Getting building work done in another country is stressful even when the job is simple. In Krabi you may be dealing with a different language, unfamiliar payment habits and paperwork that does not look like home. Most problems, though, come down to a few things: unclear scope, mismatched quotes, and assumptions nobody wrote down.
This guide is written for foreign homeowners, long-term renters, villa owners and property managers. It is honest about how we work, and it applies to hiring anyone, not just us.
Start with a clear brief
Before contacting any builder, write down what you want in plain terms. It does not need to be technical.
- What the structure is for (parking two cars, shading a terrace, an outdoor kitchen)
- Rough size, and any height needs
- What must not change (a window, a tree, a drainage path)
- Your budget range, if you are comfortable sharing it
- When you would like it done, and any dates to avoid
Add photos and a simple sketch with measurements. A clear brief is the best way to get quotes you can actually compare.
Getting quotes you can compare
Two quotes with different totals are often for different jobs. One includes gutters, footings and rust treatment; the other does not. Ask each contractor for a written, itemised quote and compare line by line.
What an itemised quote should show
- Steel section sizes and thickness
- Roof or deck material and thickness
- Rust protection system
- Gutters, downpipes, flashing
- Footings and concrete work
- Whether materials are included, or labour-only
- Clean-up and waste removal
- Payment stages
- Warranty terms and what they exclude
We offer a free site survey and then send a written itemised quote. Our pricing page explains why we do not publish a fixed price list, and the free survey page explains what happens during the visit.
Full contract or labour-only
Some contractors supply everything; others provide labour while you buy materials. Both can work. We cover the trade-offs in labour-only vs full contract.
Deposits and payment
Deposits are normal in Thailand because the contractor has to buy materials before starting. What matters is that the amount is reasonable and the payment stages are written down.
- We take a 30% deposit, with the rest set out in the quote.
- Pay against progress you can see: materials delivered, frame up, job complete.
- Keep every receipt and message about payments.
- Be wary of a request for most of the money before work starts, or sudden new charges without a written reason.
Cash bills vs VAT invoices
Many smaller Thai contractors issue a cash bill (a simple receipt) rather than a VAT tax invoice. That is how we work: cash bill, no VAT invoice.
For a private homeowner this usually makes no practical difference. For a registered business, a resort or a company-owned villa it might matter for your accounts. Ask this question first, before you spend time on surveys and quotes, so there are no surprises.
Warranties
A warranty is only useful if you know what it covers. Ask for it in writing.
- How long it lasts
- What it covers: workmanship, leaks, welds, fixings
- What it does not cover: storm damage, later changes by others, lack of maintenance
- Site conditions that affect it, such as coastal exposure
Our warranty is one year, under the site conditions written in the quote.
Communicating in English
With us, communication in English is handled by our English-speaking admin on LINE. They answer your messages, arrange the site survey and relay questions and the quote between you and Rong, our lead craftsman. Rong and the crew work in Thai on site, and phone calls may be answered in Thai, so a LINE message is the best way to reach us in English. Whoever you hire, these habits keep things clear.
Photos and video
Mark up photos with arrows or circles. A short video walking round the site answers many questions at once.
LINE
LINE is how most Thai tradespeople communicate. Messages are written, so they can be saved and checked later. You can message us in English on LINE from our contact page.
Sketches and measurements
Numbers mean the same in any language. A hand drawing with dimensions is often clearer than a paragraph.
A Thai-speaking friend or property manager (optional)
You do not need one to work with us, but a Thai-speaking friend, landlord or property manager can still help on site with fine details. With other contractors who work only in Thai, they can also check the quote items match what you think you are buying.
Confirm in writing
After a conversation, send a short summary on LINE: "So we agreed: gutter on the left side, posts painted grey." It prevents misunderstandings later.
Red flags
Be cautious if you see any of these:
- No written quote, or a single total with no breakdown
- Pressure to decide on the spot
- A large upfront payment before any materials arrive
- Reluctance to say what steel size or rust protection is included
- No clear answer about who handles the joint with your existing house
- Promises that no one needs to check anything about permission
- A price far below everyone else's with no explanation
On the permission point, read our cautious guide on permits for carports and extensions in Krabi.
Checklist before you accept a quote
- Itemised written quote received
- Scope matches your brief, including gutters, flashing and footings
- Steel grade and rust protection agreed and written down
- Deposit and payment stages clear
- Receipt type understood (cash bill or VAT invoice)
- Warranty period and conditions written
- Landlord, village or condo approval obtained if needed
- Start date and working hours agreed
Next step
If you have a project in mind anywhere in Krabi, from Krabi Town to Ko Lanta, send photos and a short description through LINE on our contact page. No pressure; we will tell you what we would need to check.
