Lease Agreement
The Signed Lease Agreement provides the contractual foundation. The lessee is responsible for damage caused during the tenancy; ordinary wear and tear is excluded.
Evidence-Based Property Assessment
Independent Property Damage Assessment
Fair Damage Valuation & Settlement Recommendation
Property
Aguston Sukhumvit 22
Unit #140/104
Bangkok, Thailand
Prepared for
Mr. Lee Hua Teck
Lessor
Ms. Tharika MaiwongLessee
Photo ReviewCompleted
Damage AssessmentCompleted
Cost ValidationCompleted
Contractor QuotesRequested — Pending
Remaining RentAgreed to Be Paid
Outstanding MatterFair Damage Valuation
Assessed Property Damage
฿28,299
The lessee agrees to pay the remaining rental balance (THB 14,000) and accepts responsibility for legitimate tenant-caused damage. Based on the available evidence and the assessment methodology described in this report, the assessed property damage is THB 28,299.
Executive Summary
Purpose and Current Position
This is an independent, desk-based assessment of property damage at Aguston Sukhumvit 22, Unit #140/104, prepared to assist the parties in reaching a fair resolution. The lessee agrees to pay the remaining rental balance of THB 14,000 and accepts responsibility for legitimate tenant-caused damage.
The lessor originally requested approximately THB 150,000 for alleged property damage. No itemized repair schedule, contractor quotations, invoices, or receipts supporting that amount had been provided. This report therefore evaluates the visible conditions independently, applying photographic evidence, the Lease Agreement, published Bangkok market pricing, and accepted repair practices.
Assessed Property Damage฿28,299
Remaining Rental Balance฿14,000
Total Acknowledged by Lessee฿42,299
Sofa replacement and delivery฿11,500
Countertop edge repair฿9,000
Professional deep cleaning — approx. 80 m²฿2,799
Bathroom floor & localized restoration฿5,000
Assessment Framework
Assessment Basis
The following principles and sources form the basis of this assessment and are applied consistently to each claimed item.
Photographic Evidence
Findings are limited to conditions observable in the photographs provided. Where a cause cannot be determined, responsibility is not stated as fact.
Market Pricing
Published Bangkok market pricing and comparable product listings are used to validate assessed values where direct contractor quotations are unavailable.
Repair Before Replacement
The least intrusive reasonable remedy is preferred. Replacement is assessed only where repair would not reliably restore function or appearance.
Ordinary Wear Excluded
Age-related deterioration, maintenance items, and ordinary wear and tear are distinguished from tenant-caused damage and not valued as such.
Conservative Approach
Where evidence is inconclusive, the assessment takes a conservative position. Assessed values do not exceed reasonable local market costs.
Contractual Foundation
Lease Summary
The following summarizes the clauses of the Signed Lease Agreement relevant to this assessment. The complete lease is available in the source documents.
Tenant Damage Responsibility
The lessee is responsible for damage to the property caused during the tenancy, beyond ordinary wear and tear.
Ordinary Wear and Tear
Normal wear arising from ordinary use over the tenancy period is expressly excluded from the lessee's damage liability.
Cleaning Obligations
The lessee is expected to return the property in a clean condition. Professional cleaning may be required where the condition at move-out exceeds what normal use would produce.
Security Deposit
The security deposit may be applied against unpaid rent, unpaid utilities, or legitimate repair costs for tenant-caused damage.
Landlord Maintenance
The lessor is responsible for structural maintenance and repairs not attributable to the lessee's actions or negligence.
Itemized Review
Damage Assessments
Each item follows a consistent structure: observed condition, professional assessment, appropriate remedy, illustrative references where applicable, and assessed value.
Damage Assessment 01
Sofa
Assessed Value฿11,500
- Observed Condition
- Visible fraying and unraveling along the lower front and side upholstery edges. The damage is localized to the lower portion of the sofa and is consistent with wear patterns associated with pet activity or sustained localized contact.
- Assessment
- The photographed condition supports tenant-caused upholstery damage. The damage is localized but affects the visual presentation of the sofa. Repair of upholstered fraying of this nature would not reliably restore the original appearance, making replacement the more appropriate remedy.
- Appropriate Remedy
- Replacement with a reasonably comparable sofa, without upgrading quality or specification beyond the original item.
- Illustrative Technical Reference
- IKEA Thailand publishes the following comparable 2-seat sofas: the KLIPPAN at ฿5,090 and the HEMLINGBY at ฿2,990. A replacement allowance of ฿9,000 provides a reasonable margin for a comparable specification. An additional ฿2,500 is included for delivery, handling, and assembly or installation.
ConfidenceHigh
Damage Assessment 02
Countertop
Assessed Value฿9,000
- Observed Condition
- Localized chips are visible at the edge of a standard residential countertop surface. The damage is confined to a small area and does not extend across the countertop surface.
- Assessment
- The damage is localized and cosmetic in nature. The available evidence does not support replacement of the entire countertop, which would constitute betterment. Professional edge repair using color-matched epoxy or resin can restore the appearance at a fraction of replacement cost. This is proportionate to the observed damage.
- Appropriate Remedy
- Localized professional repair: color-matched epoxy or resin fill, edge rebuilding, and cosmetic refinishing to restore the finished appearance.
- Illustrative Technical Reference
- The assessed allowance is itemized as follows: approximately ฿1,000 per chip for localized epoxy or resin repair, plus a ฿4,000 service call, plus approximately ฿2,000 for materials, color matching, and finishing. See illustrative repair example below and video in Market Validation.
See repair video ↓
ConfidenceHigh
Damage Assessment 03
Professional Deep Cleaning
Assessed Value฿2,799
- Observed Condition
- Following a five-year tenancy, the apartment requires professional deep cleaning as a standard preparatory service prior to re-letting.
- Assessment
- Professional deep cleaning of an approximately 80 m² apartment is a reasonable and expected cost following a multi-year tenancy. This is a whole-apartment service and is assessed separately from any localized bathroom restoration.
- Appropriate Remedy
- Whole-apartment deep cleaning by a professional cleaning provider.
- Illustrative Technical Reference
- CLEANROVA publishes a fixed price of ฿2,799 for professional deep cleaning of an approximately 80 m² apartment in Bangkok. This published price is used directly as the assessed value.
See CLEANROVA pricing →
ConfidenceHigh
Damage Assessment 04
Bathroom Floor & Localized Restoration
Assessed Value฿5,000
- Observed Condition
- Localized discoloration is visible in the toilet-room floor area. The bathtub and shower area show discoloration together with visibly aged caulking, grout, and finishes consistent with long-term use.
- Assessment
- The available evidence does not conclusively establish that the observed floor discoloration resulted from any specific action or negligence of the lessee. The photographs also show visible age-related deterioration—including worn caulking, aging sealant, and general wear—all of which should be distinguished from tenant-caused damage. A reasonable allowance has been included for localized restoration to facilitate a practical and equitable resolution.
- Appropriate Remedy
- Localized restoration rather than full replacement. This may include stain treatment, replacement of deteriorated caulking, grout cleaning and restoration, application of color-matched sealant, and localized touch-up finishing to return the affected areas to a clean and presentable condition.
- Illustrative Technical Reference
- The restoration scope covers two bathroom areas with a combined surface area of approximately 15 m². At the Florida benchmark rate of approximately ฿470 per m², the same scope would cost approximately ฿7,050 in the United States. Given that Bangkok labor rates are materially lower, the assessed allowance of ฿5,000 is conservative and accommodates service call, labor, minor materials, and localized finishing for both areas. Common restoration techniques include cleaning-agent restoration, light sanding, acid polishing, professional deep cleaning, and tile/grout color sealing.
ConfidenceModerate
Cost Validation & Technical References
Market Validation
Assessed values are grounded in publicly available market information, published Bangkok pricing, and illustrative restoration techniques.
Sofa — IKEA Comparable
IKEA Thailand publishes the following comparable 2-seat sofas:
A replacement allowance of ฿9,000 provides a reasonable margin for a comparable specification. An additional ฿2,500 covers delivery, handling, and assembly or installation.
Deep Cleaning — CLEANROVA
CLEANROVA publishes a fixed price of ฿2,799 for professional deep cleaning of an approximately 80 m² apartment in Bangkok.
See CLEANROVA pricing →
This is a whole-apartment service, assessed separately from bathroom restoration.
Countertop — Local Repair Market
The assessed allowance is itemized as follows:
- Localized epoxy or resin repair per chip฿1,000 × 3
- Service call฿4,000
- Materials, color matching & finishing฿2,000
This itemization is consistent with published Bangkok pricing for stone and solid-surface chip repair. See the Damage Assessments section for the full assessment and illustrative video reference.
Bathroom — Restoration Market
The restoration scope covers two bathroom areas with a combined surface area of approximately 15 m². At the Florida benchmark rate of approximately ฿470 per m², the same scope would cost approximately ฿7,050. Given that Bangkok labor rates are materially lower, the assessed allowance of ฿5,000 is conservative.
The assessed ฿5,000 accommodates service call, labor, minor materials, and localized finishing for both bathroom areas.
Illustrative Countertop Repair Technique
The following video reference illustrates the type of marble edge chip repair applicable to the countertop assessment. It is provided solely to demonstrate that localized restoration is an established practice.
▶
Marble Edge Chip Repair
Illustrative example of marble countertop edge chip repair using color-matched epoxy fill and cosmetic refinishing.
Demonstrates that localized chip damage on marble or stone countertops can be repaired using professional epoxy fill and refinishing techniques rather than requiring full countertop replacement.
Illustrative Bathroom Restoration Techniques
The following video references illustrate commonly accepted tile and surface restoration techniques. These are provided solely to demonstrate that restoration—rather than replacement—is an established practice. They are not evidence of the specific condition at the subject property.
▶
Cleaning Agent Damage
Illustrative example of tile surface damage caused by an inappropriate cleaning product.
Demonstrates that certain cleaning chemicals can visibly alter or damage some tile and stone finishes.
▶
Surface Restoration by Sanding
Illustrative restoration process showing that localized surface damage can be corrected through restoration rather than replacement.
Shows that some localized surface damage can be sanded back to a normal finish.
▶
Restoration of Acid Etching
Illustrative polishing example demonstrating that even more severe surface etching may be repairable.
Demonstrates that acid etching can often be repaired using polishing compounds and restoration techniques rather than requiring tile replacement.
▶
Professional Deep Cleaning
Illustrative deep cleaning example showing how heavily soiled bathroom surfaces can be restored.
Demonstrates that heavily soiled, stained, and neglected bathroom surfaces can often be restored through professional cleaning and localized restoration without requiring replacement.
International Cost Reference — Tile & Grout Restoration
International market examples also demonstrate that professional tile and grout restoration is commonly offered as a restoration service rather than complete floor replacement.
One U.S. contractor advertises professional tile cleaning and color sealing from approximately US$1.25 per square foot (approximately US$13.45 per m² / ฿470 per m²), illustrating that localized restoration can often be performed at relatively modest cost where replacement is unnecessary.
This is a U.S. market reference and does not represent a binding quote for the subject property in Bangkok. It is included to demonstrate that professional tile and grout restoration is an established commercial service, typically priced as restoration rather than full replacement.
Note on pricing and references
Published prices and illustrative references are used as reasonableness benchmarks rather than binding contractor offers. Final invoices may vary based on inspection, access, materials, and the precise scope of work. Independent contractor quotations have been requested and were pending at the date of preparation.
Assessed Values
Damage Assessment Summary
Sofa replacement and delivery฿11,500
Countertop edge repair฿9,000
Professional deep cleaning — approx. 80 m²฿2,799
Bathroom floor & localized restoration฿5,000
Total Assessed Property Damage฿28,299
The remaining rental balance of THB 14,000 is separate from the damage values above. The lessee agrees to pay that balance in full.
Total amount acknowledged by the lessee: THB 42,299.
Conclusion
Assessment Conclusion
This assessment applies a consistent methodology across all claimed items: photographic evidence reviewed against the Lease Agreement, repair-before-replacement principles, published Bangkok market pricing, and accepted restoration practices.
Where evidence of tenant-caused damage is clear, the assessed remedy is proportionate to the observed condition. Where causation is uncertain or age-related deterioration is visible, the assessment distinguishes ordinary wear from tenant responsibility and takes a conservative position.
Based on this methodology, the total assessed property damage is THB 28,299. Combined with the remaining rental balance of THB 14,000, the total acknowledged responsibility is THB 42,299.
This assessment reflects the information available at the date of preparation and represents the final assessed valuation. Independent contractor quotations, if received and sufficiently itemized, may be considered for revision of any assessed value.
Appendix A
Registers and Limitations
Decision Register
| Item | Decision | Basis |
|---|---|---|
| Sofa | Comparable replacement | Visible upholstery damage; repair would not restore appearance; replacement plus delivery costs. |
| Countertop | Localized repair | Limited edge damage; full replacement would create betterment; proportionate to observed condition. |
| Deep cleaning | Whole-apartment service | Published ฿2,799 cleaning price for 80 m² apartment; standard post-tenancy cost. |
| Bathroom | Localized restoration | Unknown stain cause; visible age-related deterioration; restoration rather than replacement. |
Assumption Register
- The photographs accurately depict the relevant conditions at or near move-out.
- The apartment area is approximately 80 m² for cleaning-pricing purposes.
- No itemized ฿150,000 damage schedule or supporting invoices had been supplied at preparation.
- Published prices are used as benchmarks and may differ from final contractor quotations.
Version Information
Revision 1.1 — July 2026
Enhanced presentation release with improved clarity, structured assessment template, and consolidated market validation.
Important Limitation
This is a desk-based assessment prepared from the photographs, lease information, and pricing references available at the date shown. It is not an on-site building survey, engineering report, licensed appraisal, or contractor quotation.