What should you check when inspecting a condo upon handover?
Inspecting your condo before the actual transfer of ownership is crucial. Each project has different conditions and procedures. Some allow a maximum of two or three inspections before requiring you to sign an acceptance form. It's essential to read these conditions carefully.
If you've completed the required number of inspections but some issues remain unresolved, you may need to discuss this with the sales staff. Generally, if the issues were previously reported during the initial inspections (with photographic evidence), the project developer will not have a problem fixing them again.
However, if more issues require correction with each subsequent inspection, the project developer may perceive you as delaying the transfer of ownership. If they believe you're stalling, they will typically end the repairs once the required number is reached and the transfer of ownership is finalized. If the owner refuses to accept ownership, complications may arise, and the down payment could be forfeited.
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Condo Inspection Equipment
1. Post-it Notes: Use these to clearly mark areas requiring repair. (Write notes or take photos as evidence; photos are recommended.)
2. Battery Charger: This is the easiest item to bring for testing the electrical system. Because if you don't have a screwdriver to test the voltage, a battery charger is the best solution.
3. Marbles: For checking the slope of the floor.
4. Coins: For tapping the floor and tiles.
5. Water bucket: To test the slope of the floor in the bathroom and balcony. Because if the project doesn't design the rooms to be sloped at an angle so that water flows into the drain, water will remain on the floor, which is not good in the long run.
6. Camera: A mobile phone camera will do; it doesn't have to be a digital camera, to take detailed pictures of everything.
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Condo Inspection Checklist
1. Doors, Doorknobs, and Hinges: During the condo inspection, check that the doors close normally, and that there are no swollen, stiff, warped, or noisy areas when opening and closing. Similarly, check that the doorknobs and hinges are functioning properly, especially the hinges, to ensure they are not open or not flush with the door.
2. Windows: Check that the opening and closing mechanisms and the latches for the windows are working properly, and that they are not stiff or don't lock properly.
3. Floors in all rooms: You may use tools such as marbles to check the slope. In the case of laminate flooring, you may find that some areas have sunken floor sections. In the case of tile flooring, some sunken areas may also be found, but not as much. 1. Thoroughly inspect every square meter of the room, including the edges (where indentations usually occur), the center of the room, and repeatedly.
2. Baseboards: The most common problem is gaps or cracks in the baseboards separating them from the wall. Feel and inspect every point.
3. Holes along wall edges or floor grooves: In corners of the room, or even on the floor itself, you might find gaps where the project contractor forgot to seal the grout, or cracks in the wood. Regardless of the cause, inspect thoroughly.
4. Walls: The most common problem during condo acceptance inspection is cracks. These may not be structural cracks but rather cracked paint. Have the contractor fix them.
5. Tiles in various parts of the room: In modern condos, tiles are usually found in the bathroom, and the most common problem area is the wall tiles. This is because modern tile installation uses a technique known as the "dumpling" method, where mortar is applied directly to the center of the tile and then attached to the wall. Therefore, the edges of the tile aren't fully filled, and when tapped with a coin, you can hear an incomplete sound of mortar.
Many people aren't bothered by this, but those who are serious about it choose to request a complete replacement (though some projects refuse). As for floor tiles... You can tap to inspect, but you'll rarely find problems with the floor as much as with the walls.
8. Balcony: This area may seem insignificant, but it's crucial to check during a condo handover inspection. Common problems include substandard balcony railings that are too low (ideally waist-level or above). This needs to be replaced as it's very dangerous.
Another common problem is uneven flooring. This also needs to be addressed because if water doesn't drain properly, it can cause future problems.
9. Bathroom: In addition to the water system and fixtures, check the slope of the bathroom floor as well.
10. Interior Paint: Inspect the quality of the paintwork.
11. Wallpaper: If the walls have wallpaper, carefully check the quality of the work.
12. Ceiling: This area may receive less attention during a condo handover inspection, but it shouldn't be overlooked. Sometimes, a problem caused by the floor above affects the ceiling of your unit, resulting in stains or marks that could be dangerous in the future. Report any issues for correction.
13. Water System: In addition to faucets, sanitary ware, spray nozzles, and showerheads, also check the water system at the kitchen sink to ensure it's working properly and that there are no leaks under the sink.
14. Electrical System: Experts might use testing equipment or a screwdriver to test the electrical system for problems. However, for a general user, a phone charger is convenient for checking each outlet.
15. Cable TV System in the Room: You probably don't need to bring your own television, but some projects provide testing equipment.
16. Built-in Cabinets or Included Furniture: Check for damage or defects, as these are mass-produced items.
17. Included Appliances: These are usually air conditioners, bathroom ventilation fans, and kitchen exhaust fans. Check that they are all working during the condo inspection.
Test all included air conditioners and appliances. Check the warranty expiration dates carefully, as most items are ordered in large batches during the initial construction phase and may be outdated or damaged by the time they are installed. Prioritize any necessary repairs.
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Inspecting your own condo is easy!
Many people feel overwhelmed by the long list of things to inspect in a condo, especially women who lack knowledge of structural engineering, electrical systems, and plumbing. They wonder if they can even inspect a condo themselves.
Actually, inspecting a condo isn't that difficult. Gathering family or friends to help check the items on the list will likely cover everything.
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Is it a good idea to hire someone to inspect your condo?
If you're unsure or don't feel confident inspecting your condo yourself, you can hire someone to help. You should check with the developer beforehand to see if they allow it, as some developers permit (since they're considered an inspector accompanying the unit owner), while others don't.
Hired inspectors usually have experience and equipment conducive to a condo inspection, such as electrical testing equipment, flooring, flashlights to check for swelling or unevenness, and ladders to inspect hard-to-reach areas. This will make the inspection easier. The fee ranges from approximately 1,000-4,000 baht, depending on the size of the unit.
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Don't accept the condo transfer if the inspection isn't satisfactory.
In cases where developers want to expedite condo transfers to meet sales targets, they often offer promotions like "transfer first, inspect later." This means buyers sign off on the unit first, and then contractors are scheduled to fix any remaining issues later. However, this often leads to problems: after the transfer of ownership, contractors may not come for repairs, there may be a lack of contractors, or repairs may be delayed.
It's recommended to thoroughly inspect the unit, ensuring all repairs are completed, and then sign off on the transfer of ownership. If the developer wants to rush the transfer, they will promptly send a team of contractors to fix the problems. However, after the transfer of ownership, it can be difficult to follow up on these repairs.
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Condos damaged by earthquakes cannot be accepted for transfer of ownership.
For condo buyers who are still within the pre-transfer inspection period, if the condo is found to be damaged, they can refuse to accept the transfer of ownership and request a refund.
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Thank you for the helpful information from DD Property.
