Essential Questions to Ask a Developer Before you Sign
Here is a “Hard-Questions Checklist” designed specifically for Off-plan projects. Print this out or keep it on your phone when you visit a showroom.
Often developers sales agents are trained to sell the “dream” (lifestyle, ROI). Your job is to focus on the “mechanics” (legality, delivery, maintenance).
1 – The “Deal Breakers” (Legal & Safety)
Ask these first. If the answers are vague, walk away.
- “Has the EIA (Environmental Impact Assessment) been approved yet?”
Why: In Thailand, a developer cannot legally start major construction or transfer titles without EIA approval. Buying before EIA approval carries a higher risk of delays or project redesigns.
- “Can I see a copy of the Land Title Deed (Chanote) for this exact plot?”
Why: You need to verify they actually own the land and that it isn’t heavily mortgaged to a bank.
Read more about Property Titles in Thailand
- “Is the building permit already issued?”
Why: Sometimes developers start selling before they have permission to build.
- “For Leasehold: Is the lease registered at the Land Office for the full 30 years, and how are the renewals structured legally?”
Why: You want a lease that is registered on the back of the title deed, not just a private contract between you and the company.
2 – The Construction (Timeline & Quality)
- “Is the payment schedule linked to construction milestones or just calendar dates?”
Target Answer: You want milestones (e.g., “Payment due upon completion of roof”). Never agree to pay based on dates (e.g., “Payment due June 2026”) because if construction stops, you are still legally obligated to pay.
- “What is the warranty period for the structure vs. the finishing?”
Standard: usually 5 years for structure (foundation/walls) and 1-2 years for defects (plumbing/electrical/finishings).
- “Can you show me your portfolio of completed projects in Phuket?”
Action: Don’t just look at photos. Go visit their old buildings. Are they well-maintained after 5 years? That is your future.
Check out the best luxury villas developers and condo developers in Phuket
3 – The Money (Hidden Costs & ROI)
- “What exactly is included in the Common Area Maintenance (CAM) fee?”
Why: CAM fees in Phuket can be high (60–100 THB/sqm/month). Ensure it covers security, pool cleaning, gardening, pest control, etc.
- “Is the Sinking Fund a one-time payment, and how is it managed?”
Why: This is an emergency fund for major repairs (e.g., repainting the building). It should be transparent.
- “If I buy into the Rental Guarantee program, do I have to buy a compulsory furniture package?”
Why: Developers often advertise a cheap unit price but hide a mandatory expensive furniture pack (500k–1M THB) required to join the rental pool.
- “Are there blackout dates for my personal use?”
Why: If you want to use your condo during Christmas/New Year (Peak Season), many rental programs will forbid it or charge you extra.
4 – The “Exit Strategy”
- “If I want to resell before construction is finished, is there a ‘Change of Name’ fee?”
Why: Many developers charge an administrative fee (often 50,000–100,000 THB) if you “flip” the contract to a new buyer before the transfer.
- “Can I manage the rental myself (Airbnb/Booking.com), or am I forced to use your management?”
Why: Some buildings strictly ban self-management, locking you into their management fees (often 30-40% of revenue).
Red Flags 🚩
If you hear these answers, be very careful:
- “The EIA is in process, but don’t worry, we are 100% sure we will get it next month.” (Famous last words).
- “We guarantee 10% return for 10 years.” (Unless they are a massive hotel chain, this is mathematically unsustainable and often a sign they have inflated the purchase price to pay you back your own money).
- “You don’t need a lawyer; we use a standard government contract.” (Always use your own lawyer).
