How to Check a Thai Developer's Track Record: 7 Verifiable Steps

Checking a Thai developer's track record before you pay anything is not optional. It is the single action most likely to protect your money in a market where off-plan sales are common, buyer protections are limited, and project failures do happen.

The direct answer: verify the developer's completed project history through the Department of Land and the local Land Office, confirm the land title class behind the specific project, check building permit and Environmental Impact Assessment (EIA) status with the local authority, review any litigation through the Thai Court system, and inspect how the project is financed. Do all of this before signing anything. If you cannot do it yourself from abroad, a licensed Thai lawyer on the ground can run most checks within five to ten working days.

This guide gives you a measurable, step-by-step verification playbook written for buyers who have no local connections and are researching from outside Thailand.

Quick answer

• Track record check: search the developer's company name at the Department of Business Development (DBD) online portal (data.creden.co mirrors DBD data in English) to confirm registration, capital, and directors
• Land title class: a chanote (Nor Sor 4 Jor) is the only title grade that gives full ownership rights; anything below it (Sor Kor 1, Nor Sor 3) carries legal risk for foreign buyers
• Building permit: the local municipality or District Office (Amphoe) issues construction permits; if a permit does not exist before sales launch, the project is pre-permit and carries higher delay risk
• EIA requirement: projects above a defined size threshold (typically over 80 units or above a specified floor area, per the National Environment Quality Promotion and Conservation Act) require an approved EIA before construction begins
• Construction finance: ask for written confirmation of a bank construction loan. A developer selling units to fund construction is transferring financial risk to buyers
• Delay penalty benchmark: a contract delay penalty below 0.01% of the unit price per day is below the indicative market standard; press for 0.01-0.02% per day, capped at total contract value
• Red-flag threshold: any payment schedule that demands more than 30% before a building permit is confirmed is a material risk signal

Options and scenarios

How do I check a Thai developer's completed project history?

Start with the company. Every Thai company is registered with the Department of Business Development (DBD) under the Ministry of Commerce. The DBD database shows registration date, registered capital, director names, and annual financial filings. A developer registered for less than three years with no prior completed projects is higher risk by definition.

Then move to the projects. Visit or request photos and official documents for at least two completed projects from the same developer. Key documents to request:

• Tabien Baan (house registration book) or condominium title deed for a completed unit - proof that transfer actually happened
• Or Chor 6 completion certificate issued by the local authority - proof the building was finished to code
• Juristic person registration for completed condominiums - the juristic person is the legal entity that manages the building after handover; its existence confirms the project reached completion

If the developer cannot supply these documents for a past project, treat that as a hard stop.

How do I verify the land title behind a project?

A chanote (full title: Nor Sor 4 Jor) is a GPS-surveyed freehold title registered at the Land Office. It is the only title class that supports legal condominium registration and clean foreign-buyer transactions.

To verify:

1. Ask the developer for the land title document number and the Land Office where it is registered
2. Instruct a Thai lawyer to visit that Land Office and request an official title search (cost: approximately THB 100-200 per plot, indicative 2026 figure)
3. The search confirms current ownership, any mortgages or liens, and encumbrances such as servitudes

If the land has a bank mortgage registered against it (common when the developer borrowed to buy land), confirm in writing that the mortgage will be released on a unit-by-unit basis at the moment of transfer. Without this, the entire building can be seized if the developer defaults on its loan.

How do I check building permits and EIA approval?

Building permits for condominiums are issued by the local Tessaban (municipality) or the relevant authority under the Building Control Act. The permit specifies the number of floors, total floor area, and approved use.

To check:

• Request a copy of the Or Tor Bor 6 permit (the construction permit number) from the developer
• Cross-reference by asking your lawyer to contact the issuing authority directly
• For projects that need an EIA, ask for the EIA approval number from the Office of Natural Resources and Environmental Policy and Planning (ONEP). Large projects without a valid EIA approval cannot legally begin foundation work

A project selling units on the basis of renders alone, without a confirmed permit number, is a pre-permit sale. This is legal in Thailand but it is a risk: if the permit is later denied or modified, the project design can change significantly or construction can be delayed by one to three years, based on documented patterns in the Phuket and Pattaya markets.

How do I assess construction financing?

This is one of the most underused checks. Ask the developer directly: 'Is this project financed by a bank construction loan, or by buyer instalments?' Request written confirmation.

A bank construction loan means a Thai commercial bank has already assessed the developer's financials, the land title, the permit, and the project feasibility. The bank's approval is independent third-party validation. It does not guarantee completion, but it is a meaningful filter.

A project financed primarily by buyer instalments means your money is funding construction. If sales slow down, construction slows down or stops. This model is not illegal, but it concentrates risk on early buyers.

If the developer has a bank loan, ask for the bank's name and the loan facility letter (a summary, not the full agreement). A developer who refuses to confirm basic financing structure is a red flag.

How do I check litigation history?

Litigation in Thailand is public record, but searching it from abroad is difficult without Thai language skills. A Thai lawyer can search:

• Civil Court records for breach of contract cases involving the developer entity
• Consumer Protection Board (CPB) complaints, which are sometimes publicised in official announcements
• Land Office records for disputed title or registered claims against the land

Also search Thai-language property forums and English-language expatriate forums for the developer's name plus the word 'complaint' or 'delay'. This is not a substitute for a legal search, but it surfaces patterns quickly.

What can I verify online versus what requires a lawyer?

Online, from abroad, you can check: DBD company registration status, published financial summaries if available, permit numbers through some municipality portals, and news searches. What you cannot verify online: actual Land Office title status, mortgage encumbrances, construction permit authenticity, and court records. These require physical visits or formal requests in Thai.

Budget for a lawyer-led due diligence report: THB 15,000-40,000 (indicative 2026 range, depending on scope and location). This is a small cost relative to a deposit of THB 500,000 or more.

How do I evaluate the payment schedule?

The payment schedule is your primary contractual protection in Thailand, because there are no escrow accounts for foreign real estate buyers in the traditional sense. Your money should move only when the building moves.

A reasonable off-plan payment schedule for a condo in Thailand, as of 2026:

• Reservation deposit: 2-5% of unit price (refundable under defined conditions, confirm in writing)
• Signing of Sale and Purchase Agreement (SPA): 15-20%, payable only after permit is confirmed
• Foundation complete: 10-15%
• Structure complete: 10-15%
• Fit-out and handover: 20-30%
• Transfer of title at Land Office: remaining balance

Any schedule that front-loads more than 30% before visible construction milestones is out of line with standard practice and shifts risk heavily to you.

Comparison table

Check	What you verify	Can you do it from abroad	Cost (indicative, 2026)	Time needed
DBD company search	Registration, capital, directors	Yes, online	Free	1 hour
Land title search	Chanote class, owner, liens	No - requires lawyer at Land Office	THB 100-200 per plot	1-3 days
Building permit check	Permit number, approved floors, area	Partly - developer copy; confirm via lawyer	Included in legal fee	2-5 days
EIA approval check	ONEP approval number, date	Partly - ONEP website; confirm via lawyer	Included in legal fee	2-5 days
Construction finance check	Bank loan vs buyer-funded	Partly - ask developer; confirm via lawyer	Included in legal fee	1-3 days
Litigation search	Civil court cases, CPB complaints	No - requires Thai language and lawyer	Included in legal fee	3-7 days
Completed project title check	Or Chor 6, juristic registration	No - requires lawyer or in-person visit	THB 5,000-10,000 extra	3-7 days
Full due diligence package	All of the above combined	No	THB 15,000-40,000 total	5-10 working days

Risks and mistakes

Paying a large reservation deposit before due diligence

Developers often ask for a reservation deposit of THB 50,000-200,000 (indicative range) to 'hold' a unit. Some make this non-refundable immediately on payment. Pay the minimum possible, and confirm in the reservation agreement that the deposit is refundable if due diligence reveals problems. Never pay a deposit under time pressure.

Accepting renders and promises as evidence of a permit

A developer showing you architect renders is not showing you a permit. Renders are marketing materials. A building permit number, confirmed at the issuing authority, is the document that matters. The cost of ignoring this: projects have been sold in Thailand with attractive renders that later could not obtain permits due to environmental restrictions or zoning changes, leaving buyers with no legal recourse for completion.

Overlooking land encumbrances

If the developer's land has a bank mortgage and the developer defaults before your unit is registered, the bank has a prior claim on the land. You would need to pursue the developer through civil courts, a process that can take three to seven years by documented precedent. The fix is a title search and a contractual clause requiring the mortgage to be discharged before your transfer.

Signing a contract without a delay penalty clause

Thailand's Condominium Act provides some buyer rights, but the contract terms govern most disputes. A contract without a clear delay penalty clause leaves you with no financial leverage if the developer misses the handover date. The standard market penalty is 0.01% of the unit price per day of delay; press for this as a minimum.

Choosing a developer based on sales office presentation

Sales offices in Thailand are designed to be impressive. Marble floors, scale models, and professional staff are not indicators of developer quality. A developer with two failed or delayed past projects can have an excellent sales office. The only indicators that matter are the ones described in this guide: title, permits, finance, litigation, and completed project evidence.

Ignoring the juristic person status

For condominiums, the juristic person is the legal entity created under the Condominium Act to manage the building after handover. If a developer's previous project never registered a juristic person, it suggests the building was never formally completed or handed over. Check this for every prior project you evaluate.

FAQ

How do I find out if a Thai developer has completed projects before?

Search the developer's company name on the Department of Business Development portal to confirm how long it has been registered. Then ask the developer for a list of completed projects with addresses. Instruct a lawyer to obtain the Or Chor 6 completion certificate and juristic person registration number for at least two of those projects. If the developer cannot provide project addresses, that is a red flag.

What is the difference between a chanote and other land titles in Thailand?

A chanote (Nor Sor 4 Jor) is a GPS-surveyed freehold title with precise boundaries, registered at the Land Office. It is the highest grade of Thai land title. Lower grades such as Nor Sor 3 Gor or Sor Kor 1 have weaker surveying, less legal certainty, and cannot be used to register a legal condominium. Always confirm the project land holds a chanote before proceeding.

What does an EIA check involve for a Thai property project?

For projects above specified size thresholds under the National Environment Quality Promotion and Conservation Act, an Environmental Impact Assessment must be submitted to ONEP and approved before construction begins. You check it by requesting the EIA approval reference number from the developer, then asking your lawyer to verify this number with ONEP directly. A project selling before EIA approval carries the risk that construction is later blocked or significantly modified.

Is it normal for a Thai developer to finance construction from buyer deposits?

It is common, but it is higher risk than bank-financed construction. When a developer uses buyer deposits as primary construction funding, any slowdown in sales can halt building work. Bank-financed projects mean the lender has already verified the project's feasibility. Ask the developer directly and request written confirmation of the funding structure before signing.

What payment schedule terms should I insist on as a foreign buyer?

Link every payment to a verifiable construction milestone. The reservation deposit should be 2-5% and ideally refundable. The SPA signing payment should not exceed 20%. Further payments should track foundation, structure, and fit-out stages. The final balance should be paid at Land Office transfer when the title is in your name. Reject any schedule that demands more than 30% before visible construction begins.

How do I check if a developer is involved in litigation in Thailand?

A Thai lawyer can search civil court records using the developer's company registration number. You can also search the Consumer Protection Board's publicly available decisions. English-language and Thai-language property forums are a useful additional signal but are not a substitute for a formal legal search.

How much should I pay for legal due diligence on a Thai developer?

A full due diligence package covering company checks, land title search, permit verification, EIA confirmation, and litigation search costs approximately THB 15,000-40,000 as of 2026 (indicative figures depending on scope, location, and number of plots). This is a fixed cost against a purchase price that is typically THB 2-20 million or more. The ratio makes it one of the most cost-effective protections available.

Can I verify a Thai developer's track record without visiting Thailand?

You can do partial checks online: DBD registration, some permit portals, and news searches. You cannot independently verify land title, mortgage encumbrances, building permit authenticity, or court records without a lawyer physically present at the relevant offices. Appoint a Thai lawyer before you sign anything or pay a deposit above a minimal reservation amount.

What happens if I ignore red flags and buy from an unvetted developer?

The documented outcomes in the Thai market include: multi-year construction delays with no penalty paid because the contract lacked a clause; projects abandoned mid-construction when developer financing collapsed; buildings completed but title never transferred because the land mortgage was not discharged. Recovery through Thai civil courts is slow and uncertain. Prevention through due diligence is substantially cheaper.

Does the Thai Condominium Act protect foreign buyers from developer default?

The Condominium Act (and its amendments) gives foreign buyers the right to hold up to 49% of the total saleable area of a condominium building in freehold. It sets out rules for juristic person management and some buyer rights on handover. However, it does not prevent developer insolvency, does not guarantee project completion, and does not provide a fast-track remedy for delay. Your contractual terms and verified developer track record are your real protections.

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