🏢 Essential Guide: How to Check Condo Maintenance Fees Before You Buy in Thailand

Buying a condo in Thailand involves more than just the purchase price; you also take on recurring costs that affect your long-term investment. The maintenance fee (or common area fee) and the sinking fund are two crucial numbers you must confirm before signing any contract.
Failing to properly investigate these fees can lead to unexpected monthly expenses or future financial issues for the building.
Here are the 5 essential steps to check condo maintenance fees and ensure you are making a sound investment.
5 Steps to Confirm Your Condo Fees

1. Ask the Developer or Agent for the Initial Figures
   Your first step should be to get the basic numbers from the person selling the unit. You need two key pieces of information:

• Maintenance Fee (Common Area Fee): This is the recurring monthly charge, typically quoted as THB per square meter per month (e.g., 50 \text{ THB}/\text{sqm}/\text{month}). This covers daily running costs like security, cleaning, utilities for common areas, and minor repairs.
• Sinking Fund: This is a one-time, lump-sum payment collected upon the transfer of ownership. It acts as an emergency savings account for major, long-term repairs (e.g., roof replacement, elevator overhaul, facade painting).

1. Read the Sales and Purchase Agreement (SPA)
   Never rely solely on verbal assurances. The official Sales and Purchase Agreement (SPA) or the Condominium Act must legally stipulate the exact rate and payment terms for both the maintenance fee and the sinking fund.
   Check these details:

• The exact rate per square meter.
• When payment is due (e.g., collected 6 or 12 months in advance).
• The terms for any future increase in the fee.

1. Visit the Condo Management Office
   If the building is already completed and managed by a Juristic Person, a direct visit to the management office is essential. This allows you to verify the current operational reality.

• Confirm the Current Rate: Make sure the rate being charged to current owners matches what the developer/agent quoted.
• Check for Unpaid Fees: Crucially, confirm that the specific unit you are buying has no outstanding or unpaid common area fees accrued by the previous owner.

1. Compare with Nearby Condos
   Do a little market research to see if the fees are reasonable for the area and project type.

• Average Range: Maintenance fees in Thailand generally range from 40–120 THB/sqm/month.
• Lower End: Older buildings or basic facilities.
• Higher End: Luxury projects with extensive facilities (e.g., multiple pools, large gardens, private lifts) or those located in prime areas like Sukhumvit or Sathorn.
• The Golden Rule: A lower fee isn’t always better. An insufficient fee budget often leads to poor maintenance down the line.

1. Check Management Quality
   The quality of the Juristic Person (the condo management) directly impacts your property value. Well-maintained condos are more desirable and retain their value better.

• Observe: How clean are the common areas? Are the landscaping and gym equipment well-maintained? Does the security team look professional?
• Ask Residents: If possible, speak to current residents about their experience with the management team and their efficiency in dealing with issues.
  💡 Pro Tip: The Letter of No Debt
  Before the official transfer of ownership at the Land Department, you must always request a “Letter of No Debt” (หนังสือปลอดหนี้) from the condo’s Juristic Person.
  This official document certifies that the previous owner has fully paid all common area fees and sinking fund obligations. Without this letter, the Land Department will not allow the transfer, and you risk inheriting the seller’s outstanding debts.
  By following these steps, you can accurately budget for your new Thai condo and avoid unexpected financial burdens, securing a smoother and more confident investment.

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