UK-qualified · Working to UK standards
Snagging inspections in Patong & Kathu.
Beach-side condos in Patong and hillside homes in Kathu. Different buildings, the same need: an independent check before you accept the keys.
Busy beachfront, quieter hills.
Patong is mostly condos, many bought as rental investments by owners who live overseas. In a condo block, a fault in your unit can start in someone else’s: a leaking shower upstairs, a shared riser, a balcony drain that backs up in a storm.
Kathu, just inland, has more houses and villas on sloping ground, where surface water and drainage matter as much as the finishes. Our standard checklist covers all of it; we spend extra time on the parts these locations test hardest.
Local issues worth checking.
- 01
Balconies and sliding doors
Thresholds, drainage slots and seals where wind-driven rain gets in under the door.
- 02
Leaks from above
Ceilings below bathrooms and the unit above, checked for staining, with moisture readings where damp is suspected.
- 03
Air-conditioning
Every unit run to temperature, condensate pipes and drains checked, so nothing drips into the ceiling.
- 04
Hillside drainage in Kathu
Where water goes in a downpour, retaining walls and channels around the plot.
Everything on our published checklist.
- Around 100 checks for a condo, 150 or more for a large pool villa
- Every service tested live: water, electrics, air conditioning, pool plant
- Wet areas, ceilings and any staining checked for damp, with moisture readings where suspected
- Balconies, windows and doors checked for water ingress
- Photographic report within 48 hours, every defect located and graded
- Re-check of the repairs once the developer says the work is done
Four steps, before you sign.
- 01
Book
Tell us the development and your handover date. We set the inspection a few days before it.
- 02
Inspect
Three hours for a condo to a full day for a large villa, with every system tested under load.
- 03
Report
A photographed, graded report within 48 hours, ready to send to the developer.
- 04
Re-check
We check every item again once the developer says it is fixed.
We work for you, not the developer.
We take no commission from developers and no referral fees from agents. On any one unit we act for one side only.
The same fixed fees across Phuket.
Condo inspections from ฿15,000, two-bed pool villas ฿30,000, three to four bed pool villas ฿40,000. Add a re-check of the repairs for ฿5,000 when you book it with your inspection. No extras added afterwards.
What clients say, in their own words.
Michael and his team diagnosed a very stubborn odour issue in our new build villa - highly recommended for anyone in a similar predicament. Professional and responsive.
I contacted Phuket Property Care (Koh Samui branch) to carry out a villa pre-purchase survey in Koh Samui. I was very impressed with how professional Michael was throughout the entire process. … I received a very well presented report which clearly identified all the items surveyed and flagged any observation points and highlighted anything major. … I would highly recommend contacting Michael.
For anyone buying property, Michael is exactly the advocate you’ll want in your corner when dealing with developers or contractors. … He knows his stuff, straight talking, no nonsense.
Great service, punctual, detailed and reliable. Highly recommend.
Patong & Kathu questions.
Yes. Defects found before handover are fixed at the developer’s cost; found later, they come out of your rental income and your guests’ reviews.
We record where the damp is and what it points to, so the developer or the juristic person can take responsibility instead of passing the problem around.
No. Most clients don’t. You receive a photographed report within 48 hours that you can send straight to the developer.
Further reading
Damp and leaks in Phuket condos.
Where condo damp comes from, how to tell your unit from the one above, and who should fix it.
Read the guide →The condo handover checklist: what to check before you sign.
What to test, photograph and put in writing before you accept the keys to a new condo.
Read the guide →Pre-handover inspections, explained.
What a snagging inspection is, when to book it, what it covers and what happens afterwards.
Read the guide →External walls: cracks, render and rain.
Reading cracks, hollow render, staining and paint failure on external walls, and what to do about each.
Read the guide →Buying in Patong or Kathu? Get it checked first.
Tell us the development, the property type and your handover date. We’ll confirm a fixed fee and a date before it.