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Frequently asked questions (FAQ)

What is a "Property Inspection"?
A Property Inspection is an objective visual examination of the physical structure and major mechanical systems of a home, from the roof to the foundation and everything in between. If problems, signs of future problems, or needed maintenance are found, we may recommend further evaluation by contractors or licensed tradesmen.
Who needs a "Property Inspection"?
Buyers: The purchase of a property is probably the single largest investment you will ever make, not to mention in Thailand most are second properties. You should learn as much as possible about the condition of the property and the need for any major repairs or future maintenance before you buy, thus reducing the risk of unpleasant surprises afterwards. A Property Inspection will also point out the positive aspects of a property and some of the maintenance that is required to maintain the property. After the inspection you will understand more about the property that you are getting ready to purchase. Many property buyers have saved literally hundreds of thousands of Baht through information provided by an Inspection.

Home Sellers: A Property Inspection can be used to identify problem areas and maintenance needs that may save you money if addressed early in the repair process. If you are planning to place your property on the market, a Pro Active Listing Inspection will help you to learn the condition of your home and give you the opportunity to repair any problems before the buyer’s Inspector finds them. Thus, reducing your stress in one part of the home selling negotiations and the time that it takes to get to the closing table. As a seller an upfront disclosure of your property explaining the good as well as needed repairs or upgrades will help you sell. Click here to learn more about certified sales...
What is included in the inspection?
The Property Inspection includes the physical structure and major systems of the home, from the roof to the foundation and everything in between. The major systems generally include and are not limited to:
  • Structural Components: Foundations, floors and walls, crawl spaces, etc.
  • Exterior Components: Windows, doors, car ports, decks, driveways, drainage systems, etc.
  • Roofing: Coverings & roofing materials, flashings, guttering, etc.
  • Plumbing: Piping, fixtures, faucets, water heaters, fuel storage systems, septic etc.
  • Electrical: Wiring, main service panels, conductors, switches, receptacles, etc.
  • Air Conditioning: Cooling and air handling equipment, controls and ducting, thermostats, etc.
  • Interior: Walls ceilings, floors, railings, doors and windows, etc.
  • Insulation & Ventilation: Attics, foundations, kitchens and bathrooms, etc.
  • Swimming Pools: The tile, the grout, the overflow the pumps etc.
  • Safety: Please refer to certified safety reports click here.
What does a Property Inspection cost?
The Property Inspection Fee is based on the size of the property, particular features in the property, special structures and type of report. However, the cost should not be a factor in the decision as to whether or not to have an inspection. You might save many times the cost of the inspection if you are able to negotiate the repairs of any significant problems that are found by the inspector. The knowledge gained from an inspection is well worth the cost, and only a few Baht compared to the price of the property, since they aren't always in good condition. The lowest priced property Inspector is not necessarily a bargain. The inspector's qualifications, including experience in property inspecting in Thailand should be the most important considerations. Click here for about us.
How long does a typical inspection take?
Most Inspections take between 3 and 5 hours for a typical villa. Times may vary depending on the size, age, and condition of the property. The Inspection process is not an area that you want to rush through! The length of the inspection should not be important if the end results in thoroughness!
Why can't a family member, a friend, or I do the inspection?
This is the biggest mistake that many potential buyers make when purchasing a property. Although you or the person you are considering may be very skilled, they are not trained or experienced with Professional Property Inspections. A Professional Property Inspection is a unique skill unlike any other. An inspector is familiar with many elements of construction, materials and systems, and their proper installation and maintenance.
Inspectors understand how the systems and components are intended to function together, as well as how and why they fail. Most buyers find it very difficult to remain completely objective about the house they really want which may affect their judgment. This is especially true in Thailand. How many times I have heard I wish I knew about your company before I bought. For the most accurate information, it is best to obtain an impartial third-party opinion by an expert in the field of Inspections. Many contractors, and other trades professionals hire a professional Inspector to inspect their properties when they make a purchase.
We personally have inspected for many such people, even many lawyers and people in the property business have used our service.
Can a house "fail" an inspection?
No! A Property Inspection is simply an examination into the current condition of the Property. An inspector will not pass or fail a property.
(After hundreds of inspections over the last 11 years 99 % of all clients ended up buying the property.) Instead an Inspector will describe its condition and indicate which items will need immediate or near future repairs or replacement. Any needs for maintenance to maintain the property in good condition and safely for the occupants will also be disclosed.
Do I need to be at the inspection?
Property Inspection Reports average between 60 to 100 pages, depending on the condition and size of the property. The report has two main sections, the main body which describes all of the components of the property and their condition and the summary page, which is a list of only the components that have deficiencies. And of course pictures. 
Click here for a sample report...
Do I really need a Property Inspector or an Engineer?
You need a Property Inspector. When you hire a Property Inspector, you are hiring an experienced professional who has experience and training in the building industry. It is the job of the inspector to not only evaluate the condition of the house's major systems and structural integrity, but also to evaluate how these systems are working together and identify those areas that need to be watched, monitored, evaluated and repaired or replaced. Your Inspector will give you the "Big Picture" analysis of the property you are purchasing.
What if I have a question after the Inspection?
You can call or email us and discuss anything about your new property, whether it concerns an item that was inspected, or any improvements after the inspection for as long as you own that home. Our Inspection Service is a long term investment!
What happens when problems are discovered during the inspection?
Our Inspection Report will tell you about the condition of the Property, including any need for maintenance, repairs or replacement of components of the home. It is up to you and your Agent and owner to decide how the problems are to be addressed, whether through asking the seller to repair the items or having the repairs done yourself after you close on the property. The current market and the value of the property also affect these issues at the time of the sell. In some cases the seller will not agree to do any repairs, which will leave you open to "walk away" from the negotiations or continue with the purchase of the Property without the needed repairs completed by the seller. The seller may also reduce the price of the property so that you can take care of the problems after the closing. But in most cases, the Home Inspection findings will give you the power to negotiate.
One last question, Mark have you found anything unique to Phuket when conducting inspections?
Actually there are many things but to name a few; The major construction here is concrete as we know concrete can last many years if constructed correctly, but also can pose some of the most costly repairs and pose the most danger if incorrectly constructed. Drainage is another main concern. Also here in Thailand there are no government inspections as property is developed. Once the local government gives the permit the service all but stops. Not like in our home countries where each stage of the construction is inspected. Remember also a little money goes a long way here as labor is cheap. It’s very common for contractors to use inferior materials to save. So whether the construction is brand new or existing it most likely never had a proper inspection.