If you have land and want to build a house in Thailand, there are several important points to know and follow.
Land Boundary and Title Deed Survey by Local Authority
Thailand Architects advises all clients to have their land surveyed by the local land office or government authority. This is to make sure boundary markers are in the correct location and to avoid any boundary disputes with neighbors once construction works begin. It is inexpensive and can be requested easily at the local authoritative office.
If your land is not at road level, or below neighboring land levels, it may need to be earth filled, with consideration for the neighbors land levels, so you do not deposit your water runoff into their land. This should be done in advance of any construction works, if required.
If your land is not flat, has contours, is sloped, has varying levels, has existing buildings, large objects and/or service structures, you may need to have a topographic survey carried out.
Soil Test Survey
All clients who are carrying out the construction of a building on a piece of land must have a soil test survey done. Thailand Architects can facilitate this. It is vital, so the structural engineer has the information to know the depth of piles into the ground and to calculate structural load. It is very important so your structure is designed and built correctly, so it is safe and has the correct integrity. Not having a professional soil test can result in very costly problems with subsidence, structural cracks and in the worst cases structural failure. So you must have a soil test survey done. Please contact our architectural team for a soil test survey.
The Architect & Architects Drawings
Before any accurate cost is known and before any building works can begin, you must have carried out professional architectural drawings with a licenced Thai architect and licenced Thai engineer. Thailand architects has been helping clients for many years and designed many styles and sizes of houses. Once all the required information is collected from you in reference to the house and land, then it takes about 7 working days to create what is called the architects job description. This is a word document that clarifies the approximate areas of the home and rooms, the approximate projected cost and all the works (drawings etc) that you will receive for the fee paid. Plus the payment schedule.
The architect bases the house areas on your land measurements, the information you provide, your requirements and what are reasonable sizes for the various rooms based on industry standards and on their experience. From that, they calculate a rough approximate projected cost. It is only a rough approximate projected cost, as no one can know cost until all architects drawings are completed and contractors tender for the project. But it is a good guide.
If you do go ahead at the end you will receive all you require to then apply for permissions to build and then give the drawings to the builders to quote and build. All drawings are signed by both licenced Thai architect and licensed Thai engineer and include all master plan, floor plans, elevations, perspectives. In addition to all detailed drawings such as architectural, structural, mechanical, engineering, electrical and sanitary/plumbing. The process can take many months so do plan with plenty of time.
Professional Construction Contractor
One of the most important ingredients of building a house in Thailand, other than a professional licenced architect, is the construction contractor. It is so important to make sure your builder is professional, has experience and a good reputation. There are many aspects in a construction project that can go wrong, which can cause terrible delays and also additional costs. So a professional, experienced construction contractor is imperative. ‘Cheap quotations to build’, often means exactly that and providing low quotes, is one way to obtain a project, but it may not be the correct price, leaving the contractor unable to finish the project. Or lack of experience, low ideas of quality and having multiple projects are all factors that can cause you problems. A good professional builder can make all the difference, so take your time and chose the correct one. To build a house in Thailand, on average, takes anywhere from 9 -14 months to build with very large, complex ones maybe taking 18 months.
Costs vary according to the final architect’s drawings, specifications and materials. So asking for cost before you know all this is purely guess work and must not be considered accurate. The only correct way to know exact accurate costs is to have finished architects drawings. If you are seeking the help of a professional Bangkok architect or an architect in Thailand for your project in other parts of Thailand, please co not hesitate to contact us.