Unsafe Condos In Bangkok?

[CK1980]

On 3/31/2025 at 8:17 AM, Andyfez said:

Cracked walls and ceilings doesn't necessarily mean unsafe.

OK great, I'll move me and my family back in tomorrow.

[CK1980]

On 3/31/2025 at 10:02 AM, Celsius said:

 

looks good 

Chuck a bit of caulk in the gaps mate, nothing to see here! 🙂

[CK1980]

On 4/3/2025 at 9:26 AM, FriscoKid said:

Apparently, they use some sort of laser system to scan the interior integrity of columns, checking for cracks, any leaning, and other structural damage, and thankfully, we don’t have any.

 

I would not trust that for sh*t dude.

 

Is it worth the risk is what you should be asking yourself.

[Celsius]

4 hours ago, CK1980 said:

I would not trust that for sh*t dude.

 

Is it worth the risk is what you should be asking yourself.

 

These days both Somchai and Mr. Cockburn from Kent can be structural engineers with ChatGPT.

[Rampant Rabbit]

On 4/2/2025 at 5:57 PM, ExpatOilWorker said:

Department of Revenue building, Immigration Bureau office building. 
---

there is a god after all🤣

[Presnock]

On 3/29/2025 at 11:26 PM, FriscoKid said:

Somebody sent me a list of about 30 condos in Bangkok that’s circulating online right now, along with some text in Thai language stating that the list was compiled by individual residents of these buildings from posts on Twitter.

 

The comments in Thai summarize reports from residents about earthquake damage to high rise buildings, with many expressing fear about returning due to structural concerns like cracked walls, damaged ceilings, and shaking buildings. Some condos have restricted access, only allowing residents to collect belongings, while others have reported significant damage, including structural cracks and even collapsed sections.

 

The information comes from social media posts by residents and has not been officially verified by engineers or government authorities. In the text, residents of buildings are advised to check for damage themselves or contact property management for an inspection before re-entering affected buildings.

 

I’m not going to post the list of buildings here since it hasn’t been independently verified and I don’t want to spread fear, but many of the buildings on the list appear relatively new, and some of the buildings were built by a few of the same developers.

 

On the list, there was also mention of one of the high-end shopping malls in Central Bangkok being unsafe. 
 

I saw a government news report yesterday stating that it’s safe to return to buildings in Bangkok, but the information circulating suggests otherwise.

 

I’m wondering if anyone else has come across circulation of a similar list or similar reports?

From what I have read since the earthquake, there are a limited number of "experts" to check all the buildings.  The govt has directed the juristic individual responsible for carrying out the initial inspections and then request the experts come to check if the damage looks bad enough but what that is who knows as the experts chip away until they can find metal support inside the load bearing pillars and walls.  already. there have many bldgs belonging to the govt that have been determined to be unsafe.  This forum has been including some of the official reports but to what extent I have no idea.  And then yesterday there was another 5.9 tremor of the same fault line felt even in Chiang Mai city area especially in any High-rise bldgs.  Even smaller tremors can bring down bldgs that have been weakened and that are not repaired properly.  Mistakes happen - look at the reports from the Dominican Republic.

[jas007]

On 4/2/2025 at 4:22 PM, FriscoKid said:

 

That’s correct. It’s called force majeure, and you’ll find a clause for it in just about every homeowners or building insurance policy. Basically, it’s an exemption that excludes coverage for damage caused by natural disasters. In recent years, many local homeowners insurance policies have tightened their clauses regarding floods, pandemics, and even burglaries. These days, they cover very little, most insurance companies don’t want to take on those kinds of risks anymore.

 

One of the only things they do still cover is fire, but only if it’s not caused by negligence. Even burglary coverage comes with strict conditions—if the property is left unoccupied for an extended period, they often won’t cover it at all. And if they do cover for burglary, then you still have to prove evidence of a forced entry.

I once had a house that had homeowner's insurance. A typical policy. But for a fee, I could add an earthquake rider to the policy. The agent tried to tell me I was nuts, but the cost was no big deal and I felt better having the coverage. 

[3NUMBAS]

Many condos in the crash of 97 were rusting hulks for many years then they were finished off and sold with the rust bodged over to sell em

[Presnock]

17 hours ago, Presnock said:

From what I have read since the earthquake, there are a limited number of "experts" to check all the buildings.  The govt has directed the juristic individual responsible for carrying out the initial inspections and then request the experts come to check if the damage looks bad enough but what that is who knows as the experts chip away until they can find metal support inside the load bearing pillars and walls.  already. there have many bldgs belonging to the govt that have been determined to be unsafe.  This forum has been including some of the official reports but to what extent I have no idea.  And then yesterday there was another 5.9 tremor of the same fault line felt even in Chiang Mai city area especially in any High-rise bldgs.  Even smaller tremors can bring down bldgs that have been weakened and that are not repaired properly.  Mistakes happen - look at the reports from the Dominican Republic.

from experience in Thailand for many years, do not repeat do not publish any list of possible dangerous bldgs as the owners could then sue you if their "experts" determine that the bldg is safe.  Also any of the owners wishing to sell would probably sue you too.  But I also think that the government should be advising people what bldgs have extensive damage so that people can stay away until the experts determine what must be done.  Many govt bldgs too seem to have a lot of damage.  This forum does repeat I think what the govt wants to put out as far as total number of bldgs checked, safe or not safe but too few experts so it will take a long time before every bldg is checked IMHO if it ever happens anyway.

[Presnock]

On 3/29/2025 at 11:57 PM, FriscoKid said:

I wonder how many condos might be affected and how many Bangkok condo owners could end up homeless with no way to secure alternative housing as a result of having lost their full investment. 

 

There was a video on Twitter of Park Origin Thonglor, a three-tower development with two sky bridges on high floors connecting the three buildings. Both bridges collapsed. The towers themselves appeared intact, but who really knows. That condo was also mentioned in the list of 30 problematic buildings that was sent to me, and that project is only four years old. In fact, five of the buildings on that list of thirty buildings were all built by the same developer as that project. 

 

Details:  

• Tower A - 39 floors, housing 375 units.

• Tower B - 53 floors, containing 478 units.

• Tower C - 59 floors, comprising 329 units.

 

From what I read, unit prices range from 10-30 million Baht in that project with an average price of close to 300,000 Baht per square meter. 

best be careful about reporting damaged bldgs as if the expert of that bldg says you are wrong and that now no one would consider buying or renting in that bldg (great for the notice you gave) but in thailand defaming anything about someone's work, bldgs, or whatever, if you are a farang expecially, you could be sued.  From the initial reports, I personally would advise everyone considering buying or renting of any condo on a high-rise to be careful, as it is sometimes very difficult to assess the total danger without some DEEP work and inspection.  There are way too few eperts for sure in this field here so they are being controlled by the govt I think to do all the govt bldgs first, then will take care of the rich if it follows the norm IMHO.  I ahve a friend living in the US but they own a condo in a high-rise in Nonthaburi - did any of those damaged ones show up in that area.  Nothing specific, just if there were damaged bldgs so I can advise him of what I have heard.  

[Presnock]

On 3/31/2025 at 1:24 PM, jojothai said:

There should be the need for qualification or a license for any inspections
If any volunteers are a farang, what about the work permit?

we Have read on this forum from the "experts" that seem to know the immigration visa area - even doing voluteer work here requires a work permit, and usually means that the farang needs to come into the country and get a proper visa, not a freebie.  I did note on Thaiger yesterday or so that a young foreigner was bragging about coming in visa free, doing volunteer dog sitting and getting benefits from that "work" and no work permit either.  SHe should have checked the rules before posting that story IMO but maybe the immigration folks will ignore her.

[Presnock]

On 4/4/2025 at 10:02 PM, TexasCowboy said:

I think it is way way too early to tell the outcome of all this speculation.  

For all the people saying their buildings are 100% safe, I would argue they probably don't know.

Even if the building engineers have given it a brief visual inspection, that might not be enough or tell the real damage.

How many of those "building engineers" are actually trained structural or civil engineers?

Did they have original vertical surveys and did they take new measurements to see if the building has shifted or is tilting?

If the doors aren't locking-closing-latching or the elevators are making noises is that a sign of damage or danger?

People often mistake veneer damage to structural damage and while it could be a sign, it's not the only sign.  Very possible to have veneer damage, and structure is PASD.

Many materials don't flex with movement and therefore crack and pop.

I would fully expect in 2-3-5 years we'll see a building fall and it will be attributed to earthquake damage.

How many people expect building insurance to fully cover any damage to the building.  I expect most of these will not be covered or get a payout.

Easy to buy insurance anywhere, not as easy to collect.  If there actually is coverage I would expect some insurance companies to go out of business as they don't have money to pay such heavy losses.

If losses aren't covered, I would not expect there be enough funds in the sinking funds to cover the costs of repairs.  So there will be the "new" and "unheard" of concept of special assessments.  Most people probably have never expected these significant charges and won't have the money to pay them.

I wonder how building that have 80% non-Thai owners will fare with collections on those.  Many of these were built and bought when money was easily transferred from China.  That's more difficult for many people now and economies have changed.

So will juristic organizations foreclose on these owners because they can't/won't pay the sinking fund special assessment?  or will they just not do the repairs because many/most owners don't pay?

If they don't do the cosmetic or even amenity or functional repairs, then the condos fall in value or become ghost towns?

Let's all hope there was minimal to no damage, insurance pays for minor repairs, there are no special assessments, and everybody lives happily everafter, but somehow somewhere I don't expect that to be the case.

Remember that Surfside condo collapse in Miami/Surfside?   How many years did they know of structural issues, that the residents put off and put off and put off  because they didn't want to pay for special assessments.  They act like the juristic person should pay, but the juristic person is YOU.  It's not some magically 3rd party with deep pockets full of money.  They're just a manager hired to run your affairs and investment (money pit).

yeah just read about the Dominican Republic, it has been upgraded/repaired had a fire a couple of years ago and approved for more festivities - guess the over 200 deaths don't count as the roof collapsed onto the crowd inside.