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 non-destructive property-condition inspection combines observation, instrument readings, and photographic evidence.
Full thermal imaging sweep
We scan the unit for surface-temperature differences and possible leak indicators, photographing common leak-risk spots around sinks, plumbing, and bathroom walls. A moisture meter is used to follow up thermal or visual flags.
Moisture meter confirmation
We check areas flagged by thermal imaging or visible moisture signs with a moisture meter. The readings help distinguish an active moisture concern from a surface mark where the evidence allows.
Air quality on every inspection
We record AQI, COβ, CO, formaldehyde, TVOC, PM2.5, PM10, temperature, and relative humidity. These readings describe conditions at the time and location of the inspection.
Water quality when water is on
When usable water is available, we sample pH, total dissolved solids (TDS), and salinity and document the results. If water is unavailable, the report records the limitation and reason.
Electrical testing, not just looking
We use a HABOTEST HT107T socket tester to check accessible outlets for voltage, frequency, neutral-to-earth voltage, RCD trip behaviour, and wiring-fault indications. A separate voltmeter is carried as a backup.
Level, tap test, and golf ball roll test
We check visible level, floor slope, balcony fall, and floor soundness using a spirit level, tapping rod, and golf-ball roll check where appropriate.
Measured, photographed evidence
We measure visible cracks, gaps, and damage where useful, with photographic evidence to document the location and condition.
Thermal and moisture readings are screening tools. Thermal imaging does not see through walls or certify structural safety. The inspection does not guarantee hidden conditions. Inaccessible checks are recorded as N/A with the reason.
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.
From US$499 / THB 15,900 Quote confirmed before booking based on layout, systems, and scope. Houses, villas, and penthouses are quoted individually.
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
English reports for condos up to 120 sqm arrive within two business days. 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. Give us your agent, developer, juristic, or building contact and we coordinate access, confirm utilities, inspect the unit on-site, and send a photo-backed report you can use without flying in.
English reports for condos up to 120 sqm are delivered within two business days. 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 starting price as our standard condo service: US$499 / THB 15,900, with pricing confirmed before booking. Houses and penthouses are handled by custom quote.
Yes. For roughly one week after inspection, defect-related liaison with your agent, juristic staff, and developer-appointed defect contractors is included. A full Thai companion report is also available on request. We do not contact sellers directly or negotiate the purchase price.
Yes. A paid re-inspection checks the original defect list, gives repaired areas extra attention, completes another overall sweep, and creates a fresh photographic record. Returning-client pricing is quoted case by case.
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.