Building a House or Villa on Koh Phangan

10 Oct 2021

The real estate industry has developed on all three of the ever-changing islands in the Gulf of Thailand, and it has shifted toward private homes. Private villas are being constructed on Koh Phangan in increasing numbers, both on the land and on the beach.

Building your own house or villa gives you complete control over all of your desires and requirements in terms of location, home design, and materials utilized, and it's a lot more inexpensive than you would imagine.

Koh Phangan has a growing property market as well as the additional advantage of being a natural beauty hotspot, which means that property values will almost certainly rise as soon as homes are constructed. Building your own home on the island is a fantastic investment, both financially and in terms of your personal well-being.

Buying the land to build your house

Read this guide on buying land on Koh Phangan, chose wisely, you’ll need the land before you build your home or villa.

 

Building Permits and Zoning Regulations

The two major pieces of law regulating residential property development in Thailand are the Town and City Planning Act and the Building Control Act. The following duties are imposed under these acts:

Building Permits are given out on a case-by-case basis.
The Building Control Act is being enforced.
Real Estate Developments
Regulations on Zoning

The Building Control Act governs the construction of structures and specifies size, form, and height limitations that are unique to certain regions.
Buyers must verify that their builder adheres to all of the limitations set out. Individual criteria under this Act differ by province, therefore it's best to check with your local Land Department for specifics.

Building Control Act

The Building Control Act regulates building licenses, which are granted under the Town and City Planning Act. A construction permit may be acquired at the Land Department Office if the land has a clear and valid title deed. Typically, the builder applies for building permits on behalf of the property owner.
When applying for a construction permit, the use of the property is also a consideration. Permission for a permit is possible if the land use matches the specified zoning. A sub-division license is needed if more than nine plots of land are being built, together with all infrastructural requirements.

To get a construction permit, you will need the following documents:

A title document that permits the purchase, sale, or transfer of property.
Drawings for construction
Land Development Permits: Land Trade and Land Distribution Licences (obtained prior to the land sale)
Permits for infrastructure such as water, power, and home development

 

Zoning Regulations

Understanding and considering the zoning laws of the particular region being constructed is critical. Keep in mind that there may be zoning limitations in place while constructing a property. Depending on the province, they may contain any or all of the following:

 

The structure's height
The structure's width
The distance between the beach and/or the shore
a property's proximity to another
The structure's application (residential, commercial, industrial)
Dimensions of the building site
The land's slope angle
Land elevation above sea level
Roof style and colour

Koh Phangan Land Zoning

Every colour on this map represents different building laws and regulations. For example, the yellow area is the commercial area, the green area is residential mainly for houses and villas.

The first 12km of the coast belong to the Kingdom and you cannot block access to the beach all over the island. The maximum building size is 1000 sqm and the maximum height is 12 metres.
Koh Phangan Land Zoning
Your architect or builder will be able to tell you more about the building zone in which your land is situated.

Architect stage

The architectural stage is the most significant step apart from the home building. A set of professional architectural drawings is used by the builder and construction contractor. Construction drawings, or architects drawings, are two terms that are used to describe them.

Master plans, floor plans, elevations, perspectives, architectural, structural (engineering), mechanical, electrical, sanitary (plumbing), and any other technical construction drawings related to the property are all included in the architect’s drawings.

They must be done by a licensed Thai architect and licensed Thai engineer in Thailand. It must use Thailand's measuring system and be written in Thai. It may, of course, include some English, but it must also include Thai. All Thai rules and laws, as well as the local management or legal authority, must be followed and adhered to in the designs. There may be particular restrictions that the plans must comply with whether you are constructing on a development, golf resort, or property inside a community, therefore all of this must be verified by the architect, and the drawings must be accurate in line with them.

Furthermore, when the landowner wants to apply for building permits, they must have the license numbers of both the Thai architect and Thai engineer. Both of their signatures are required on all designs.

Depending on the size and complexity of the project, architect drawings may take anywhere from four to six months to produce. It may take up to 6 months to sell a big luxury property. Much is also determined by how fast the customer reacts to drafts and what modifications they make throughout the design development stage. So, when it comes to deadlines, allow yourself plenty of time.

The master plan, floor plans, elevations, and perspectives make up the first stage, which is also known as preliminary design. This also involves design development, which is when you and the architect work together to create the plan and design. After you, the customer, have approved the preliminary design, the architect, engineer, and any other experts involved prepare all of the detailed construction drawings.

The landowner may submit an application for building permits to the local government office after the plans are completely finished and signed by a licensed Thai architect and licensed Thai engineer. It depends on how long it takes, so inquire when you apply.

Builders

Builders are an important, if not the most important, component of every construction project. The following should be the builders' responsibilities:

Creating and implementing a comprehensive and realistic cost-control strategy
Creating and modifying engineering papers for construction
Keeping an eye on the building's safety and the quality of the job
Coordination of tasks
Using an information model to evaluate a project
Construction work is being carried out.
Some Thai builders have been accused of failing to create an effective cost management mechanism. Developers should be aware that a quote is not always accurate, and the ultimate cost may be much more than the contractually specified figure.

Insurance

Insurance is strongly recommended, but it is only needed by law when high-rise structures and major construction projects are being built. The land construction site, construction workers, building supplies, equipment, and legal responsibility for property damage or physical harm are all covered by insurance.

Contractors and investors at the construction site may both purchase construction and erection risk insurance plans. Check to determine whether the insurance company will be responsible to pay indemnity if there is a loss of property or damage to the structure due to a "Act of God," such as severe weather or a tsunami. If a third person dies, has an accident, or develops health problems while working on the property, the insurance company should take responsibility.

Additional coverage may be required, such as:

Overtime charges
Property damage or loss as a consequence of a civil disturbance
Damage to subterranean wires and pipelines caused by construction work on the land is being maintained for a longer period of time.
Architectural danger
Structures that are unstable
Building insurance rates may vary significantly based on the size of the property, the materials used, and in many instances, the reputation and success record of the construction firm can influence the cost of insurance.

Happy Building!