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Many people inherit old houses from their parents or buy affordable second-hand homes to renovate, but don't know where to start. Today we're sharing a comprehensive guide to renovating old houses in Thailand -- from planning to choosing the right contractor.
Before anything else, assess the home's condition. We recommend hiring a structural engineer, which costs about 5,000-15,000 THB. They'll tell you:
Money is the most critical factor. Typical renovation costs in Thailand break down as follows:
For a 150 sqm house with a medium renovation, the budget comes to 1.2-1.8 million THB. We recommend adding a 20% buffer for unexpected costs -- old houses inevitably reveal hidden problems once you start opening up walls.
For comparison: buying a second-hand home at 3-4 million THB and spending 1.5-2 million on renovation totals 5-6 million -- potentially much better value than buying a new home at 7-8 million THB in the same location.
Renovation must follow the right order. Doing things out of sequence wastes money unnecessarily:
Start with the heaviest work first. Reinforce columns, beams, and foundations. Any extensions should happen now. This phase accounts for about 30-40% of the total budget.
Run new electrical wiring, plumbing, drainage, and AC piping. This must be done before closing up walls. Budget about 15-20%. Never cut corners here -- problems later mean tearing out walls again.
Plastering, ceiling work, tiling, and installing door and window frames. Budget about 20-25%.
Painting, flooring, fixtures, and built-in furniture installation. Budget 15-25%. Choose materials suited to Thailand's climate. Exterior paint should be heat-resistant formula.
This is crucial -- contractors abandoning jobs or delivering poor quality is extremely common in Thailand:
Renovating an old house is both science and art. It requires careful planning, a trustworthy team, and budget reserves. But when done right, the results are incredibly rewarding -- you get a home that's exactly what you want, at a lower price than buying new in the same area. If you have questions or want to consult with our team, feel free to reach out.
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