A 10-point checklist before building a house — be fully prepared with no surprises midway

A house is the biggest expense of most people's lives, yet most problems that come up midway don't start during construction — they come from incomplete preparation before starting. This checklist covers what you need to finish before the first pile is driven

Documents and land

• 1. Check the title deed — Does the owner's name match the person applying to build? Are there encumbrances (mortgage, sale with right of redemption) or is it in an expropriation zone? You can check at the Land Office
• 2. Check the actual boundaries — Hire a boundary survey before designing, because the fence you see may not match the deed. A survey costs a few thousand baht — many times cheaper than knocking down a wall later
• 3. Check zoning rules — Some zones limit building height or require setbacks from roads/waterways. Ask the local municipality or Subdistrict Administrative Organization
• 4. Get a house number and building permit — Use construction drawings signed by an engineer/architect and submit to the local authority; it takes about 2–6 weeks

Money and house design

• 5. Set the true total budget — Construction is only part of it. Add land filling, water and electricity meters, fencing, furniture and air conditioning, which together often add another 15–25% of the house cost
• 6. Keep a 10% contingency — Construction always brings surprises, e.g. soft soil requiring a different pile type. Without a buffer, work stops midway
• 7. Talk to the bank before designing — If you're borrowing to build, check how much you can borrow first, then design within budget — not design first and hope for the loan
• 8. Finalize the design before building starts — Design changes during construction are a leading cause of budget overruns and delays. Settle outlets, AC positions and sanitary ware on paper

People and contracts

• 9. Choose a contractor by real work — Ask to see a job in progress (not just photos), talk to the previous homeowner, and check whether they've abandoned jobs or have court cases
• 10. Put the contract in writing with milestones — Specify scope, materials, brands, models, prices, payments tied to progress, and penalties for delays. Never pay a large sum upfront

All 10 take about 1–2 months in total — well worth it compared with a house finished on time, on budget, and without going to court with anyone