FAQ's

FAQ's - Frequently asked questions:

1. How much to build a house?
     In order to answer this question several things need to be known. Overall building & labor costs can range from 5,000 Baht to 50,000 Baht per
   sqm depending on location, quality and quantity of materials, quality of workmanship desired and your ability to understand local building
   customs, standards and communication ability and if you hire a contractor for complete project or labor only.

      a. Where are you building?
     The cost for construction can differ greatly depending on where your property is. If in a resort area like Phuket, Koh Samui, etc., the labor costs
     are considerably higher than a small village in Isaan although the quality is generally better around resort areas or major cities. In addition,
     materials and labor are more expensive on the Islands because of extra transport, re-location of workers, accommodations, etc.

     b. Quality of materials:
     Materials, plans, management and other related items make up approximately 70% of the total construction costs , while the remaining 30%
     is labor costs. A typical labor & materials building contract will include a 20% ‘profit’ of materials & labor for the builder unless of course you
     contract a ‘labor bid only’ and purchase all the materials yourself. This is usually the best way if you or a designated project manager, family
     member, etc., is there to purchase materials as well as monitor the progress of construction. Building in Thailand in not like building
     anywhere else. In most western countries there are government inspectors to ensure the builder is building to minimum codes and standards;
     in Thailand there are no inspector’s so whether or not you hire a contractor for materials & labor or labor only, you or your agent need to be on
     site much of the time to make sure the builder is using the proper materials and using them correctly. Example: These days most houses are
     being built using smartblock, Q-Con, ThaiCon (see size chart at right) or similar instead of brick or concrete block. One of the advantages of
     using ‘aerated block’ is the of course the insulation values that far exceed red brick or concrete block. In addition they are installed quicker
     and easier although many builders still don’t have experience with using these so they tend to use too much mortar adhesive and rendering
     cement. This can result in substantial added expense. In addition, if the walls (starting with the support columns) are not plumb then of course
     the rendering cement will not be uniform thickness from floor to top of walls.

     c. Tender Process/contractor bids:
     The usual process for getting building estimates is to take your house plans to a builder and ask for an estimate. He will generally add up the
     overall area, including decks, balcony’s, verandah’s, etc. and give you a square meter price based on quality of materials and workmanship
     desired. When you ask him, why is he charging the same for the balcony or covered verandah areas as the rest of the house. These area
     require similar structure (foundation, support columns, etc.), floors, ceilings, electrical, etc., although no doors and/or windows.

2. If I purchase a plan package from Thailand House will it include Construction consulting, site-visits, etc.
      No... The plans that you receive are complete and ready for the builder. If you need to get building permission and/or water & power, the
      plans are signed & certified by Thai structural engineer and guaranteed unless your property is in a restricted area. In the case of a restricted
      area, our architects, engineers & design team need to know beforehand to make sure the plans are in cooperation with special instructions.
      After the plans are completed and confirmed by the client, Thailand House assumes no further responsibility unless additional agreements
      have been made. The Structural Engineer does of course stand behind his work and will modify or update plans if your local building
     department finds the foundation and/or structure inadequate. It is the responsibility of the homeowner to ensure the builder is following the
     plans and details and not using inferior steel, cement and/or sub-standard labor practices.

3. Does Thailand House have building consultants?
        Yes. We have both Thai & expat building consultants who can help with any kind of construction and management. Some of our consultants have
        upwards of forty years of building and/or architecture experience in the west as well as in Thailand managing all types of construction projects.

4. Are the plans I purchase from Thailand House complete?
       Yes..they are complete with all details (see plan details & samples) and in the Thai language. The most obvious advantage of having detailed plans is
       avoiding typcialadded costs because the information & details are not included on the plans.

5. If I have complete plans from another country (in English) can they be translated to Thai language? Yes…although you must
        consider other areas such as foundation & structure that may not be the same and might have to be changed also. If you have the CAD files it will be
        easier for us and take less time to modify your plans.

6. If, after purchasing a plan package from Thailand House and I change my mind and want another plan do I get a refund.
      There are no refunds or exchanges after the plans have been issued. Please make sure you are ordering the plan you want before we send it.

7. Can I purchase the final CAD drawings?
      Yes..For most of our plans, the CAD files are available at additional cost. With the CAD files you, your
      Architect or builder can make modifications and have them printed out on any size paper, vellum, blueprint, etc.

8. Can I get a detailed Boq / BoM?
     Yes. We can prepare a detailed Boq of materials & quantities at additional cost. Any reputable builder will prepare his own Boq before giving
     you a price for complete construction. The Boq that we prepare for your information and should not to be given to the builder.
      Why? If you give the builder the plans and BoQ he will bid (tender) his price based on the information YOU give him and many times the
      builder can justify additional fees saying the BoQ you gave him isn’t correct. The BoQ we prepare is within 5% +/- and to be used against the
      builders BoQ for accuracy of details & quantities although the rising cost of materials & labor must be considered.

9. Can I visit your office to meet with an Architect?
    We closed our office some time ago to enable us to be more efficient while cutting overhead costs and are able to reduce the cost and fees for
    design & plans. All of our Architects, Designer's, engineers & consultants communicate by way of private server over the internet.
    We can, however, make arrangements for one of our consultants to meet with you at your office, home, hotel, property, etc.
    Contact us for more information and fees.

              If you have any other questions or concerns, just use the contact button and we will do our best to answer them.