August 31, 2021 - Reading time: 7 minutes
Updated: July 5, 2025

Thailand has long been a top choice for foreign investors looking to buy property, thanks to its tropical climate and beautiful landscapes. However, the Thai real estate market is also known for property scams targeting unsuspecting buyers. Whether you’re interested in buying a condo in Bangkok, a villa in Phuket, or land for development, it’s vital to understand the local laws, potential pitfalls, and the scams that can cost you thousands. This guide will help you avoid property scams in Thailand and make informed decisions when investing in Thai real estate.

At Bangkok Investigators, we specialise in protecting foreign buyers from fraud and shady practices in the Thai property market. While we don’t sell property ourselves, our background checks and surveillance services can help you vet developers, sellers, and agents before you commit to any purchase.

1. Do Your Due Diligence Before Buying Property in Thailand

Before signing any contract, thorough due diligence is essential. This includes verifying the property’s ownership, confirming clean land titles, and checking that there are no encumbrances or legal issues. Hire an independent property lawyer in Thailand who specialises in real estate law to help you navigate the process. Our background check services can also confirm whether the seller, developer, or real estate agent is legitimate and has a reliable track record in the Thai property market.

2. Be Wary of Off-Plan Property Developments in Thailand

Buying off-plan property in Thailand — that is, purchasing before construction is complete — is popular but risky. Many buyers have been left with unfinished or abandoned projects. Always investigate the developer’s history and financial stability. We can help you conduct thorough due diligence on off-plan developments in Thailand, including checking project permits, funding sources, and developer reputation.

Photo: The infamous Waterfront Suites condominium in Pattaya has remained derelict for over six years after construction was halted due to violations of approved building designs. It’s just one of many unfinished projects across the area — a reminder of the risks involved in off-plan investments.

3. Always Use a Reputable Thai Property Lawyer

Thai property laws can be complex and are often different from what foreign buyers are used to. Always hire an independent Thai property lawyer, not one recommended by the seller or developer. A good lawyer will ensure your contracts are legally sound and protect you from scams. We also recommend verifying your lawyer’s credentials through a background check to ensure they are qualified and reputable.

4. Avoid Nominee Ownership Schemes When Buying Land in Thailand

Foreigners cannot legally own land outright in Thailand. Some try to bypass this law using nominee structures — setting up a Thai company with local shareholders. However, this is often illegal if it’s purely to hold property. If discovered, it could result in property seizure. Instead, consider legal alternatives like long-term leases or buying a condo in a freehold development, which foreigners are allowed to own. Our team can advise on these legal structures and perform background checks on any nominees or companies involved.

5. Watch Out for Developers Promising Guaranteed Rental Returns

Some developers in Thailand lure buyers with promises of guaranteed rental returns. While these offers sound attractive, they’re often too good to be true. Check who is backing the guarantee, and whether it’s legally documented. We can investigate these developers, their financial records, and any history of defaulting on payments to help you avoid investment scams in Thailand’s property market.

6. Check the Property’s Utilities and Management Clauses

Some developers retain control over essential services like water, electricity, and maintenance fees, using them as a revenue stream. Before buying, ensure the contract clearly defines who controls utilities and common areas. Speak to current owners or tenants, and review maintenance fees carefully. Our background checks can also reveal if the developer or management company has a history of disputes or mismanagement.

7. Research the Local Area Thoroughly

Don’t rely solely on glossy brochures. Visit the property during different times of day and in different weather. Flooding during the rainy season is a real concern in Thailand, as are noisy construction projects that could affect your quality of life. Talk to local residents and check with local authorities about planned infrastructure developments that could impact property values.

Photo: Thailand experiences significant rainfall during the wet season. Be sure to investigate how well the infrastructure in your chosen area handles flooding and drainage.

8. Always Get a Signed Deposit Receipt or Contract

If you’re paying a deposit, get a properly signed receipt or contract that clearly outlines the amount, purpose, and conditions. Take photos of the transaction and the person receiving the payment. Without proper documentation, you may have little recourse if the seller denies receiving the deposit — a common scam in Thailand’s property market.

9. Talk to Local Residents Before Buying Property

Speaking with people who already live in the area can provide invaluable insights. Locals can warn you about shady developers, ongoing disputes, or hidden problems that no agent will tell you. This step is often overlooked but can be one of the most effective ways to avoid property scams in Thailand.

10. Use Our Background Check Services to Protect Your Investment

We specialise in thorough background checks in Thailand for real estate buyers. Whether you’re dealing with a developer, real estate agent, or contractor, we can help you verify their legitimacy and ensure they have no hidden problems. We also offer discreet surveillance services to help you monitor suspicious behaviour or gather evidence if you suspect fraud.

Conclusion

Investing in property in Thailand can be rewarding — but it’s crucial to protect yourself from scams. With the right approach and thorough background checks, you can make smart and safe property investments in Thailand. For more information, or to book a background check on any property developer, real estate agent, or lawyer, contact us at Bangkok Investigators.

Also, don’t miss our recent article on a new legal change affecting property leases in Thailand: Thailand Bans 90-Year Property Leases – What Expats Must Know.

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• Avoid Thai Girlfriend Scams: Tips from Private Investigators

August 27, 2021 - Reading time: 10 minutes
Updated: June 8, 2024

Many foreigners that decide to relocate to Thailand will take the step of hiring a Thai nanny or housekeeper/maid. The cost of labour in Thailand is generally lower than in Western countries, and this is especially true for menial work. Hiring a nanny or housekeeper here, to help look after children, or for help with housework, is an affordable luxury for many expatriates.

Allowing a stranger into your home, and trusting them with your children or belongings is a big deal for many people. As a detective agency, we are occasionally asked to investigate thefts which were thought to have been committed by domestic workers. As such, we have put together this article on hiring nannies, housekeepers or maids, with a focus on safety and diligence.

Salary for a nanny or housekeeper/maid in Thailand

How much does it cost to hire a nanny/housekeeper or maid? When hiring staff in Thailand, you will obviously need to pay them at least the minimum wage, which varies depending upon the Thai province you are based in. A housekeeper would typically earn slightly more than the minimum wage, and salaries for nannies are understandably higher, depending on the duties you require them for.

If your nanny is looking after a new born, then expect to pay them a higher salary than if they are tending to older children. It’s also normal for English speaking workers to come with a slightly higher price tag.

Although there are many variables at play when hiring domestic workers, the following chart can help to act as a rough guide: 

Many factors can influence salaries, such as the area of Thailand you are in, as well as your worker’s past experience, the duties they will be expected to carry out, and the level of English spoken by them.

Where to find a nanny or housekeeper/maid in Thailand?

Many of our clients that come to us for employment background checks decide to find a nanny or housekeeper themselves, rather than using an agency to act as a middleman. Hiring workers directly can help to cut out agency fees and ensure that your worker receives fair compensation for their work.

One of the most popular methods used by our clients to find workers in Thailand is through Facebook... There are numerous different Facebook groups for those seeking employment in various areas of Thailand, for example "Jobs in Bangkok" or "Jobs in Phuket".

Below are some examples of people seeking to find workers in Thailand using Facebook groups:

If you do make the decision to find a worker using this method, then we would certainly recommend following the tips in this article to help ensure that you are hiring the right person, and to safeguard your home/family.

Safety when hiring a nanny or housekeeper

This is a subject that you will not see broached in most other articles on the subject of hiring workers in Thailand. However, we feel it is important to be mindful when allowing strangers into your home, and that you take suitable steps to protect yourself should anything go awry.

For starters, whenever you are employing a Thai nanny, maid, or housekeeper, you should ask them to provide you with a copy of their Thai national ID card. 

Whether or not you decide to sign a formal contract with your worker, you should always retain a copy of their ID card. This is perfectly normal for employers in Thailand and your nanny or housekeeper should have no issues with providing a copy of their ID card.

If you have any issues with your nanny or housekeeper down the road, such as theft from your property, then your copy of their identity card will prove vital. However, be aware that counterfeits are easy to come by in Thailand and fake ID cards are common, especially for migrants that might not be in the country legally. In areas such as Khaosod Road for example, vendors can be found openly selling fake documents and identity cards. If you are found to be employing an illegal immigrant, then you might find yourself in trouble with the authorities.

We can help to check that the ID card is genuine by verifying it against official records.

We can also help to run a criminal record check on your nanny or housekeeper in order to verify that they are not entering your home from a criminal background, and that they do not have any outstanding arrest warrants. 

Running a criminal background check on your workers is always a wise decision. If you are hiring a nanny who will be tasked with looking after your children, then we suggest it is even more vital.

Pre-employment screening is one of our most popular services. If you are on the brink of hiring a nanny, housekeeper, or any Thai staff, and would like to check their criminal records before deciding to hire, then feel free to get in touch with one of our experienced team members for a free quote. We will seek to offer the best and most affordable solution in your case.

If you choose to run a background check on your nanny or housekeeper, then you will be expected to pay for it yourself.

Tips for hiring a nanny or housekeeper/maid

• Outline your requirements before hiring

Before hiring a nanny or housekeeper, make sure that they totally understand your requirements and what will be expected of them. Explain to them in detail what an average day will entail and your expectations for them. Run everything by them beforehand and don’t leave anything to chance.

• Pay your staff well

Paying your staff the absolute minimum amount will likely result in them leaving you for a better paid position when the opportunity arises. If you intend to retain your staff long term, and keep their morale and eagerness to work high, then award them with a good salary.

• Give respect, get respect

Treat your workers kindly and with respect. Speak to them politely – it will go a long way. Be aware that many Thai people find swearing to be highly offensive. If your housekeeper or nanny goes above and beyond their duties, then consider giving them a small tip. They will appreciate the gesture.

• Respect their time off

When your staff are not working, be that out of their allotted time on a workday or during public holidays, don’t expect them to carry out any duties for you. 

Many Thais leave their families to work in metropolitan areas and use public holidays to return home and visit their families. Keep this in mind when requesting them to work overtime.

• Check their references

Thai people are hard workers. However, not all of them are! You would be wise to check the references of your Thai nannies or housekeepers in order to learn more about their previous conduct before deciding to hire them.

If needed, we can also help to carry out reference checks for you.

Normal working hours

A full time house keeper, maid, or nanny in Thailand will typically expect to work 9 hours per day Monday to Friday with a 1 hour break each day, and half a day on Saturday. A minimum of 1 day off per week is required, though you may be able to negotiate overtime occasionally for extra pay.

In addition, your worker will also be entitled to public holidays off, such as the following:

• His Majesty King Maha Vajiralongkorn’s birthday – July 28
• His Majesty King Bhumibol Adulyadej’s birthday – December 5
• Her Majesty Queen Suthida Bajrasudhabimalalakshana's Birthday – June 3
• May Day – May 1 (or the Monday after if the 1st is during a weekend)
• Coronation of King Maha Vajiralongkorn – May 4
• Coronation Day – May 5
• Songkran (water festival) 13–15 April (dates may vary slightly)
• New Year’s Eve – 31 December
• New Year’s Day – 1 January
• Chulalongkorn Day – 22/23 October

This is not a full list of public holidays in Thailand! There are several other public holidays however we have listed some of the most prominent dates.

As Thai people often work long hours and with little time off, they typically relish the opportunity to rest during public holidays. You should discuss and agree upon which dates your worker will be expected to work at the time of hiring them. 

Learn more about employment background screening.

August 25, 2021 - Reading time: 6 minutes
Updated: June 1, 2025

Many Thai women are honest and trustworthy; however, when searching for a Thai partner, it’s important to look in the right places and recognise potential red flags. Can you really trust your Thai girlfriend? That depends on several factors — and in this guide, we break down the most common warning signs based on real investigations we've conducted.

Professional romance scammers in Thailand are skilled at gaining a foreigner’s trust. One common scam involves a woman juggling multiple foreign boyfriends — each of whom believes he’s her only partner. These scams can continue for years, often involving large sums of money being sent abroad without the foreigner ever realising the truth.

Many men fall into the trap of thinking, “It won’t happen to me.” That mindset is exactly why scams succeed. This article outlines the most common situations we investigate and how to tell if your girlfriend might not be who she claims to be.

Thai Girlfriend from Internet Dating

Online dating is one of the most common ways Thai women meet foreign men — and also where many scams begin. Fabricated stories, fake names, and misleading photos are frequently used to build false relationships. If you haven’t met her in person and she’s asking for money or emotional commitment, be cautious.

A large proportion of our romance scam investigations begin with online connections.

Thai Girlfriend Working in a Bar

If your Thai girlfriend works in a bar, go-go club, or red-light district, there is a high likelihood that she engages with multiple men regularly. Claims of "just working as a cashier" or "not going with customers" are extremely common — and often untrue. Our undercover decoy services have consistently proven that most bar girls continue to engage in transactional relationships despite what they tell their boyfriends.

Thai Girlfriend Lives in Pattaya or Phuket

Certain cities in Thailand — especially Pattaya and Phuket — are well known for their nightlife scenes. Even women not directly working in the sex trade may be involved in freelancing, where they seek paying foreign partners at clubs or bars in the evenings. Regular jobs during the day don’t rule out suspicious activities after dark.

Thai Girlfriend Has Tattoos or Smokes

In Western countries, tattoos and smoking are commonplace. In Thailand, however, these traits can sometimes be indicators of past involvement in the nightlife or sex industry — particularly if combined with secrecy about work or lifestyle. See more in our guide: Signs that she is not a good Thai girl.

Thai Girlfriend Works at a Massage Parlour

Massage shops in Thailand range from reputable spas to front operations for prostitution. Women working in small, unbranded massage shops may be involved in illegal activities. Don’t assume all massage workers are scammers — but do verify the environment and training background. We can assist by checking licensure, workplace reviews, and conducting in-person observation.

Thai Girlfriend Claims to Be a University Student

Studying at university is generally a good sign of ambition and stability. But we’ve found numerous cases where women falsely claim student status to create a respectable image. They may take staged photos on campus while earning income elsewhere. Check how she’s funding her studies, especially if she comes from a modest family background.

August 23, 2021 - Reading time: 5 minutes
Updated: June 8, 2024

Employment background screening is very common in Thailand and it’s easy to understand why that is. Pre-hire background checks are vital in order to protect the reputation and well being of your business. We offer a range of different services which can be used to check the background of your prospective employees. Depending on the nature of the subject’s role in your company, and your own preferences, employee screening can range from basic police criminal records checks to full pre-hire background checks, and anything in-between. 

In order for us to confirm the subject's identity and perform checks, we suggest that our clients retain a copy of the subjects' identity documents, specifically copies of their Thai national ID cards, though other forms of identification will usually suffice.

Deciding to screen your Thai employees with pre-hire checks can be vital in protecting the integrity of your business and in many cases can prove to be a very wise decision. If you are interested in running a background check on your employees then please get in touch with us for a free, no pressure quote.

Criminal record checks

Criminal record checks are typically a good foundation for running a full background check or screening a potential employment candidate. Vetting candidates in this way can help to minimize your exposure to risk of financial loss or reputational damage to your company. We can perform criminal record screening for due diligence purposes or employment background screening; checking criminal records is also useful in cases where our client has entered into a romance with a Thai person. Criminal records checks can provide peace of mind that your partner has a clean history. Our clients understandably enjoy a similar satisfaction with the knowledge that employees working in trusted positions are not entering their workplace from a criminal background.

Pre-hire background checks

For clients that wish to conduct more thorough checks on their Thai employees, we recommend that a criminal records check is performed on your potential employee along with checks on the candidate's claimed education/employment history. We can also add reference checks, which can help to gain an understanding about the candidate’s conduct at their previous places of employment. Our Thai staff members are able to speak directly with past employers or education institutes with the goal of verifying a person’s credentials and gathering information on your behalf.

Our fees for reference checks typically depends on the amount of inquiries being made and whether we are being instructed to perform reference checks as part of a broader range of checks… As such, we prefer that our clients contact us for quotes on an individual basis. In some cases, physically visiting a place of employment or education might be desired; our fee for this type of site visit would depend on the location we are asked to visit. Please feel free to get in touch with one of our experienced team members for more information and a free quote. 

Other checks can be stacked onto a criminal records/employment check (or reference checks) depending on the needs and requirements of our client in each case. We can add, for example, an identity check or a household check as part of pre-employment screening with the goal of learning more about a specific individual.

Social media checks used as part of pre-hire screening are becoming increasingly common in Thailand and  is a service we predict will continue to grow long into the future.

Employment records in Thailand

If you need to check someone’s work history in Thailand then examining employment records can be a worthwhile endeavour, for a whole host of different reasons. Understanding a person’s employment history can, in some cases, allow our team to make further inquiries with those establishments. In other cases, our clients might choose to make inquiries with any past employers themselves. However, please note that we will not make this type of additional inquiry as part of our employment check service – additional fees would apply and depend on the circumstances in each case.  

We aim to help our clients wherever possible and support them throughout every step of the process, being on hand to answer any questions that they might have. We aim to offer the fastest turnaround times possible on all checks, as well as boasting a fast and knowledgeable support team.

Thailand's leading background screening company

Our agency aims to position itself as a leading background screening company in Thailand. We are able to access official records in order to screen candidates or employees and check a number of different factors. We also offer pre-marital background checks which are more suitable for checking your Thai partner or fiancé. 

Please feel free to visit our homepage for more information about us or contact us with your requirements and we will be happy to help.