different Job
A handover inspection hunts for construction defects in a unit nobody has lived in. Resale is a different job entirely: years of wear and renovations sitting over old damage, with nobody standing behind the unit obliged to fix any of it.
Renovation Can Hide Damage
Fresh paint, new built-ins, or recently replaced finishes can sit over older moisture, electrical, or plumbing problems, none of which announce themselves at a showing. The inspection documents what the surface doesn't explain.
No Developer to Call
Once a resale transfer completes, the buyer usually inherits the unit's condition from day one. The report puts a factual basis under that decision before the risk becomes theirs.
The As-Is Flip
Sold as-is (ΰΈΰΈ²ΰΈ’ΰΈΰΈ²ΰΈ‘ΰΈͺΰΈ ΰΈ²ΰΈ) is often taken as a reason to skip the inspection. For a buyer, it's the reason to have one.
Know the repair risk before it transfers
An inspection doesn't make the seller responsible for every repair. It prices those repairs into your decision. Negotiate, budget for it, ask for something in writing, or walk β but do it before the problem is yours.
What We Actually Found
These are anonymized resale findings from recent Bangkok inspections. No building name, district, unit size, floor, price, or client detail appears anywhere in them.
April resale inspection
A hole in the living-room ceiling where a light fixture had been removed, covered over with tape.
April resale inspection
Water damage to bedroom flooring and wallpaper, traced back to a neglected balcony drain.
April resale inspection
A significant leak under a sink.
July resale inspection
Window gaskets deteriorated throughout the unit.
July resale inspection
Age-deteriorated electrical fixtures throughout.
July resale inspection
Building management could not produce post-2025 earthquake structural inspection documents when asked.
The 12-Month Warranty Cliff
A new-build buyer has a developer to call during the first warranty period. A resale buyer has nobody, starting day one. The inspection is the substitute for the protection they were never given in the first place.
This doesn't make the report legal advice, and it doesn't certify matters outside the inspection scope. What it gives you is field evidence: photographed defects, documented findings, and the next questions to put to the seller, the agent, building management, or the right specialist.
What 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, COβ, 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 COβ 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 β 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 Check
Every inspection runs on the same 200+ checkpoint method. On an older unit the equipment carries more weight, because moisture sits behind finishes where nobody can see it, and indoor air can be affected by prior occupation, fresh paint, adhesives, or a recent renovation.
Read the inspection method
We do not restate the full checklist on this page. See how we inspect for the equipment and method behind the report.
Cost Against the Deal
A resale condo inspection is a very small fraction of what a Bangkok condo costs. On a contested unit, the cost of not knowing is asymmetrically larger than the fee.
US$499 / THB 15,900 For condos up to 120 sqm. Houses and penthouses are custom quote.
For Remote Buyers
Many overseas buyers are working through a relative, an agent, or a video call, and aren't sure a resale inspection can even be done from abroad. It can. We coordinate access and inspect on-site, then send a report you can decide from without booking a flight.
Remote inspection support
For the existing remote-buyer workflow, see the remote attendance FAQ on the homepage FAQ.
Speed Is the Point
Reports arrive within 24-48 hours of the inspection being complete. On a contested resale unit that timing isn't a convenience feature β it's what keeps the decision window open while the evidence still means something.
Resale Condo Inspection FAQs
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.
Sold as-is means the repair risk moves to you after transfer. An inspection gives you documented findings before that point, so you can negotiate, budget, ask follow-up questions, or walk away with a clear reason.
Yes. We coordinate access with the seller, agent, or building contact, inspect the unit on-site, and send a photo-backed report you can use without flying in for the inspection.
Reports are delivered within 24-48 hours after inspection is complete. That timing matters on contested resale units because the evidence needs to reach you while the decision window is still open.
A resale condo inspection uses the same inspection price as our standard condo service: US$499 / THB 15,900 for condos up to 120 sqm. Houses and penthouses are handled by custom quote.
Book a Resale Condo Inspection
Send the condo name, location, preferred timing, and any concerns you already have. WhatsApp, LINE, Telegram, Messenger, phone, and email are available.