Built to the drawing. Finished on the date. At the price we signed.
Houses, villa renovations and pools around Hua Hin. One licensed engineer, our own crews, and a quote you can read line by line.
- Where we build
- Hua Hin, Cha-am, Pranburi
- Contract
- Fixed price, itemised line by line
- Payment
- Seven stages, each after inspection
- Guarantee
- 10 years on the structure
Nine we have handed over
Each with its real size, time on site and budget. Open one to see what we did and how.
Showing 9 projects.
Month four, and month eight
Drag the handle, or use the arrow keys. What you pay for in the first half of a build is mostly what you will never see again.
During: frame, slabs and blockwork complete, windows in, render still to come. After: a finished two-storey house of the same layout. These are two different builds, shown together to compare the stages.
What we build
Five kinds of work, all with our own crews. Prices are starting rates for a standard finish, materials and labour included.
New houses
From bare land to keys. Soil test, structural drawings signed by a licensed engineer, building permit, concrete frame, roof, all services and finishes. One contract, one site engineer, one price.
- Price
- From 19,000 baht per m²
- On site
- 7 to 12 months
Villa renovations
Leaking roofs, cracked render, tired wiring, dark layouts. We survey first, tell you what is structural and what is cosmetic, and price each part separately so you can choose what to do now and what can wait.
- Price
- From 7,500 baht per m²
- On site
- 2 to 6 months
Swimming pools
Reinforced concrete shells, never liner on blockwork. Skimmer or overflow, stone or mosaic, salt or chlorine. Every pool is filled and watched for seven days before a single tile goes on.
- Price
- From 21,000 baht per m² of water
- On site
- 9 to 15 weeks
Kitchens
Cabinets built by our joinery partner in Pranburi on moisture-resistant board, fitted by our own carpenters. We move the plumbing, add the circuits and vent the hood outside, not into the ceiling.
- Price
- From 22,000 baht per m²
- On site
- 4 to 8 weeks
Bathrooms
Stripped to the slab, new falls, two coats of membrane and a 48-hour flood test. Then tiles, glass and fittings. The part you never see is the part that stops the leak downstairs.
- Price
- From 24,000 baht per m²
- On site
- 3 to 6 weeks
What will it cost, roughly?
Three choices and you have a range in baht, based on what our last forty jobs actually cost.
Rough cost, all labour and materials
4.7 to 5.9 million baht
Where it goes, from the ground up
- Design, permit and site280,000 to 360,000
- Foundations and structure1.4 to 1.8 million
- Roof470,000 to 590,000
- Walls, doors and windows840,000 to 1.1 million
- Plumbing and electrics660,000 to 830,000
- Finishes and joinery1 to 1.3 million
- Rate used
- 26,000 to 33,000 baht per m²
- Typical duration
- 8 to 10 months on site
This is an indication, not a quote. Ground conditions, access, the state of an existing building and your choice of materials all move the price. A real quote needs a site visit: it is free and takes about an hour.
Watch one get built, and see when you pay
A new house, from the first site visit to the check a year after handover. You pay for each stage after you have walked it with the engineer, never before. Renovations and pools follow the same order with fewer steps.
Site visit
Within 5 working days
The site engineer walks the plot or the house with you, measures, photographs and asks about budget. About an hour.
Free
Drawings and itemised quote
2 to 3 weeks
Layout, structural drawings and a bill of quantities: every material with brand, quantity and unit price. You can compare it line by line with anyone else's.
35,000 baht, deducted if you build with us
Contract and permit
2 to 6 weeks
Fixed-price contract in Thai and English with a start date, a handover date and a penalty of 0.05% a day if we are late. We file the building permit.
10%on signing
Foundations and ground slab
Weeks 1 to 6
Piles or footings, ground beams, termite pipework, slab. You get photos of the steel before every pour.
20%when the slab is cast and inspected
Structure and roof
Weeks 7 to 16
Columns, beams, upper floors and stairs, then the roof frame, insulation and covering. The house is dry.
20%when the roof is on
Walls, windows, pipes and cables
Weeks 17 to 24
Blockwork and render, aluminium doors and windows, all plumbing pressure-tested and wiring pulled before any wall is closed.
20%after the pressure test
Finishes
Weeks 25 to 34
Tiles, ceilings, paint, joinery, sanitary ware, lights, kitchen. A weekly walk-round with the foreman.
15%when finishes are complete
Handover
On the contract date
We walk every room together with a snag list. Keys, as-built drawings, warranties and manuals in one folder.
10%when the snag list is cleared
Twelve-month check
One year later
We come back after a full rainy season, fix anything that has moved or leaked, and only then ask for the last payment.
5%held back for a year
- 10%Contract
- 20%Foundations
- 20%Structure, roof
- 20%Walls, services
- 15%Finishes
- 10%Handover
- 5%Year-one check
What we guarantee, in years
Written into the contract, not into a brochure. Call us about a defect and someone is at your door within 48 hours.
10 years
Structure
Foundations, columns, beams and floor slabs. Any structural crack or settlement, repaired at our cost.
5 years
Roof and waterproofing
Roof covering, flat-roof membranes and wet-room waterproofing. If water comes through, we open it up and redo it.
5 years
Pool shell
No loss of water through the concrete shell. Pumps and filters carry the maker's 2-year warranty.
2 years
Plumbing and electrics
Pipes, drains, wiring, breakers and everything we installed behind the walls.
1 year
Finishes
Tiles, paint, doors, joinery and sealants. Checked and put right at the twelve-month visit.
Not covered: damage from alterations by others, normal wear, and hairline shrinkage cracks in render under 0.3 mm, which we fill and repaint once at the twelve-month visit anyway.
Twenty-four people on the payroll
Started in 2011 by a site engineer from Hua Hin and his sister, who still runs the accounts and answers the phone. We do not hand your job to whichever crew is free that week. Only aluminium windows, air conditioning and built-in furniture are subcontracted, to the same three firms every time.
Engineer and drawings
One licensed civil engineer signs the structure and visits every site twice a week. Two draughtsmen turn your sketch into permit drawings.
Concrete and steel
Nine masons and steel fixers in two crews, each under a foreman who has been with us more than eight years. Ready-mix concrete only, with a cube test on every structural pour.
Tiling and waterproofing
Three tilers who do nothing else. Large-format porcelain, pool mosaic and stone, laid on full adhesive beds with levelling clips.
Render, paint and joinery
Two plasterers, two painters and two carpenters. Built-in furniture comes from a joinery workshop in Pranburi we have used since 2014.
Request a quote
Tell us what and where. We call back within one working day, visit the site within five, and send an itemised quote two to three weeks after that.
- Office and sample room
- 88/14 Soi Hua Hin 102, Nong Kae
Hua Hin, Prachuap Khiri Khan 77110 - Phone
- 032 555 0142
- LINE
- @lekfaibuilders
- Hours
- Monday to Saturday, eight in the morning to five in the afternoon. Closed on Sundays and on public holidays. Site visits by appointment, including early evenings. We speak Thai and English.