Don't Let Defects Become Your Problem

New condos in Bangkok come with a one-year warranty. Sounds good until you realize what happens when it expires: every crack, leak, and broken fixture becomes your responsibility to fix.

Most owners don't inspect thoroughly before the warranty ends. They notice problems months later and pay out of pocket. The developer won't help. You're stuck with the bill.

The 11-Month Window

We recommend scheduling your warranty inspection at month 11. That gives you time to file claims and get repairs done before expiration.

Wait until month 12? You'll be rushing. Developers take weeks to respond. Contractors take weeks to schedule. If you cut it close, the warranty expires mid-repair and you're paying for the rest.

What We Check

Everything the developer should have built correctly. We test, photograph, and document defects across your entire unit.

Structural issues: Cracks in walls, ceilings, or floors. Uneven surfaces. Poor tile work. Grout problems.

Water systems: Leaks under sinks. Drainage issues. Water pressure problems. Faulty fixtures.

Electrical systems: Non-functioning outlets. Loose switches. Circuit issues. Light fixture problems.

Windows and doors: Seal failures. Alignment issues. Lock malfunctions. Frame damage.

Appliances and fixtures: Built-in appliances. Kitchen cabinets. Bathroom fixtures. Air conditioning performance.

Finishes: Paint defects. Trim issues. Flooring problems. Countertop damage.

Defect Documentation Report

We deliver a professional report organized by severity. Critical issues get flagged first. Each defect includes photos, location details, and a description of what's wrong.

You submit this report to your developer. They can't ignore it. The documentation is clear and professional. They know you're serious.

Claim Assistance

Filing warranty claims in Thailand can be frustrating. Developers delay. They dispute defects. They claim issues are "normal wear" even though you just moved in.

We help you push back. Need clarification photos? We take them. Need to prove something was defective from day one? We document it. Your developer gets professional evidence, not amateur phone pictures.

Common Defects We Find

Tile cracks show up in about 60% of new builds. Poor grouting in 40%. Water leaks under bathroom sinks happen in maybe one out of five units. Window seals fail more often than you'd think, especially on higher floors.

Air conditioning underperformance is common but hard to prove without testing. We measure actual temperatures and compare them to what's normal. If it's not cooling properly, the data shows it.

Pricing

฿10,200

Complete warranty inspection with defect report and claim assistance

Add-on: Follow-up inspection after repairs: ฿4,600

What You Get

Thorough inspection of all systems and finishes. Professional defect documentation with photos. Organized report by priority level. Guidance on filing warranty claims. Follow-up support if developers dispute issues.

Why This Saves Money

Let's say we find a bathroom leak, cracked tiles, and a faulty AC unit. Fixing those yourself costs around ฿46,500. Filing a warranty claim? Free.

One client ignored their warranty inspection. Noticed a leak a year later. Paid ฿74,400 for water damage repairs plus tile replacement. The developer wouldn't cover it because the warranty had expired three months prior.

The inspection costs ฿10,200. It typically finds issues worth ten times that amount.

Common Questions

When should I schedule this? Month 11 of your warranty period. Earlier is fine too, but don't wait until month 12.

What if the developer refuses to fix something? We provide documentation that supports your claim. If they still refuse, you have professional evidence for legal action.

Can I use this for a resale condo? No, this service is specifically for units still under developer warranty. For resale units, check our pre-purchase inspection service.

How long does the inspection take? About 2-3 hours depending on unit size. We're thorough.