Buying, selling, renting, mortgages, law and tax, written so you can decide when you finish reading
It counts. The Contract Committee Announcement of B.E. 2568 caps advance rent and deposit combined at three months of the monthly rent, or one year where rent is charged annually. But that ceiling binds only a lessor letting three or more residential units.
What you prepare is cable and boxes, not devices. Devices change every couple of years and can be bought later. A neutral at every switch position, deep enough back boxes, conduit with draw strings and power at the ceiling are different: leave them out and adding them means opening walls.
They detect different things. A PIR motion sensor detects changes in infrared radiation, so it sees movement rather than people. A presence sensor uses radar and picks up movement as small as breathing, so it still sees someone sitting perfectly still.
The speed Wi-Fi 7 is sold on comes from the 6 GHz band, the worst of the three at getting through walls. A brick and render house therefore needs several access points, each with a cable running to it, or the signal quietly falls back to an older band without telling you.
It cuts it, but not where the sales pitch points. Replacing switches barely moves the bill, because every LED in the house together draws less than a single air conditioner. The real savings come from stopping the air conditioning, water heater and pump running when nobody is using them.
The difference is humidity. An HRV exchanges heat only, an ERV exchanges heat and moisture between incoming and outgoing air. In a hot humid climate the hard part of the air conditioning load is removing water, which makes the ERV the one that fits Thailand.
Start with the city plan colour, because if it does not permit your operation nothing else matters. Then work through truck access, the electrical supply actually available, water, ground level and flood history, and earth filling, which has a statute of its own that buyers forget most often.
It is decided by the size you choose and the way it is installed, far more than by the brand. An oversized unit cools fast and cuts out before removing humidity, leaving a room cold and clammy, while a condenser in a dead corner spends all day breathing back its own hot air.
A condominium that sold out but where few people live, a house freshly renovated for resale, and anything affordable to hold but hard to sell. None is off limits, but each needs more checking time, because what goes wrong surfaces when you sell rather than when you buy.
Section 472 makes the seller liable for defects impairing value or fitness whether or not the seller knew, provided they existed at or before delivery. Section 473 gives three exceptions, and the one year period in section 474 runs from discovery rather than from the date of transfer.
Three things: net rent collected, principal repaid and price movement. The first two can be calculated in advance. Thai tax law draws two lines that decide how long holding pays: five years, where 3.3 per cent specific business tax gives way to 0.5 per cent stamp duty, and ten years, where the law stops counting.
Part of the fall comes from banks moving debt off their books rather than borrowers catching up. The Bank of Thailand attributes the drop to 534.8 billion baht in Q2 2026 mainly to accelerated management of loan quality, and what leaves the books returns to the market as property.
