Project Urges Transfer When House Isn’t Done — What Can You Do?

One of the most common situations
among those who buy houses
or condominiums from new projects is...
“The project urges to transfer ownership.”
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They often say things like
“If you transfer today, you’ll get extra gifts.”
“You must hurry to transfer before the end of the month, or the promotion will end.”
or
“Don’t worry about fixing the defects, our team will follow up and fix them later.”
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Smooth words, persuasive tone,
and some buyers are in situations where they need to move in quickly,
apply for a loan fast,
or fear losing the offered promotion.
.
In the end, they agree to transfer ownership
even though the defect list is not yet completed.
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At first,
the project seems attentive —
the technician team comes in,
fixes some points,
but after 2–3 weeks...
the project becomes silent.
Even after being notified, silence remains.
.
When following up at the sales office,
the team has changed.
Calling the technician they contacted before,
no one answers.
.
Eventually, the buyer lives in a house with the same old problems,
and no one truly takes responsibility.
So, what can we do in this situation?
.
.
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First,
we must look back at
what we had in hand when transferring ownership.
The mistake most people make is:
“Not asking the project to sign and acknowledge the defect list in writing.”
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Many inspect and find 30 defects,
but only mention them in chat messages
or verbally.
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After the transfer,
the project says, “We were not informed,”
or “There were no pending defects at the time of transfer.”
In this case, we are at a clear disadvantage.
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But if you have these items:
✅ A defect list as a file or signed (even by a lower-level staff)
✅ Photos of each defect point before transfer
✅ Chat or email from the project acknowledging pending fixes
You still have full rights
to demand correction,
even after the transfer.
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The buyer’s rights are protected
under the Civil and Commercial Code,
Sections 472–474.
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The seller is liable
for defects in the property sold,
even if the buyer has already accepted it.
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Especially when the defect
was not visible during the transfer,
the project is fully responsible.
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Or if a defect list was reported before transfer,
the project has no ground to deny responsibility.
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You can:
demand repair as listed.
If they refuse to repair,
you may repair it yourself
and claim the expense back,
including interest and possible damages.
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If serious damage occurs — for example,
water leakage damaging furniture,
or ceiling falling and injuring someone —
you can also claim additional compensation.
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The next question is:
What if you already repaired it yourself,
and the project went silent?
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Yes, you can repair to make the property livable,
but you must keep all evidence.
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Such as:
✅ Photos before repair
✅ Quotation from contractor
✅ Photos during repair
✅ Original receipts
✅ Chat logs showing you informed the project but received no reply
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After repair,
you can send a written claim to the project.
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If they do not respond or refuse,
prepare to sue or file a complaint to the Consumer Protection Board (OCPB).
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The available legal channels are:
1. File a complaint to OCPB (Office of Consumer Protection Board)
No fee required,
average process 2–3 months.
The OCPB will summon the project to explain.
If the project is found at fault,
an order for repair or compensation will be issued.
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2. File a civil lawsuit (if the damage is high or you don’t want to wait),
especially for damages in tens of thousands or hundreds of thousands of baht.
You can claim for the full amount,
including interest and indirect losses.
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If you have not yet transferred ownership...
Do this first:
✅ Make a Defect List with photos
✅ Ask sales/project to sign acknowledgment
If they refuse, send via email and keep records
✅ Note on transfer documents: “Defect list pending”
and state that you reserve your right to claim.
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If the project refuses to note it,
you should write it yourself
and sign every page.
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This evidence
will become your shield later
and make it much easier
to file complaints or lawsuits.
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Join the discussion at
https://www.facebook.com/Ex.MatchingProperty/posts/pfbid033D3EHJ8xt4Scv6aoEbsuwF7eDJH8HPhgGFViq7c4aTkorjgkENqtsqnrKXwNTwzyl