Condo buyers: don't neglect the hand-over
Off-plan purchases are common, but one of the most important things buyers should keep in mind is the inspection of the unit and the hand-over process. While developers usually have their standard inspection checklist, buyers should have their own checkli
Buyers should have the unit's floor plan handy for inspection, along with a checklist of what is broken on a room-by-room basis. There is an extensive list of items to be inspected, including flooring, walls, ceilings and utilities, as well as air-conditioning and fire-safety systems. Each item needs to be assessed in terms of completeness and workmanship.
Flooring, walls and ceilings can be visually inspected to ensure a neat finishing, but the flooring in bathrooms or balconies needs special attention, as it needs to be slightly sloped to ensure effective drainage.
The electrical system also needs to be thoroughly tested, from lighting to electrical sockets. All air-conditioning units should be tested for at least 30 minutes to ensure that they are in full-functioning order. Exhaust systems in the kitchen and in all bathrooms should also be tested. Many modern condominiums also have additional equipment such as a video phones, and in such cases, buyers should ensure that instruction manuals are available.
Similarly, water systems including drainage, pipes, hot water and sanitaryware should be inspected and tested. The fire-safety system should also not be overlooked. It is the building's responsibility to conduct tests and ensure alarms and sprinklers are properly installed and functional.
One should also study things such as window frames, doors, doorknobs and locks, as well as the overall workmanship. Technical items such as shafts, load centre, telephone and MATV junction box, water pipes are some other items require an expert eye. The list can be endless, but what is important is that during the inspection all defects are clearly noted down and handed over to the developer for rectification.
Usually if a unit is ready for hand-over, it should not take more than one to two inspections for the buyer to be satisfied. However, units can sometimes not be ready for hand-over due to a delay in project completion and different expectations between the buyers and developer.
Construction delays can occur often. In order to avoid breaching the contract, developers may send out a notice for inspection before the units are completed. The completion of the project is not just limited to the structure and common areas, but also includes standard provisions within the units, depending on the agreed specifications. Since most projects are sold off-plan, sometimes even before receiving permits, developers should allow a more realistic timeframe for construction, since time spent on the approval of permits can be uncertain.
The difference in expectations between buyers and developers on what is an acceptable unit condition can often cause a delay in the hand-over. In Thailand, it is not common to engage third-party professionals to sign-off on the hand-over, which leaves many loopholes for argument. To avoid unnecessary delays, the developer should manage the buyers' expectations while delivering the best possible quality.
To complete the transfer, developers should prepare a hand-over kit containing the unit's keys, manual, building handbook and key contact numbers.
The hand-over process may not be as simple as signing an agreement, but if buyers are prepared, it can certainly be made simpler.
