{"id":3112,"date":"2026-07-31T07:25:16","date_gmt":"2026-07-31T00:25:16","guid":{"rendered":"https:\/\/www.thailawonline.com\/?page_id=3112"},"modified":"2026-09-05T19:28:21","modified_gmt":"2026-09-05T12:28:21","slug":"construction-law-in-thailand","status":"publish","type":"page","link":"https:\/\/www.thailawonline.com\/fr\/construction-law-in-thailand\/","title":{"rendered":"Droit de la construction en Tha\u00eflande : Contrats et litiges"},"content":{"rendered":"<p class=\"wp-block-paragraph\">A client called us from Phuket last year. His villa was 70% built. The contractor had stopped work. He was demanding an extra THB 4 million for &#8220;variations&#8221; nobody had signed off. He also held the <a href=\"https:\/\/www.thailawonline.com\/fr\/glossary\/building-permit\/\">permis de construire<\/a> in his own company name. Our client had paid 80% of the contract price. He had no retention, no performance bond, and a two-page contract in Thai he had never had translated.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Il n'a rien d'inhabituel. Le droit de la construction en Tha\u00eflande n'est pas hostile aux promoteurs \u00e9trangers. Il est simplement impitoyable envers ceux qui supposent qu'il fonctionne comme chez eux. La Tha\u00eflande ne dispose pas de loi sp\u00e9cifique \u00e0 la construction, ni de r\u00e9gime d'arbitrage, ni de tribunal sp\u00e9cialis\u00e9 en la mati\u00e8re. Votre projet repose sur des r\u00e8gles contractuelles g\u00e9n\u00e9rales r\u00e9dig\u00e9es en 1925 ainsi que sur une loi de s\u00e9curit\u00e9 publique datant de 1979.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">This guide walks through what actually governs your build: the hire of work provisions of the <a href=\"https:\/\/www.thailawonline.com\/fr\/glossary\/thai-civil-and-commercial-code\/\">Code civil et commercial<\/a>, the Building Control Act B.E. 2522, the ownership limits under the <a href=\"https:\/\/www.thailawonline.com\/fr\/glossary\/foreign-business-act\/\">Loi sur les entreprises \u00e9trang\u00e8res<\/a>, and the three routes a dispute can take. We cite the sections. We cite real <a href=\"https:\/\/www.thailawonline.com\/fr\/glossary\/supreme-court-dika\/\">Cour supr\u00eame<\/a> decisions. And we tell you where the traps are.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Ce que ce guide couvre<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Comment la loi tha\u00eflandaise qualifie votre contrat de construction<\/li>\n\n\n\n<li>Les articles du Code civil et commercial qui r\u00e9gissent votre affaire<\/li>\n\n\n\n<li>Responsabilit\u00e9 pour vices, retard et r\u00e9siliation<\/li>\n\n\n\n<li>Permis de construire et loi sur le contr\u00f4le de la construction<\/li>\n\n\n\n<li>Limites de participation \u00e9trang\u00e8re pour les entreprises de construction<\/li>\n\n\n\n<li>Courts, <a href=\"https:\/\/www.thailawonline.com\/fr\/glossary\/arbitration\/\">arbitrage<\/a>, and mediation compared<\/li>\n\n\n\n<li>Le projet de loi sur l'arbitrage des paiements<\/li>\n<\/ul>\n\n\n\n<figure class=\"wp-block-image aligncenter size-large\"><img loading=\"lazy\" decoding=\"async\" width=\"547\" height=\"1024\" src=\"https:\/\/www.thailawonline.com\/wp-content\/uploads\/2026\/07\/construction-law-thailand-infographic-thailawonline-547x1024.png\" alt=\"le droit de la construction en Tha\u00eflande\" class=\"wp-image-3113\" srcset=\"https:\/\/www.thailawonline.com\/wp-content\/uploads\/2026\/07\/construction-law-thailand-infographic-thailawonline-547x1024.png 547w, https:\/\/www.thailawonline.com\/wp-content\/uploads\/2026\/07\/construction-law-thailand-infographic-thailawonline-160x300.png 160w, https:\/\/www.thailawonline.com\/wp-content\/uploads\/2026\/07\/construction-law-thailand-infographic-thailawonline-768x1439.png 768w, https:\/\/www.thailawonline.com\/wp-content\/uploads\/2026\/07\/construction-law-thailand-infographic-thailawonline-820x1536.png 820w, https:\/\/www.thailawonline.com\/wp-content\/uploads\/2026\/07\/construction-law-thailand-infographic-thailawonline-1093x2048.png 1093w, https:\/\/www.thailawonline.com\/wp-content\/uploads\/2026\/07\/construction-law-thailand-infographic-thailawonline-600x1124.png 600w, https:\/\/www.thailawonline.com\/wp-content\/uploads\/2026\/07\/construction-law-thailand-infographic-thailawonline.png 1200w\" sizes=\"auto, (max-width: 547px) 100vw, 547px\" \/><figcaption class=\"wp-element-caption\">le droit de la construction en Tha\u00eflande<\/figcaption><\/figure>\n\n\n\n<div class=\"wp-block-rank-math-toc-block\" id=\"rank-math-toc\"><h2>Table des mati\u00e8res<\/h2><nav><ul><li class=\"\"><a href=\"#how-thai-law-classifies-a-construction-contract\">Comment la loi tha\u00eflandaise qualifie un contrat de construction<\/a><\/li><li class=\"\"><a href=\"#a-signed-piece-of-paper-is-not-always-a-contract\">Un morceau de papier sign\u00e9 n'est pas toujours un contrat<\/a><\/li><li class=\"\"><a href=\"#key-civil-and-commercial-code-sections-for-construction-contracts\">Principaux articles du Code civil et du Code de commerce applicables aux contrats de construction<\/a><\/li><li class=\"\"><a href=\"#defect-liability-in-thailand-one-year-or-five\">Responsabilit\u00e9 pour vices en Tha\u00eflande : un an ou cinq<\/a><\/li><li class=\"\"><a href=\"#delay-and-termination-your-exits-under-thai-law\">Retard et r\u00e9siliation : vos sorties en droit tha\u00eflandais<\/a><\/li><li class=\"\"><a href=\"#building-permits-and-the-building-control-act-b-e-2522\">Permis de construire et loi sur le contr\u00f4le des b\u00e2timents de 2522 (BE)<\/a><\/li><li class=\"\"><a href=\"#can-a-foreigner-own-a-construction-company-in-thailand\">Un \u00e9tranger peut-il poss\u00e9der une entreprise de construction en Tha\u00eflande ?<\/a><\/li><li class=\"\"><a href=\"#resolving-construction-disputes-in-thailand\">R\u00e8glement des litiges de construction en Tha\u00eflande<\/a><\/li><li class=\"\"><a href=\"#understanding-construction-law-in-thailand\">Comprendre le droit de la construction en Tha\u00eflande<\/a><\/li><li class=\"\"><a href=\"#contract-security-bonds-retention-and-what-to-insist-on\">S\u00e9curit\u00e9 des contrats : garanties, retenues et \u00e9l\u00e9ments \u00e0 exiger<\/a><\/li><li class=\"\"><a href=\"#the-draft-construction-payment-law-what-is-coming\">Le projet de loi sur les paiements dans la construction : ce qui vous attend<\/a><\/li><li class=\"\"><a href=\"#protecting-a-construction-project-in-thailand-a-practical-sequence\">Prot\u00e9ger un projet de construction en Tha\u00eflande : une s\u00e9quence pratique<\/a><\/li><li class=\"\"><a href=\"#frequently-asked-questions\">Foire aux questions<\/a><\/li><li class=\"\"><a href=\"#key-takeaways\">Points cl\u00e9s \u00e0 retenir<\/a><\/li><\/ul><\/nav><\/div>\n\n\n\n<h2 id=\"how-thai-law-classifies-a-construction-contract\" class=\"wp-block-heading\">Comment la loi tha\u00eflandaise qualifie un contrat de construction<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Il n'y a pas de loi sur la construction en Tha\u00eflande. Votre contrat de construction est un contrat de \u201c louage d'ouvrage \u201d, r\u00e9gi par les articles 587 \u00e0 607 du Code civil et commercial. C'est le m\u00eame chapitre qui s'applique \u00e0 un tailleur confectionnant un costume. Le Code se moque bien que votre projet soit un condominium de 37 \u00e9tages.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">This matters more than it sounds. Common law developers expect construction-specific doctrines: extensions of time, prevention principle, global claims, <a href=\"https:\/\/www.thailawonline.com\/fr\/glossary\/penalty-clause\/\">dommages-int\u00e9r\u00eats liquid\u00e9s<\/a> jurisprudence. Thai law gives you none of that by default. What you get is a short set of default rules, and whatever you wrote into the contract.<\/p>\n\n\n\n<h3 id=\"what-hire-of-work-actually-means\" class=\"wp-block-heading\">Ce que signifie r\u00e9ellement le \u201c louage d'ouvrage \u201d<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">L'article 587 le d\u00e9finit. L'entrepreneur s'engage \u00e0 r\u00e9aliser un ouvrage d\u00e9termin\u00e9. L'employeur s'engage \u00e0 payer une r\u00e9mun\u00e9ration pour le r\u00e9sultat. Le mot cl\u00e9 est r\u00e9sultat. Il s'agit d'une obligation de r\u00e9sultat, et non de moyens. Votre entrepreneur ne s'acquitte pas de son devoir en faisant de son mieux.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Le contrat n'a pas besoin d'\u00eatre \u00e9crit pour \u00eatre ex\u00e9cutoire. Les contrats de construction verbaux sont valables en Tha\u00eflande. C'est un pi\u00e8ge, pas une commodit\u00e9. Sans un p\u00e9rim\u00e8tre, un programme et un m\u00e9canisme de prix \u00e9crits, vous litigez sur ce dont deux personnes se souviennent.<\/p>\n\n\n\n<h3 id=\"materials-tools-and-the-duty-to-warn\" class=\"wp-block-heading\">Mat\u00e9riaux, outils et obligation de mise en garde<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">L'article 588 met les outils et l'\u00e9quipement \u00e0 la charge de l'entrepreneur. L'article 590 stipule que si l'entrepreneur fournit les mat\u00e9riaux, ils doivent \u00eatre de bonne qualit\u00e9. L'article 590 couvre le cas inverse. Si vous fournissez les mat\u00e9riaux, l'entrepreneur doit les utiliser avec soin et restituer le surplus.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">L'article 591 est celui que les promoteurs \u00e9trangers devraient lire deux fois. L'entrepreneur n'est pas responsable des vices ou des retards caus\u00e9s par la nature des mat\u00e9riaux que vous avez fournis, ou par vos propres instructions. Mais cette protection tombe si l'entrepreneur savait que les mat\u00e9riaux \u00e9taient impropres ou que l'instruction \u00e9tait inad\u00e9quate et n'a rien dit.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Point pratique.<\/strong>&nbsp;L'article 591 est une obligation de mise en garde. Incluez-la explicitement dans le contrat, avec un m\u00e9canisme de notification \u00e9crite et un d\u00e9lai. Selon notre exp\u00e9rience, les entrepreneurs gardent le silence sur un mauvais d\u00e9tail de conception pour ensuite rejeter la faute sur l'architecte. Il est beaucoup plus facile de les coincer lorsque le contrat pr\u00e9cise le moment o\u00f9 ils devaient se manifester.<\/p>\n\n\n\n<h3 id=\"your-right-to-inspect-during-the-works\" class=\"wp-block-heading\">Votre droit d'inspection pendant les travaux<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">L'article 592 vous conf\u00e8re un droit l\u00e9gal d'inspecter les travaux \u00e0 tout moment pendant leur ex\u00e9cution. Vous pouvez l'exercer par l'interm\u00e9diaire de votre ing\u00e9nieur ou de votre chef de projet. Utilisez-le. Des inspections de chantier hebdomadaires document\u00e9es constituent la preuve la moins ch\u00e8re que vous ach\u00e8terez jamais.<\/p>\n\n\n\n<h2 id=\"a-signed-piece-of-paper-is-not-always-a-contract\" class=\"wp-block-heading\">Un morceau de papier sign\u00e9 n'est pas toujours un contrat<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Les r\u00e8gles tha\u00eflandaises de formation des contrats s'appliquent de plein fouet aux march\u00e9s publics. Si vous faites une contre-offre sur le prix, vous avez rejet\u00e9 l'offre initiale et en avez fait une nouvelle. L'article 359, alin\u00e9a deux, le dispose ainsi. Et entre parties distantes, le contrat ne se forme que lorsque l'acceptation parvient effectivement \u00e0 l'auteur de l'offre, en vertu de l'article 361, alin\u00e9a premier, et de l'article 169.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Arr\u00eat de la Cour supr\u00eame n\u00b0 670\/2566.<\/strong>&nbsp;Un employeur a envoy\u00e9 une lettre n\u00e9gociant \u00e0 la baisse le prix d'un contrat de pose de tuyaux en acier. L'entrepreneur n'a jamais r\u00e9pondu. Le tribunal a jug\u00e9 qu'il n'y avait aucun contrat. La lettre de l'employeur constituait un rejet suivi d'une nouvelle offre, et sans acceptation parvenant \u00e0 l'employeur, rien n'a \u00e9t\u00e9 form\u00e9. L'employeur \u00e9tait libre de se retirer.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Vous avez donc \u00e9mis une lettre d'intention. Ou r\u00e9vis\u00e9 un prix d'appel d'offres par e-mail. Ou \u201c convenu en principe \u201d lors d'une r\u00e9union de chantier. Ne pr\u00e9sumez pas que vous \u00eates li\u00e9. Et ne pr\u00e9sumez pas non plus que votre entrepreneur l'est. Bouclez la boucle par \u00e9crit.<\/p>\n\n\n\n<h2 id=\"key-civil-and-commercial-code-sections-for-construction-contracts\" class=\"wp-block-heading\">Principaux articles du Code civil et du Code de commerce applicables aux contrats de construction<\/h2>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th class=\"has-text-align-left\" data-align=\"left\">Section<\/th><th class=\"has-text-align-left\" data-align=\"left\">Ce qu'il fait<\/th><th class=\"has-text-align-left\" data-align=\"left\">Pourquoi c'est important pour vous<\/th><\/tr><\/thead><tbody><tr><td class=\"has-text-align-left\" data-align=\"left\">587<\/td><td class=\"has-text-align-left\" data-align=\"left\">Contrat d'entreprise<\/td><td class=\"has-text-align-left\" data-align=\"left\">Votre cr\u00e9ation est jug\u00e9e sur le r\u00e9sultat, pas sur l'effort<\/td><\/tr><tr><td class=\"has-text-align-left\" data-align=\"left\">588 \u00e0 590<\/td><td class=\"has-text-align-left\" data-align=\"left\">Outils, qualit\u00e9 des mat\u00e9riaux, entretien de vos mat\u00e9riaux<\/td><td class=\"has-text-align-left\" data-align=\"left\">\u00c9tablit la r\u00e9f\u00e9rence si le contrat est muet<\/td><\/tr><tr><td class=\"has-text-align-left\" data-align=\"left\">591<\/td><td class=\"has-text-align-left\" data-align=\"left\">Entrepreneur exon\u00e9r\u00e9 pour vos mat\u00e9riaux ou instructions<\/td><td class=\"has-text-align-left\" data-align=\"left\">\u00c0 moins qu'il ne s\u00fbt et ait omis de vous avertir<\/td><\/tr><tr><td class=\"has-text-align-left\" data-align=\"left\">592<\/td><td class=\"has-text-align-left\" data-align=\"left\">Droit de l'employeur d'inspecter les travaux<\/td><td class=\"has-text-align-left\" data-align=\"left\">Acc\u00e8s r\u00e9glementaire pour votre technicien<\/td><\/tr><tr><td class=\"has-text-align-left\" data-align=\"left\">593<\/td><td class=\"has-text-align-left\" data-align=\"left\">R\u00e9silier pour retard de d\u00e9marrage ou retard irr\u00e9m\u00e9diable<\/td><td class=\"has-text-align-left\" data-align=\"left\">Vous n'avez pas besoin d'attendre la date d'ach\u00e8vement<\/td><\/tr><tr><td class=\"has-text-align-left\" data-align=\"left\">594<\/td><td class=\"has-text-align-left\" data-align=\"left\">Mise en demeure de rem\u00e9dier, puis recours \u00e0 un tiers<\/td><td class=\"has-text-align-left\" data-align=\"left\">Travaux de reprise aux frais de l'entrepreneur<\/td><\/tr><tr><td class=\"has-text-align-left\" data-align=\"left\">596<\/td><td class=\"has-text-align-left\" data-align=\"left\">R\u00e9duction de prix pour livraison tardive<\/td><td class=\"has-text-align-left\" data-align=\"left\">R\u00e9solution pour manquement au d\u00e9lai essentiel<\/td><\/tr><tr><td class=\"has-text-align-left\" data-align=\"left\">597<\/td><td class=\"has-text-align-left\" data-align=\"left\">Acceptation sans r\u00e9serve<\/td><td class=\"has-text-align-left\" data-align=\"left\">D\u00e9gage l'entrepreneur de sa responsabilit\u00e9 en cas de retard<\/td><\/tr><tr><td class=\"has-text-align-left\" data-align=\"left\">598<\/td><td class=\"has-text-align-left\" data-align=\"left\">R\u00e9ception de travaux d\u00e9fectueux<\/td><td class=\"has-text-align-left\" data-align=\"left\">Les vices cach\u00e9s subsistent encore<\/td><\/tr><tr><td class=\"has-text-align-left\" data-align=\"left\">599<\/td><td class=\"has-text-align-left\" data-align=\"left\">Retenir la r\u00e9mun\u00e9ration en cas de retard ou de vices<\/td><td class=\"has-text-align-left\" data-align=\"left\">\u00c0 moins que l'entrepreneur ne fournisse une garantie ad\u00e9quate<\/td><\/tr><tr><td class=\"has-text-align-left\" data-align=\"left\">600<\/td><td class=\"has-text-align-left\" data-align=\"left\">Responsabilit\u00e9 pour vices : un an, ou cinq ans pour les ouvrages immobiliers<\/td><td class=\"has-text-align-left\" data-align=\"left\">S'applique uniquement si le contrat ne stipule rien d'autre<\/td><\/tr><tr><td class=\"has-text-align-left\" data-align=\"left\">601<\/td><td class=\"has-text-align-left\" data-align=\"left\">Un an pour intenter une action en justice \u00e0 compter de l'apparition du d\u00e9faut<\/td><td class=\"has-text-align-left\" data-align=\"left\">Le d\u00e9lai le plus manqu\u00e9 dans la construction en Tha\u00eflande<\/td><\/tr><tr><td class=\"has-text-align-left\" data-align=\"left\">602<\/td><td class=\"has-text-align-left\" data-align=\"left\">Paiement \u00e0 la livraison ou par tranche accept\u00e9e<\/td><td class=\"has-text-align-left\" data-align=\"left\">Jalon de r\u00e9f\u00e9rence pour votre calendrier de jalons<\/td><\/tr><tr><td class=\"has-text-align-left\" data-align=\"left\">603 et 604<\/td><td class=\"has-text-align-left\" data-align=\"left\">Risque de perte avant la livraison conforme<\/td><td class=\"has-text-align-left\" data-align=\"left\">Suivez celui qui a fourni les mat\u00e9riaux<\/td><\/tr><tr><td class=\"has-text-align-left\" data-align=\"left\">605<\/td><td class=\"has-text-align-left\" data-align=\"left\">L'employeur peut r\u00e9silier ad nutum, moyennant indemnisation<\/td><td class=\"has-text-align-left\" data-align=\"left\">Une sortie puissante et co\u00fbteuse<\/td><\/tr><tr><td class=\"has-text-align-left\" data-align=\"left\">606<\/td><td class=\"has-text-align-left\" data-align=\"left\">Le contrat prend fin si l'expertise personnelle du contractant \u00e9tait essentielle<\/td><td class=\"has-text-align-left\" data-align=\"left\">Payez pour la partie utile r\u00e9alis\u00e9e<\/td><\/tr><tr><td class=\"has-text-align-left\" data-align=\"left\">607<\/td><td class=\"has-text-align-left\" data-align=\"left\">Sous-traitance autoris\u00e9e<\/td><td class=\"has-text-align-left\" data-align=\"left\">Votre entrepreneur reste responsable des sous-traitants<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<h2 id=\"defect-liability-in-thailand-one-year-or-five\" class=\"wp-block-heading\">Responsabilit\u00e9 pour vices en Tha\u00eflande : un an ou cinq<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">L'article 600 \u00e9tablit la r\u00e8gle par d\u00e9faut. Si le contrat ne stipule rien d'autre, l'entrepreneur est responsable des d\u00e9fauts qui apparaissent dans l'ann\u00e9e suivant la livraison. Ce d\u00e9lai passe \u00e0 cinq ans lorsque l'ouvrage est une construction sur un terrain, autre qu'en bois. Ainsi, votre villa en b\u00e9ton, votre immeuble commercial en ma\u00e7onnerie et votre tour en copropri\u00e9t\u00e9 b\u00e9n\u00e9ficient tous de cinq ans.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Deux choses \u00e0 ce sujet. Premi\u00e8rement, il s'agit d'une r\u00e8gle par d\u00e9faut. Votre contrat peut la raccourcir ou la prolonger, et la plupart des contrats bien r\u00e9dig\u00e9s le font. Deuxi\u00e8mement, la limitation ne s'applique pas du tout lorsque l'entrepreneur a dissimul\u00e9 le d\u00e9faut. La dissimulation remet tout en cause.<\/p>\n\n\n\n<h3 id=\"the-section-601-trap\" class=\"wp-block-heading\">Le pi\u00e8ge de l'article 601<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">C'est ici que les promoteurs \u00e9trangers perdent de bons recours. L'article 601 interdit toute action contre l'entrepreneur un an apr\u00e8s le jour o\u00f9 le malfa\u00e7on est apparue. Pas un an apr\u00e8s la fin de la garantie. Un an apr\u00e8s que le d\u00e9faut s'est manifest\u00e9.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Examinez cela \u00e0 la lumi\u00e8re de l'article 600. Vous b\u00e9n\u00e9ficiez peut-\u00eatre d'un d\u00e9lai de garantie de cinq ans. Mais si une fissure appara\u00eet la deuxi\u00e8me ann\u00e9e et que vous passez dix-huit mois \u00e0 n\u00e9gocier, votre r\u00e9clamation est caduque. Nous l'avons vu arriver \u00e0 des clients qui pensaient faire preuve de bonne foi.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Arr\u00eat de la Cour supr\u00eame n\u00b0 3612\/2560.<\/strong>&nbsp;La Cour a trac\u00e9 une limite qui a de la valeur pour vous. Le d\u00e9lai de prescription d'un an pr\u00e9vu \u00e0 l'article 601 ne s'applique qu'\u00e0 la situation vis\u00e9e \u00e0 l'article 600. Cela signifie un vice apparaissant apr\u00e8s que l'entrepreneur a livr\u00e9 un travail correct et complet lors de la r\u00e9ception des travaux. Il ne s'applique pas lorsque l'entrepreneur a mal construit d\u00e8s le d\u00e9part. Des mat\u00e9riaux inappropri\u00e9s ou un travail inf\u00e9rieur aux normes du m\u00e9tier ne rel\u00e8vent pas de l'article 601. Il s'agit l\u00e0 d'une action directe pour rupture de contrat.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Arr\u00eat de la Cour supr\u00eame n\u00b0 22850\/2555.<\/strong>&nbsp;M\u00eame principe, faits diff\u00e9rents. Une installation d'alimentation \u00e9lectrique par le rivage a mal fonctionn\u00e9. La Cour a jug\u00e9 que la r\u00e9clamation portait sur l'ex\u00e9cution d\u00e9fectueuse du contrat, et non sur des d\u00e9fauts de la chose au titre de l'article 601. Le d\u00e9lai de prescription g\u00e9n\u00e9ral de dix ans pr\u00e9vu \u00e0 l'article 193\/30 s'est donc appliqu\u00e9, et une r\u00e9clamation introduite neuf ans apr\u00e8s la livraison a \u00e9t\u00e9 jug\u00e9e recevable.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">La cons\u00e9quence pratique : la mani\u00e8re dont vous plaidez a une importance capitale. Pr\u00e9sentez la r\u00e9clamation comme un travail qui n'a jamais \u00e9t\u00e9 conforme au contrat, et vous disposez d'un d\u00e9lai de dix ans. Pr\u00e9sentez-la comme un vice apparu apr\u00e8s la r\u00e9ception des travaux, et vous vous trouvez dans une fen\u00eatre d'un an. Prenez conseil avant d'envoyer la mise en demeure.<\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th class=\"has-text-align-left\" data-align=\"left\">Type de sinistre<\/th><th class=\"has-text-align-left\" data-align=\"left\">Point<\/th><th class=\"has-text-align-left\" data-align=\"left\">Fonctionne \u00e0 partir de<\/th><th class=\"has-text-align-left\" data-align=\"left\">Source<\/th><\/tr><\/thead><tbody><tr><td class=\"has-text-align-left\" data-align=\"left\">Malfa\u00e7ons, travaux g\u00e9n\u00e9raux<\/td><td class=\"has-text-align-left\" data-align=\"left\">Garantie d'un an<\/td><td class=\"has-text-align-left\" data-align=\"left\">Livraison<\/td><td class=\"has-text-align-left\" data-align=\"left\">art. 600 du CCC<\/td><\/tr><tr><td class=\"has-text-align-left\" data-align=\"left\">D\u00e9fauts, structure sur terre (pas en bois)<\/td><td class=\"has-text-align-left\" data-align=\"left\">responsabilit\u00e9 de 5 ans<\/td><td class=\"has-text-align-left\" data-align=\"left\">Livraison<\/td><td class=\"has-text-align-left\" data-align=\"left\">art. 600 du CCC<\/td><\/tr><tr><td class=\"has-text-align-left\" data-align=\"left\">Action corrective<\/td><td class=\"has-text-align-left\" data-align=\"left\">1 an<\/td><td class=\"has-text-align-left\" data-align=\"left\">Le jour o\u00f9 le d\u00e9faut est apparu<\/td><td class=\"has-text-align-left\" data-align=\"left\">art. 601 du CCC<\/td><\/tr><tr><td class=\"has-text-align-left\" data-align=\"left\">Rupture de contrat, aucun d\u00e9lai particulier<\/td><td class=\"has-text-align-left\" data-align=\"left\">10 ans<\/td><td class=\"has-text-align-left\" data-align=\"left\">Lorsque le droit pouvait \u00eatre invoqu\u00e9<\/td><td class=\"has-text-align-left\" data-align=\"left\">CCC art. 193\/30<\/td><\/tr><tr><td class=\"has-text-align-left\" data-align=\"left\">Entrepreneur, ing\u00e9nieur ou architecte poursuivant en justice pour le paiement d'honoraires<\/td><td class=\"has-text-align-left\" data-align=\"left\">2 ans<\/td><td class=\"has-text-align-left\" data-align=\"left\">Quand les frais sont devenus exigibles<\/td><td class=\"has-text-align-left\" data-align=\"left\">CC art. 193\/34<\/td><\/tr><tr><td class=\"has-text-align-left\" data-align=\"left\">Vice cach\u00e9<\/td><td class=\"has-text-align-left\" data-align=\"left\">Aucune limite pour l'article 600<\/td><td class=\"has-text-align-left\" data-align=\"left\">Non applicable<\/td><td class=\"has-text-align-left\" data-align=\"left\">CC art. 600, derni\u00e8re clause<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<h3 id=\"acceptance-is-a-legal-event-not-a-formality\" class=\"wp-block-heading\">L'acceptation est un \u00e9v\u00e9nement juridique, et non une formalit\u00e9<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">L'article 597 dispose que si vous acceptez l'ouvrage sans r\u00e9serve, l'entrepreneur est d\u00e9gag\u00e9 de sa responsabilit\u00e9 pour retard de livraison. L'article 598 stipule que si vous acceptez, sans objection, un travail dont vous savez qu'il est d\u00e9fectueux, l'entrepreneur est disculp\u00e9. L'acceptation expresse compte, de m\u00eame que l'acceptation tacite, y compris le fait d'emm\u00e9nager.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">L'article 598 maintient deux choses en vie : les vices qui ne pouvaient raisonnablement pas \u00eatre d\u00e9couverts lors de la r\u00e9ception des travaux, et les vices que l'entrepreneur a activement dissimul\u00e9s. Tout le reste, vous y avez renonc\u00e9.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Point pratique.<\/strong>&nbsp;Never sign a clean handover certificate. Attach a snag list. Write &#8220;accepted subject to the attached list of defects and without waiver of any claim for delay&#8221; and have both parties sign the list. Take photographs the same day. That single paragraph has saved our clients seven-figure claims.<\/p>\n\n\n\n<h3 id=\"risk-of-loss-before-handover\" class=\"wp-block-heading\">Risque de perte avant la livraison<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Sections 603 and 604 allocate loss if the works are destroyed or damaged before proper delivery. If the contractor supplied the materials, the loss is his and no payment is due, unless your acts caused it. If you supplied the materials, the loss is yours.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Flood, fire, and storm are real risks in Thailand. Do not rely on the Code here. Specify a contractors all risks policy, name both parties as insured, and state who carries the deductible.<\/p>\n\n\n\n<h2 id=\"delay-and-termination-your-exits-under-thai-law\" class=\"wp-block-heading\">Retard et r\u00e9siliation : vos sorties en droit tha\u00eflandais<\/h2>\n\n\n\n<h3 id=\"terminating-for-delay\" class=\"wp-block-heading\">R\u00e9siliation pour retard<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Section 593 gives you three triggers. The contractor fails to start in reasonable time. Or he delays in breach of the contract. Or he delays so badly that it is already obvious he cannot finish on time, through no fault of yours. In any of those cases you can cancel immediately. You do not have to sit and wait for the completion date to pass.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Section 594 gives you the middle option. Say it becomes clear during the works that the result will be defective through the contractor&#8217;s fault. You can serve notice to rectify within a reasonable stated period. If he does not comply, you can bring in a third party to repair or complete, at his risk and expense.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Section 596 adds price relief. Late delivery entitles you to a reduction in the price. If time was of the essence in your contract, you can rescind outright.<\/p>\n\n\n\n<h3 id=\"terminating-at-will-under-section-605\" class=\"wp-block-heading\">R\u00e9siliation \u00e0 volont\u00e9 en vertu de l'article 605<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">This is the clause most foreign developers do not know exists. As long as the work is unfinished, you can terminate for any reason or none. The price is compensation to the contractor for the loss your termination causes.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Supreme Court Decision No. 857\/2567.<\/strong>&nbsp;A turnkey house building contract. The employers told the contractor to stop during instalment seven and paid that instalment in full. The Court held that this was an exercise of the Section 605 right to terminate at will, so compensation was owed. The parties then negotiated a post-termination settlement of THB 250,000, payable in five instalments. The Court held that this was an agreed measure of compensation, not a contractual penalty. So it was enforceable in full, with no judicial reduction.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Two lessons. First, telling a contractor to stop is a legal act with a price tag, even if you never used the word &#8220;terminate&#8221;. Second, a clean post-termination settlement agreement is worth having. Once framed as agreed compensation rather than a contractual penalty, the courts will enforce it as written.<\/p>\n\n\n\n<h3 id=\"what-value-of-work-done-means-on-termination\" class=\"wp-block-heading\">Ce que signifie \u201c valeur du travail effectu\u00e9 \u201d en cas de r\u00e9siliation<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">When a contract is rescinded, Section 391 paragraph one puts the parties back in their original positions. Work already performed cannot be unwound, so paragraph three requires payment of the value of that work.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Supreme Court Decision No. 2835\/2566.<\/strong>&nbsp;The Court awarded nothing for the contractor&#8217;s preparatory work because the employer could not use any of it. Formulations had been developed but kept secret, so the employer could not take them to another supplier. Work that delivers no transferable benefit to the employer is not &#8220;work done&#8221; you have to pay for.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Translate that to a building site. If your contractor walks at 40%, the value you owe is what you can actually use. Verified installed works, transferred materials, transferable drawings and approvals. Not his mobilisation cost, not his overhead, not his lost profit on the part he never built.<\/p>\n\n\n\n<h2 id=\"building-permits-and-the-building-control-act-b-e-2522\" class=\"wp-block-heading\">Permis de construire et loi sur le contr\u00f4le des b\u00e2timents de 2522 (BE)<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">The Building Control Act B.E. 2522 is the public law layer over your private contract. It is enforced by local authorities, and it is enforced hard.<\/p>\n\n\n\n<h3 id=\"the-permit-requirement\" class=\"wp-block-heading\">L'obligation de permis<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Section 21 prohibits construction, alteration, relocation, or demolition of a building in a designated controlled area without a building permit or the equivalent notification. Section 23 sets the documents: architectural drawings, structural calculations, and a programme, certified by a Thai-licensed engineer and architect. Local authority review commonly runs around 45 days.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Your permit covers the approved scope only. Change the height, add a floor, move the footprint, and you are building without a permit for that element. Permits also lapse if you do not commence within the statutory window, so do not sit on one while you arrange finance.<\/p>\n\n\n\n<h3 id=\"zoning-setbacks-and-elevation-limits\" class=\"wp-block-heading\">Zonage, marges de recul et limites de hauteur<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Ministerial regulations under the Act restrict what you can build by location. In coastal zones, the restrictions are severe. Koh Samui zoning bands limit building height and floor area by distance from the beach, with an absolute no-build strip closest to the water. On Phuket, construction is prohibited above a set elevation on the hillsides, whatever your title deed says.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">That last point deserves emphasis. Holding a&nbsp;<a href=\"https:\/\/www.thailawonline.com\/fr\/title-deeds-in-thailand\/\">chanote title deed<\/a>&nbsp;tells you who owns the land. It tells you nothing about whether you can build on it. Buyers conflate the two constantly.<\/p>\n\n\n\n<h3 id=\"enforcement\" class=\"wp-block-heading\">Application de la loi<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Local officials can issue stop-work orders and require rectification within a set period. Where a building cannot be brought into compliance, they can order partial or total demolition. Continuing breaches attract daily fines, and there is criminal exposure where non-compliance leads to structural failure or injury. In Bangkok and other urban centres, inspectors act without needing a court order first.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Point pratique.<\/strong>&nbsp;Never let the permit sit in the contractor&#8217;s name. It should be held by the landowner, or by the party with the registered right to build. That means a&nbsp;<a href=\"https:\/\/www.thailawonline.com\/fr\/lease-agreement-in-thailand\/\">bail enregistr\u00e9<\/a>&nbsp;ou un <a href=\"https:\/\/www.thailawonline.com\/fr\/glossary\/superficies-right\/\">superficie<\/a>. Get this wrong and a contractor dispute becomes a hostage situation. Our&nbsp;<a href=\"https:\/\/www.thailawonline.com\/fr\/due-diligence-in-thailand\/\">v\u00e9rification pr\u00e9alable de la propri\u00e9t\u00e9<\/a>&nbsp;checks catch this before money moves.<\/p>\n\n\n\n<h2 id=\"can-a-foreigner-own-a-construction-company-in-thailand\" class=\"wp-block-heading\">Un \u00e9tranger peut-il poss\u00e9der une entreprise de construction en Tha\u00eflande ?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Mostly not, without a licence. Construction appears at List 3(10) of the&nbsp;<a href=\"https:\/\/www.thailawonline.com\/fr\/foreign-business-act\/\">Loi sur les entreprises \u00e9trang\u00e8res BE 2542<\/a>, in the schedule of businesses Thai nationals &#8220;are not yet ready to compete&#8221; in. A company with 50% or more foreign shareholding is treated as foreign and needs a <a href=\"https:\/\/www.thailawonline.com\/fr\/glossary\/foreign-business-licence\/\">foreign business licence<\/a> from the Department of Business Development.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">List 3(10) carves out two exceptions. The first covers construction providing basic public services in public utilities or transport. It must require special tools, machinery, technology, or construction expertise. And the foreigner&#8217;s minimum capital must be THB 500 million or more. The second is any other category of construction prescribed by ministerial regulation.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Note what the exception does not cover. A foreign-majority company building villas, condominiums, hotels, or commercial premises falls squarely inside the restriction.<\/p>\n\n\n\n<h3 id=\"architecture-and-engineering-are-separately-restricted\" class=\"wp-block-heading\">L'architecture et l'ing\u00e9nierie font l'objet de restrictions distinctes<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">List 3(8) covers architecture services. List 3(9) covers engineering services. These are separate line items from construction, and each business line needs its own approval. A licence to provide architectural services does not let you carry out engineering work.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">On top of that, engineering and architecture are licensed professions. Design documents submitted for a building permit must be certified by a professional licensed in Thailand. Foreign nationals cannot practise as licensed engineers or architects here. In practice, a firm in these fields needs licensed Thai professionals in place. Foreign staff on site need <a href=\"https:\/\/www.thailawonline.com\/fr\/glossary\/work-permit\/\">permis de travail<\/a> before they do anything.<\/p>\n\n\n\n<h3 id=\"how-projects-are-usually-structured\" class=\"wp-block-heading\">Comment les projets sont g\u00e9n\u00e9ralement structur\u00e9s<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Thai majority company.<\/strong>&nbsp;The common route. Watch the <a href=\"https:\/\/www.thailawonline.com\/fr\/glossary\/nominee\/\">candidat<\/a> shareholding rules carefully, and document genuine Thai investment.<\/li>\n\n\n\n<li><strong>BOI promotion.<\/strong>&nbsp;Board of Investment promotion can relieve foreign shareholding limits for qualifying activities. Civil engineering and architectural services remain restricted under a Trade and Investment Support Office.<\/li>\n\n\n\n<li><strong>Split contracts.<\/strong>&nbsp;Standard on EPC projects. Offshore supply and engineering sit in one contract, onshore construction in another, with a wrap-around agreement. The onshore entity must hold the right licences, or engage a licensed Thai subcontractor to certify the engineering.<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Getting the vehicle right is a&nbsp;<a href=\"https:\/\/www.thailawonline.com\/fr\/business-law-in-thailand\/\">corporate structuring<\/a>&nbsp;exercise, not a construction one. Do it before you sign anything.<\/p>\n\n\n\n<h2 id=\"resolving-construction-disputes-in-thailand\" class=\"wp-block-heading\">R\u00e8glement des litiges de construction en Tha\u00eflande<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">There is no specialist construction court in Thailand and no statutory adjudication. Your dispute goes to the general civil courts, to arbitration, or to mediation. Choose in the contract, before anything goes wrong.<\/p>\n\n\n\n<h3 id=\"thai-courts\" class=\"wp-block-heading\">tribunaux tha\u00eflandais<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Construction claims are filed in the general civil court with territorial jurisdiction over the defendant or over the place where the cause of action arose. Proceedings are conducted in Thai. Every foreign-language document needs a certified translation, and your foreign witnesses give evidence through an interpreter.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A first instance judgment typically takes six months to two years. There are three tiers: Court of First Instance, Court of Appeal, and Supreme Court. Either party can appeal, so budget for the full run.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The burden of proving defects, causation, and quantum sits with the employer. That almost always means independent expert reports. Thai courts accept expert evidence and it is standard in technical cases. Start building that record on site, not after the writ.<\/p>\n\n\n\n<h3 id=\"arbitration-tai-and-thac\" class=\"wp-block-heading\">Arbitrage : TAI et THAC<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Arbitration runs under the Arbitration Act B.E. 2545, which follows the UNCITRAL Model Law. Thailand has been a party to the New York Convention since 1959, subject to the usual reciprocity and commercial reservations. Foreign awards are enforceable here unless they offend Thai public policy or fall within the narrow statutory grounds. An award set aside at its seat will not be enforced.<\/p>\n\n\n\n<p>If you are holding an award and need to collect against a Thai counterparty, our guide to <a href=\"https:\/\/www.thailawonline.com\/fr\/enforcing-foreign-judgments-awards-thailand\/\">l'ex\u00e9cution d'un jugement \u00e9tranger ou d'une sentence arbitrale en Tha\u00eflande<\/a> covers the petition, the three-year window and the grounds on which a Thai court can still refuse.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>TAI<\/strong>, the Thai Arbitration Institute, was established in 1989 under the Office of the Judiciary. It is government funded and charges no administrative fee. You pay only the actual costs of the proceedings, principally the arbitrators. Its practice is well understood by the Thai courts. Proceedings run in Thai or English.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>THAC<\/strong>, the Thailand Arbitration Center, has operated under the Ministry of Justice since 2015. It is built for cross-border users, charges administrative fees, supports bilingual proceedings, and runs a small claims track for disputes under THB 35 million.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Two limits worth knowing. You cannot contract out of the statutory rights to challenge or appeal an award. Such clauses are void on public policy grounds. And third-party litigation funding is not accepted in Thailand, so do not build a claim strategy around it.<\/p>\n\n\n\n<h2 id=\"understanding-construction-law-in-thailand\" class=\"wp-block-heading\">Comprendre le droit de la construction en Tha\u00eflande<\/h2>\n\n\n\n<h3 id=\"mediation\" class=\"wp-block-heading\">M\u00e9diation<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Court-annexed mediation is available before or during proceedings. Pre-action mediation carries no court fee and suspends the limitation period. A successful mediation becomes a consent judgment, immediately enforceable and valid for ten years. If it fails, you get a 60-day extension on the limitation period.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Out-of-court mediation runs under the Dispute Mediation Act and is limited in scope. Thailand has not adopted the Singapore Convention on Mediation. So parties convert a settlement into a consent award or a consent judgment to make it enforceable.<\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th class=\"has-text-align-left\" data-align=\"left\"><\/th><th class=\"has-text-align-left\" data-align=\"left\">tribunaux tha\u00eflandais<\/th><th class=\"has-text-align-left\" data-align=\"left\">TAI arbitration<\/th><th class=\"has-text-align-left\" data-align=\"left\">THAC arbitration<\/th><th class=\"has-text-align-left\" data-align=\"left\">Court mediation<\/th><\/tr><\/thead><tbody><tr><th class=\"has-text-align-left\" data-align=\"left\">Langue<\/th><td class=\"has-text-align-left\" data-align=\"left\">Tha\u00ef uniquement<\/td><td class=\"has-text-align-left\" data-align=\"left\">Thai or English<\/td><td class=\"has-text-align-left\" data-align=\"left\">Thai or English<\/td><td class=\"has-text-align-left\" data-align=\"left\">tha\u00eflandais<\/td><\/tr><tr><th class=\"has-text-align-left\" data-align=\"left\">Typical duration<\/th><td class=\"has-text-align-left\" data-align=\"left\">6 months to 2 years at first instance, plus appeals<\/td><td class=\"has-text-align-left\" data-align=\"left\">Faster, single tier<\/td><td class=\"has-text-align-left\" data-align=\"left\">Faster, single tier<\/td><td class=\"has-text-align-left\" data-align=\"left\">Weeks<\/td><\/tr><tr><th class=\"has-text-align-left\" data-align=\"left\">Institutional fee<\/th><td class=\"has-text-align-left\" data-align=\"left\">Court filing fees<\/td><td class=\"has-text-align-left\" data-align=\"left\">None, actual costs only<\/td><td class=\"has-text-align-left\" data-align=\"left\">Administrative fee plus costs<\/td><td class=\"has-text-align-left\" data-align=\"left\">None for pre-action<\/td><\/tr><tr><th class=\"has-text-align-left\" data-align=\"left\">Appeal layers<\/th><td class=\"has-text-align-left\" data-align=\"left\">Three tiers<\/td><td class=\"has-text-align-left\" data-align=\"left\">Limited challenge only<\/td><td class=\"has-text-align-left\" data-align=\"left\">Limited challenge only<\/td><td class=\"has-text-align-left\" data-align=\"left\">Non applicable<\/td><\/tr><tr><th class=\"has-text-align-left\" data-align=\"left\">Cross-border enforcement<\/th><td class=\"has-text-align-left\" data-align=\"left\">Depends on treaty and reciprocity<\/td><td class=\"has-text-align-left\" data-align=\"left\">New York Convention<\/td><td class=\"has-text-align-left\" data-align=\"left\">New York Convention<\/td><td class=\"has-text-align-left\" data-align=\"left\">Needs conversion to judgment or award<\/td><\/tr><tr><th class=\"has-text-align-left\" data-align=\"left\">Id\u00e9al pour<\/th><td class=\"has-text-align-left\" data-align=\"left\">Domestic parties, urgent injunctive relief<\/td><td class=\"has-text-align-left\" data-align=\"left\">Thai-law projects wanting court-familiar procedure<\/td><td class=\"has-text-align-left\" data-align=\"left\">Cross-border projects, international counsel<\/td><td class=\"has-text-align-left\" data-align=\"left\">Preserving the commercial relationship<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<p class=\"wp-block-paragraph\">Our view, after twenty years of these files: for a foreign-funded project of any size, arbitrate. Put a multi-tiered clause in the contract. Senior executive negotiation, then mediation, then arbitration seated in Bangkok under THAC or TAI rules, in English. If you want to understand the litigation alternative first, read our note on&nbsp;<a href=\"https:\/\/www.thailawonline.com\/fr\/what-to-know-before-you-go-to-court-in-thailand\/\">what to expect before going to court in Thailand<\/a>.<\/p>\n\n\n\n<h2 id=\"contract-security-bonds-retention-and-what-to-insist-on\" class=\"wp-block-heading\">S\u00e9curit\u00e9 des contrats : garanties, retenues et \u00e9l\u00e9ments \u00e0 exiger<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Thailand has no compulsory standard form for private work. Public projects must use the standard agreement issued under the Public Procurement and Supplies Administration Act B.E. 2560, and contractors generally cannot alter significant terms without approval from the Office of the Attorney General. Private developments are a free market. You draft what you can negotiate.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">FIDIC forms do get used on larger and internationally financed projects. But the Dispute Adjudication Board mechanism at the heart of FIDIC is not a functioning interim route in Thailand. If amicable discussion fails, you go straight to court or arbitration. Treat the DAB clauses as something to be adapted, not imported.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Security instruments in normal use:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Bid bond.<\/strong>&nbsp;Protects you during tender if the winning bidder refuses to sign.<\/li>\n\n\n\n<li><strong>Performance bond.<\/strong>&nbsp;Bank guarantee during the contract term, typically 5% to 10% of contract value. On-demand wording is worth fighting for.<\/li>\n\n\n\n<li><strong>Retention.<\/strong>&nbsp;Standard practice, usually 5% to 10% of each payment, released in stages after handover and at the end of the defects period. Section 599 gives you a statutory right to withhold remuneration for delay or defective delivery, unless the contractor provides proper security. Retention is how you make that right practical.<\/li>\n\n\n\n<li><strong>Advance payment guarantee.<\/strong>&nbsp;If you are funding mobilisation, get a bank guarantee for the full advance, reducing as the advance is recovered.<\/li>\n\n\n\n<li><strong>Parent company guarantee.<\/strong>&nbsp;Useful where the contracting entity is thinly capitalised. Common in Thailand, and often the only meaningful covenant.<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Point pratique.<\/strong>&nbsp;Check who the contracting entity actually is. Thai construction groups often contract through small subsidiaries. Run a company search, look at registered capital and filed financials, and price the risk accordingly. Supreme Court Decision No. 1471\/2564 involved a contractor who signed a construction contract while personally bankrupt and concealed it. Verification is cheap. Recovery is not.<\/p>\n\n\n\n<h2 id=\"the-draft-construction-payment-law-what-is-coming\" class=\"wp-block-heading\">Le projet de loi sur les paiements dans la construction : ce qui vous attend<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">As at September 2026 there is no statutory security of payment regime in Thailand. Pay-when-paid clauses in subcontracts are enforceable under freedom of contract. The result is familiar: cash stops at the top of the chain and the pain lands on subcontractors.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A draft bill on the settlement of disputes relating to payment under construction contracts exists, but it has stalled. The Thailand Arbitration Center drafted it and put it to the responsible agencies in December 2023. The Ministry of Justice did not take it forward. Its reasons, reported in the Nitisarn Journal (Vol. 2 No. 1, 2025) from the Ministry&#8217;s letter of 24 January 2024, were that construction work is hire of work under Title VII of the Civil and Commercial Code and is therefore already governed, that parties wanting a faster route already have the Arbitration Act B.E. 2545 and the Dispute Mediation Act B.E. 2562, and that the impact assessment lacked the substance needed to justify a separate Act. The bill has not been enacted and has never gone to public consultation: checked in September 2026, the government&#8217;s central legal system at law.go.th carries no hearing on it. If it is revived in its present shape, the effects would be significant:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>It applies to written construction contracts, including consultancy agreements, where works are performed wholly or partly in Thailand. Choice of foreign governing law will not switch it off.<\/li>\n\n\n\n<li>Clauses attempting to contract out of it are void.<\/li>\n\n\n\n<li>Pay-when-paid clauses are prohibited, along with terms making payment contingent on the owner&#8217;s funding.<\/li>\n\n\n\n<li>A statutory right to refer payment disputes to adjudication, with an award targeted at around 40 days.<\/li>\n\n\n\n<li>Payment within 15 days of the award, with no appeal against the payment obligation. The award binds but is not final, so court or arbitration can still follow.<\/li>\n\n\n\n<li>An unpaid creditor may suspend works in proportion to the unpaid amount for up to 30 days.<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">If you are drafting a long-programme contract, build in a review mechanism. A payment regime that voids your subcontract terms mid-project is not something you want to discover late.<\/p>\n\n\n\n<h2 id=\"protecting-a-construction-project-in-thailand-a-practical-sequence\" class=\"wp-block-heading\">Prot\u00e9ger un projet de construction en Tha\u00eflande : une s\u00e9quence pratique<\/h2>\n\n\n\n<ol class=\"wp-block-list\">\n<li><strong>Confirm you can build before you buy.<\/strong>&nbsp;Zoning, setbacks, elevation limits, environmental assessment triggers. Title is not permission.<\/li>\n\n\n\n<li><strong>Fix the ownership vehicle.<\/strong>&nbsp;Land, structure, and the right to build may sit in different hands. Superficies or a registered lease gives the foreign party a real right in the building.<\/li>\n\n\n\n<li><strong>Hold the permit yourself.<\/strong>&nbsp;Landowner or holder of the registered right to build. Never the contractor.<\/li>\n\n\n\n<li><strong>Contract in writing, bilingually.<\/strong>&nbsp;Name the controlling language. If Thai controls, get your own translation before signing, not after.<\/li>\n\n\n\n<li><strong>Define acceptance.<\/strong>&nbsp;Say what completion means, what documents accompany it, and that occupation does not amount to acceptance. Section 598 makes this critical.<\/li>\n\n\n\n<li><strong>Price the programme.<\/strong>&nbsp;Milestones tied to verified physical progress, liquidated damages for delay, and a written variation procedure with no verbal instructions.<\/li>\n\n\n\n<li><strong>Take security.<\/strong>&nbsp;Performance bond, retention, advance payment guarantee, parent guarantee where the covenant is weak.<\/li>\n\n\n\n<li><strong>Insure properly.<\/strong>&nbsp;Contractors all risks, third-party liability, both parties named. Sections 603 and 604 will not rescue you.<\/li>\n\n\n\n<li><strong>Document everything.<\/strong>&nbsp;Site diaries, dated photographs, written instructions, minuted meetings. You will be proving causation later.<\/li>\n\n\n\n<li><strong>Act inside the clock.<\/strong>&nbsp;The moment a defect appears, diarise the Section 601 date and take advice. Negotiation does not stop time running.<\/li>\n<\/ol>\n\n\n\n<h2 id=\"frequently-asked-questions\" class=\"wp-block-heading\">Foire aux questions<\/h2>\n\n\n<div id=\"rank-math-faq\" class=\"rank-math-block\">\n<div class=\"rank-math-list\">\n<div id=\"faq-question-1785458385284\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question\">Est-ce qu'un contrat de construction en Tha\u00eflande doit \u00eatre \u00e9crit ?<\/h3>\n<div class=\"rank-math-answer\">\n\n<p>Non. Un contrat de louage d'ouvrage est valable m\u00eame s'il est verbal. Mais vous aurez du mal \u00e0 prouver la port\u00e9e, le prix et le programme sans document \u00e9crit. Mettez-le toujours par \u00e9crit.<\/p>\n\n<\/div>\n<\/div>\n<div id=\"faq-question-1785458387414\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question\">Combien de temps un entrepreneur est-il responsable des malfa\u00e7ons en Tha\u00eflande ?<\/h3>\n<div class=\"rank-math-answer\">\n\n<p>L'article 600 accorde un d\u00e9lai d'un an \u00e0 compter de la livraison pour les travaux g\u00e9n\u00e9raux. Il accorde cinq ans pour un ouvrage b\u00e2ti sur un terrain, \u00e0 moins qu'il ne s'agisse d'un b\u00e2timent en bois. Votre contrat peut fixer un d\u00e9lai diff\u00e9rent.<\/p>\n\n<\/div>\n<\/div>\n<div id=\"faq-question-1785458408614\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question\">Combien de temps ai-je pour poursuivre mon entrepreneur apr\u00e8s l'apparition d'un d\u00e9faut ?<\/h3>\n<div class=\"rank-math-answer\">\n\n<p>L'article 601 interdit toute action intent\u00e9e un an apr\u00e8s l'apparition du vice. Ce d\u00e9lai commence \u00e0 courir lorsque le vice se manifeste, et non \u00e0 l'expiration de la garantie. Le manqu\u00e9 de le respecter ne vous sauvera pas, m\u00eame si le d\u00e9lai de cinq ans pr\u00e9vu \u00e0 l'article 600 s'applique.<\/p>\n\n<\/div>\n<\/div>\n<div id=\"faq-question-1785458420747\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question\">Puis-je annuler un contrat de construction en Tha\u00eflande si je change d'avis ?<\/h3>\n<div class=\"rank-math-answer\">\n\n<p>Oui. L'article 605 vous permet de r\u00e9silier \u00e0 tout moment avant que les travaux ne soient termin\u00e9s. Vous devez indemniser l'entrepreneur pour la perte que votre r\u00e9siliation occasionne.<\/p>\n\n<\/div>\n<\/div>\n<div id=\"faq-question-1785458423031\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question\">Un \u00e9tranger peut-il poss\u00e9der une entreprise de construction en Tha\u00eflande ?<\/h3>\n<div class=\"rank-math-answer\">\n\n<p>La construction est restreinte en vertu de la liste 3(10) de la loi sur les entreprises \u00e9trang\u00e8res de B.E. 2542 (1999). Une soci\u00e9t\u00e9 \u00e0 majorit\u00e9 \u00e9trang\u00e8re a besoin d'une licence d'entreprise \u00e9trang\u00e8re, ou d'un capital minimum de 500 millions de THB pour les travaux d'infrastructure publique \u00e9ligibles.<\/p>\n\n<\/div>\n<\/div>\n<div id=\"faq-question-1785458453314\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question\">L'arbitrage est-il pr\u00e9f\u00e9rable au tribunal pour un litige de construction en Tha\u00eflande ?<\/h3>\n<div class=\"rank-math-answer\">\n\n<p>G\u00e9n\u00e9ralement oui pour les projets transfrontaliers. L'arbitrage peut se d\u00e9rouler en anglais et les sentences circulent en vertu de la Convention de New York. Les proc\u00e9dures judiciaires tha\u00eflandaises se d\u00e9roulent en tha\u00ef et passent par trois degr\u00e9s de juridiction.<\/p>\n\n<\/div>\n<\/div>\n<div id=\"faq-question-1785458467881\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question\">Les clauses de type \u00ab payer quand pay\u00e9 \u00bb sont-elles ex\u00e9cutoires en Tha\u00eflande ?<\/h3>\n<div class=\"rank-math-answer\">\n\n<p>Pour l'instant, oui. Il n'y a pas de r\u00e9gime l\u00e9gal de s\u00e9curit\u00e9 des paiements en vigueur. Un projet de loi sur les paiements dans la construction annulerait ces clauses, mais il n'a pas \u00e9t\u00e9 promulgu\u00e9.<\/p>\n\n<\/div>\n<\/div>\n<div id=\"faq-question-1785458482181\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question\">Qui fait la demande de permis de construire, moi ou mon entrepreneur ?<\/h3>\n<div class=\"rank-math-answer\">\n\n<p>Le permis doit rester entre les mains du propri\u00e9taire terrien ou de la partie d\u00e9tenant le droit de construire enregistr\u00e9. Ne le laissez pas au contractant. Si la relation se d\u00e9t\u00e9riore, votre permis s'en ira.<\/p>\n\n<\/div>\n<\/div>\n<div id=\"faq-question-1785458494648\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question\">Et si les travaux de mon voisin endommagent mon b\u00e2timent ?<\/h3>\n<div class=\"rank-math-answer\">\n\n<p>Il s'agit d'une action en responsabilit\u00e9 d\u00e9lictuelle au titre de l'article 420, et non d'une action en responsabilit\u00e9 contractuelle. Dans l'arr\u00eat de la Cour supr\u00eame n\u00b0 4269\/2565, une \u00e9cole a obtenu gain de cause contre un promoteur immobilier dont les travaux de battage de pieux et de d\u00e9molition avaient endommag\u00e9 ses b\u00e2timents.<\/p>\n\n<\/div>\n<\/div>\n<div id=\"faq-question-1785458531548\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question\">Puis-je refuser de payer si le travail est d\u00e9fectueux ?<\/h3>\n<div class=\"rank-math-answer\">\n\n<p>Oui. L'article 599 vous permet de retenir la r\u00e9mun\u00e9ration en cas de livraison tardive ou d\u00e9fectueuse. L'entrepreneur peut la d\u00e9bloquer en fournissant une garantie appropri\u00e9e \u00e0 la place.<\/p>\n\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n\n\n<h3 id=\"are-pay-when-paid-clauses-enforceable-in-thailand\" class=\"wp-block-heading\">Comment ThaiLawOnline peut vous aider<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">We have practised in Thailand for 20 years, and construction files are among the most document-heavy we handle. What decides them is rarely a clever legal argument. It is whether the paperwork was right before the trouble started.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">We draft and review bilingual construction and design contracts. We run&nbsp;<a href=\"https:\/\/www.thailawonline.com\/fr\/due-diligence-in-thailand\/\">pre-purchase and pre-construction due diligence<\/a>. We structure ownership so the foreign investor holds a real right in the building. And we act in&nbsp;<a href=\"https:\/\/www.thailawonline.com\/fr\/what-to-know-before-you-go-to-court-in-thailand\/\">litiges civils<\/a>&nbsp;ET&nbsp;<a href=\"https:\/\/www.thailawonline.com\/fr\/business-law-in-thailand\/\">business litigation<\/a>&nbsp;when a project goes wrong. Our&nbsp;<a href=\"https:\/\/www.thailawonline.com\/fr\/condo-lawyer-in-thailand\/\">property law team<\/a>&nbsp;handles the land side, from&nbsp;<a href=\"https:\/\/www.thailawonline.com\/fr\/title-deeds-in-thailand\/\">title deed verification<\/a>&nbsp;\u00e0&nbsp;<a href=\"https:\/\/www.thailawonline.com\/fr\/buying-a-house-in-thailand\/\">buying or building a house in Thailand<\/a>.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">If a defect has already appeared, do not wait.&nbsp;<a href=\"https:\/\/www.thailawonline.com\/fr\/book-consultation\/\">Prendre rendez-vous pour une consultation<\/a>&nbsp;ou&nbsp;<a href=\"https:\/\/www.thailawonline.com\/fr\/contact-thailawonline\/\">Contactez-nous<\/a>&nbsp;and we will tell you where you stand on the clock.<\/p>\n\n\n\n<h2 id=\"key-takeaways\" class=\"wp-block-heading\">Points cl\u00e9s \u00e0 retenir<\/h2>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Thailand has no construction statute. Your build runs on hire of work rules at Sections 587 to 607 of the Civil and Commercial Code.<\/li>\n\n\n\n<li>Section 600 gives five years of defect liability for structures on land, one year for everything else, unless your contract says otherwise.<\/li>\n\n\n\n<li>Section 601 bars your claim one year after the defect appeared. It is the deadline foreign developers miss most.<\/li>\n\n\n\n<li>How you characterise the claim changes the limitation period. Defective workmanship pleaded as breach of contract can carry ten years under Section 193\/30.<\/li>\n\n\n\n<li>Accepting work without a written reservation waives delay claims and patent defects under Sections 597 and 598.<\/li>\n\n\n\n<li>Section 605 lets you walk away at any time, but you pay for it.<\/li>\n\n\n\n<li>The Building Control Act B.E. 2522 requires a permit for the exact approved scope, with locally specific zoning, setback, and elevation limits.<\/li>\n\n\n\n<li>Construction is restricted under List 3(10) of the Foreign Business Act, and engineering and architecture are separately restricted and separately licensed.<\/li>\n\n\n\n<li>There is no adjudication regime yet. A draft payment bill would change that and would void pay-when-paid clauses.<\/li>\n\n\n\n<li>For cross-border projects, arbitrate. Awards travel under the New York Convention. Thai court proceedings do not run in English.<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><a href=\"https:\/\/www.ocs.go.th\/\" target=\"_blank\" rel=\"noopener\">Better regulation for better life<\/a><\/li>\n<\/ul>","protected":false},"excerpt":{"rendered":"<p>A client called us from Phuket last year. His villa was 70% built. The contractor had stopped work. He was [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":3113,"parent":0,"menu_order":0,"comment_status":"closed","ping_status":"closed","template":"","meta":{"pmpro_default_level":"","site-sidebar-layout":"default","site-content-layout":"","ast-site-content-layout":"default","site-content-style":"default","site-sidebar-style":"default","ast-global-header-display":"","ast-banner-title-visibility":"","ast-main-header-display":"","ast-hfb-above-header-display":"","ast-hfb-below-header-display":"","ast-hfb-mobile-header-display":"","site-post-title":"","ast-breadcrumbs-content":"","ast-featured-img":"","footer-sml-layout":"","ast-disable-related-posts":"","theme-transparent-header-meta":"","adv-header-id-meta":"","stick-header-meta":"","header-above-stick-meta":"","header-main-stick-meta":"","header-below-stick-meta":"","astra-migrate-meta-layouts":"default","ast-page-background-enabled":"default","ast-page-background-meta":{"desktop":{"background-color":"var(--ast-global-color-5)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"tablet":{"background-color":"","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"mobile":{"background-color":"","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""}},"ast-content-background-meta":{"desktop":{"background-color":"var(--ast-global-color-4)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"tablet":{"background-color":"var(--ast-global-color-4)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"mobile":{"background-color":"var(--ast-global-color-4)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""}},"footnotes":"","rank_math_focus_keyword":"Construction Law in Thailand","rank_math_title":"Construction Law in Thailand : Contracts and Disputes","rank_math_description":"A client in Phuket faced issues as his villa was 70% built when the contractor halted work. Understand the complexities of Construction Law in Thailand.","rank_math_breadcrumb_title":"Construction Law in Thailand"},"class_list":["post-3112","page","type-page","status-publish","has-post-thumbnail","hentry","pmpro-has-access"],"_links":{"self":[{"href":"https:\/\/www.thailawonline.com\/fr\/wp-json\/wp\/v2\/pages\/3112","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.thailawonline.com\/fr\/wp-json\/wp\/v2\/pages"}],"about":[{"href":"https:\/\/www.thailawonline.com\/fr\/wp-json\/wp\/v2\/types\/page"}],"author":[{"embeddable":true,"href":"https:\/\/www.thailawonline.com\/fr\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/www.thailawonline.com\/fr\/wp-json\/wp\/v2\/comments?post=3112"}],"version-history":[{"count":16,"href":"https:\/\/www.thailawonline.com\/fr\/wp-json\/wp\/v2\/pages\/3112\/revisions"}],"predecessor-version":[{"id":6794,"href":"https:\/\/www.thailawonline.com\/fr\/wp-json\/wp\/v2\/pages\/3112\/revisions\/6794"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/www.thailawonline.com\/fr\/wp-json\/wp\/v2\/media\/3113"}],"wp:attachment":[{"href":"https:\/\/www.thailawonline.com\/fr\/wp-json\/wp\/v2\/media?parent=3112"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}