Property Inspection

Inspect structure, roof, ceilings, walls, doors, windows, electrical installation, water supply, pumps, drainage, wastewater, air conditioning, pool, retaining walls, terraces, access and signs of termites or moisture. In Khao Lak, pay particular attention to heavy-rain drainage, roof overhangs, coastal corrosion, ground levels and systems that must operate when the owner is overseas. Use an independent inspector and obtain repair estimates.

Drainage is a first-order property issue in a tropical monsoon climate. Check the height of the house relative to roads and neighbouring land, roof gutters, downpipes, surface falls, drains, culverts, pool overflow and where water actually goes. Visit after heavy rain if possible and ask neighbours about historical ponding. Attractive landscaping can hide poor levels, so follow the water path.

Inspect metal gates, railings, screws, pool equipment, outdoor air-conditioning units, electrical enclosures, windows, vehicles and roof fixings for corrosion. Ask which materials and coatings were used and how frequently they are maintained. A home near the sea may need more frequent washing, repainting and replacement of hardware. Distance from the beach, prevailing wind and shelter all matter.

Check official and local information, ground elevation, drainage routes, nearby watercourses, road access, historical marks, retaining walls and what happens when neighbouring land is developed. Speak with multiple local residents and inspect in wet weather. Coastal flooding, surface-water flooding and river flooding are different risks. Insurance availability and evacuation planning should also be considered.

Inspect the shell and tiles, water loss, filtration, pumps, electrical safety, earthing, lighting, overflow, drainage, deck slip resistance and child safety. Ask for maintenance records, chemical costs and equipment age. A pool may look excellent after recent treatment while hiding leaks or failing equipment, so use a pool specialist where the condition is uncertain.

Identify drainage, irrigation, tree health, roots near buildings, unstable palms, invasive plants, retaining walls, mosquito breeding, pond pumps and the labour needed to maintain the design. Ask which plants need frequent watering or specialist pruning. Large gardens and ponds are lifestyle features, but they should be valued with their ongoing time, staff and water costs.