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Property Due Diligence Checklist for Thailand
Comprehensive Due Diligence Guide
Proper due diligence protects your investment and prevents costly mistakes. Use this checklist for every property purchase in Thailand.
Title Deed Verification
Documents to Check:
Original title deed (Chanote, Nor Sor 3 Gor, etc.)
Ownership history
Land measurements
Encumbrances and mortgages
Liens or legal claims
How to Verify:
Visit the Land Office
Request official search
Compare to seller's documents
Check for pending litigation
Condominium Specific Checks
Building Documents:
Condominium registration
Foreign quota availability
Common area ownership ratio
Building use permits
Financial Health:
Annual financial statements
Sinking fund balance
Common fee payment history
Outstanding assessments
Legal Verification
Seller Verification:
Seller's ID documents
Power of Attorney (if applicable)
Corporate documents (if company)
Authorized signatory confirmation
Property Rights:
Building permits
Zoning compliance
Environmental approvals
Utility connections legal
Physical Inspection
Structural Elements:
Foundation and walls
Roof condition
Water damage signs
Electrical system
Plumbing
For Condos:
Unit condition
Appliances working
Air conditioning
Views as represented
Noise levels
Common Areas (Condos):
Pool and gym condition
Security systems
Parking allocation
General maintenance level
Financial Verification
Price Validation:
Compare similar recent sales
Professional valuation
Verify quoted common fees
Calculate true costs of ownership
Payment Terms:
Clear payment schedule
Bank transfer requirements (FET)
Currency considerations
Closing cost allocation
Professional Support
Recommended Professionals:
Lawyer: Contract review, title search
Surveyor: Physical inspection
Accountant: Tax implications
Agent: Market knowledge, negotiations
Cost Expectations:
Legal due diligence: 20,000-50,000 baht
Physical survey: 10,000-30,000 baht
Professional valuation: 5,000-15,000 baht
Red Flags
Walk Away If:
Title problems exist
Seller refuses verification
Price too good to be true
Pressure to skip steps
Conflicting information
Thorough due diligence may seem time-consuming, but it's essential insurance against costly problems. Never skip these steps regardless of how "safe" a deal appears.
