Building Standards And Regulations

[Narcosis]

Hi,

Can someone please advise me as to what the standards/regulations are in Thailand. I am an Architect in the UK and need to follow specific construction regulations when designing houses here. Is there a similar system in Thailand? If so, can somebody let me know where I can obtain copies of such material in English.

Failing this, can somebody please let me know some basic building techniques used in Thailand such as wall / floor construction, wall thicknesses and uses of insulation etc...

Many thanks

Narcosis

[TEFLMike]

Hi,

Can someone please advise me as to what the standards/regulations are in Thailand. I am an Architect in the UK and need to follow specific construction regulations when designing houses here. Is there a similar system in Thailand? If so, can somebody let me know where I can obtain copies of such material in English.

Failing this, can somebody please let me know some basic building techniques used in Thailand such as wall / floor construction, wall thicknesses and uses of insulation etc...

I am sure someone will be able to help you, alas, this is TIT (This is Thailand).

Many thanks

Narcosis

[Tomkagai]

The only thing I can tell you is related to getting my own house built...yes there suppose to be standards...but no one follows them..electrical regulations are virtually non-existant ie can run 220 VAC on + and - with no grounding..., plumbing, hotwater, sewerage regs are virtually non existant....if you ever do see a so called "council" buliding inspector he is normally bunged a few bob and he goes on his merry way...

Construction wise normally RC framed structure w infill panels of either clay bricks or breeze block and plastered

Normally.... steel roof trusses with steel purlins/battens and tiled with concrete roof tiles...

I believe the only thing that needs to be signed off is the RC structure by a Thai registered Engineer, not specically a stuctural or civil Engieer...believe the rule just says a Thai registered Eng and this is just a paper work exercise...rubber stamping something...

As you are an Architect, you would be having a heart attack on most of the things that go on....

Dont think this helps you much....but anyway my two penneth on Thai construction...

[USNret]

Hi, I'd like to resurrect this topic. If it's been discussed already, please point me there. I couldn't really find anything relevant.

My question is this... I'd love to settle & retire in Thailand. My wife is Thai, we currently live in Japan, I live a lifetime pension as you can tell from my screen name. Not rich, but not hurting either. My experience from living a few years in Thailand is that homes are not built to last. They go up, they look nice they last 20 years, then you tear them down & start again. I cannot afford this. I can buy a nice place, but I would need it to last a lifetime (my wife's life, not mine.) Do such places in Thailand exist? Are there builders who build to Western standards, who can be trusted, where the house or condo would reasonably last 50 years or longer?

I know there are many other issues such as politics, crime, visas & instability; save all that for a different discussion. My concern here is quality and longevity of construction. Thank you!

[transam]

No, No, and No.

[Sing_Sling]

The title . . .

The title . . .

[Sing_Sling]

Hi, I'd like to resurrect this topic. If it's been discussed already, please point me there. I couldn't really find anything relevant.

My question is this... I'd love to settle & retire in Thailand. My wife is Thai, we currently live in Japan, I live a lifetime pension as you can tell from my screen name. Not rich, but not hurting either. My experience from living a few years in Thailand is that homes are not built to last. They go up, they look nice they last 20 years, then you tear them down & start again. I cannot afford this. I can buy a nice place, but I would need it to last a lifetime (my wife's life, not mine.) Do such places in Thailand exist? Are there builders who build to Western standards, who can be trusted, where the house or condo would reasonably last 50 years or longer?

I know there are many other issues such as politics, crime, visas & instability; save all that for a different discussion. My concern here is quality and longevity of construction. Thank you!

As you have lived in Thailand you should know that building codes for private housing are pretty much ignored by all.

You buy good material, turn your back and lesser quality stuff has been used and the good stuff sold.

I'm sure there are some western builders who 'work' at this kind of thing. Get a good German, Dutch or Scandi builder to oversee all the work.

I believe there is a building section on here, that may be of use

[astral]

As you have lived in Thailand you should know that building codes for private housing are pretty much ignored by all.

You buy good material, turn your back and lesser quality stuff has been used and the good stuff sold.

When I extended my house I had the drawings done by a local draughtsman to my specifications. I am not an architect!!

My builder told me we had to submit the plans to the local Amphur office for approval

The approval was granted and we just went ahead

I would suggest that the OP should follow the standards he is used to and he will be unlikely to have a problem.

The problem comes at the building stage............

He will need to watch like a hawk that his plans are followed and the materials are to standard.

If there is ANY deviation he must say STOP immediately

otherwise they will carry on regardless

PS No follow up from the Amphur to make sure the plans were followed............

I'm sure there are some western builders who 'work' at this kind of thing. Get a good German, Dutch or Scandi builder to oversee all the work.

I believe there is a building section on here, that may be of use

I doubt you will find a foreigner with a work permit to oversee the job.

[Sing_Sling]

As you have lived in Thailand you should know that building codes for private housing are pretty much ignored by all.

You buy good material, turn your back and lesser quality stuff has been used and the good stuff sold.

When I extended my house I had the drawings done by a local draughtsman to my specifications. I am not an architect!!

My builder told me we had to submit the plans to the local Amphur office for approval

The approval was granted and we just went ahead

I would suggest that the OP should follow the standards he is used to and he will be unlikely to have a problem.

The problem comes at the building stage............

He will need to watch like a hawk that his plans are followed and the materials are to standard.

If there is ANY deviation he must say STOP immediately

otherwise they will carry on regardless

PS No follow up from the Amphur to make sure the plans were followed............

I'm sure there are some western builders who 'work' at this kind of thing. Get a good German, Dutch or Scandi builder to oversee all the work.

I believe there is a building section on here, that may be of use

I doubt you will find a foreigner with a work permit to oversee the job.

. . . hence I wrote 'works' . . . I had a German friend oversee the building of a project in Pattaya or Phuket, can't remember. He was there on a six-month 'holiday' (note the 's, single quotation marks or apostrohes).

[Kwasaki]

Q.1. My question is this... I'd love to settle & retire in Thailand.

Q.2. My wife is Thai, we currently live in Japan.

Q.3. I live a lifetime pension as you can tell from my screen name.

Q.4. My experience from living a few years in Thailand is that homes are not built to last.

Q.5. They go up, they look nice they last 20 years, then you tear them down & start again.

Q.6. I cannot afford this.

Q.7. I can buy a nice place, but I would need it to last a lifetime (my wife's life, not mine.)

Q.8. Do such places in Thailand exist?

Q.9. Are there builders who build to Western standards, who can be trusted, where the house or condo would reasonably last 50 years or longer?

Q.10. I know there are many other issues such as politics, crime, visas & instability; save all that for a different discussion.

Q.11. My concern here is quality and longevity of construction. Thank you!

ans.1. Most people can do this if they want to.

ans.2. Thai wife will make it easier for you to live in Thailand, some would disagree.

ans.3. Your lifetime pension OK, You will need a non immigrate 'O' visa, legally married to a Thai wife showing payment of 40,000 baht a month paid into a Thai bank account in your sole name, or 400,000 baht in the account for 3 months some provinces 2 before application for 1 year marriage extension visa.

Or a retirement 1 year extension, over 50 yr, 'O' visa, 65,000 bht a month or 800,000bht.

ans.4. Never seen that myself, maybe some do but generally not true.

ans.5. Never heard of that unless they want to, some in our village are more than 150 year old and plus.

ans.6. You don't have too.

ans.7. No problemo.

ans.8. Yes.

ans.9. Yes.

ans.10. No issues at all, unless you want to live in the far Thai South.

ans.11. There's nothing to be concerned about IMO.

Ride to live. K

[JRinger]

There's a member, Excaliber, who may be able to give you some clear answers..He seems to know alot about building in the Kingdom..

You might have to pm him since I haven't seen him post for a long time.

[USNret]

Thank you all for the feedback. Most of you confirmed my suspicions (except for Kwasaik who took the surprising stance that Thai homes are build to last and may well last for 150 years. Interesting.)

Between your posts & some PMs I received, I've got leads on European builders who actually do adhere to standards. My great fear here, naturally, is that they MIGHT build better homes, but on the other hand they MIGHT just be more adept at separating me from my money. It will take much more research.

Perhaps the long-term solution is to be a forever renter, leaving my cash invested and ultimately providing me with enough cash flow to afford renting for the rest of my life. Back in the States, I really do think (for us middle class) the path to growing wealth is through home ownership. Not so true in Thailand, where you really have to look at a house as a depreciating asset much like a car. Unfortunate.

[passingas]

P-L-E-A-S-E......

Excuse me, but there are some teak buildings probably approaching a century in age here (mainly because termites don't eat teak)! Besides, most all new construction is concrete and masonry....now if you want some Thai to do it for you and give them the helm....you are making a huge mistake. Stay away from builders.... those are the guys that make their money by cutting every corner they can. It is true that their product looks great when it is finished, but how long will it stay that way?

If you're not one that just shows up once a week, but are on the site daily, making sure it gets done properly, you can have a house to last until the cows come home. If you are not in the know about construction techniques, especially the curing of concrete (something they absolutely do not do here), then research it and learn about it and make it happen. If you are paying out the Baht, then it should be your way or the highway. But you have to be there everyday, all day making sure things aren't just getting half-arsed done! I have found that Thai workers not only need to be, but you have to "bird dog" them every minute or they will half ass do the simplist thing trying to save 30 seconds.

I oversaw the building of my house here and am here to tell you it was done right and will last over a 100 years. Having said all of that, I would never, ever do it again for any amount of money saved or even being paid outright to me. You will have you a 40 to 60 hour work week for at least 8 to 10 months, depending on how big and detailed you want to get. Would it all be worth it? It sure was/is to me.

It would behove you take a week to read every relevant post on this forum concerning building in Thailand. Good luck. pg

[Beardog]

There really are not any standards here in Thailand to speak of. First you cannot find a whacker or a sheepsfoot to tamp down the soil. There are no independent labs to test compaction on the surface of soil.I hired a steamroller 3 times over 4 years along with excavators & tractors to whack down the soil to what I would estimate = to U.S. standards. The plans can be written on any scrap of paper or at least i9n the Pattaya area. Sometimes on formal plans they read them roof down(I am not kidding) I would try to build as close as you can to the way you build up in The U.K.

I wound up doing at least 40% of the second house we put up. Redid welds.Did 98.5% of all the plumbing - unfortunately they put in the 5% of pipes in before I got back from Vacation in the states.

I don't want to get in any Thai visa pissing matches but if you would like to PM me I will give you some more insight.I have another month before I go back to work for the U.S. Govn on some structural jobs after that I won't be around for a while.

Good luck on your building adventure. Your build will be much easier if you get involved.That way you can spot any shortcuts or discrepancies. Even if you hire a Euro,American ,English,German or Australian firm it will still be a Thai labor force.

[USNret]

Again, I appreciate the insight everyone has offered. I received some private replies which I will repost here -- sanitized -- with the writer's permission. He didn't want get involved in a public debate about this. Regarding Kwasaik's post about houses lasting 100+ years, I am now astute enough to realize he may have been talking about teak houses. I've been away from Thailand long enough (3 years) that I wasn't thinking about that. Maybe Thai builders really DO know how to build that style of house to last.

Below is one of the messages that was sent to me privately. I will add that I'm not in construction; I believe I'm capable of learning what I need to oversee the work, but it would take a lot of study. I would consider it a full-time job to learn & a subsequent full-time job to supervise. I'm not sure I'm willing or ready to accept the challenge.

---------------------------------------------------

I was a builder back home. The quality of construction here is absolute crap, in all phase and all respects. I have been in some expensive homes, and they aren't much better, and the premium paid is wasted. The homes do not last twenty years. More like 10 or fifteen. And kitchens...well...forget that, unless you hire a very expensive builder from BKK. Thais just won't want to do it your way, they think you're crazy. And a Thai wife won't help much, as much as she'd like to.

Much of the deficiencies are downright dangerous, sometimes fatal. Particularly electrical. There are no permits, no inspections. Workers will listen to you detail instructions on how something should be done, then, while you are away eating lunch, they will do it "their way".

The slabs are poured very wet, as is all concrete, and therefore has 50% strength. The quality of work, such as tile or trim, will be inferior unless you can locate and hire one of a small percentage that are good craftsmen. They exist, but are hard to find and busy. Don't forget, no license or testing is required to become a bricklayer or carpenter. I could tell you some stories.

Actually, I'll tell you one: Referred to me as a very good carpenter, he showed up with a bag of tools that included a 9" square, a hammer, and a dilapidated skill saw. First order of the day was to lay out the foundation to pour a slab. ARGUMENT # 1: no make slab now, build house first, then make floor. Uh-uh. I laid out the (corner) batter boards, hooked up the string lines, and showed him how to use Pythagoras's 3-4-5 to square up the foundation. I went to lunch. When I came back, he was trying to use the 9" square to lay out a 1000sf foundation. He refused to stop using it. I fired him.

Workers are stuck in their ways here. It is the way they were taught and it's good enough. They almost to a person are not interested in learning something new. It can take months to find someone who is.

The only way to accomplish what you want to do is spend the time you have before coming here to locate a westerner who can oversee the job. Won't find one with a work permit, though. You'll have to become buddies and he can freely give you info and advice then you can pass that along to the workers.

Building a high quality, aesthetically pleasing, functional and safe house here is possible. But it will be a challenge.

Bottom line: you will be investing a large sum of money. I trust you will be very careful. It's easy to lose it all here in the LOS.

If, perchance, your site is remote, then hiring a westerner is usually not a problem, since he can't be seen working.

[Kwasaki]

Again, I appreciate the insight everyone has offered.

" Again, I appreciate the insight everyone has offered." .

" He didn't want get involved in a public debate about this." Yep !! Someone who has had a bad experiance, sad really.

" Regarding Kwasaik's post about houses lasting 100+ years, I am now astute enough to realize he may have been talking about teak houses." Nooooo !! Not just wood houses, there are buildings as old as 2000 years old not made of wood.

" Maybe Thai builders really DO know how to build that style of house to last." Yep !! and not just wood style.

" I believe I'm capable of learning what I need to oversee the work, " --- " but it would take a lot of study." Yes you are and No, it wouldn't.

" I would consider it a full-time job to learn & a subsequent full-time job to supervise." Watching over the build and using a recommended Thai builder is not that hard, all that's needed to build a house in Thailand is basic knowledge and some common sense.

" I'm not sure I'm willing or ready to accept the challenge." OK !! but with help from many guys on thaivisa, ( and I mean HELP not moans and groans ) it will make the challenge easier.

[bankruatsteve]

Agree with Kwasaki. You seem to think "western standard" is somehow superior in LOS. Well, it perhaps is if that's what YOU need. But, you say it really for your Thai wife. So... duh. Maybe you should rent something first to see what you all like and then go from there?

[richard_smith237]

Based on first hand experience can anyone actually recommend a builder who has overseen a project to a high standard one would expect in their own home ?

I have numerous friends who have had houses built and renovated - Not one of them recommends the guy they used for further work. They all talk of what a nightmare it was trying to get the builders not to cut corners etc often having the same part of the build re-attempted 3 times before being satisfied...

As I have heard: It's simply a massive headache. I have not yet heard of one positive story. i.e. Khun X did a great job and exceeded my expectations...

This worries me greatly as I shall be building a house next year.

[bankruatsteve]

Based on first hand experience can anyone actually recommend a builder who has overseen a project to a high standard one would expect in their own home ?

I have numerous friends who have had houses built and renovated - Not one of them recommends the guy they used for further work. They all talk of what a nightmare it was trying to get the builders not to cut corners etc often having the same part of the build re-attempted 3 times before being satisfied...

As I have heard: It's simply a massive headache. I have not yet heard of one positive story. i.e. Khun X did a great job and exceeded my expectations...

This worries me greatly as I shall be building a house next year.

I can (and will if you want to PM me). About 9 years ago, I hired a young architect just out of school that did a fantastic job, first designing, then overseeing the build of a fantastic house. Almost no complaints. (This is in Thialand) My expectations were met b/c he delivered almost exactly what he designed and we agreed. They were exceeded when he tore down some archways and bebuilt at his own cost b/c they weren't perfect to his standards. So yes, there are good stories, but also yes, there are many more nightmares. I suggest you have a good talk with whomever you might want to build with and, unless you get a good fealing, keep trying.

[richard_smith237]

Based on first hand experience can anyone actually recommend a builder who has overseen a project to a high standard one would expect in their own home ?

I have numerous friends who have had houses built and renovated - Not one of them recommends the guy they used for further work. They all talk of what a nightmare it was trying to get the builders not to cut corners etc often having the same part of the build re-attempted 3 times before being satisfied...

As I have heard: It's simply a massive headache. I have not yet heard of one positive story. i.e. Khun X did a great job and exceeded my expectations...

This worries me greatly as I shall be building a house next year.

I can (and will if you want to PM me). About 9 years ago, I hired a young architect just out of school that did a fantastic job, first designing, then overseeing the build of a fantastic house. Almost no complaints. (This is in Thialand) My expectations were met b/c he delivered almost exactly what he designed and we agreed. They were exceeded when he tore down some archways and bebuilt at his own cost b/c they weren't perfect to his standards. So yes, there are good stories, but also yes, there are many more nightmares. I suggest you have a good talk with whomever you might want to build with and, unless you get a good fealing, keep trying.

Thats great news... Rather than take over this thread, I might start my own nearer the time. I'll remember to PM you closer to that time too.

[Sing_Sling]

Agree with Kwasaki. You seem to think "western standard" is somehow superior in LOS. Well, it perhaps is if that's what YOU need. But, you say it really for your Thai wife. So... duh. Maybe you should rent something first to see what you all like and then go from there?

So, you are saying that western standards are not superior? Sorry, your wording is confusing

[bankruatsteve]

Agree with Kwasaki. You seem to think "western standard" is somehow superior in LOS. Well, it perhaps is if that's what YOU need. But, you say it really for your Thai wife. So... duh. Maybe you should rent something first to see what you all like and then go from there?

So, you are saying that western standards are not superior? Sorry, your wording is confusing

Well, they are for you if you're from the "west" and used to it. They're not if you're Thai and prefer the old style (like splash showers vs. nossle.) Most of the happy campers I know are good with a fusion - esp. for the kitchen. For example, we have both out and inside cooking areas. Guess where most of the Thai food gets cooked? And, since a lot of the local "builders" don't really know western standards, you just have to go with the flow or know what is needed yourself.

[richard_smith237]

Agree with Kwasaki. You seem to think "western standard" is somehow superior in LOS. Well, it perhaps is if that's what YOU need. But, you say it really for your Thai wife. So... duh. Maybe you should rent something first to see what you all like and then go from there?

So, you are saying that western standards are not superior? Sorry, your wording is confusing

Well, they are for you if you're from the "west" and used to it. They're not if you're Thai and prefer the old style (like splash showers vs. nossle.) Most of the happy campers I know are good with a fusion - esp. for the kitchen. For example, we have both out and inside cooking areas. Guess where most of the Thai food gets cooked? And, since a lot of the local "builders" don't really know western standards, you just have to go with the flow or know what is needed yourself.

By Western Standards I suspect what they really mean is not Western Design, but standards of build quality which when inspected may pass internationlly recognised standards. This includes structural integrity, quality of materials and cosmetic appearance.

Perhaps the term 'Western' should be dropped and replaced with 'International'.

[passingas]

International standards, eh? Let's see...we had those schools that fell on all those students in China a couple of years back during an earthquake...more than likely due to uncured concrete (but maybe not) ? Or the Haiti homes that fell as well? How about Turkey? They have some sort of standard ....don't they? Really I am not trying to be a wisearse, but I really think "Western" is the correct word when one is referring to standards, especially in construction practices. Third world countries and even developing countries lack this. Thailand is a great example. Any builder you get here, will be making his money on the short cuts, so beware. pg

[thaibeachlovers]

Crossy is currently building a house and has a thread about it- lots of photos. Check it out.

I would never build a house here. I live in a small Thai built house, and it's not very well built ( being polite ). The whole thing is shoddy and unattractive. The electicals are appalling.

I stayed with the MIL after I got married. I had to rewire the whole house, as I feared for my life!

I reckon building is a good way to break up a marriage, what with all the arguments you'd have.

Rent- at least you can move if it's too bad.

To answer the OP, there will be regulations, but you may not be able to find them, and would certainly find it difficult to employ a builder that adhered to them. I believe the problem is that all the good builders work for large companys, and the one's you will find are the "learned on the job" variety.

[bbradsby]

International standards, eh? Let's see...we had those schools that fell on all those students in China a couple of years back during an earthquake...more than likely due to uncured concrete (but maybe not) ? Or the Haiti homes that fell as well? How about Turkey? They have some sort of standard ....don't they? Really I am not trying to be a wisearse, but I really think "Western" is the correct word when one is referring to standards, especially in construction practices. Third world countries and even developing countries lack this. Thailand is a great example. Any builder you get here, will be making his money on the short cuts, so beware. pg

As an American architect & construction manager, I can tell you there are Building Codes & Standards, but they're in Thai... and assuredly no one will check beyond cursory plan review for payment, but you ignore them at your own risk if something should catastrophically fail... and assume nonexistent building department inspections onsite and believe me it's best that way... and no agency plan checker will be reviewing your structural engineer's math for the design of the concrete beams over your head while you sleep like city building departments in Seismic Zone 4 [big quakes] areas of the USA... and know they'll use watered-down concrete because it's easier to place and what's the diff, mai bpen rai and all that rot... or you can PM me!

[bbradsby]

International standards, eh? Let's see...we had those schools that fell on all those students in China a couple of years back during an earthquake...more than likely due to uncured concrete (but maybe not) ? Or the Haiti homes that fell as well? How about Turkey? They have some sort of standard ....don't they? Really I am not trying to be a wisearse, but I really think "Western" is the correct word when one is referring to standards, especially in construction practices. Third world countries and even developing countries lack this. Thailand is a great example. Any builder you get here, will be making his money on the short cuts, so beware. pg

The Chinese schools, apartments, commercial structures failed because of corrupt builder and/or inspector practices, i.e., cooking oil cans were found inside the failed beams where concrete should have been. Rebar was not adequately sized nor bent to the correct shapes & overlap lengths to hold the members together under lateral forces. This was documented in photos I saw in a presentation by a NorCal emergency response team of very highly esteemed, volunteer structural engineers.

Without professional supervison in Thailand, assume that your reinforcing steel will be maybe half-design strength unless tested - this was in the news recently in Bangkok and no one's talking about which builders knowingly used the pig metal stuff. Assume also that Chinese steel bolts, nuts will show up and be substandard to the required grade... welcome to Asia, where everything can and should be cheated on, else the vendor will be judged as an idiot by his peers.

[Ian3005]

On 3/2/2012 at 5:46 PM, Kwasaki said:

ans.1. Most people can do this if they want to.

ans.2. Thai wife will make it easier for you to live in Thailand, some would disagree.

ans.3. Your lifetime pension OK, You will need a non immigrate 'O' visa, legally married to a Thai wife showing payment of 40,000 baht a month paid into a Thai bank account in your sole name, or 400,000 baht in the account for 3 months some provinces 2 before application for 1 year marriage extension visa.

Or a retirement 1 year extension, over 50 yr, 'O' visa, 65,000 bht a month or 800,000bht.

ans.4. Never seen that myself, maybe some do but generally not true.

ans.5. Never heard of that unless they want to, some in our village are more than 150 year old and plus.

ans.6. You don't have too.

ans.7. No problemo.

ans.8. Yes.

ans.9. Yes.

ans.10. No issues at all, unless you want to live in the far Thai South.

ans.11. There's nothing to be concerned about IMO.

Ride to live. K

I would be extremely careful.

It is not uncommon for foreigners to be taken for a ride.

Very easy to "Do your Dough" and you will not have a leg to stand on.

 

Make sure you have a 30 year SUPERFICIES Contract drawn up before you build.

Right of Superficies (part of Thailand property land laws) is a registered property right that separates ownership of the land and anything on or in the land (plantations and/or a structure).

One person owns the land (cannot be a foreigner), another person owns everything on or in the land (can be a foreigner) but has no ownership rights in the land itself.

In the French legal system superficies is called 'droit de superficie', in Germany 'Erbbaurecht' in the Netherlands 'recht van opstal'.

The superficies (สิทธิเหนือพื้นดิน) agreement in Thailand specifies the terms and conditions upon which the right of superficies is granted. A superficies is not complete until signed, witnessed and registered with the local branch or provincial land office where the land is located.

By registration on the land title deed the right of superficies becomes a real right attached to the land, as opposed to a contractual right.

Make sure all plans and invoices related to the construction of the house is in your name and that all payments are by bank transfer from an account in your name.

This will make the registration of the house in your name (Yellow book) easier and legal.

[Kwasaki]

21 minutes ago, Ian3005 said:

I would be extremely careful.

It is not uncommon for foreigners to be taken for a ride.

Very easy to "Do your Dough" and you will not have a leg to stand on.

 

Make sure you have a 30 year SUPERFICIES Contract drawn up before you build.

Right of Superficies (part of Thailand property land laws) is a registered property right that separates ownership of the land and anything on or in the land (plantations and/or a structure).

One person owns the land (cannot be a foreigner), another person owns everything on or in the land (can be a foreigner) but has no ownership rights in the land itself.

In the French legal system superficies is called 'droit de superficie', in Germany 'Erbbaurecht' in the Netherlands 'recht van opstal'.

The superficies (สิทธิเหนือพื้นดิน) agreement in Thailand specifies the terms and conditions upon which the right of superficies is granted. A superficies is not complete until signed, witnessed and registered with the local branch or provincial land office where the land is located.

By registration on the land title deed the right of superficies becomes a real right attached to the land, as opposed to a contractual right.

Make sure all plans and invoices related to the construction of the house is in your name and that all payments are by bank transfer from an account in your name.

This will make the registration of the house in your name (Yellow book) easier and legal.

Do you realize you posting on a 9 year old thread.

I guess your familiar with the term I don't need for someone to tell me how to suck eggs.