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Condo Management Phuket

Owning a condo in Phuket can be a rewarding investment, but it also comes with unique responsibilities, from upkeep and guest communication to financial tracking. Our condo management services in Phuket are designed to handle every aspect of your property, working to keep occupancy rates high and rental income consistent, and a stress-free experience for owners. We combine local market knowledge with proven strategies to attract the right tenants, provide top-tier maintenance, and keep your condo in excellent condition. With our dedicated support and transparent reporting, you can enjoy peace of mind while maximizing the potential of your Phuket condo.

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Professional Condo Management in Phuket

Professional Condo Management in Phuket

Solutions for Hassle-Free Condo Ownership

  • Comprehensive Maintenance & Housekeeping

    Regular inspections, professional cleaning, and prompt repairs keep your condo looking its best. Our proactive approach helps prevent costly issues, ensuring a comfortable stay for guests and a worry-free experience for owners

  • Guest Screening & Management

    We carefully vet potential renters and handle all guest interactions, from check-in to check-out, making sure your property is occupied by responsible tenants. Our 24/7 support also guarantees a seamless experience for everyone involved.

  • Transparent Financial Reporting

    Stay informed about your condo’s performance with clear, detailed financial statements. We track rental income, expenses, and occupancy rates, giving you full visibility into how your investment is doing in the Phuket market.

  • Targeted Marketing & Rental Optimization

    Our local expertise helps us craft effective listing strategies and dynamic pricing models. By showcasing your condo’s best features on high-traffic platforms, we attract quality guests and maintain steady bookings year-round.

Our Commitment to Excellence

Why Our Property Management Services Stand Out

We believe that owning property in Phuket should be both rewarding and worry-free. By combining local expertise with innovative, data-driven strategies, our team delivers personalized support and consistent results. Whether you’re managing a villa or a condo, we tailor our approach to increase rental income, maintain impeccable standards, and keep you fully informed through transparent reporting. Discover how our hands-on methods and professional oversight can transform your investment into a truly effortless experience.

  • Personalized Approach

    We assess your property’s unique features and rental objectives, then craft a strategy to boost occupancy and guest satisfaction. Our customized approach ensures every villa or condo in Phuket receives the focused care it deserves

  • Proactive Maintenance

    Regular inspections and swift repairs keep your property in prime condition. By preventing minor issues from escalating, we protect your investment, maintain its value, and foster a comfortable experience for guests.

  • Transparent Reporting

    Stay informed with detailed financial and occupancy reports. Our transparent updates help you make confident decisions and understand how our property management services drive consistent returns

Innovative Strategies

Elevating Condo Management with Technology and Sustainability

At our condo management company in Phuket, we constantly seek fresh approaches to set your property apart. By integrating advanced technology, sustainable practices, and local market insights, we ensure your condo remains competitive and profitable. Our innovative methods streamline operations, boost energy efficiency, and maximize rental returns, all while keeping you fully informed about your property’s performance.

Friendly customer support agent assisting real estate clients in Phuket, providing property management and investment guidance.

  • Smart Technology Integration

    We harness the power of modern property management software and smart home systems to monitor your condo’s performance in real time, ensuring efficient operations and a superior guest experience.

  • Eco-Friendly & Sustainable Practices

    Our solutions include green initiatives like energy-efficient lighting and waste reduction programs, reducing costs and appealing to eco-conscious renters in Phuket.

  • Local Market Expertise

    Leveraging deep local insights and data-driven analytics, we create tailored marketing strategies that attract quality tenants and boost your condo’s occupancy in the competitive Phuket market

How it works

The building gets read before the unit does.

A condo is two decisions, not one: what the law allows, and what your co-owners allow. We settle both before anything is listed.

  1. 1

    We read the regulations

    The registered rules, the house rules beneath them, and the juristic person's written position on letting. Pattama asks in Thai, at the desk, and we come back with an answer rather than an impression.

  2. 2

    We see the unit

    Condensate lines, the coil above the ceiling grille, the meters, the state of the soft furnishings. A sealed unit fails differently from a villa, and quietly.

  3. 3

    You get a written quote

    Per unit, after the visit, with the base and the exclusions spelled out. Our fee starts at 10 percent, and what sits above depends on how much the building already does for you.

  4. 4

    We take it on, and we file

    Keycards registered, contractors cleared with the building, TM30 filed for every foreign occupant, and a dated inspection report with photographs from the same angles each visit.

Where condos go wrong

A condo can be perfectly legal to own and still illegal to let.

Most of the trouble we see in Phuket condos starts before a single guest arrives. It starts in the building's rules, in the licensing, and in the paperwork nobody read.

  • The juristic person outranks you

    Every Phuket condominium has a juristic person, the legal body of the co-owners, with registered regulations and house rules beneath them. Those rules can ban short lets outright, cap the number of keycards, restrict lift access, or require every occupant to register at the desk. They sit above anything a manager can offer you, and they can change at a general meeting you did not attend. The current regulations are the first document we ask to read.

  • Two gates, and both have to be open

    Thai hotel law treats stays of fewer than thirty nights as hotel business, and residential condominiums are rarely licensed for it. Your building's rules are a second gate, separate from the law, and they can shut whatever the law allows. So there are two gates, and both have to be open. We tell you which one closes on your unit before anything is listed, and if both are shut we say so and decline, rather than let quietly and hope nobody checks.

  • TM30 is not optional, and it is yours

    When a foreign national stays in your unit, the TM30 notification falls on the owner or possessor of the property, not on the guest. It applies to a friend staying for free just as much as to a paying guest. Some juristic offices file for residents as a courtesy, many do not, and a courtesy is not a transfer of duty. It is a small administrative act that becomes a real problem only when it has never been done and somebody asks.

  • Common charges do not pause

    Common area charges and the sinking fund are billed against the unit, not against use, so they run whether it is occupied, empty or being renovated. A building can vote a special levy for a lift, a roof or a facade with limited notice. Arrears follow the unit rather than the person who ran them up, so an unpaid balance can cost you an access card or hold up a transfer at the Land Office. Ask the juristic office for the last annual accounts and the state of the reserve before you plan anything around the unit.

  • What the building already does, and what it never will

    Reception takes deliveries, security walks the corridors, and the juristic staff keep the lifts, the common pool and the grounds. You already pay for that through the common charges, and a manager who bills you again for it is padding. What the building will not do is open your front door, run your air conditioning, meet a guest at midnight, chase a leak into the unit below, or tell you afterwards what any of it cost. That boundary goes into the agreement before we start.

  • A closed unit turns against itself

    No garden and no private pool removes half the work of a villa. It does not remove damp. A sealed unit through the wet season grows mould in wardrobes and soft furnishings, dries out the drain traps until the smell comes back up, and corrodes the coils above the ceiling grille. A blocked condensate line on a high floor does not stain your ceiling: it stains the ceiling of the owner below you, and that is a conversation with a neighbour and the juristic office as much as it is a repair.

Condominium interior at The Ozone Residences, Phuket

What we actually do

We manage the risk first, then the unit.

Our condo work is deliberately unglamorous. It is checks, records, and a named person on the island who answers when the building calls.

  • We read the building before we take the unit

    Before agreeing to anything we ask for the current regulations, the juristic person's written position on letting, and the licensing status of the building. We read them, then we tell you what we found. Sometimes the honest answer is that the unit suits a monthly or yearly let. Sometimes it is that it should not be let at all. That conversation is better had before you commission photographs than after.

  • If the rules say no, we do not find a way round

    We will not list at a longer minimum and quietly accept shorter bookings, and we will not coach guests to tell the desk they are friends of the owner. Enforcement in Phuket is uneven, which is precisely why the practice persists, and it usually arrives after a resident complains or the committee changes. When it does, the owner is named, not the manager who took the booking. We would rather decline a property than run it that way, and you should ask every manager you speak to the same question.

  • Long lets, and units nobody lets at all

    A tenant on a yearly lease still needs a proper handover, a dated inventory, a deposit handled correctly, the air conditioning serviced, and somebody who answers when the water heater fails on a Sunday. Other owners never let, and only want the place checked, aired and reported on. Both are real briefs and we take them as they are. Be honest with yourself on the second one: if you visit every few weeks, the juristic team is attentive and a neighbour holds a key, you may not need us at all.

  • The desk, the manager and the AGM, in Thai

    Pattama deals with the juristic office, the building manager and the security desk directly. That covers keycard registration, guest access, works permits for any contractor entering the building, and the notices that arrive in Thai and get filed unread by owners abroad. Silvain has been on Phuket since 2019 and Pattama is Thai, ten years of experience on this island between the two of us, so nothing is lost between the two sides of the conversation. We do not vote your unit at a co-owners' meeting: that right stays with you, and we tell you when a meeting is worth your attention.

  • Inspections while the unit is empty

    Empty is the risky state, not occupied. We run each indoor unit long enough to watch the condensate actually drain away, flush the traps, look behind the wardrobe backs, read the meters so a cistern passing quietly shows up as a number that keeps climbing rather than as a bill, and check the ceiling for the first mark of a leak from above. Photographs are taken from the same angles each visit, so change is visible instead of debated. A setting nobody verifies is a hope, not a measure.

  • Records that stay yours

    TM30 filings kept with the property file, dated inspection reports, service history for the air conditioning, and damage photographed on arrival and departure and logged the same day rather than described a week later. Condo damage is usually small and disputed, a scorched worktop or water that went through to the floor below, so evidence recorded at the time is what settles it. Where the building holds us responsible, we tell you straight away. If you leave us, the file goes with you.

Maintenance work on a ceiling fan beside the pool of a Phuket villa

Straight answers

The questions condo owners actually ask us.

These come up in almost every first conversation. The answers are the ones we give on the phone, including the places where the answer is no.

Can I put my condo on Airbnb?
Only if two separate gates are open. Thai hotel law regulates stays of fewer than thirty nights, and most Phuket condominiums hold no hotel licence. Independently of that, your juristic person can ban short lets in its own house rules even where a licence exists. And silence is not permission: if the rules say nothing, ask the juristic manager in writing and keep the written reply. If nobody is willing to put it in writing, treat that as your answer. Plenty of units are listed anyway, and that risk is carried by the owner. We check both gates for your specific building and tell you what we find, including when the answer is no.
Can you get my unit licensed so that short stays are legal?
No. A hotel licence attaches to the building and its fabric, with requirements on fire safety, exits, room dimensions and guest registration that a residential condominium was never designed to meet, and the application belongs to the building rather than to one unit owner. We do not broker licences and we do not know anybody who can shorten the process. Some Phuket developments genuinely hold one and run a licensed rental pool. If yours claims to, ask to see the licence itself rather than the sales brochure that mentions it, and if it holds up we will say so rather than talk you out of it.
My unit has been empty for eight months. Is that a problem?
Usually yes, and more than owners expect. Phuket humidity gets into a sealed unit, mould appears in wardrobes and soft furnishings, dry traps let drain odour back into the bathroom, and air conditioners that never run develop faults you discover on the day you arrive. A leak from the unit above can run for weeks in an empty flat before anyone notices. Over a short absence, in a well run building where a neighbour holds a key, you may need very little. Over long absences you need somebody physically present. That brief is attendance and a dated written record, and we describe it as exactly that, nothing grander.
Who is responsible for the TM30 declaration, me or the tenant?
You are, in law. The obligation sits with the owner or possessor of the property, and the tenant does not carry it. If you are overseas and nobody is filing, it is simply not being done, and the gap surfaces when a visa extension or a check brings it up. For units we manage we file for arriving foreign occupants and keep the record with your property file, so it exists when an official asks. Any manager who tells you they have taken the legal obligation off you has misread it.
Do you handle the CAM fees and the sinking fund?
We track them, chase the invoices from the juristic office, flag a special levy the moment we hear it has been voted rather than in the following statement, and make sure nothing slides into arrears while you are abroad. Payment arrangements are agreed with you rather than assumed. Arrears follow the unit, not the person who ran them up, and unpaid common charges can block a transfer at the Land Office, so this is one to keep clean.
I may sell in a few years. Does the way it is managed change anything then?
Two things matter and one does not. The foreign freehold quota, capped at forty-nine per cent of a building's saleable area, is a fact about the building that no manager can alter: if your unit sits in the Thai portion, the pool of people who can buy from you is narrower, and you want to know which side you are on now rather than at the Land Office. The certificate confirming the position comes from the juristic person, and the question belongs to your lawyer rather than to us. What management does affect is condition and paperwork: service records for the air conditioning, dated inspection reports, a maintenance history and clean standing with the juristic office all make a unit straightforward to show and to hand over. We keep those records and give them to you, whether you stay with us or leave.

FAQ

Questions owners ask

Can I put my condo on Airbnb?
Only if two separate gates are open. Thai hotel law regulates stays of fewer than thirty nights, and most Phuket condominiums hold no hotel licence. Independently of that, your juristic person can ban short lets in its own house rules even where a licence exists. And silence is not permission: if the rules say nothing, ask the juristic manager in writing and keep the written reply. If nobody is willing to put it in writing, treat that as your answer. Plenty of units are listed anyway, and that risk is carried by the owner. We check both gates for your specific building and tell you what we find, including when the answer is no.
Can you get my unit licensed so that short stays are legal?
No. A hotel licence attaches to the building and its fabric, with requirements on fire safety, exits, room dimensions and guest registration that a residential condominium was never designed to meet, and the application belongs to the building rather than to one unit owner. We do not broker licences and we do not know anybody who can shorten the process. Some Phuket developments genuinely hold one and run a licensed rental pool. If yours claims to, ask to see the licence itself rather than the sales brochure that mentions it, and if it holds up we will say so rather than talk you out of it.
My unit has been empty for eight months. Is that a problem?
Usually yes, and more than owners expect. Phuket humidity gets into a sealed unit, mould appears in wardrobes and soft furnishings, dry traps let drain odour back into the bathroom, and air conditioners that never run develop faults you discover on the day you arrive. A leak from the unit above can run for weeks in an empty flat before anyone notices. Over a short absence, in a well run building where a neighbour holds a key, you may need very little. Over long absences you need somebody physically present. That brief is attendance and a dated written record, and we describe it as exactly that, nothing grander.
Who is responsible for the TM30 declaration, me or the tenant?
You are, in law. The obligation sits with the owner or possessor of the property, and the tenant does not carry it. If you are overseas and nobody is filing, it is simply not being done, and the gap surfaces when a visa extension or a check brings it up. For units we manage we file for arriving foreign occupants and keep the record with your property file, so it exists when an official asks. Any manager who tells you they have taken the legal obligation off you has misread it.
Do you handle the CAM fees and the sinking fund?
We track them, chase the invoices from the juristic office, flag a special levy the moment we hear it has been voted rather than in the following statement, and make sure nothing slides into arrears while you are abroad. Payment arrangements are agreed with you rather than assumed. Arrears follow the unit, not the person who ran them up, and unpaid common charges can block a transfer at the Land Office, so this is one to keep clean.
I may sell in a few years. Does the way it is managed change anything then?
Two things matter and one does not. The foreign freehold quota, capped at forty-nine per cent of a building's saleable area, is a fact about the building that no manager can alter: if your unit sits in the Thai portion, the pool of people who can buy from you is narrower, and you want to know which side you are on now rather than at the Land Office. The certificate confirming the position comes from the juristic person, and the question belongs to your lawyer rather than to us. What management does affect is condition and paperwork: service records for the air conditioning, dated inspection reports, a maintenance history and clean standing with the juristic office all make a unit straightforward to show and to hand over. We keep those records and give them to you, whether you stay with us or leave.

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