Interior & Construction Support in Pattaya

• You are opening a restaurant, salon or other shop in Pattaya and planning the fit-out
• You have bought a condo and want to renovate it to suit you
• You want a contractor's quote explained to you in Japanese
• You want photo updates on progress while you are in Japan

Quotes and schedules in Thailand are not always laid out the way you may expect. We sit between you and the local contractor, pass on your requirements accurately, and explain quotes and progress in Japanese. The works themselves are carried out by the contractor you sign with, who is responsible for them.

1. The brief. We ask about use, floor area, budget range, deadlines such as an opening or move-in date, and any photos or references
2. Building conditions. In condos and commercial buildings we first check the office's rules on approval, working hours and access for materials
3. Comparing quotes. We obtain quotes from several local contractors and set out items, materials and timescales side by side
4. Contract. Scope, material codes, schedule, payment stages and how defects are handled are put in writing
5. Works. We check progress on site and send photos. Any change is agreed only after its effect on cost and time is clear
6. Handover inspection. We inspect the finished work with you, list any snags and pass them to the contractor
7. After handover. We confirm who to contact about defects and how long the contractor will put them right

Duration depends on the scope, the building's working hours, material lead times and rainy-season weather. Our fee as go-between is quoted according to the size of the project and how long we are involved (please enquire).

Local quotes sometimes give only a total, or list items in Thai only. Before comparing prices, it matters that each quote covers the same work. We check the points below and give you a summary in Japanese.

• Scope. Whether demolition, preparation, finishing, electrics and plumbing, cleaning and waste removal are included
• Materials. Whether brand, product code and grade are stated, or only "equivalent"
• Quantities and unit prices. Whether area or count and unit price are shown separately, which helps if extras arise
• Schedule. Whether the number of days allows for the building's permitted working hours
• Payment terms. How many instalments and which stage triggers each one
• Defects. How long after handover the contractor will fix problems free of charge

A lower quote may reflect cheaper materials or less work included. Comparing like with like makes the decision easier.

Works in a condo or commercial building normally begin only after approval from the building's juristic person (management office).

• Application. Submit the scope, drawings and contractor details for approval
• Works deposit. A refundable deposit may be required against damage to common areas. The amount varies by building
• Working hours. Many buildings allow noisy work only on weekday daytimes, not at weekends or on public holidays
• Access and waste. Agree the delivery entrance, lift use, and where waste is kept and how it is removed
• Worker access. Some buildings ask for a list of workers or passes

Structural work, extensions or alterations may need a permit from the local authority, such as Pattaya City, under the Building Control Act. We check with the contractor or designer whether this applies.

What we do

• Organise your requirements and pass them on, bridging Japanese, English and Thai
• Help find contractors and explain the items in each quote
• Attend meetings and site checks, and report with photos
• Check the steps for building approval
• List snags at handover and pass them to the contractor

What we do not do

• Design or build. Quality, safety and schedule are the responsibility of the contractor you sign with
• The work of architects or lawyers, such as legal checks on drawings or legal advice on contracts
• Promise the finish or completion date on the contractor's behalf

Choosing and contracting the builder is ultimately your decision.

• Starting on a verbal quote. Ask for a written quote showing items, quantities, materials and schedule
• Paying too much up front. Payments are usually split by stage, such as start, midway and completion
• Leaving materials and colours open. Confirm with samples or photos before anything is ordered
• Asking for extras verbally. Agree changes only after cost and time are confirmed in writing
• Forgetting the rainy season. Exterior work and painting are prone to delay from around May to October
• Starting before building approval. Work can be stopped and the deposit may be disputed