Fully Furnished, Fitted or Bare Shell? Thai New-Build Handover Standards and Inspection

The Three Common Thai Condo Handover Levels

• Bare shell: only basic floors, walls and water/electric points — no cabinets, bathroom fixtures or furniture, so you fit it out yourself, bearing the cost and time
• Fully fitted: includes fixed finishing — flooring, kitchen cabinets and counters, bathroom fixtures, air-con, lighting — but no loose furniture like beds or sofas; basic move-in on receipt
• Fully furnished: on top of fitted, furniture and appliances are included too, so it's move-in or rent-ready at handover — the most hassle-free but usually higher-priced

Don't Be Misled by the Show Unit

• Show unit ≠ handover standard: developers dress show units to the highest spec with soft furnishings for visual effect, but the actual handover may be a lower spec
• The contract governs: what's included and excluded, and which brands/specs, all follow the sale contract and handover-spec list, not your impression of the show unit
• Confirm whether furniture is included: many "fitted" units don't include loose furniture, so renting out means another spend to furnish

What the Contract Should Spell Out

• Handover-spec list: whether flooring, cabinets, bathrooms, air-con, furniture and appliances are each included, and their brands or specs
• Handover date and late liability: especially for off-plan — see the off-plan guide
• Warranty and defect remedy: the scope and response for a period after handover
• Default and refund terms: how a below-spec handover is handled

Handover Inspection Checklist

• Against the handover spec: check item by item that the contracted finishing, equipment and furniture are in place and brands/specs match
• Check build quality: level walls and floors, no leaks, doors and windows open/close, sockets have power
• Test equipment: air-con, water heater, range hood, toilet drainage — test each one
• Record issues: photograph defects, list them, and require the developer to fix them before signing off — don't rush to sign
• For off-plan also check developer reputation and stall risk — see the 10 pitfalls

FAQ

What does a Thai new-build handover usually include?

It depends on the handover standard, commonly three levels: bare shell has only basic floors, walls and utility points, no cabinets, bathroom fixtures or furniture, so you fit it out; fully fitted includes fixed finishing like flooring, kitchen cabinets, bathroom fixtures and air-con, but no loose furniture like beds or sofas; fully furnished adds furniture and appliances so it's move-in or rent-ready. Crucially, don't go by the show unit — show units are dressed to the highest spec and the actual handover may be lower. Before the deposit, spell out in the contract what the handover includes and excludes and which brands/specs, and inspect strictly against it at handover. Subject to the developer's contract and handover-spec list.

The show unit looks great — will the handover match?

Not necessarily — be wary. A developer's show unit is usually dressed to the highest spec with soft furnishings and lighting, looking great, but that doesn't represent the handover standard you'll actually receive — the real handover may be lower (e.g. "fitted" without loose furniture, or different equipment brands/specs). So the show unit only tells you the sense of space and rough look; what actually determines what you get is the handover-spec list in the sale contract. Before the deposit, clarify item by item and write into the contract: whether flooring, cabinets, bathrooms, air-con, furniture and appliances are included, and their brands/specs. Then inspect strictly against it at handover, requiring defects fixed before signing off. Don't pay on the show unit's impression. Subject to the contract.

What should I watch at the handover inspection?

The core is inspecting item by item against the contract's handover spec. First, check the finishing, equipment and furniture are in place per the contract and brands/specs match (especially count each item for "fitted/furnished"); second, check build quality — level walls and floors, no leaks, doors and windows work, sockets have power; third, test equipment — air-con, water heater, range hood, toilet drainage each; fourth, record issues — photograph and list them, requiring the developer to fix them before you sign off; don't rush to sign. For off-plan also mind developer reputation and stall risk. Inspection is the last gate before taking the home, so do it carefully. Subject to the contract and actual handover.

Need Help?

TaiHuBang offers consulting and support on Thai new-build handover and inspection: handover-standard and contract-term explanation, flagging show-unit vs actual-handover gaps, inspection-checklist guidance, defect-remedy and developer coordination, and lawyer referral. We only provide consulting and process support, with professional conclusions verified against the developer's contract and a lawyer; this article is not investment advice. See legal consulting or submit an enquiry and an advisor will reply within 24 hours.