Key takeaways
- Interior renovations need approval from the building’s juristic person and must follow its working hours and rules.
- Structural changes may need an engineer’s approval and, in some cases, a permit.
- Use a registered contractor with a written, itemised contract, and pay in stages rather than a large upfront deposit.
- The unit owner is liable for damage to neighbouring units, so make the contractor’s liability clear in the contract.
Thailand is a country of great promise for foreign condo owners who wish to make this welcoming land their home. Every day, there are new budget condos, luxury condos, and ready-to-move-in condo-tels up for sale in places like Bangkok. However, as a condo owner living in a foreign land, it is important to keep your interests in mind, especially if you plan to renovate your condo in the near future.
Can you renovate a condo in Thailand? Yes. As the owner of a condo unit, you can renovate the inside of your unit, including flooring, kitchens, bathrooms and built-in furniture. Anything that affects the building’s structure, shared pipes and wiring, the facade or common areas needs approval from the condominium’s juristic person (the building management) and must follow the building’s regulations under Thailand’s Condominium Act. Most buildings in Bangkok also set working hours, require contractor registration and ask for a refundable damage deposit before work starts.
Before you start a condo renovation in Bangkok or anywhere in Thailand, follow these steps:
- Read your condo’s building regulations and ask the juristic office what needs written approval.
- Submit your renovation plan, contractor details and schedule to the juristic office.
- Pay any renovation deposit and register your workers for building access.
- Agree a written contract with your contractor, with staged payments tied to completed work.
- Keep receipts and the approval letter: you may need them when you sell or rent out the unit.
Continue reading to know more about condo renovations in Thailand and 5 important points that can help you save time and effort and prevent undue stress in the future once you complete a condo buy.
#1 Transfer of Property Documents
The first thing is to make sure that you have all the necessary documents in order.
To purchase a condo in Thailand, the transfer of ownership procedure entails a detailed written record of the transaction through a Sale and purchase deed, fees, and taxes payable to the Land Department and Government.
Without the transfer procedure and proper protocols in place, the ownership would not be legally transferred despite the buyer and developer having drafted and signed a Sale and Purchase Agreement.
The time frame for the ownership of a condo to a foreigner or a house to a Thai national can take anywhere from 30 to 120 days, usually 30 days from the date of the first visit to the local land department’s office.
To transfer the property legally to a foreign condo buyer, the sale deed has to be stamped by the officials in the Land Department, and ID proofs have to be collected and verified by the officials.
The list of documents for transferring the purchased property is as follows:
- Tabien Bann – Property Registration Book
- Sale and Purchase Agreement
- ID Cards such as Passports of both the buyer and the seller
- Land Title Deed registration documents
- House building permits
- Property Transfer Fees in Full
#2 Building Permits and Building Codes for Condo Renovation in Thailand
To ensure smooth condo renovation in Thailand, a building permit that is issued by the Bor Tor is a must.
This document is both proof of ownership of the building as well as proof that all permissions have been taken to build and/or renovate the property.
This permit is always submitted to the Land Department at the time of transferring the property and the buyer should contact the condo developer in case he needs more information about this important document.
Under the Building Control Act, any violations can result in both heavy fines and over 5 years of jail time.
Furthermore, if any violations are noticed then a stop order to work can be placed on the property and the condo owner will have to also make any and all adjustments and rectifications as per the timeline given by the Thailand Land Department.
Failure to rectify the property as per the timeline given can lead to subsequent demolition of the incorrectly renovated parts of the house.
#3 Thai Civil and Commercial Code Protecting Condo Owners
Under Section 589 of the Thai Civil and Commercial Code, condo and house owners are protected up to a large extent. For instance, this section demands that it is crucial for the materials supplied by the renovation contractor to be of the best quality according to the agreement.
If the contractor has used sub-par materials, the contractor becomes responsible for paying for damages and defects that occur due to the materials used. Furthermore, unless the agreement mentions a different time frame, the contractor is responsible for 1 year from the competition date of construction.
Additionally, in case the contractor tries to hide the use of sub-par material due to an increased cost factor, then the 1-year limitation is not applicable, especially if a fixed price has been agreed on and signed upon in the contract.
This implies that if the contractor re-estimates the total amount the condo owner needs to spend while in between working and after agreeing to a price in writing, then the contractor has to use the promised materials and complete the job without any additional costs.
Keep in mind that some contracts are flexible and allow for a 10% to 20% hike in case the material costs change while the renovations are underway.
#4 Finding, Hiring, and Paying Contractors For Condo Renovations in Thailand
There is a myriad of options when it comes to finding contractors for condo renovations in Thailand, however, foreign condo owners should be aware of unscrupulous contractors that use both the language barrier and misleading advertisements to get clients.
If a language barrier is an issue, then consider asking one of your Thai friends to translate and deal on your behalf. However, you should ensure that the documentation, bills, and receipts are in your name, as you are the condo owner.
Also, make sure that the contractor can prove and verify that he has actually worked on similar projects and can give you at least 5 references of past clients to cross-check with. You can never be too careful!
Since everything is online these days, including portfolios and reviews, you can use this to your advantage.
Checking their work on social media platforms and even any review websites like TrustPilot can be beneficial to you.
Do remember to draft and sign a contract that is legally binding, signed by both parties, and attested by a legal body if needed. Choose the terms carefully as if you default on the terms then you could be in trouble.
Make sure that before you renovate your condo, you know the exact size of the property, all building and environmental laws pertaining to the property as well and have all the needed documents in check for a building permit and follow-up checks by officials.
While follow-up checks aren’t the norm, they do happen from time to time, better to be safe rather than sorry!
#5 Paying The Contractor for Condo Renovations in Thailand
Usually, contractors would ask for a small fraction of the entire payment as an advance or deposit and might also request that you pay for the materials before the work commences.
Usually, this amount totals at 25-40% of the entire payment and can be considered a fair request. Under no circumstances should you pay the entire money upfront as this can cause delays in finishing the project, not in all but in some cases at least.
The payment can be made in cash, wire transfer, or through payment apps, however, collecting receipts is always a good practice despite the chosen method of payment.
While some upcoming contractors might offer a discount for larger projects, always make sure that you compare quotes with 3-5 contractors before choosing the final candidate.
If in doubt, then opt for the services of a managed property solutions company, as these companies have a list of verified contractors that work under an agreement.
Failure to complete the work in time is usually not an issue for managed property service companies as they take charge of the project management and handle any issues which remove the stress out of condo renovation for you and oversee the build of perfectly renovated condo that has been cleaned, furnished and ready to move into the minute you are to step onto the property.
Juristic person approval and building rules
Every registered condominium in Thailand has a juristic person that manages the common property and enforces the building’s regulations. Your unit is your private property, but the walls between units, the structure, the plumbing and electrical risers, balconies and the exterior are usually common property or are covered by the regulations. In practice, that means:
- Interior finishes (paint, flooring, kitchen cabinets, wardrobes) usually only need you to notify the juristic office and follow the working-hours rules.
- Wet areas and plumbing changes, such as moving a bathroom or kitchen, usually need written approval because leaks affect the units below.
- Structural work, such as removing walls, cutting slabs or combining two units, needs approval from the juristic person and may need a qualified engineer’s sign-off.
- Changes to the facade or balcony, including window frames, glass and air-conditioner positions, are normally restricted so the building keeps a uniform look.
Typical building rules include work on weekdays only, quiet hours for drilling, protection for lifts and corridors, and a refundable deposit that is returned once the juristic office has checked there is no damage to common areas.
How to choose a condo renovation company in Bangkok
A good contractor will already know how condo juristic offices work. When you compare companies, ask for:
- Recent condo projects you can see, ideally in buildings like yours.
- A registered Thai company name and tax ID, and a written quotation itemising materials and labour.
- A clear schedule that fits your building’s working hours.
- Staged payments, for example a deposit, then payments at agreed milestones and a final payment after a snagging check.
- A warranty period for workmanship, written into the contract.
- Who will deal with the juristic office paperwork and the deposit.
If you don’t live in Thailand yet, a property management company can manage the contractor and the building approvals for you. See furnished versus unfurnished condos if you’re still deciding whether to buy a unit that needs work.
Renovating a condo to rent it out
If you plan to let the unit, keep the renovation durable and neutral: hard-wearing flooring, a practical kitchen and good air conditioning matter more to tenants than designer finishes. Check your rental yield before and after the renovation cost to see whether the work pays for itself, and read our guide to renting out a condo in Bangkok.
Frequently asked questions
Do I need a permit to renovate a condo in Thailand?
For interior work, you normally need approval from the condominium’s juristic person rather than a government building permit. Structural changes, such as removing load-bearing walls or combining units, may also need an engineer’s approval and, in some cases, a permit from the local district office.
Can a foreigner renovate a condo they own in Thailand?
Yes. Foreign owners have the same rights as Thai owners to renovate the inside of their unit, as long as they follow the building’s regulations.
How long does a condo renovation take in Bangkok?
A cosmetic refresh can take a few weeks, while a full renovation with a new kitchen and bathrooms often takes two to three months, depending on the building’s working-hour rules and approval times.
Who pays if renovation work damages a neighbour’s unit?
The unit owner is responsible to the neighbour and the building, so make sure your contract makes the contractor liable for damage, and keep the juristic office informed.
Simplifying Your Life in Thailand As A Foreign Condo Owner
If you want to simplify things not only when you need condo renovations in Thailand but also help to manage your property as well then outsourcing property management is a time-saving and cost-effective option.
When you choose to hire a managed property services provider, then keep in mind that you can choose short-term or long-term contracts, with a fixed fee for helping you out with renting, maintaining, and keeping the condo as good as new.
You can also choose from a list of added extras like check-in to check-out services for rentals, renovations, fixing breakages, and later on finding buyers to sell your condo to as well.
