Why repairs stall
Developers usually agree to fix what is on a snag list. The trouble starts afterwards. Site teams move on to the next phase, subcontractors come and go, items are ‘fixed’ with a bead of silicone or a coat of paint, and the owner — often abroad — has no way of knowing what has really been done until the next rainy season shows them.
None of that needs bad faith. It is simply what happens when nobody on the owner’s side is checking. Agreeing to fix and fixing properly are different things.
Agree the method, not just the item
The most useful thing you can do is agree how each serious defect will be repaired before work starts. ‘Fix shower leak’ invites a cosmetic patch; ‘remove tiles 300 mm either side, install a compliant membrane, retile, re-test with a moisture meter after 72 hours’ does not. Our reports write remedies in that form so the conversation starts in the right place — see the sample report.
Check the work while it is open
Many repairs are only verifiable while they are exposed: a new membrane before it is tiled over, a re-laid screed before the finish goes down, a pipe joint before the ceiling is closed. Once covered, you are back to trusting it. Visiting at the right moment, and photographing the work, is what turns a promise into evidence.
Track every item to sign-off
- One numbered schedule, shared with the developer, with a status for every item
- Dated photos of each repair, before closing up where it matters
- Re-inspection of every item, not a sample
- Re-testing where it was measured: moisture readings, falls, RCD trip times
- Written sign-off only when the item meets the agreed method
Owners who are overseas
Most of our clients are not in Phuket while repairs are under way. Regular written updates with photos, and a single point of contact who speaks to the site team in person, mean you do not have to fly in to keep things moving. For keys and handover while you are away, see inventories; for buyers with several units, see multi-unit inspections.
Using the warranty period
Repairs that are not finished at handover fall into the developer’s defects-liability period. That period is time-limited, so the clock matters. Our guide to the defects-liability period explains how to use it, and a re-inspection shortly before it ends often catches items that have reappeared.
How we can help
Our project management service picks up where the inspection leaves off: agreeing methods with the site team, checking work while it is open, and re-inspecting every item until it is signed off. It starts with a pre-handover inspection — see our fees.