Building completion and use certificate (Or.6): what Section 32 requires and what to ask a villa seller

If a Koh Phangan villa has a building permit, is that enough? A permit covers construction. Under Section 32 of the Building Control Act B.E. 2522, some building types also need an inspection and a certificate after completion, issued on Form Or.6, before they are used.

What the Act says

• Section 31 — no one may build, alter, demolish or move a building in deviation from the approved plans and specifications.
• Section 32 — for controlled-use buildings (listed types include warehouses, hotels, condominiums, health facilities and buildings for commercial, industrial, educational or public-health activity), the licensee must notify the local official on completion within 30 days, and the official inspects. After approval, a certificate permitting use is issued.
• Penalties (Section 65) — breaches of Sections 31 and 32 are punishable by up to three months' imprisonment, a fine of up to THB 60,000, or both, plus a daily fine of up to THB 10,000 while the breach continues.
• Tall or very large buildings — an engineer's inspection certification is also required, and the application and inspection process is described as taking up to 30 days.

What it means for a villa buyer

• A private house is not among the listed types — I found no source confirming how strictly local offices require an Or.6 for an ordinary residence, so ask the local municipal or sub-district (TAO) building office rather than assuming either way.
• Use must match the approved purpose — practitioner sources say a residential building run as a hotel risks orders to stop that use and fines, and a hotel needs a permit that shows the hotel purpose; see renting out a villa and the hotel licence and the 2026 short-term rental crackdown.
• Build matches plan — a villa built differently from its permit engages Section 31; see verifying building permits and building a villa.
• Existing duty to keep buildings safe — Section 32 is also described as a continuing duty on owners; periodic inspection of large buildings is covered in Section 32 bis.

Checklist to ask the seller

• The building permit and approved plans, compared against the real building.
• Any completion or use certificate (Or.6) issued, and the stated use.
• Any notice, order or fine from the local office.
• Whether the plan to rent short-term is allowed on the approved use.

This is general information, not legal advice; the practice at each local office varies, so confirm with a Thai lawyer and the local building office.