UK-qualified · Working to UK standards
Before your warranty ends, get it checked again.
Most new properties in Thailand come with a period after handover in which the developer must fix defects. A thorough inspection a couple of months before it runs out catches the faults that have appeared since — while they are still the developer’s problem.
The faults that matter often appear after you move in.
Some defects only show themselves once a property is lived in and has been through a wet season: a shower that leaks into the wall behind it, a terrace that ponds, a crack that opens up, an air conditioner that drips into the ceiling. If they are reported within the defects-liability period, the developer must put them right. Once it has expired, the cost is usually yours.
We inspect the property against the same published checklist we use at handover, test every service, use moisture and thermal testing wherever a problem is suspected, and give you a photographed report you can send to the developer while there is still time for them to act.
For owners in their first year or two.
- 01
Owners nearing the end of cover
Your defects-liability period ends in the next few months. Book the inspection two to three months before, so there is time to report and repair.
- 02
Owners who skipped a handover inspection
If nobody inspected the property at handover, this is the last good chance to get defects recorded at the developer’s expense.
- 03
Our past clients
We re-check the items from your handover report and look for anything new, so you can see what has held up and what has not.
- 04
Landlords and owners abroad
If the property is let or empty, you may not know what has changed. We find out, and report it in a form the developer can act on.
The full inspection, one year on.
- Every room and service checked against our published checklist
- Moisture and thermal testing wherever leaks or hidden damp are suspected
- Roof, gutters, drainage and external walls on villas
- Pool, plant and electrical bonding on villas
- Items from your handover report re-checked, where you have one
- Photographed report within 48 hours, ready to send to the developer
Timed to leave room for repairs.
- 01
Check your dates
Find the end date of your defects-liability period in your purchase contract or handover documents.
- 02
Book early
Book the inspection for two to three months before that date, so there is time for the developer to respond.
- 03
Inspect and report
We inspect the property and send you a photographed report within 48 hours.
- 04
Report to the developer
Send the report to the developer before cover ends. We can re-check the repairs afterwards.
On your side, and only yours.
On any one unit we act for one side, never both. A warranty-expiry inspection is commissioned by the owner, and the report is written for the owner, so nothing is softened to suit anyone else.
The same fixed fees as a handover inspection.
Warranty-expiry inspections are charged at our published fixed fees for the property type: condos from ฿15,000 and pool villas from ฿30,000. A re-check of the repairs, booked at the same time, is ฿5,000.
What clients say, in their own words.
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.
Warranty inspection questions.
Two to three months before your defects-liability period ends. That gives you time to send the report and for the developer to arrange repairs before cover runs out.
It varies by contract and developer, so check your purchase agreement and handover documents. If you are unsure, your lawyer can confirm it.
Yes, arguably more so. It may be the only independent record of the property’s condition while the developer is still responsible for defects.
A clear, photographed and dated report sent within the period is the strongest position you can be in. For anything disputed, your lawyer can advise on the contract.
Further reading
The defects-liability period, and how not to waste it.
What the period covers, when it starts, and how to use it before it runs out.
Read the guide →Damp in Phuket villas: causes, signs and fixes.
The commonest causes of damp in Phuket villas, how to spot them early, and how they should be fixed.
Read the guide →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 →Getting defect repairs done properly.
Why repairs stall, how to keep them moving, and what independent project management adds after an inspection.
Read the guide →Warranty running out? Book your inspection now.
Tell us the property, the location and when your defects-liability period ends. We’ll confirm the fee and a date that leaves time for repairs.