How long a new home is covered, in one line
Structure is warranted for 5 years. Non-structural fittings and equipment are warranted for 1 year on a housing-estate house and 2 years on a condominium unit, counted from the date of title transfer.
| Category | Housing estate house | Condominium unit |
|---|---|---|
| Structure | 5 years | 5 years |
| Fittings and equipment | 1 year | 2 years |
| Clock starts | Title transfer date | Title transfer date |
These figures follow the summary published by CheckRaka, which explains that the terms derive from the standard contract the Land Department requires developments to use.
The thing to grasp before anything else: that one year does not mean the house will fall apart within a year. It means you have one year to find everything the developer has to fix for free. After that, anything that is not structural is your bill.
What counts as structure, and what counts as fittings
This line matters because it is worth four or five years.
Structure (5 years) means columns, beams, foundations, the roof frame and load-bearing walls: the parts that carry the building.
Fittings and equipment (1 year, or 2 for a condominium) means ceilings, floor finishes, doors, windows, plumbing, electrical and sanitary systems, stairs, walls and fences.
A common misreading: floors and walls do not sit in one category. A structural slab and the tiles laid on it are different things, as are a load-bearing wall and a brick partition.
The law requires developments to state clearly in the contract exactly what is warranted. So the document to read is the project's own contract, not an article or a sales agent's recollection.
When the clock starts
Both periods run from the title transfer date, though CheckRaka warns that some developers may count from the installation date, so verify it with the project.
This matters enormously to anyone who transfers but does not move in immediately. A house transferred in January and occupied in July has burned half its warranty without the house being lived in at all.
What to do on transfer day is photograph the page of the contract stating the warranty start date, then set a calendar reminder for month nine, not month twelve.
Why to inspect before the first year is up
Because inspecting in month eleven and finding problems may leave too little time for the developer to fix them before cover expires.
Repairs that need parts ordered, such as glass, door leaves or sanitaryware, take longer to arrive than people expect, and the developer's repair queue is longest in the months when many houses reach their anniversary together.
The sensible window is to start inspecting at month nine or ten, report everything as one batch, and leave two to three months to chase the work.
There is a second reason. Many faults only show themselves after one rainy season. Leaks at the roof and around window frames are clearest after several days of heavy rain, not on handover day.
The pre-expiry inspection checklist
Water
- Open every tap at once and watch the pressure and any backflow.
- Pour water across the bathroom floor and check it all reaches the drain rather than pooling.
- Close every tap and watch the water meter. If it still turns, something leaks inside the system.
- Look under the kitchen sink and the basin for staining and damp.
Electrical
- Test every switch and socket, not only the ones you use.
- Press the test button on the residual current device and confirm it actually trips.
- Switch on every light at once and watch for dimming.
Roof and water ingress
- Check the ceilings in every room after heavy rain for yellow staining and bulging.
- Inspect the corners of every window and door frame for water tracks.
- Check the junction between balcony and room, a favourite leak point.
Openings and finishes
- Open and close every door and window, looking for binding or gaps.
- Tap every tile with a knuckle. A hollow note means it is not bedded.
- Check the grout and the silicone around sanitaryware for cracking.
Structure
- Walk the perimeter looking for cracks in columns and beams and settlement in the ground around the house.
- Check for separation between the house and the carport or path slabs.
How to tell a plaster crack from a structural one is covered in which cracks mean danger.
How to report a fault so that it counts
Many projects accept reports through LINE around the clock, which is convenient and worth using, but use it alongside written notice rather than instead of it.
A chat proves the date you reported. A letter with a receipt number proves the project accepted the report, and that is the document that works if the matter drags past the warranty date.
What works in practice:
- Gather everything into a single list with photographs that show each location clearly.
- State the date each fault was found, not just the date you reported it.
- Send it both by LINE and in writing to the juristic person or after-sales department, and ask for a receipt number.
- Photograph every item after repair and keep it beside the before photograph.
- If a repaired fault returns, report it again citing the original receipt number.
The one-year limitation period from discovery
If matters reach the point of suing the developer, the claim must be filed within one year of the date the defect was seen, per CheckRaka.
That is a different clock from the warranty period. The five-year structural warranty says damage arising in that window is the developer's responsibility. The one-year limitation says that once you have seen it, you must act.
The practical consequence is that recording the date you first saw a problem is valuable, and letting a matter drift in the hope that the developer will eventually fix it can extinguish the right to sue first.
What the warranty does not cover
The warranty covers defects arising from construction, not everything that breaks in a house.
- Fair wear and tear, such as faded paint, discoloured grout, or a handle loosened by use.
- Damage from misuse, or from the owner's own alterations and extensions.
- Work the owner commissioned from outside contractors, which can remove related items from cover as well.
- Force majeure such as natural disaster, which is the domain of fire and home insurance.
The third item is what costs people cover most often. Before rushing to extend a rear kitchen or drill walls for fittings inside the first year, ask the project what it affects.
Does a resale house have warranty left
The warranty is a contractual right between the developer and the buyer, so it does not automatically travel with the building. A resale buyer should read the original contract and ask the project directly whether any cover remains and whether it can be transferred.
In practice, a house first transferred more than five years ago is out of structural cover entirely, so inspecting the property before buying matters far more than hoping for a warranty. See structure, risk and hidden costs in resale homes.
Frequently asked questions
How long is a new home warranted in Thailand
Structure for 5 years, and non-structural fittings for 1 year on a housing-estate house or 2 years on a condominium unit, counted from the title transfer date.
What counts as structure
Columns, beams, foundations, roof frame and load-bearing walls, being the parts that carry the building. Ceilings, floor finishes, doors, windows, electrical, plumbing and sanitary systems fall under fittings.
When does the warranty start
From the title transfer date, though some developers may count from the installation date, so confirm it with the project and photograph the contract page that states it.
When should I inspect before the warranty expires
Start at month nine or ten and report everything as a single batch, leaving two to three months to order parts and chase the repairs before the year is out.
Is reporting by LINE enough
Use it alongside written notice, not instead of it. A chat proves when you reported; a letter with a receipt number proves the project accepted the report, which matters if the matter runs past the warranty date.
How long do I have to sue if the developer will not repair
Within one year of the date the defect was seen, which is a separate deadline from the 5-year or 1-year warranty, so record the date you found each problem.
Do extensions void the warranty
They can void cover on the affected parts, because the warranty covers defects in the developer's construction and not work commissioned from outside contractors. Ask the project before extending.
In short
Three sets of numbers matter: 5 years on structure, 1 year on fittings for a house and 2 for a condominium, and a one-year limitation period running from the day a defect is seen.
What to do on transfer day is set a calendar reminder for month nine, not month twelve, because time lost to parts and repair queues is the single biggest reason people forfeit cover.
And report in writing every time, alongside the chat, because the first year is the only year in which repairs are not your bill.
Looking for a new build or an inspected resale? Browse properties for sale. Owners wanting to know how condition affects price can see our house sales service.