Complete Guide to Renovating an Old House in Thailand

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.

Assess the Property Before Starting

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:

• Whether the structure is still sound -- can the columns and beams bear the load
• Whether the electrical system needs full or partial replacement
• Whether the plumbing and pipes have deteriorated
• Whether the roof has leaks or termite damage
• Whether wall cracks indicate foundation settlement

Budget to Prepare

Money is the most critical factor. Typical renovation costs in Thailand break down as follows:

• Light renovation (repainting, new flooring, bathroom repair) -- 3,000-5,000 THB/sqm
• Medium renovation (new electrical, plumbing, kitchen, layout changes) -- 8,000-12,000 THB/sqm
• Heavy renovation (structural reinforcement, extensions, new roof) -- 15,000-25,000 THB/sqm

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.

The Correct Sequence of Work

Renovation must follow the right order. Doing things out of sequence wastes money unnecessarily:

Phase 1: Structural Work

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.

Phase 2: Systems

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.

Phase 3: Walls and Ceilings

Plastering, ceiling work, tiling, and installing door and window frames. Budget about 20-25%.

Phase 4: Finishing and Decoration

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.

How to Choose a Reliable Contractor

This is crucial -- contractors abandoning jobs or delivering poor quality is extremely common in Thailand:

• Ask to see at least 3-5 previous projects and actually call those homeowners
• Always use written contracts specifying scope, materials, price, and timeline
• Pay in installments tied to milestones. Never pay more than 30% upfront
• Hire a separate architect or engineer to supervise, at about 5-10% of project value
• Be wary of prices that are too low -- significantly below market usually means problems ahead

Money-Saving Tips

• Salvage original materials that are still usable -- teak door frames, wooden windows, vintage tiles can be cleaned and reused
• Purchase materials yourself rather than letting the contractor buy everything, as they'll markup 20-30%
• Schedule work outside rainy season (November-April) to avoid delays
• For homes over 200 sqm, consider renovating in phases to spread costs

Conclusion

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.