Reader question: Renovating a house in Thailand
Dear readers,
This month I will be leaving for Thailand for the seventh time, but not just as a pleasure or discovery trip. I have a Thai girlfriend of Samut Prakan, she has conceived the plan to purchase and renovate the parental home. Located there.
Since I have always been employed as a site manager and also a contractor, I now have some experience, I have also been interested in the working methods of Thai construction workers during previous visits. However, without delving into it very much, as I never thought to get so deeply involved in it.
My first visit to her parents now will mainly be investigative in connection with what is possible, and how stable and the structure of the building in question is. Thailand enthusiasts will understand that I can't fully or reliably hear that from my girlfriend or family (I haven't been there with her yet because I met her in Germany, where she lived as a widow). According to the information I have and some photos forwarded, I already have some ideas in my head.
It concerns a single-storey house, consisting of concrete posts and masonry, there will be beams above windows and doors, I can't hear the rest, but we'll see. My idea is to extend the existing ground floor with an additional kitchen of 10m2 and a covered terrace. Converting a bedroom into a staircase, removing the roof, then placing a slightly overhanging floor plate on the existing walls, with or without the necessary concrete beams to build a second floor on top, the youth rooms with upper sleepers under the roof construction. The exterior walls and load-bearing interior walls are probably in aerated concrete with plaster. Also consider wood construction, but do I have to check on site whether this can meet our wishes!
Now my question, does anyone have experience with renovations? How is the cooperation (mandatory or not with architect) urban planning or any other supervisory organization?
Which permits should be in possession, in other words which administrative organization should precede this? Or do we do what we want?
My second question, are there well-known contractors or people who can be appointed to carry out this type of work and who can preferably be understood by a Fleming with limited knowledge of English? So that the use of my interpreter can be limited, preferably away from Samut Prakan!
Possibly if someone wants to share their experiences, I will stay in Bangkok but also go to Koh Chang – Chonburri – Jomtien and Hua Hin for a few days. And feel free to meet up at a bar over a beer
Hear it here.
Regards,
Eric
How much money do you want to spend on this, seems to me a decent investment and then the purchase of the house itself. Maybe consider having a new home built then you have everything new and maybe cheaper in the end. Good luck with everything
a warning: These “concrete columns” are prefab columns or poured in situ.
You are now going to add extra weight to the existing construction. Most likely these columns are not designed for this and neither is the foundation. See if you can get drawings from the municipality. The walls are just fill in the blanks and not portable.
The soil in Samut Prakan is about the same as in Bangkok, so mud. If there is a pile, it does not represent. In Bangkok I had to pile 30 meters deep for a Highway to get solid ground.
Also with extensions, remember to install a good dilution, before the new construction there will be settlement again.
Sawadeekra Eric,
mail me, I'm in the middle of a major renovation” Long story and can't send photos.
Regards Peter [email protected]
Hi Eric,
Keep the following in mind:
1. You can only buy that house in your girlfriend's name;
2. If applicable, you have no right to inheritance rights;
3. If you only have a limited knowledge of the English language and don't speak Thai, it won't be an easy job…. Not recommended in any case!
4. Pay special attention to your finances (that you don't give away too much!);
6. I personally know a farang, who has already lost a lot of money, without having anything personal in Thailand and who is still married … !
7. Maybe also check which job your girlfriend has had in the past...?
7. As a farang you can only possibly buy an apartment in Thailand, but no land … ;
8. Pay attention is the message and don't let yourself be intimidated!
1. Land can only be purchased on her baam, housing can be registered in the name of foreigners.
2. Incorrect, you do have rights.
3. I agree with you, difficult but possible.
4. I agree with you.
5. I know many foreigners who 'own a home'; and be very happy.
7. Usual Innuendos.
7. Land is not possible, house is, see 1.
8. Yes, pay attention.
You could go to SCG. That is a large company, where you see branches everywhere, especially in the Bangkok area. They design, implement and take care of all permits.
Of course you will be more expensive than you hire a local contractor.
We are working on a renovation ourselves in Ban Krut and we have chosen a local contractor because we have not changed the beam structure.
All our changes were within the rules and therefore we do not need permits.
We did have SCG look at them, but as I mentioned, they were much more expensive.
Let me first state that I am just a layman and have more of a “glass-half-empty” attitude.
I assume it is a detached house.
I suspect it was built like most Thai residential houses: frame construction. So a frame of concrete (floor and columns) with masonry walls between the columns. There are no load-bearing walls.
The house stands on soft ground. Bangkok and Samut Prakan slowly descend.
If the house is well supported (on piles/adhesive piles of sufficient length), you can think of a floor. If not, the extra floor will almost certainly cause the entire house to sink (if it hasn't already).
I would take a plumb line and a spirit level to see if everything is plumb / level.
If not, I'd think it over very carefully.
I have the impression that when carrying out construction work “the Thai” (I don't know, they don't exist) tend to award the work to someone in their own network (family, friends, acquaintances) who is willing to do it. Expertise/craftsmanship is of secondary importance.
Choose the intended contractor on the basis of the current state of work performed by him/her from ~5 years ago.
@ François: a foreigner can own a house, but not land (but lease/usufruct).
Currently having a house built in Loei, stay there all the time that it is being worked on to keep an eye on everything, otherwise it will not go well.
I buy the materials myself and pay the workers every 3 days, I do have a kind of foreman walking around who manages the rest, of course I pay him a little more.
They don't have tools, I bought most of the machines myself, welding equipment, sawing machine, etc.
Let all the concrete come from the factory, otherwise it will take a long time, they make everything by hand, they don't have a concrete mixer either.
Communication is difficult, I don't speak English, and my Thai isn't great either.
What I'm most concerned about is running the power, have yet to find someone to do that, want to have everything piped, and keep the color code, and not mess around with electrical tape to squish things together.
I am able to do most things myself, but that falls under work, and I am not allowed to do that in Thailand. Just be calm and polite, because they will leave soon, and then go look for other people.End of the working week I buy a box of beer and a bottle of wiskie, which is appreciated.
What you say about not being allowed to work is not correct in this case. In and around your home or that of your partner, you may perform all types of work. In fact, neighborly help, which is normal in Thailand, is also allowed. This information comes from the law firm Siam Legal. So you can do your own work without any problems.
Hi Eric,
Prefab piles you cannot set up a floor there, the piles are not deeper than 50 cm with some concrete in reinforcing iron between the piles, the name foundation should not have. What has already been said is to cut down and build new is cheaper. And buy all the material yourself you can buy iron and iron . A lot of success We built our house, studio and shop ourselves, or at least we bought everything ourselves and were always present during the construction
Greetings Cees Roi-et
Well,
In general you can say that every penny you spend in Thailand is lost, you will never own a property yourself, only your girlfriend, Suppose your relationship is going well, but she dies, not to be hoped, but can happen anyway. Then the family comes to divide everything and you can fuck off.
And, look at a site like; royalhouse.co.th, they build new homes throughout Thailand from 2 million (€ 50.000, =) no land, but complete including electricity and bathrooms. This is much better than building on, with the risk of subsidence. These people also take care of permits and provide guarantees. (until past the front door)
Good luck Nico
Incorrect information about the land, you can contract with your girlfriend to have a good lawyer record that if she dies earlier, you keep the use of the land until your death, so the family just has to wait, unless they lend you a hand!
No lawyer is required for this, this can be done through a usufruct that is stated on the chanote at the land office.
good advice, don't do any renovation, start from 0, it will be cheaper and better
Last year I built a complete new building in Buriram, architect, building permit, etc.. all not necessary.. make a solid plan yourself, do not take Thai traditions into account, purchase all materials yourself, ask prices at several hardware stores, make a contract with a contractor.. Only pay 10-15% after 1 year... if there are no cracks or cracks in the walls, then you are more or less certain that it makes the cement and concrete strong enough, and... important... it is present during the renovations... that you have everything can follow up. Only when everything is almost ready.. apply for electricity grid + water pipes, ready in 2-3 days, only then report to the town hall... I have renovated, and.... Don't be under any illusion... it is Never yours. Invest. Only what you can miss...maybe your wife dies...forget it, there is nothing of you.
You don't need a building permit
See: http://www.bangkokattorney.com/building-permits-in-thailand.html
The fact that inspections are not carried out too often does not mean that a permit is not required. Building without a permit can lead to a fine, prison sentence and demolition of the structure.
Dear Eric,
I understand from your story that this friend wants to buy and renovate this herself, and has asked for your expert advice. Seems fine to me, as long as you don't have to put any money into it yourself. If so I would consider it very carefully because relationship out = byebye money. Even with a usufruct you will not have a quality of life in her home village. Construction of a friend of mine is that his girlfriend bought the house, and he contributes 10,000 baht per month towards the housing costs, gas and light. Wonderful solution.
With regard to existing buildings: very often only a concrete slab is built, on soil that has settled for 1 year. Also, the columns, etc. are often built against the lightest possible specifications to keep costs down, inferior material is used and the mixing ratio of cement/sand/soil is irresponsible.
Putting a floor on this is asking for trouble. A warned man counts for 2!!
We, my wife and I, also made plans to build a house years ago. Buy land, materials, hire construction workers. I made a design myself.
It all fell through. During a trip through the provinces of Nakhon Nayok and Prachin Buri, we came across a small-scale new construction project under construction.
Twelve bungalows in a quiet street. The houses were built under the leadership of a smart woman, she was an investor, buyer, executor, she knew about it. We decided to buy such a bungalow. Living room, 3 bedrooms, 2 bathrooms, kitchen and utility room. All bedrooms with split units (air conditioning). Not so much land, but enough to park the car on your own property and to organize a BBQ with friends every now and then. Gardening is not my hobby.
I have 1,7 million. baht paid for. Made some other costs (2 tons of baht) for installing grilles, adjusting bathrooms and kitchen.
We have been living in this house for 6 years now with great pleasure. In retrospect, we are glad that we did not rebuild / build ourselves.
Above in the comments I read: especially be careful and be sharp. Indeed. Because what often matters is that the existing house of your partner's parents is renovated at your expense. To their taste. And it is often the intention that those parents also continue to live there. If you don't mind that, fine. I should not think about it.
My advice: take a good look around the area. At the moment, a lot of new construction is being committed in Thailand. And not everything is already sold in advance. There are many beautiful, not too expensive, houses for sale.
It is not customary in Thailand to buy the parental home. It is a kind of nest for all children who, if they cannot or do not want to live anywhere, can come back to their parental home.
I would think carefully about whether you want to buy that house and maybe as suggested earlier it might be wiser to buy a piece of land and build a house to your liking on it. If you have enough land then I would also make everything one floor instead of two floors. As you get older, it's easier.