Villa Andaman Example

Before a decision, resolve items 02, 03, 12, 16. Decisive questions: who may transfer the asset, which right the buyer receives, which encumbrances remain and whether registration is possible. Title verification alone does not settle lease, access or foreign-buyer eligibility. Item statuses: 01 — Verified by AIREX; 02 — Clarification needed; 03 — Clarification needed; 06 — Verified by AIREX; 12 — Clarification needed; 13 — Not applicable — reason recorded; 14 — Not applicable — reason recorded; 15 — Not applicable — reason recorded; 16 — Draft agreement

Before a decision, resolve items 03, 04, 05, 08, 09, 10, 11, 18. Decisive questions: does the building match approved plans and use, and are applicable environmental and safety requirements satisfied? A future completion document is a separate milestone, but mandatory conditions must be resolved before the relevant use begins. Item statuses: 03 — Clarification needed; 04 — Clarification needed; 05 — Clarification needed; 07 — Verified by AIREX; 08 — Received · awaiting AIREX review; 09 — Not provided; 10 — Applicability unresolved; 11 — No information; 18 — Clarification needed

Before a decision, resolve items 04, 09, 16, 17, 18. Rental requires the right to let/sublet, permitted building use and estate rules to be checked together. Short stays additionally require a hotel licence or a documented applicable exemption. A score cannot replace these conditions. Item statuses: 04 — Clarification needed; 09 — Not provided; 15 — Not applicable — reason recorded; 16 — Draft agreement; 17 — No information; 18 — Clarification needed

In this example AIREX has verified a Chanote copy, matching the holder, right and 400 m² parcel. No real title reference is assigned. Current encumbrances and the lease are addressed in items 02 and 16. Weight 14; factor 1; credited 14 of 14; uncredited 0. Verifying this item adds 0 points out of 100, with all other applicability decisions unchanged. Full weight credited within the recorded verification scope. Possible consequence: An invalid title, an unauthorised seller or a mismatch with the register can prevent registration of the advertised right. An unavailable copy means the right is unconfirmed, not nonexistent. Action: Before payment, match every title page, owner, boundaries and transaction subject against current records at the competent Land Office.

• DOL citizen manual: registration of real estate transfer
• DOL LandsMaps government dataset; expressly not legal evidence

The title reverse is included, but no current Land Office search. An old copy without an entry does not establish that no mortgage exists today. Obtain current register details and required consents. Weight 6; factor 0.25; credited 1.5 of 6; uncredited 4.5. Verifying this item adds 4.74 points out of 100, with all other applicability decisions unchanged. Evidence is incomplete, a draft/application, or has unresolved issues. Possible consequence: A confirmed mortgage, seizure or third-party right may restrict transfer or use, or expose the property to enforcement. A mortgage does not itself make a transaction impossible; release and registration arrangements matter. Action: Obtain a current register search and encumbrance instruments; settle releases, consents and payment sequencing before completion.

• DOL mortgage registration guidance
• DOL citizen manual: registration of real estate transfer

The plan shows a shared private access road. A registered easement and maintenance terms are missing. Establish the road owner, lawful access for the parcel and cost allocation. Weight 6; factor 0.25; credited 1.5 of 6; uncredited 4.5. Verifying this item adds 4.74 points out of 100, with all other applicability decisions unchanged. Evidence is incomplete, a draft/application, or has unresolved issues. Possible consequence: Without lawful access, entry for the owner, guests and services may be disputed or restricted. A visible road and neighbouring use do not by themselves establish the parcel’s access rights. Action: Verify public-road status or a registered easement/other lawful basis, route and maintenance terms; commission a survey where boundaries differ.

• DOL court decisions on land rights, including easements
• DOL LandsMaps government dataset; expressly not legal evidence

A Bang Tao zoning-map extract is available in the example. The exact parcel and tourist-rental use have not been matched to the applicable plan. Obtain a written land-use check or suitable authority confirmation. Weight 6; factor 0.25; credited 1.5 of 6; uncredited 4.5. Verifying this item adds 4.74 points out of 100, with all other applicability decisions unchanged. Evidence is incomplete, a draft/application, or has unresolved issues. Possible consequence: If the intended use conflicts with current zoning, construction, change of use or tourist operation may not be approved. A residential zone does not establish permission for every rental model. Action: Obtain a parcel-specific DPT/local-authority check for the chosen use; record restrictions and the basis for permissibility.

• DPT land-use check service and formal written confirmation

The questionnaire flags Phuket protection-zone screening. Terrain, coastal setbacks and protected boundaries remain unconfirmed. Do not apply one height limit or environmental exemption island-wide. Weight 4; factor 0.25; credited 1 of 4; uncredited 3. Verifying this item adds 3.16 points out of 100, with all other applicability decisions unchanged. Evidence is incomplete, a draft/application, or has unresolved issues. Applicability is not finally established; weight is retained provisionally. Possible consequence: A breach of applicable coastal, forest, height or terrain restrictions can require redesign or prevent approval. The zone must be established for the parcel, not inferred from a neighbourhood name. Action: Match coordinates, elevation, slope and coastline with current Phuket maps and rules; obtain competent-authority confirmation of disputed parameters.

• Phuket environmental-protection notification B.E.2567 (2024), official provincial MNRE publication
• DPT land-use check service and formal written confirmation

AIREX has matched the corporate owner’s DBD details and signatory authority in the demonstration package. No real company or registration number is assigned. This does not establish a hotel licence or financial strength. Weight 3; factor 1; credited 3 of 3; uncredited 0. Verifying this item adds 0 points out of 100, with all other applicability decisions unchanged. Full weight credited within the recorded verification scope. Possible consequence: Lack of signing authority can expose the transaction to challenge. Company registration does not establish authority to sell this asset, solvency or operating permits; nominee ownership is not a lawful acquisition basis. Action: Match current DBD records, asset rights, resolutions and powers of attorney; for an equity deal, separately review liabilities and lawful ownership structure.

• DBD DataWarehouse+
• DOL citizen manual: registration of real estate transfer
• DBD · nominee arrangements and lawful business

In this example AIREX has verified an Aor.1 copy and associated plans for a 240 m² residential villa. No real permit number, issuer or date is imitated. Residential approval does not establish tourist-operation permission; amendments require separate review. Weight 10; factor 1; credited 10 of 10; uncredited 0. Verifying this item adds 0 points out of 100, with all other applicability decisions unchanged. Full weight credited within the recorded verification scope. Possible consequence: If required permission or the lawful section 39 bis procedure is not satisfied, works may be stopped; violations may require correction and, where the law provides, demolition. An application is not approval. Action: Verify issued Aor.1 or the complete applicable notification package, validity, holder, use and parcel; match current works and extensions.

• DPT official service: controlled-use building completion certificate Aor.6
• Official building-permit extension procedure
• Building Control Act · permission, use and enforcement

Plans cover three bedrooms, a pool and a 240 m² building. As-built drawings and amendment confirmation are outstanding. Match actual construction, approved drawings and supervision records. Weight 5; factor 0.5; credited 2.5 of 5; uncredited 2.5. Verifying this item adds 2.63 points out of 100, with all other applicability decisions unchanged. A copy is available; authenticity, currency and property match are not yet confirmed. Possible consequence: Even with a permit, material departures from approved plans can obstruct completion certification and lawful use; approved amendments or remedial works may be needed. Photos do not replace technical reconciliation. Action: Have an engineer reconcile permitted and as-built drawings with site measurements; obtain amendment approvals and supervision records before handover.

• DPT official service: controlled-use building completion certificate Aor.6
• Building Control Act B.E.2522 via official Bangkok government legal service

Completion and use documents are missing. Aor.6 is not automatically required for every private villa: first establish building classification and the effect of tourist use. Obtain issued Aor.6 and/or Aor.5 where applicable. Weight 8; factor 0; credited 0 of 8; uncredited 8. Verifying this item adds 8.42 points out of 100, with all other applicability decisions unchanged. No document is present in the materials supplied to AIREX; issuance cannot yet be confirmed. Applicability is not finally established; weight is retained provisionally. Possible consequence: Where Aor.6 or Aor.5 change-of-use permission is required, its actual absence can prevent use for the relevant purpose. Aor.6 is not mandatory for every villa; unfinished construction must be assessed at its current stage. Action: Establish the building class and actual use with the local authority. Where applicable, obtain the issued certificate/permission before starting that use.

• DPT official service: controlled-use building completion certificate Aor.6
• Official Building Control Office FAQ: Aor.5 / Aor.6

An initial environmental questionnaire is available, but EIA/IEE applicability is unresolved. Review the entire project, use, scale and Phuket zone. A single villa’s 240 m² area does not itself prove exemption. The determination and conditions are outstanding. Weight 6; factor 0.25; credited 1.5 of 6; uncredited 4.5. Verifying this item adds 4.74 points out of 100, with all other applicability decisions unchanged. Evidence is incomplete, a draft/application, or has unresolved issues. Applicability is not finally established; weight is retained provisionally. Possible consequence: Where EIA/IEE is required, missing approval can delay or prevent related permits. No search result does not prove no approval exists; one villa’s area does not determine requirements for the whole project. Action: Assess the whole project, zone, use and scale; obtain the approval decision or documented non-applicability basis and cross-check ONEP records.

• ONEP official EIA applicability FAQ
• Phuket environmental-protection notification B.E.2567 (2024), official provincial MNRE publication
• ONEP Smart EIA Plus IEE/EIA/EHIA public project register
• ONEP · Phuket environmental protection notification, 2024

Environmental conditions and monitoring reports are not supplied. Resolve item 10 first. If conditions or monitoring apply, obtain the relevant records and reporting periods; no duty is yet assumed to be established. Weight 3; factor 0; credited 0 of 3; uncredited 3. Verifying this item adds 3.16 points out of 100, with all other applicability decisions unchanged. No document is present in the materials supplied to AIREX; issuance cannot yet be confirmed. Applicability is not finally established; weight is retained provisionally. Possible consequence: Where binding environmental conditions apply, non-compliance can require corrective action and affect related approvals. EIA/IEE approval alone does not prove compliance; monitoring duties must first be established. Action: After item 10, obtain the full approval conditions, reporting calendar and compliance evidence for applicable periods.

• ONEP Smart EIA Plus IEE/EIA/EHIA public project register
• Phuket official IEE/EIA expert committee review and monitoring requirements
• ONEP · Phuket IEE/EIA procedure, 2025

The villa is within a group of plots, but the full scheme and subdivision history are undisclosed. Assess Land Allocation Act applicability across the project. Request the estate plan, plot count and licence where required. Weight 3; factor 0.25; credited 0.75 of 3; uncredited 2.25. Verifying this item adds 2.37 points out of 100, with all other applicability decisions unchanged. Evidence is incomplete, a draft/application, or has unresolved issues. Applicability is not finally established; weight is retained provisionally. Possible consequence: If the scheme falls within regulated land allocation for sale, missing required licensing creates compliance risk for plot sales and uncertainty over shared infrastructure. Not every subdivision requires this licence. Action: Check the full scheme, plot count and subdivision history with the Land Office; where applicable, obtain the licence, approved plan and infrastructure obligations.

• DOL official response explaining 10-plot threshold and three-year aggregation

The scenario is a standalone-villa lease, not ownership of a registered condominium unit. Condominium registration and a unit title are outside this model. Reassess if the offered product changes. Baseline weight 2 is excluded. No points are awarded; the denominator is reduced by 2. The scenario is a standalone-villa lease, not ownership of a registered condominium unit. Condominium registration and a unit title are outside this model. Reassess if the offered product changes. This requirement is inactive for the recorded model: absence of this document is not an obstacle under this item. Retain the non-applicability basis. Reassess if use, scale, stage or transaction changes.

• Thai government guide to condominium ownership registration
• DOL citizen manual: registration of real estate transfer

The foreign condominium quota does not apply to a standalone-villa lease or grant foreign land ownership. Lawful rights, buyer restrictions and lease registration are assessed in item 16. Baseline weight 2 is excluded. No points are awarded; the denominator is reduced by 2. The foreign condominium quota does not apply to a standalone-villa lease or grant foreign land ownership. Lawful rights, buyer restrictions and lease registration are assessed in item 16. This requirement is inactive for the recorded model: absence of this document is not an obstacle under this item. Retain the non-applicability basis. Reassess if use, scale, stage or transaction changes.

• Thai government explanation of 49 percent condominium area quota
• DOL citizen manual: registration of real estate transfer

Condominium debt clearance does not apply to this villa scenario. This does not establish the absence of tax, utility or estate-management arrears; request those records separately. Baseline weight 1 is excluded. No points are awarded; the denominator is reduced by 1. Condominium debt clearance does not apply to this villa scenario. This does not establish the absence of tax, utility or estate-management arrears; request those records separately. This requirement is inactive for the recorded model: absence of this document is not an obstacle under this item. Retain the non-applicability basis. Reassess if use, scale, stage or transaction changes.

• DOL citizen manual: registration of real estate transfer

A draft 30-year lease is available but unregistered. Check the lessor, land/building rights, assignment, subletting, payments and registration. Renewal is not guaranteed; nominee shareholders are not a lawful substitute for foreign-buyer rights. Weight 9; factor 0.25; credited 2.25 of 9; uncredited 6.75. Verifying this item adds 7.11 points out of 100, with all other applicability decisions unchanged. Evidence is incomplete, a draft/application, or has unresolved issues. Possible consequence: An immovable-property lease exceeding three years without required registration is enforceable only up to three years. Promised renewals are not an already registered term; building, subletting and assignment rights require separate review. Action: Verify the buyer’s lawful acquisition route, register the relevant right at the Land Office and reconcile contract with register; document permitted subletting and exit terms.

• DOL registration guidance, lease/sublease registration
• DOL citizen manual: registration of real estate transfer
• DOL official English guidance on land rights and foreign acquisition
• DOL · registration of leases exceeding three years

No hotel licence or official acknowledgement of an applicable exemption is supplied for the planned paid tourist accommodation. Bedroom count does not automatically create exemption. Confirm the operating model and building use before opening. Weight 8; factor 0; credited 0 of 8; uncredited 8. Verifying this item adds 8.42 points out of 100, with all other applicability decisions unchanged. No document is present in the materials supplied to AIREX; issuance cannot yet be confirmed. Applicability is not finally established; weight is retained provisionally. Possible consequence: If the model requires a hotel licence and neither that licence nor a documented qualifying exemption exists, short-stay paid operation cannot be treated as authorised. Up to eight rooms and 30 guests is not automatic exemption. Monthly-only rental needs separate review. Action: Before bookings, confirm the operating model with the registrar and the issued licence or inspection/notification acknowledgement; separately check building use, lease terms and estate rules.

• Government publication of Hotel Business Ministerial Regulation (No.2) B.E.2566
• NACC official hotel licensing requirements discussion
• Royal Gazette · Hotel Business Regulation (No.2), 2023

The questionnaire describes a standalone low-rise villa. Mandatory periodic inspection does not automatically apply to all such buildings. Check category, use and project scope; obtain findings and Ror.1 where required. Weight 4; factor 0.25; credited 1 of 4; uncredited 3. Verifying this item adds 3.16 points out of 100, with all other applicability decisions unchanged. Evidence is incomplete, a draft/application, or has unresolved issues. Applicability is not finally established; weight is retained provisionally. Possible consequence: For a building subject to mandatory inspection, missing current results leave safety and compliance unconfirmed. Identified defects may require remedial work and use restrictions; Ror.1 is not required for every villa. Action: Establish inspection class, timing and scope; where applicable, obtain the registered inspector’s report, issued Ror.1 and evidence of defect resolution.

• Government procedure: compulsory building inspection categories and certificate

Items 09 and 17: the operator and local specialist establish lawful use and licensing. Closure requires applicable issued documents or an officially acknowledged exemption. Residential Aor.1 does not replace this review.

Items 02, 03 and 16: obtain current records, lawful access and a registrable agreement. The parties and Thai counsel review authority, term and payments. Lease renewal is not guaranteed.

Items 04, 05 and 10–12: the developer supplies the overall project plan and parcel parameters. A specialist assesses applicability and requests authority confirmation where required.

Items 08 and 18: reconcile amendments, supervision and required inspections. AI images below demonstrate a photo-history format, not evidence of completed work or safety.

• DOL citizen manual: registration of real estate transfer
• DOL registration guidance, lease/sublease registration
• DPT land-use check service and formal written confirmation
• Phuket environmental-protection notification B.E.2567 (2024), official provincial MNRE publication

• Building Control Act B.E.2522 via official Bangkok government legal service
• DPT official service: controlled-use building completion certificate Aor.6
• ONEP official EIA applicability FAQ
• ONEP Smart EIA Plus IEE/EIA/EHIA public project register

• DBD DataWarehouse+
• DOL official response explaining 10-plot threshold and three-year aggregation
• Government publication of Hotel Business Ministerial Regulation (No.2) B.E.2566
• Government procedure: compulsory building inspection categories and certificate