Snagging Checklist for a New Property in Thailand: 47 Points

You just received the keys to your new condo in Phuket. The developer is smiling, the sales manager is holding out a pen, and the handover report is open on the table. Stop. The moment you sign that document, you are formally accepting the unit without objection. Any defect you discover afterward becomes your financial responsibility.

Unlike many jurisdictions, Thailand does not have a consumer protection statute that automatically guarantees a multi-year warranty on new residential developments. The operative principle here is caveat emptor: the buyer assumes the risk. According to research by C9 Hotelworks, up to 68% of new condominiums in Phuket are handed over with defects that developers will only fix before the handover document is signed.

A snagging inspection - a thorough check of every element of the unit before you accept it - is therefore not a bureaucratic formality. It is your single most effective lever over the developer. The checklist and strategy below are adapted specifically for Thai law and the current market in 2026.

Quick Answer

• A minimum snagging checklist for a condominium covers 47 points; for a villa the list grows to 70 or more.
• Professional inspection costs in Phuket range from 5,000 to 15,000 THB depending on property size.
• Most contracts allow 7 to 14 days from the developer's completion notice to complete your inspection.
• Do not sign the Acceptance Protocol or Handover Report until all critical defects are resolved.
• Under Thailand's Building Control Act B.E. 2522, structural elements carry a 5-year warranty - but only if the defect is formally documented before handover.
• A re-inspection after defect remediation is a mandatory step that roughly 4 in 5 buyers overlook entirely.

Scenarios and Options

Option 1: Self-Inspection

This works for experienced buyers with a construction background. You will need:

• A laser or bubble level for checking wall and floor alignment
• A socket tester (available at HomePro for around 200 THB)
• A tape measure of at least 5 metres
• A strong flashlight for dark corners and under-bath spaces
• Painter's tape or sticky notes to mark defects on surfaces
• A smartphone to photograph and video every issue found

The limitation is significant: hidden electrical faults and plumbing defects are easy to miss without specialist equipment.

Option 2: Professional Inspection

Certified inspection companies operate in both Phuket and Bangkok. A professional inspector uses a thermal imaging camera, moisture meter, and water-pressure tester. The final report - typically 20 to 40 pages with photographs - functions as a legal document you can present to the developer when demanding remediation.

Typical costs: 8,000 to 12,000 THB for a condominium up to 60 sqm; up to 25,000 THB for a villa of 200 sqm or more.

Option 3: Inspection with Legal Representation

This is the recommended approach for overseas investors purchasing through a power of attorney. A lawyer attends the inspection, documents every defect in a formal protocol, and ensures the record has evidentiary weight. If the developer refuses to act, the lawyer sends a written demand citing Sections 472 to 474 of the Civil and Commercial Code of Thailand, which govern latent defects in sales contracts.

The Full 47-Point Snagging Checklist

Entry and Doors (6 points)

• Front door: tight seal, lock operation, no scratches on surface
• Interior doors: hinges silent, handles firmly attached, consistent gaps around frame
• Balcony sliding doors: smooth track movement, weatherstripping intact
• Door closers: door neither slams nor sags open
• Thresholds: level, crack-free, flush to floor
• Peephole and security chain (if specified): functioning correctly

Walls and Ceilings (8 points)

• Wall flatness: check with a level every 2 metres
• No cracks, bubbling, or missed paint coverage
• Corners: true 90 degrees, no plaster overflow
• Ceiling: no stains (potential leak evidence), fully level
• Ceiling-to-wall joints: clean line, no gaps
• Wallcovering or decorative finish: no bubbles or peeling edges
• Sockets and switches: seated flush with wall, no gaps around faceplate
• Ventilation grilles: secured, duct not obstructed

Floors (5 points)

• Horizontal tolerance across the entire area: 2 mm per 2 metres
• Tiles: tap each one - a hollow sound indicates delamination
• Laminate or engineered wood: no creaking, gaps, or raised edges
• Skirting boards: flush to wall and floor, no visible gaps
• Transition strips between zones: firmly fixed

Windows and Glazing (5 points)

• All windows open and close without resistance
• Double glazing: no cracks, chips, or condensation between panes
• Seals and weatherstripping: intact and properly seated
• Fly screens: installed with undistorted frames
• Drainage channels on frames: clear of debris

Electrical (7 points)

• Every socket tested with a socket tester
• Every switch activates the correct light or fitting
• Distribution board: breakers labelled, RCD (residual current device) installed
• Air conditioning: operates on both cooling and heating modes, condensate drain does not drip indoors
• Bathroom extractor fan: starts and draws air out
• Video intercom or doorbell: operational
• Bathroom sockets: rated IP44 or higher for moisture protection

Plumbing (9 points)

• Water pressure: open all taps simultaneously and check flow
• Hot water: reaches temperature within 30 seconds
• Toilet: flush works, no seepage at base
• Basins: no chips, waste pipe does not leak, trap is watertight
• Shower: floor slopes to drain, water clears within 15 seconds
• Bathtub (if applicable): no scratches, sealant continuous along wall junction
• Towel rail: secured, operational if heated
• Washing machine connection: isolating valves, waste outlet, dedicated socket
• Water heater: heats correctly, no drips or corrosion

Kitchen (4 points)

• Extractor hood: starts and draws air effectively
• Worktop: level surface, all joints sealed
• Cabinets: doors close firmly, no squeaking hinges
• Sink: drain flows freely, hot and cold supply connected correctly

Balcony and Terrace (3 points)

• Floor slopes away from the building for drainage
• Balustrade: firmly anchored, minimum height 110 cm per EIA standards
• Waterproofing: inspect the ceiling of the unit below for any staining (ask the developer for access)

Main Risks and Mistakes

Mistake 1: Signing 'with reservations.' In Thai practice, a note saying 'accepted with comments' often carries no legal weight. The effective choice is either to accept or to refuse. Draw up a separate written snag list as a formal annex to the sale and purchase agreement.

Mistake 2: Trusting verbal commitments. 'We will fix everything next week' is a classic sales-team response. Without a written schedule that specifies a deadline and financial consequences for delay, the promise is unenforceable.

Mistake 3: Inspecting in the evening. A snagging inspection must be conducted in daylight. Morning is ideal: wall defects, floor irregularities, and glazing issues all show clearly in natural light.

Mistake 4: Ignoring common areas. Lifts, car park, swimming pool, and fire suppression systems all affect resale value and daily safety. The juristic person (condominium management entity) is obliged to provide a readiness report on all shared facilities.

Mistake 5: Skipping specification verification. Compare the actual finishing materials and fittings against the schedule attached to your sales contract. Developers occasionally substitute specified brands with cheaper alternatives without disclosure.

Mistake 6: Omitting a land survey for villas. The physical boundaries of the plot must match the data on the Chanote (title deed). Commission a licensed surveyor from the Land Office; the service typically costs 3,000 to 5,000 THB.

FAQ

How long do I have to inspect after the developer's completion notice? Most contracts allow 7 to 14 days. If you are abroad, request an extension in writing. A developer has no legal right to compel you to accept the property.

Can I formally refuse acceptance? Yes. You submit a written snag list to the developer, who is contractually obligated to rectify the items and schedule a re-inspection date. This is your right under the contract.

What if the developer refuses to remedy defects? Send a formal letter through a lawyer citing Sections 472 to 474 of Thailand's Civil and Commercial Code. If the developer still does not act, you may escalate to the Office of Consumer Protection Board (OCPB).

Does villa inspection require a different specialist than condo inspection? Yes. A villa introduces additional complexity: foundations, roof structure, site drainage, septic system, and landscaping. Choose an inspector with specific experience in private residential construction.

Which defects are considered critical? Roof and window leaks, non-functional electrical circuits, cracks in load-bearing walls, absence of an RCD in the distribution board, and incorrect drainage slope. These defects render a unit uninhabitable.

What is the defect liability period? This is the warranty period during which the developer must repair defects at no cost. Typically 1 year for finishes and 5 years for structural elements. Verify these periods in your contract before signing the handover document.

Is it worth hiring an inspector for an off-plan purchase? The inspection still happens at the point of completion. For off-plan units, intermediate site visits are also useful: after the foundation pour, after wall construction, and after first-fix works.

Where can I find a qualified inspector in Phuket? Look for companies with a verified licence and a portfolio of completed reports. Ask to see a sample report before paying. A professional inspector delivers a full photo report within 48 hours.

Can I withhold part of the final payment until defects are fixed? Yes, if this is written into your contract. Industry practice typically allows retention of 5 to 10% of the final instalment until snagging is complete. Negotiate this clause with a lawyer before signing the sale and purchase agreement.

A snagging inspection is not perfectionism. It is standard investment protection that can save you hundreds of thousands of baht in post-handover repairs. Build your checklist, hire the right inspector, and do not rush your signature.

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