Complete Property Management Pattaya.
Zero Stress.
ROOF21 Property Management provides professional property management Pattaya services tailored for overseas owners. From bill payments and maintenance to finding tenants - we take care of your home while you're away.
Our Services
Comprehensive Property Care for Overseas Owners in Pattaya.
Bill & Fee Management
Never worry about utility cut-offs or late fines. We handle all monthly bills, taxes, and condo CAM fees in Pattaya with full receipts provided.
Maintenance & Repairs
Protect your investment. From AC cleaning to emergency plumbing, we coordinate professional repairs to keep your Pattaya property in top condition.
Rental Management
We find high-quality tenants in the local area and handle the entire move-in/out process, contracts, and inventory lists for you.
International Transfers
We find high-quality tenants in the local area and handle the entire move-in/out process, contracts, and inventory lists for you.
Why Choose Us
Peace of Mind
We are your eyes and ears in Pattaya. Even if you are far away, we make sure your property is safe, clean, and well-kept at all times.
Clear Money Reports
No hidden costs or extra fees. Every month, you get a simple report and real receipts for every baht that is spent or earned from your Pattaya property.
Trusted Local Experts
We have a team of good workers like plumbers and cleaners. We fix problems quickly and use fair local prices so you do not overpay for help.
Worldwide Income Access
We take care of all the banking logistics for you. We find reliable tenants and send your Thailand rental income safely to your bank account in your home country.
About Our Company
Client Testimonials
How It Works
Price List
No hidden fees or surprise markups. At ROOF21 Property Management, we believe in complete transparency. Our comprehensive price list covers everything from basic administration to deep cleaning, so you know exactly what to expect when we look after your Pattaya condo.
1. Administrative & Compliance
| Service Item | Description | Price (THB) |
|---|---|---|
| Bill Payment Service | Processing of monthly electricity or water bill payments (service fee per bill). | 200 |
| CAM Fee Management | Processing payment for Common Area Maintenance fees to the Juristic. | 300 |
| Utility Metre Transfer | Administration service to transfer water or electricity metre into the new owner's name. | 1,000 |
| Utility Re-connection | Re-registering metre or coordinating re-connection after a utility cut-off. | 1,000 |
| Key & Access Card | Coordination of new key/card replacement (service fee + Juristic office costs). | 500 (not including key cost) |
| General Assistance | Hourly support for government depts, telecom companies, or city hall. | 500 for 2hr, then 300/hr |
2. Legal, Immigration & Banking
| Service Item | Description | Price (THB) |
|---|---|---|
| TM30 Reporting | Immigration registration filing (TM30) for tenants/guests. | 1,000 (per person) |
| Resident Registration | Registering short-stay tenants/guests at the Juristic Office (includes face scan setup). | 500 |
| Bank Account Setup | Personal assistance to open a Thai bank account for clients that comply with the bank's conditions (service fee only). | 3,000 |
3. Cleaning & Home Services
| Service Item | Description | Price (THB) |
|---|---|---|
| Standard Cleaning | Routine Cleaning | |
| Studio / 1 Bed | Up to 40 SqM | 1,000 |
| 2 Bed | Up to 60 SqM | 2,000 |
| Large Unit | 80-100 SqM | 3,000 |
| Deep Cleaning | Intensive Cleaning | |
| Studio / 1 Bed | Up to 40 SqM | 2,000 |
| 2 Bed | Up to 60 SqM | 3,000 |
| Large Unit | 80-100 SqM | 4,000 |
| Laundry Service | Pick-up, wash, dry, fold and return. | |
| Basic Service | Bed sheet set only. | 700 |
| Full Service | Bed sheet set + Towels. | 900 |
| A/C & Pest Control | Coordination of technicians for services. | |
| A/C Servicing | A/C Cleaning & Gas Check. | 1,000 |
| Pest Control Coordination | Prevent and terminate pests inside the property. | 750 |
4. Property Setup & Handover
| Service Item | Description | Price (THB) |
|---|---|---|
| Defect Inspection (Handover) | Check of a new unit post-construction/transfer to identify builder defects. | 7,000 |
| Inventory Shopping (Minimal) | Personal shopper service for minimal household items/ appliances. | 500 |
| Inventory Shopping (Over 5,000 THB) | Personal shopper service to buy household items/decor. | +10% Service Charge |
| Appliance Installation | Coordination fee for the delivery and installation of new appliances. | 500 |
5. Monitoring & Maintenance
| Service Item | Description | Price (THB) |
|---|---|---|
| Mailbox Check | Collection of mail/utility bills with scanned copies sent via email. | 300 |
| Standard Inspection | Mailbox check + visual room inspection with photo report. | 500 |
| Deep Inspection | Mailbox + Room photos + Test run of A/C, lights, water taps, appliances, and mold check. | 1,000 |
| General Repairs | Coordination of technicians for specific repairs. | Quotation + 10% Service Charge |
6. Urgent & Emergency
| Service Item | Description | Price (THB) |
|---|---|---|
| Emergency Call-out | Assistance for emergencies (lost keys, water leaks) outside usual business hours - price per visit. | 10,000 |
| Contact Person | Contact Number | Languages |
| Manita | +66 95 889 1777 | English / Thai / Hindi |
| Casey | +66 92 261 2355 | English / Thai |
Our Team
Meet the local professionals who take care of your Pattaya condo like it’s their own.
FAQ
How do I confirm my booking for a service?
To guarantee your time slot and mobilize our team, we require upfront payment for all service bookings. Once payment is confirmed, your appointment is locked into our schedule and all necessary resources are allocated to your property.
Why does ROOF21 Property Management require payment in advance?
Upfront payments allow us to maintain our high standard of service. It covers the immediate costs of high-quality supplies, equipment, and travel, ensuring our professionals arrive fully prepared to complete your job without delay.
What payment methods do you accept?
We accept local Thai bank transfers, international wire transfers (for overseas owners), and companies like Wise and Revolut.
Can I book an Emergency Call-out and pay later?
For all emergency services, a call-out fee must be paid upfront. This ensures a priority responder is dispatched to your location immediately to mitigate any property damage.
How do you handle TM30 and legal registration payments?
Because these services involve government processing fees and specialized labor, full payment is required before we begin the documentation process with Thai Immigration.
What is your refund policy if I need to cancel?
We understand plans change. Cancellations made more than 24/48 hours in advance are eligible for a Full/Partial refund. Please refer to our Terms of Service for specific cancellation windows.
Do you provide receipts for upfront payments?
Absolutely. Immediately upon receipt of payment, a digital invoice/receipt is sent to your email or preferred messaging app for your records.
Can I pay a deposit instead of the full amount?
For large-scale projects like Intensive Deep Cleaning or Full Inventory Shopping, we may offer a deposit-based structure. However, for all routine services, the full balance is required upfront.
Ready to protect your investment?
We’re here to help. Reach out to us today to discuss how we can take the stress out of managing your property.
If you are interested in purchasing or renting a property.
Browse our main website: ROOF21 – Real Estate