Build & warranty
What ฿1.2M of construction means, said plainly. The warranty and how to use it. The checklist we hand you at handover. And what happens if we do not finish Phase 2.
The construction, in plain words
- Foundation
- Driven RC piles (I-22), about 21 m to the firm sand layer. Bo Win is rolling ground, not Bangkok soft clay — piling is still required and done.
- Structure
- RC column-and-beam frame. External and party walls are 100 mm precast concrete panels. Internal partitions are lightweight AAC block or metal-stud with fibre-cement.
- The party wall
- One shared 100 mm precast panel between your unit and the neighbour’s. You will hear a dropped pot or a loud television through it; you will not usually hear conversation. If sound matters, the end units have no shared wall on one side and cost ฿120,000–200,000 more.
- Roof
- Type A: 0.35 mm metal sheet with a PE foil on steel purlins. Types B and C: concrete roof tile on a steel truss. 9 mm gypsum flat ceiling throughout.
- Roof insulation — not standard
- An upgrade: Type A ฿18,000 / Type B ฿26,000 / Type C ฿32,000 (100 mm glass wool plus a radiant foil). It drops the upstairs late-afternoon temperature about 3–5 °C and pays for itself in aircon running cost in roughly 4 years. Buy it.
- Windows
- Aluminium frame, single 6 mm glass, sliding. Not double glazed.
- Ceiling height
- 2.60 m ground floor, 2.50 m upper.
- Water
- Municipal supply. Types B and C include a 1,000 L tank and a booster pump — Bo Win’s evening supply pressure genuinely drops. Type A can add the same for ฿9,500 and we recommend it.
The warranty, and how to use it
| Developer defect-fix period (all general work) | 1 year from transfer |
| Structure (foundations, columns, beams, load-bearing walls, roof structure) — OCPB standard contract | 5 years |
| Components (finishes, doors, sanitary, electrical, waterproofing) — OCPB standard contract | 1 year |
The handover inspection
Two rounds: (1) you inspect → we list and fix → (2) you re-inspect → transfer. You do not sign the transfer or pay the balance until the round-2 list is closed.
Bring your own inspector if you want. A private company charges ฿4,000–6,000 for a townhouse. We think it is sensible and we do not take it personally.
The checklist we hand you
- ·Doors and windows — alignment, gaps, locks, smooth slide
- ·Floor tiles — knuckle-tap every tile for hollow spots; coin-check lippage
- ·Walls — map and date every crack in pencil
- ·Every electrical point — plug a tester in
- ·Every tap and drain — run it, time the drain, check underneath for leaks
- ·Roof cavity — look for daylight and water stains
- ·Bathroom and terrace floors — pour a bucket and watch where the water goes
- ·Paint finish, and the meter readings written down
Phase 2 progress
What if we do not finish Phase 2
The allocation licence forces the infrastructure
Licence no. 12/2567 legally requires the roads, drainage, street lighting, central area and perimeter to be completed, secured by a ฿9,200,000 bank guarantee lodged with the Chonburi Land Office. If Rakthan fails, the guarantee funds the completion.
Your exposure before transfer is small
You pay ฿40,000–90,000 in total before the house is built and inspected. The other 96%+ is the bank’s mortgage money, paid on transfer day when the title is already in your name. See the loan-declined and 12-month-late refund clauses on the cost page.
Three finished estates you can drive to
Rakthan Phan Thong (2017), Rakthan Ban Bueng (2019), Rakthan Nong Yai (2022) — all in Chonburi, all with a formed juristic person, all still standing. Go and look at a 9-year-old one before you sign.
Who is building it
Rakthan Property Co., Ltd. — Registered in Chonburi, 2015 (reg. no. 0205558xxxxxx). Paid-up capital ฿50,000,000. Family-run, regional, not listed on the stock exchange. No directors are named on this site — the company is a registration number, a capital figure and three addresses you can drive to.
| Completed project | District | Year | Units | Status |
|---|---|---|---|---|
| Rakthan Phan Thong | Phan Thong | 2017 | 88 | sold out; juristic person formed 2019 |
| Rakthan Ban Bueng | Ban Bueng | 2019 | 132 | sold out; juristic person formed 2021 |
| Rakthan Nong Yai | Nong Yai | 2022 | 96 | ~4 remaining; juristic person formed 2024 |
Structural and civil work is by a main contractor Rakthan has used since Phan Thong; precast panels are cast at a plant in Chonburi. No real contractor or manufacturer is named. · Land-allocation licence no. 12/2567