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BANGKOK 22 April 2019 20:56
mike111

assessing a condo's condition (structure, leakages,etc)

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I'm seeking a professional in Jomtien area who can assess the condition of a condo it terms of structural issue, leakages, pests etc. I want to minimize the chances of unpleasant surprises down the road.

any recommendations?

TIA

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I would just go with common sense, look around the condo building, cracks on outside

walls,what the condition is like in side,is it been maintained to a decent standard,talk

to other tenants.and what do your guts tell you about the place.buying any property

new or old has its risks,and you need to check out if any utility fees have been left unpaid

by the previous tenants.

regards Worgeordie

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Why don't you talk to the committee member and also the building manager, and ask about any upcoming repairs, including paint and crack filling, etc.

do not ask the seller these because they will not tell the truth

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Cloggie, That was a heckuva good post on the subject.

My wife and I are looking to buy either a house or a condo and your small report should help us.

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Here are some items I will look for:

electricals : fuse box, condition of each outlet, grounding ( I don't even know if they do put grounding - does anybody know if grounding is better in condos vs. houses)

electrical, water, trash - all utility rates and costs

security

Does the water work? The drainage? master valves work properly for repairs.

For the drains, ,are they designed properly to keep smells out? I once spent a night in a new Marriott in Beijing and they had designed the drains wrong and it was disgusting unless you like the smell of urine and poo.

pets - do the neighbors have them? noise and flea potential

parking - ensure you know if you get one or 2 spaces and how to enforce keeping the spaces.

As I got kids, I'd check to ensure that any glass is tempered

Screens heavy duty. My wife rented one place where the screens are just falling apart - cheap stuff

air con insulation - my wife wonders why the electrical fees are so high. There is a general lack of concept for insulating unless the builder designed for it. If you tell her it would keep out the mosquitoes, maybe then she'd understand insulation.

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Before purchasing a condo, request a copy of the association's CC&Rs. You can make review and acceptance of the condo governing documents a condition of buying the unit, also known as a contingency. You or the seller usually must pay for a copy of the CC&Rs. Analyse the association's operating budget to ensure the condo is fiscally sound. If the condo is losing money due to current owners not keeping up with the dues, you may face special assessments as a future owner. Also, if you don't understand your responsibilities regarding the roof, or any other aspect of owning a particular condo, consult an attorney.

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Most building in Thailand have mold problems, water leaks under the patio or any ledge exposed to the outdoors and water migrates under the subfloor creating mold under the tiles. Same problem in the shower, where water migrates under the tiles.

I always close all the windows and doors then come back in 10-20 minutes to check, open the door and take a big smell. Remember: if smells - it never sells!

I wouldn't buy any property in Thailand for this reason, maybe new it will be ok for 5-10 years. They just don't have big enough roofs or enough exterior water proofing. They are clueless.

 

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39 minutes ago, Don Chance said:

Most building in Thailand have mold problems, water leaks under the patio or any ledge exposed to the outdoors and water migrates under the subfloor creating mold under the tiles. Same problem in the shower, where water migrates under the tiles.

I always close all the windows and doors then come back in 10-20 minutes to check, open the door and take a big smell. Remember: if smells - it never sells!

I wouldn't buy any property in Thailand for this reason, maybe new it will be ok for 5-10 years. They just don't have big enough roofs or enough exterior water proofing. They are clueless.

 

Interesting that you should resurrect this old thread, as I have recently returned from a friends condominium which is in a pretty bad way with regards to leaks, and it is only about seven years old and expensive at that.

 

There was a major leak about three years ago which ruined the wooden floor in the place (two large bedrooms with two en suites, three toilets and kitchen and balcony and about 86 m²) and they had this fixed, but more leaks have appeared and it has had to be replaced with tiles.

 

The strange thing is that water comes in through the wall as well as around the window frames so a second phase of remedial work is going on, however as always, there are arguments as to whose responsibility this is and some problems with the "sinking fund" a lot of which appears to have "sunk".

 

Furthermore I have looked at this current remedial work and it is absolutely atrocious, with flaking paint left on the outside and just painted over, no proper sealant used around the window frames and no end of other poor quality workmanship.

 

They are also going to have to replace all of the "chrome" fittings in the second bathroom because the small window in this place has been open for some time and it would appear that sea air has attacked most of the fittings, some to a huge degree.

 

I had never heard of water penetrating from the outside, apart from the obvious cause which would be large cracks, however a friend who lives in Karon is going through a similar process with his large apartment, and as he spends time overseas, he's not very happy about being greeted by wet floors and walls, mould and damp etc, when he returns.......and the cause apparently is hairline cracks in the outside wall, and many of them.

 

Thinking about it it should be no surprise as I have observed the building of many apartment/condo blocks here and the workmanship is atrocious.
 

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I hesitate to put my spoke in here but here goes.

 

We own quite a few properties in our own country including the equivalent of several condos in various buildings.

in a country with strict building standards and force of rational law they are a pain in the butt and a constant concern.

 

We have looked at buying in Phuket for over 20 years. Never ever would we do it. Seen too many problems, too many shoddy buildings, heard of too many scams and dodgy lawyers. You have no way of understanding and working with the Thai legal system.

 

We happily rent, paying an exorbitant rent to live in the apartment we want, and are happy that we have no skin in the game when we see the shoddy painting, the ridiculous repairs and the rude and unhelpful staff.

 

As an experienced and successful property owner, Thailand property in any form would be a nightmare.

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I hesitate to put my spoke in here but here goes.

 

We own quite a few properties in our own country including the equivalent of several condos in various buildings.

in a country with strict building standards and force of rational law they are a pain in the butt and a constant concern.

 

We have looked at buying in Phuket for over 20 years. Never ever would we do it. Seen too many problems, too many shoddy buildings, heard of too many scams and dodgy lawyers. You have no way of understanding and working with the Thai legal system.

 

We happily rent, paying an exorbitant rent to live in the apartment we want, and are happy that we have no skin in the game when we see the shoddy painting, the ridiculous repairs and the rude and unhelpful staff.

 

As an experienced and successful property owner, Thailand property in any form would be a nightmare.

 

I’ve never had a serious problem.......and never paid a lawyer to convey a condo, it’s easy.

One can't expect perfection when paying a relative pittance for property, but foresight and research usually avoids problems.

 

 

Sent from my iPad using Thailand Forum - Thaivisa mobile app

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On 10/21/2018 at 7:30 AM, cheeryble said:

 

I’ve never had a serious problem.......and never paid a lawyer to convey a condo, it’s easy.

One can't expect perfection when paying a relative pittance for property, but foresight and research usually avoids problems.

 

 

Sent from my iPad using Thailand Forum - Thaivisa mobile app

That's really great to hear and you are a 100% right, foresight and research are essential and sadly so few people make the effort. (True of any property in any country.

 

There are success stories I can tell too.

 

I have friends who have successfully built and developed 6 very nice gated properties complete with swimming pools in each and a very nice place for themselves that is huge (2 pools) and a designers dream and they have had no problems legally but nightmarish tales of maintenance and upkeep. They have been here about 15 years.

 

Being very conservative and disliking risk in investments, Phuket is way out of my comfort zone and I hate hearing about people who are not in a position to walk away and are having problems

 

 

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