Real Estate Guide — Selling Bangkok

Pre-Handover Inspection Checklist for Bangkok Condos

Selling Bangkok

June 06, 2026

4 min read

The pre-handover inspection is one of the most important — and most overlooked — stages of buying a new condominium in Bangkok. This is your opportunity to identify defects, ensure the unit matches the agreed specifications, and hold the developer accountable before you accept the keys. Once you sign the handover documents, getting defects rectified becomes significantly harder. This comprehensive checklist will help you conduct a thorough inspection.

Why Pre-Handover Inspection Matters

In Bangkok's new condominium market, defects at handover are common — ranging from minor cosmetic issues to more serious structural or mechanical problems. Developers are legally obligated to rectify defects identified during the handover inspection period, but this obligation diminishes significantly once you accept the unit. A thorough inspection protects your investment and ensures you receive what you paid for.

Preparation Before the Inspection

Review your Sales and Purchase Agreement for the agreed unit specifications
Bring your floor plan and unit specification sheet
Charge your phone fully for photos and videos
Bring a torch, a marble or ball bearing (to test floor levelness), and a phone charger (to test power points)
Schedule the inspection during daylight hours for best visibility
Allow at least 2–3 hours for a thorough inspection
Consider hiring a professional inspector — Selling Bangkok can arrange this

Structural and General

Check all walls for cracks, water stains, or uneven surfaces
Check ceilings for cracks, water damage, or sagging
Check floors for levelness (use a marble — it should not roll), cracks, or hollow spots (tap tiles to identify hollow sounds)
Check all doors — they should open and close smoothly without sticking or gaps
Check all windows — they should open, close, and lock correctly with no gaps or broken seals
Verify unit size matches the contracted area (bring a tape measure)

Electrical Systems

Test every power point using a phone charger or socket tester
Test all light switches and confirm correct fixtures are installed
Check the electrical panel/breaker box — all breakers should be labelled
Test the doorbell and intercom system
Confirm all air conditioning units are installed and operational
Test each air conditioning unit — cooling, heating, fan modes and remote control

Plumbing and Water Systems

Run all taps — check water pressure and confirm both hot and cold water
Check under all sinks for leaks or water damage
Test all showers — water pressure, temperature mixing, and drainage speed
Flush all toilets — check water flow, tank refill speed, and absence of leaks
Check the water heater is installed and functioning
Check all drainage — pour water down each drain and confirm no blockages
Check for any signs of existing water leaks on walls or ceilings near bathrooms

Kitchen

Test all kitchen appliances provided (hob, oven, microwave, refrigerator, dishwasher)
Check all cabinet doors and drawers — smooth operation, no damage
Test kitchen sink and check under-sink plumbing for leaks
Check countertops for chips, scratches, or uneven joints
Verify kitchen hood/extractor is installed and functional

Finishing and Fixtures

Check all tiles for chips, cracks, or uneven grout lines
Check all paintwork for uneven coverage, drips, or missed areas
Verify all fixtures match the specification (brand, model, finish)
Check built-in wardrobes — doors, hinges, and interior fittings
Check all mirrors — no chips, cracks, or poor adhesion

Building Common Areas

Test the lift — timing, smooth operation, emergency button
Inspect the lobby and corridors adjacent to your unit
Check the car park allocation and access
Verify the building's facilities (pool, gym) are operational

Documentation to Collect at Handover

Title deed (Chanote) — verify your name is correctly registered
House registration document
Warranties for appliances and building systems
Building juristic person contact details
Common area fee payment schedule
Sinking fund receipt

Professional Inspection Services

Selling Bangkok offers professional pre-handover inspection services conducted by qualified inspectors familiar with Bangkok's condominium market. This service is particularly valuable for overseas buyers who cannot attend the inspection in person. Our inspectors provide a detailed report with photographs and a defect list for developer submission.