Condo Project Halted: How to Get a Refund and What Are Your Rights

In the world of real estate transactions
The dream of owning a house or a condo
Often begins with a “reservation” and a “down payment”
.
But few would have imagined
That a dream tied to a famous project in the city center
Would turn into an ambiguity with no answers
.
Just a few days ago
A condominium project in the Phahonyothin area
Went viral online
Many consumers
Began sharing surprisingly similar experiences
“Made a reservation payment, then the project suddenly stopped... and went silent with no explanation”
.
Even though the project had once been expected
To be one of the high-potential projects, close to BTS, great location
The unexpected crisis
From “failing the EIA”
Caused the development to halt midway
The project billboard still stands
But inside there is no activity
While questions from consumers continue to increase every day
.
Many people have begun to ask deeply painful questions
“So… will we get our down payment back?”
“In a project that ends halfway like this, what rights do consumers have?”
And that is what we will explore clearly in this article
Not just to find a way out, but to stay informed…
Before anyone else ends up in the same situation again
.
.
Guidelines for refund and compensation are as follows
1️⃣ First, check and gather all evidence in hand
You must collect all documents as proof, including
✅Sale and purchase agreement (down payment or reservation contract)
✅Receipt / bank transfer slip / pay-in slip
✅Communication with the project such as letters, warnings, emails, or chats
✅Photos of the project, promotional materials referencing intended construction (if any)
.
2️⃣ Send an official demand letter
✅Draft a formal written letter addressed to the company (or the authorized party in the contract)
✅Send via registered mail or through a lawyer to have proof of receipt
.
The content should specify:
-Contract number
-Amount paid
-Reason for refund (e.g., project halted / not proceeding as planned / failed EIA)
-Request refund within xx days. If not refunded, legal action will be taken
.
3️⃣ File a complaint to OCPB (Office of the Consumer Protection Board)
In case the developer does not refund
✅Go to the OCPB website
✅Attach all evidence
✅Specify the damage and the amount to be refunded
✅You can file on your own or via a legal agency
.
OCPB has the duty to mediate and protect consumers
And can impose fines or order refunds
If it finds the developer has violated consumer protection laws
.
4️⃣ File a civil lawsuit to claim refund + damages (if negotiation fails)
If you have complete documentation and it’s clear the project cannot continue, and there’s no transparency in refunding, you can
✅File a civil suit to claim refund (with interest)
✅Add claims for other damages such as legal fees / compensation for lost opportunity / emotional distress (depending on the case)
✅If there was false advertising, further complaints may be filed to NBTC or property advertising authorities
.
5️⃣ Group affected customers to act collectively
“Consumer class action” lawsuits will carry more weight, with media and legal pressure such as:
✅Create a Facebook or LINE group for affected individuals
✅Hire a lawyer as a class action representative (for large-scale issues)
✅Contact media or real estate journalists to publicize the matter
.
Note
Even if some companies are “slow to refund”
Silence, no explanation, and no response
May constitute a violation of consumer rights
.
If the project hasn’t started construction yet
Refunding is a direct contractual obligation
.
.
.
If asked further
How long does the entire process take?
.
The answer depends on 3 main factors
Contract, developer’s response
And the consumer’s own approach
.
1️⃣ If the developer agrees to refund as per the contract
Duration: about 30 – 45 days (if not clearly specified in the contract)
✅Normally, the company takes 15–30 working days to process the refund paperwork
✅If conditions require verification, incomplete documents, or fee deductions → may extend to 60 days
❗Caution
If no deadline is set in the contract, the company may stall or go silent if not demanded clearly
.
2️⃣ If the company remains silent or avoids responsibility
Procedures + average timeframe

1. Send a demand letter (7–14 days)
   ✅Send registered letter (legally effective)
   ✅Clearly state “Refund requested as per contract within X days”
   ✅Takes about 2 weeks total
   .

2. File a complaint with OCPB (30–90 days)
   ✅Takes about 1–3 months for mediation
   ✅If the developer does not respond → OCPB may order refund or issue a letter to sue in civil court
   .

3. File a civil lawsuit (if enforcement is needed)
   ✅Trial court: 6–12 months (if not appealed)
   ✅If suing for interest or additional damages… it may take longer depending on volume of evidence
   .
   .
   Approximate timeframe by scenario
   😍 Voluntary refund >>> 15 – 45 days
   😊 Demand letter + refund >>> ~30 days
   🙄 OCPB successful mediation >>> 45 – 90 days
   😑 Must sue in court >>> 6 months – 1+ year
   .
   .
   If the contract lacks a clause
   “Refund if EIA fails”
   Buyers have rights under Civil Law
   As this constitutes “necessity making the contract voidable”
   .
   Buyers may claim interest from the payment date
   Based on the legal interest rate
   (Currently 5%/year for general debt)
   .
   .
   Join the discussion at
   https://www.facebook.com/Ex.MatchingProperty/posts/pfbid0xaEssGKUdfevXRyZCVTgCLDdSdVkp7n4LMkC5W2X4pFiRGG6h4zqqhnAxpbQVb3el