Building A House

[FrankBE]

Hi everybody.

Does someone know a good and reliable constructor - contractor to build a 1 storey house between Ratchaburi and Samut Songkhram ?

I was thinking for a full contract : from bottom to top construction.

I guess it will be more expensive , but also less hassle (i hope) then regular - different constructors.

Thanks...

[CharlieH]

I wish you luck in your search, they are few and far between in Thailand.

Most will promise you the earth and walk away half way through having bled you dry.

Do your research, know what to expect per sq.metre as a guide build price,

There are many many cowboys who hit and run so be warned.

Best of luck !

[edwinchester]

I would suggest a couple of approaches.

Have a look around the area and find some houses you like the look of. Dont be afraid to knock on the door and ask for a quick guided tour and ask questions. Most Thais are very friendly and more than willing to show off their nice shiney new house. I my experience they will also be honest about their particular builder.

I would also ask friends and family for recommendations. Ask to see as many examples of their work as possible although to be honest shoddy workmanship is pretty obvious.

Our own builder was my wifes uncle and his team did a fantastic job for us unfortunately he only works in the Kanchanaburi area.

I wouldn't be afraid of using different teams for parts of the build. Our builder knew his own labourers limitations and called in specialist teams for the roof, paint, electrics and most of the woodwork finish in the house.

Best of luck with you build.

[moe666]

You may want to post in the housing and building section probably more info.

[nam-thip]

Check out this link.

http://www.alanthebuilder.com/

[FrankBE]

Hi there,

thanks to you all !

The approach from "edwinchester" seems to work out : i got an adres , and more : i could see the quality from materials AND work that way.

That site from "nam-thip" look good aswell.

Allready got 1 result untill now : +/- 15000 bath / square meter with reasonable good quality materials.

I'm in Belgium now for a couple of months, when i get back to Thailand I'll go on trying out your suggestions.

I'll keep you up to date then.

Again thanks !!!

[apetley]

15k bht per sq m seems alot to me.

10k would be nearer the mark for good quality materials.

[wandrinstar]

The Question is How do you know they have done a Fantastic Job unless you are a Builder.In 25 Years here I've never, repeat NEVER seen a Build where the Ferang hasn't been well Skinned, but doesn't realise it. Or wont because her Family Built and Scamed him.... I always recommend a Bank Repo, you can look, plus the Banks rarely lend unless its sound ,and no Land Area Size Probs..I.E. Cement Boundary Markers registered at Amphur.

[fredob43]

The Question is How do you know they have done a Fantastic Job unless you are a Builder.In 25 Years here I've never, repeat NEVER seen a Build where the Ferang hasn't been well Skinned, but doesn't realise it. Or wont because her Family Built and Scamed him.... I always recommend a Bank Repo, you can look, plus the Banks rarely lend unless its sound ,and no Land Area Size Probs..I.E. Cement Boundary Markers registered at Amphur.

You hit the nail on the head. For every one I've seen that's done well and for a fair price for a Farang " well only one actually" he's a builder and so is his Thai wife they did it themselves with the aid of a few Thai peep's they knew. Ended up with a lovely three bedroom bungalow for under 450,000bt. Ive seen a thousand that are crap or have had problem's. Just ask if want some story's I've got load's. Might even write a book one day that's if I can get it down to less than 500,000 pages. Everyone seem's to make money or get something out of it. All except the Farang. What ever you do DONT have thing's done while your out of the country, and cant keep an eye on what's going on. On the money side check and double check everything price wise. And never pay up front. Had a friend that was quoted over 50,000bt + for paint ++ for his one luckily he asked me, out we went and got all the paint ++ for 18,000bt. Tip never build it with more bedroom's than you want. EG if there's just two of you 1 bed and a small study comp: room. Reason half the family will move in and your be buggered. If you are thinking of a place that's near her family stop thinking or at the very least put Bloody great big lock's on EVERYTHING. You will learn that ALL the bit's you have will grow leg's. If you question the G/Lady you will get it's family so it's OK, beside's it not her money. Sorry to poo, poo, your dream's but you will see what I mean if you dont do all of the above. The very best of luck.Final nail in the coffin all you spend is money lost as none of it will be your's. Tip 2. RENT.

[wandrinstar]

Rent, good advice for a Newbie.I told a Newbie that pile of Wood is worth a Fortune, at least a new small Car. Bloody Daft you are, he told me, Its costing me 1k for the Wifes Brother to Dump it.... We have remained friends for 17 Years, his Lady hasnt spoken to me since.My wife told me its not my place to save lost Ferangs.

[fredob43]

Rent, good advice for a Newbie.I told a Newbie that pile of Wood is worth a Fortune, at least a new small Car. Bloody Daft you are, he told me, Its costing me 1k for the Wifes Brother to Dump it.... We have remained friends for 17 Years, his Lady hasnt spoken to me since.My wife told me its not my place to save lost Ferangs.

You can go on for year's and no one listen's till it's to late. If you look at Apetley post re 15 thou as against 10thou about right, he's getting done before he start's. Please FrankBE read the post's and think, we are not trying to bugger your plan's we are just trying to help. Most of us have, seen it, found it, done it, we or we know of peep's that have. Rent, Plan, Think. then carry on Renting. There was a post about this same sort of thing some month's ago in this section if I remember right, I think it was a post about Land in K.P.Phet. Look it up contain's several anecdote's that I and several peep's have come across in our time here. Question WHY DO YOU WANT TO BUILD/BUY A HOUSE ANYWAY. Would you by a House/Car where you live and just give it away ??? Well that's what you are doing. Oh well wandrinstar another Thai that wont speak to you. Or me come to that.

The post is in section 2 under Land in Kangphang Phet.

[wandrinstar]

Like you say, there are 3 3Mill places built next to Moms House round me, now looking like Angor Wat in the Nam era.Still they come, let em find out for themself.

[fredob43]

Like you say, there are 3 3Mill places built next to Moms House round me, now looking like Angor Wat in the Nam era.Still they come, let em find out for themself.

I hear what you say but if I we us just help one peep's then I think I've done my bit. If they still do it up to them. Some will learn the hard way some will just keep paying out there cash till it's all gone. But by then it's to late. Off they will go back to their own country trying to work out where it all went wrong. Maybe one day they will realise that that's how it is here if you dont work thing's out well in the first place, you will get done BIG time.

[AmeriThai]

Like you say, there are 3 3Mill places built next to Moms House round me, now looking like Angor Wat in the Nam era.Still they come, let em find out for themself.

I hear what you say but if I we us just help one peep's then I think I've done my bit. If they still do it up to them. Some will learn the hard way some will just keep paying out there cash till it's all gone. But by then it's to late. Off they will go back to their own country trying to work out where it all went wrong. Maybe one day they will realise that that's how it is here if you dont work thing's out well in the first place, you will get done BIG time.

Agreed. Screw-ups can happen. It helps to be able to keep a close eye on the progress, preferably on a daily basis. Can't do that if you're not in the country. I've been watching the progress of one guy who lives in Thailand and is having a house built in a village. He frequently visits the site (not daily), and has caught a number of problems that had to be corrected. Ultimately, a whole new crew had to be brought in by the local contractor after going through a big hassle over it. If he'd been overseas, the problems would've just been ignored, or covered over, and he would've never been the wiser if he hadn't been around to catch it in time.

[CharlieH]

There are some really go and valid opinions and suggestions made here and I hope to God the Op takes them on board and LISTENS !

15k baht per sq meter is absolutely stupid ! I personally would recommend that if you really must build then YOU buy any materials and just pay labour, you can control what is bought, the quality you want and minimise waste, if you leave it to a Thai they couldnt careless if 2 cube of sand is left scattered everywhere they are not paying for it. You wont know if after a year or so the rendering will start to crack around all the pillar joints etc, as for not being present during the build thats another DONT DO IT, you need to watch them like a hawk or not only will they bypass things wherever possible you will probably be paying for them to build their own home or someone elses with your materials.

After my own experience and as stated here RENT, dont even consider building anything for 5 years. LIVE here, know what its like day in day out, you can rent a really nice home for peanuts in comparison to Western prices.You could rent for 20 years and not pay anywhere close to the build price. If I had my time over, I would definately not go through the headaches, arguments , hassles and money loss and ongoing repairs again. With the Govermenments rules and immigration changes being so irratic you could build today and not be able to even stay here in 5 years time.

And of course as said before it will never be yours! EVER ! if the rest of the family moves in, takes over, takes everything you have, you have no say, not a leg to stand on, she could even just tell you to get out right after its completed and literally laugh all the way to the bank. If the relationship starts to go sour you will lose everything.

I think the biggest single mistake people make out here is to continue thinking Western, ideals attitudes responses standards arguments logic reasoning. Everything you have ever been taught or brought up with is USELESS and just doesnt apply in this culture or society.

If you dont speak Thai you are at the total mercy of whoever is doing the talking for you, and dont think for one minute they are saying what you want because they dont, they say what they want and apply a whole different set of values and will just smile at you and say yes while all the time doing exactly what they want and often what is easier and the path of least resistance and to hell with the expense because after alll they are not paying for it, YOU ARE!.

Read the warning take the advice, everyone here is making good sense and coming from a good place when giving it. No one wants to trample on anyones dreams but give you the benefit of our experiences and mistakes and point out some realities.

[fredob43]

There are some really go and valid opinions and suggestions made here and I hope to God the Op takes them on board and LISTENS !

15k baht per sq meter is absolutely stupid ! I personally would recommend that if you really must build then YOU buy any materials and just pay labour, you can control what is bought, the quality you want and minimise waste, if you leave it to a Thai they couldnt careless if 2 cube of sand is left scattered everywhere they are not paying for it. You wont know if after a year or so the rendering will start to crack around all the pillar joints etc, as for not being present during the build thats another DONT DO IT, you need to watch them like a hawk or not only will they bypass things wherever possible you will probably be paying for them to build their own home or someone elses with your materials.

After my own experience and as stated here RENT, dont even consider building anything for 5 years. LIVE here, know what its like day in day out, you can rent a really nice home for peanuts in comparison to Western prices.You could rent for 20 years and not pay anywhere close to the build price. If I had my time over, I would definately not go through the headaches, arguments , hassles and money loss and ongoing repairs again. With the Govermenments rules and immigration changes being so irratic you could build today and not be able to even stay here in 5 years time.

And of course as said before it will never be yours! EVER ! if the rest of the family moves in, takes over, takes everything you have, you have no say, not a leg to stand on, she could even just tell you to get out right after its completed and literally laugh all the way to the bank. If the relationship starts to go sour you will lose everything.

I think the biggest single mistake people make out here is to continue thinking Western, ideals attitudes responses standards arguments logic reasoning. Everything you have ever been taught or brought up with is USELESS and just doesnt apply in this culture or society.

If you dont speak Thai you are at the total mercy of whoever is doing the talking for you, and dont think for one minute they are saying what you want because they dont, they say what they want and apply a whole different set of values and will just smile at you and say yes while all the time doing exactly what they want and often what is easier and the path of least resistance and to hell with the expense because after alll they are not paying for it, YOU ARE!.

Read the warning take the advice, everyone here is making good sense and coming from a good place when giving it. No one wants to trample on anyones dreams but give you the benefit of our experiences and mistakes and point out some realities.

I'm thinking of starting a club going to call it "The place for Farang's that Thai's wont talk to" I have read all the post's and other than me I've got 3 member's Guaranteed. First meeting next week 7.30pm. Well done all great post and spot on. But as we have had no reply from the OP I think it might be a lost cause. Oh well just another peep's to add to the I got buggered list. If he look's in land in K.P.Phet sec 2 one of the last post's that's there is from a man who got just that BUGGERED.

[FrankBE]

Hey guys, thanks again for your advices !

That option to rent for some years sounds really good.

I think i'll do that and look whatever the future brings.

Meanwhile i can still look around , learn and wait to decide what - and where - to do.

For now we still live in a "teachers house" in the misses her school, best place to stay : it's FREE !

But in the near future whe have to get out of there when the wife retire, so...

Should i stumble into something i let you guys know.

Can be helpful for other newbies aswell.

See ya !

[fredob43]

Hey guys, thanks again for your advices !

That option to rent for some years sounds really good.

I think i'll do that and look whatever the future brings.

Meanwhile i can still look around , learn and wait to decide what - and where - to do.

For now we still live in a "teachers house" in the misses her school, best place to stay : it's FREE !

But in the near future whe have to get out of there when the wife retire, so...

Should i stumble into something i let you guys know.

Can be helpful for other newbies aswell.

See ya !

Best of luck with what ever you do. Alway's think about what ever you do one thousand time's before you act. Thailand can be a crazy place for us Farang.

[RickThai]

For what it is worth. My Thai BIL recently had a house built near Kamphangpet. He contracted out some of the work, but he told me that unless he was there overseeing the work, they would get lazy and goof off. He finally bought most of the materials himself, and did most of the work.

BTW he is a senior Police officer, and knows a lot of people and has a lot of contacts, so if he has such a hard time getting a house built, I can see where a "falong" could wind up spending a lot of money without a lot to show for it.

Good luck.

RickThai

[TommyDee]

Rent, good advice for a Newbie.I told a Newbie that pile of Wood is worth a Fortune, at least a new small Car. Bloody Daft you are, he told me, Its costing me 1k for the Wifes Brother to Dump it.... We have remained friends for 17 Years, his Lady hasnt spoken to me since.My wife told me its not my place to save lost Ferangs.

You can go on for year's and no one listen's till it's to late. If you look at Apetley post re 15 thou as against 10thou about right, he's getting done before he start's. Please FrankBE read the post's and think, we are not trying to bugger your plan's we are just trying to help. Most of us have, seen it, found it, done it, we or we know of peep's that have. Rent, Plan, Think. then carry on Renting. There was a post about this same sort of thing some month's ago in this section if I remember right, I think it was a post about Land in K.P.Phet. Look it up contain's several anecdote's that I and several peep's have come across in our time here. Question WHY DO YOU WANT TO BUILD/BUY A HOUSE ANYWAY. Would you by a House/Car where you live and just give it away ??? Well that's what you are doing. Oh well wandrinstar another Thai that wont speak to you. Or me come to that.

The post is in section 2 under Land in Kangphang Phet.

try as I have I cant find this page. can u pls post a link. thank you in advance

[fredob43]

Rent, good advice for a Newbie.I told a Newbie that pile of Wood is worth a Fortune, at least a new small Car. Bloody Daft you are, he told me, Its costing me 1k for the Wifes Brother to Dump it.... We have remained friends for 17 Years, his Lady hasnt spoken to me since.My wife told me its not my place to save lost Ferangs.

You can go on for year's and no one listen's till it's to late. If you look at Apetley post re 15 thou as against 10thou about right, he's getting done before he start's. Please FrankBE read the post's and think, we are not trying to bugger your plan's we are just trying to help. Most of us have, seen it, found it, done it, we or we know of peep's that have. Rent, Plan, Think. then carry on Renting. There was a post about this same sort of thing some month's ago in this section if I remember right, I think it was a post about Land in K.P.Phet. Look it up contain's several anecdote's that I and several peep's have come across in our time here. Question WHY DO YOU WANT TO BUILD/BUY A HOUSE ANYWAY. Would you by a House/Car where you live and just give it away ??? Well that's what you are doing. Oh well wandrinstar another Thai that wont speak to you. Or me come to that.

The post is in section 2 under Land in Kangphang Phet.

try as I have I cant find this page. can u pls post a link. thank you in advance

Go to Central Thailand forum click on the 2 and it's the 25 post from the top if you cant find it come back.Sorry it's under Land near (not in) K.P.Phet.The OP was Rick Thai. Opened a bit of a can of worm's.

[fredob43]

For what it is worth. My Thai BIL recently had a house built near Kamphangpet. He contracted out some of the work, but he told me that unless he was there overseeing the work, they would get lazy and goof off. He finally bought most of the materials himself, and did most of the work.

BTW he is a senior Police officer, and knows a lot of people and has a lot of contacts, so if he has such a hard time getting a house built, I can see where a "falong" could wind up spending a lot of money without a lot to show for it.

Good luck.

RickThai

Nice to see your still ok Rick. Hope thing's are going Ok for you and the G/L.

[RickThai]

For what it is worth. My Thai BIL recently had a house built near Kamphangpet. He contracted out some of the work, but he told me that unless he was there overseeing the work, they would get lazy and goof off. He finally bought most of the materials himself, and did most of the work.

BTW he is a senior Police officer, and knows a lot of people and has a lot of contacts, so if he has such a hard time getting a house built, I can see where a "falong" could wind up spending a lot of money without a lot to show for it.

Good luck.

RickThai

Nice to see your still ok Rick. Hope thing's are going Ok for you and the G/L.

Hi Fred,

Yeah I'm still kicking around and enjoying life. Wife and I are still trying to decide when to go back to Thailand. She has a nephew that is going to undergo Buddhist ordination sometime in Jan of next year. I hope we can make it then. I'll be sure and look you up when we go.

I hope your life is going well.

Regards,

Rick

[Livinginexile]

I would suggest a couple of approaches.

Have a look around the area and find some houses you like the look of. Dont be afraid to knock on the door and ask for a quick guided tour and ask questions. Most Thais are very friendly and more than willing to show off their nice shiney new house. I my experience they will also be honest about their particular builder.

I would also ask friends and family for recommendations. Ask to see as many examples of their work as possible although to be honest shoddy workmanship is pretty obvious.

Our own builder was my wifes uncle and his team did a fantastic job for us unfortunately he only works in the Kanchanaburi area.

I wouldn't be afraid of using different teams for parts of the build. Our builder knew his own labourers limitations and called in specialist teams for the roof, paint, electrics and most of the woodwork finish in the house.

Best of luck with you build.

Hi Ed, I am about to start building in Kan and am currently looking for a good contractor.

I would love to get the details of your buider if that is possible.

I have PM'd you.

Cheers

[fredob43]

For what it is worth. My Thai BIL recently had a house built near Kamphangpet. He contracted out some of the work, but he told me that unless he was there overseeing the work, they would get lazy and goof off. He finally bought most of the materials himself, and did most of the work.

BTW he is a senior Police officer, and knows a lot of people and has a lot of contacts, so if he has such a hard time getting a house built, I can see where a "falong" could wind up spending a lot of money without a lot to show for it.

Good luck.

RickThai

How my day went. Had to have some pipe's changed because I had a leak. The two men turned up at 8am and started to dig through some concrete after about 1 hour they found the pipe's. Not easy as they were over 1 foot 30cm down. So far so good we located the problem it was coming from the shower waste, turn's out that the peep's that put it in in the first place had left the pipe 60mm 4" short of the waste top so only about 50% of the water was going down it. Right replace all I said and surface mount it. I had to go out for about 20 Min: on getting back they were inside the house and were about to smash out several tile's in the floor's of two bathroom's. What the F are you doing, Oh we have to do that to replace the pipe's. So I have to have the floor's retiled, no came the reply we will fill the hole's with CEMENT. Not on your life I said we will do it from the outside. Cant be done they said, yes it can I'll tell/show you how to do it. Well the upshot was it was done from the outside. As they were putting the new pipe's in I spotted that half of them had not been glued I pointed this out only to be told not need it work ok. I wont tell you what I said but in the end they glued them. By now it was 3pm and they still hadn't re-plumbed the main's. I then watched as they started to perform. I wont even go down the road of what they started to do surfice to say after 1/2 an hour I told them I would finish the job. But you only one and you not finish. No problem I said up to me. How long did it take, well by five I was having a beer and mulling our what could have happened if I hadn't been there. Just a litle story of how Thai workmen perform. And some peep's are thinking of having a house built. Tip if you are not there and know what you are doing you will be in the Do, Doo's, big time. Oh by the way both were THAI Professional Plumber's.

[FrankBE]

Hi guys, thanks again for the advices.

About "Thai craftmenship" : i allready have some experience when they replaced a pipe from the toilet in the teacherhouse.

My bloodpressure went skyhigh that time...

IF i should build a house i won't leave them alone for 1 day !!!

See ya ...

[fredob43]

Hi guys, thanks again for the advices.

About "Thai craftmenship" : i allready have some experience when they replaced a pipe from the toilet in the teacherhouse.

My bloodpressure went skyhigh that time...

IF i should build a house i won't leave them alone for 1 day !!!

See ya ...

I left them for 20 Min: 30 and I would be retiling two bathroom's, Not one Min: if you dont want problem's. Later let us know how you get on. You could be lucky but you would be the first I would have heard of in over 20 year's. Best of luck.

[AmeriThai]

Hi guys, thanks again for the advices.

About "Thai craftmenship" : i allready have some experience when they replaced a pipe from the toilet in the teacherhouse.

My bloodpressure went skyhigh that time...

IF i should build a house i won't leave them alone for 1 day !!!

See ya ...

fredob43 makes a valid point about why it's important to make frequent visits to a new home construction site. In larger gated community housing projects, the risk is probably not as great, but even then problems can potentially crop up. To be fair, it's not to say that all contractors and their crew are shoddy, but it is fair to take precautions, especially when contracting with small-time builders and keep a close eye on things as the construction progresses to be sure all the specifications are being followed and that you're getting all the specified materials you're paying for. That includes fixtures, lights, windows, doors, screens, air-con appliances, roofing, everything you specifically choose to have installed. It's not always a great idea to leave such selections up to the contractor. Better to play it safe now, than to be sorry about it later. For houses planned on a private tract of land out in the boonies, your own inspections to avoid potential problems should begin with the land preparation: clearing, leveling, soil compaction. If the soil is too loose, you could end up with some severe cracks in the floor and walls, or broken pipes, as the soil settles unevenly from the weight of the house. Some contractors will just use a light tractor. That's okay for clearing and leveling, but it's not heavy enough for good firm compaction, especially if you need to bring in loads of fill dirt.

[RickThai]

Fred,

I had to laugh "Thai professional plumbers". That probably means that one of them paid an administrator to give them a 'certificate". I have two SIL's that are teachers, and both of them had to give some serious "tea money" before they got their first job.

FrankBE,

If you are a Type A, and have trouble controlling your blood-pressure and temper, you might want to stock up on Valium before you start living in Thailand 'full-time'.

I am an engineer by professtion, and I had to learn to ignore everything related to precision or organized design.

It's a pretty-much, intuitive culture, even when it comes to construction and medicine.

"Mai pen rai!" Don't sweat it, if it doesn't come out right in this lifetime, you can always do it again in the next.

Regards to All,

RickThai

[fredob43]

Fred,

I had to laugh "Thai professional plumbers". That probably means that one of them paid an administrator to give them a 'certificate". I have two SIL's that are teachers, and both of them had to give some serious "tea money" before they got their first job.

FrankBE,

If you are a Type A, and have trouble controlling your blood-pressure and temper, you might want to stock up on Valium before you start living in Thailand 'full-time'.

I am an engineer by professtion, and I had to learn to ignore everything related to precision or organized design.

It's a pretty-much, intuitive culture, even when it comes to construction and medicine.

"Mai pen rai!" Don't sweat it, if it doesn't come out right in this lifetime, you can always do it again in the next.

Regards to All,

RickThai

They are brother's. And on the side of their pick up they had a picture of a tap and a few tool's looked good to me. Now just wondering who they borrowed it from.