The construction specification and the warranty
The construction spec itemised with brands and numbers, what is not included, the inspection process, the 5% retention, and the 5 / 3 / 1-year warranty.
Brands in the table are typical placeholders; the contract annex names them as “or equivalent”.
Foundation
- Piling
- Spun micropile, driven to bearing stratum ~21 m; per-plot soil boring report available
Structure
- Frame
- Cast-in-place reinforced concrete; SD40 deformed bar; concrete cylinder-tested at 240 ksc
- Ground slab
- 100 mm RC on compacted structural fill, damp-proof membrane
Walls
- External
- AAC block 100 mm (autoclaved aerated concrete), cement render both faces, exterior acrylic coating system
- Internal
- AAC block 75 mm / lightweight partition to wet areas
Roof
- Covering
- Concrete roof tile on treated purlins
- Insulation
- Double layer — foil-faced sarking under the tile plus 50 mm glass-wool blanket over the ceiling; ridge ventilation
- Ceiling
- 12 mm smoothboard, 2.80 m height (3.10 m in the House 3 Plus living room)
Openings
- Windows
- Aluminium frame, 6 mm tempered glass (laminated where required by code); insect screens standard on all operable panes
- Entry door
- Solid engineered-timber leaf, digital-lock provision (unit not included)
Electrical
- Service
- 3-phase, 15 (45) A; consumer unit with RCBO per circuit
- Provisions
- TV/data conduit to living + all beds; dedicated 32 A circuit to the carport, EV-ready (charger unit not included)
Water
- Supply
- Municipal (การประปาส่วนภูมิภาค) + 2,000 L underground tank + automatic pump
- Piping
- PPR hot & cold; water-heater point in every bathroom (heaters not included)
Sanitary
- Fittings
- Vitreous-china WC and basins; thermostatic mixer in the master bath
Wastewater
- Treatment
- Per-house aerobic treatment tank, discharge to the project drainage; no soakaway
Finishes
- Floor
- 600 × 600 porcelain tile to living/kitchen/terrace; SPC laminate to bedrooms
- Kitchen
- Built-in lower units, stone-look worktop, sink, cooker hood
- Wardrobe
- Melamine carcasses to all bedrooms (no internal fit-out)
- Paint
- Washable acrylic, one colour throughout
Wall & roof build-up
What is not included
- Air-conditioners
- Upper kitchen cabinets and island
- Fixed light fittings beyond bulkheads
- Water heaters
- Curtains and blinds
- Wardrobe internal fit-out
- Rear and side fencing above 1.80 m
- Soft landscaping beyond the front strip
- Water-softener
- EV charger unit
- Built-in furniture
- The digital lock body
Inspection, retention and warranty
Two stages. (1) Structure & roof inspection during the build — the buyer may attend. (2) Pre-transfer snag inspection against a checklist the buyer keeps a copy of.
Developer remedies within 30 days; the buyer holds 5% retention, capped at ฿200,000.
From the transfer date: structure 5 years · roof & waterproofing 3 years · general fittings & finishes 1 year (consistent with the Consumer Protection Board standard sale contract).
Claims via a form; developer acknowledges within 7 days, starts remedial work within 30 days.