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As an owner, how do you make management maintain the property?
So recently a friend of mine bought into a nice Life Sukhumvit 62 apartment, and while it is small, the amenities are truly great.
Upon closer inspection however, the communal rooms are deteriorating, floors are damaged and furniture is not being repaired. Even though the place still looks nice and has an air of luxury, it is deteriorating fast.
My friend paid four million and I doubt that this is going to go up in value, simply because ten years down the line, this high-end property will be run into the ground, like every other older condominium in the city.
Or at least, that is what I think.
So if I bought a place at that same Condominium, and I see the gym is in disrepair, or the rooftop gardens are no longer being maintained, what can you do as an owner?
I already feel entitled just thinking about talking to a "Juristic Person" about this.
Have you had an experience where you actively chased up management to fix X, Y or Z?
How did it go? What are the pitfalls?
You're right to be concerned. The juristic office is essentially the building manager, and in most Thai condos they operate with very little oversight from owners unless someone makes noise. The key thing is that you don't need to be confrontational. You just need to know the right channels.
Most buildings have a co-owner committee that meets quarterly. Find out who's on it and talk to them first. They have actual authority to approve maintenance budgets and push the juristic person. I've seen a few owners band together, submit a formal written complaint with photos, and get things fixed within a month. The pitfall is going alone with a vague complaint. The juristic person will just nod and do nothing.
The other thing is that many of these Life condos have a sinking fund for major repairs. If the common area damage is cosmetic but widespread, it might be that management is hoarding the money for a big future project. That's a red flag. You can request to see the annual financial statements as an owner. If they refuse, that's a bigger problem than the gym carpet.
honestly the juristic person thing isnt as scary as it sounds. i've dealt with them a few times at my building and the trick is to bring something concrete, not just "the gym looks bad." take photos with dates, compare them to the original developer's brochure if you have it, and get 2-3 other owners to sign the complaint with you.
the real issue is most thai condo owners are passive investors who live overseas or rent their units out. they dont care about the common areas because they never use them. so you need to find the active owners, the ones who actually live there and use the pool or gym daily. they'll be your allies.
one thing nobody mentioned is that the juristic office is legally required to post the annual budget and meeting minutes on the notice board or in the lobby. if theyre not doing that, thats already a violation you can report to the district office. that usually gets their attention faster than complaining about a broken treadmill.
I've been through something similar at a different Bangkok condo. The committee is your real leverage, not the juristic person directly. If you can get on the committee or befriend someone on it, they have the power to approve or deny the annual maintenance contracts. Management companies get scared when the committee
best som tam in Bangkok? Krua Dok Mai Kao 2026
yeah Krua Dok Mai Kao is solid but if you're up for a detour, try Som Tum Nua near Siam Square. their som tam pu pla ra is insane if you like the fermented fish sauce kick. way more pungent than the On Nut spot, just less grilled chicken options