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.
