Handover is the stage where details matter most. In Thailand, it is standard to prepare a snag list, document issues with photos/videos, and request fix deadlines before signing final acceptance papers.
Here is the practical flow: what to check, how to report defects, and what to do in your first week after receiving keys.
1) What handover usually looks like
In real life, handover is often a cycle, not one visit:
- inspection;
- snag list creation;
- developer fixes;
- re-inspection.
Two to three visits are common. Keep everything in writing with deadlines.
2) What to bring
- checklist (phone or printed);
- phone camera + charger/power bank;
- tape measure;
- small device to test sockets;
- flashlight;
- unit plan/layout for cross-checking.
3) Snagging checklist: high-impact items
A) Floors, walls, ceilings
- cracks, bubbles, stains, moisture marks;
- paint and joint quality;
- tile chips, grout quality, lippage, hollow spots.
B) Doors, windows, balcony
- smooth opening/closing and alignment;
- intact seals;
- balcony slope and drainage, signs of leaks.
C) Electrical
- all sockets work;
- lights and switches;
- breaker panel quick visual safety check.
D) Plumbing
- water pressure;
- drainage speed;
- leaks under sinks, around toilet, and shower area.
E) Air-conditioning
- starts and cools properly;
- no unusual vibration/noise;
- no leaking/condensation marks.
F) Kitchen and cabinets (if included)
- alignment and fit;
- hinges/soft closers;
- surface and edge quality, no chips/scratches.
4) How to report defects so they get fixed
- take photos/videos of each issue (wide + close-up);
- in snag list specify location, expected fix, and deadline;
- get written acceptance (signature/email/message);
- mark each item fixed/not fixed during re-inspection.
Many projects use a handover/takeover protocol to record defect tasks, meter readings, and key/card transfer.
5) First 7 days after keys
Day 1–2
- re-check defect status;
- collect documents and meter photos.
Day 3–5
- internet, locks, basic furnishing;
- deep cleaning;
- listing-quality daylight photos.
Day 6–7
- if renting: choose rental format, pricing, house rules;
- if managed: agree reporting, fees, and minor repair limits.
6) Warranty and defects: practical note
Warranty terms vary by developer. The best practical step is to review your SPA warranty/defects section for timelines, coverage, and claim process. Contract wording is what governs outcomes.
