Understanding the Condominium Juristic Person in Phuket Property Ownership

If you’re considering buying a condominium in Phuket, it’s essential to understand the role of the Condominium Juristic Person (CJP). The CJP plays a central role in managing the day-to-day operations of a condominium building, ensuring transparency, maintenance, and the overall wellbeing of the shared property.

Whether you’re buying a condo for personal use or as an investment, the effectiveness of the CJP can greatly impact your ownership experience.

Who or What Is the Juristic Person?

Under Thailand’s Condominium Act, once a condominium development is completed and units are sold, the common property of the building — such as lobbies, elevators, hallways, pools, and gardens — is legally transferred to a registered legal entity known as the Condominium Juristic Person.

The CJP is essentially the body corporate responsible for managing the building on behalf of all co-owners.

It consists of:

A Juristic Manager (appointed or hired)
An elected committee of co-owners
Representation of all unit owners

Responsibilities of the Condominium Juristic Person

The CJP’s duties include:

Managing the building’s budget and finances
Hiring and overseeing staff (e.g., security, maintenance, cleaning)
Collecting common area fees
Ensuring proper maintenance of all shared areas
Enforcing building rules and by-laws
Calling and managing annual general meetings (AGMs)
Overseeing repair works and improvement projects

An effective and well-run CJP will ensure the building is clean, functional, financially stable, and well-maintained — all of which help maintain or increase property value over time.

Why Is the CJP So Important to Buyers?

When you buy a condo in Phuket, you’re not just buying your unit — you’re also buying into a co-owned building.

If the CJP is poorly managed:

Common areas may deteriorate
Staff may be unpaid or untrained
Financial mismanagement can lead to special assessments or higher fees
The building’s reputation (and your resale value) may suffer

A well-managed CJP is one of the most critical factors in long-term ownership satisfaction and investment performance.

How Is the CJP Funded?

The Condominium Juristic Person is funded primarily through:

Common area maintenance (CAM) fees paid by co-owners (usually on a per-square-meter basis)
Sinking funds for long-term repairs or upgrades

These fees are set out in the building’s regulations and budget, which must be presented annually at the AGM.

You can read more about the common area and the common area fees here:

What is the Common Area and the Common Area Fee?

What Should Buyers Ask Before Purchasing?

Before buying a condominium in Phuket, you should request:

A copy of the Juristic Person’s financial statement
Information on the annual common area fee and sinking fund
The minutes of the last Annual General Meeting (AGM)
A list of pending disputes or arrears from other owners
The name and contact of the current juristic manager

These will give you insight into how the building is run and whether the CJP is doing its job effectively.

Final Thoughts: Don’t Overlook the CJP

The Condominium Juristic Person isn’t just a legal formality. It’s a vital part of owning a condo in Phuket. It can make the difference between a carefree, well-maintained property and one riddled with neglect, mismanagement, or costly surprises.

You can read here about the benefits and advantages of owning a foreign freehold condominium in Phuket here:

The Benefits and Advantages of Owning a Freehold Condominium in Thailand

Frequently Asked Questions (FAQ)

Q: Can foreign buyers sit on the CJP committee?
A: Yes, foreign owners can be elected to the committee and participate in decision-making.

Q: What happens if other owners don’t pay their fees?
A: The CJP has legal rights to pursue unpaid fees and may charge penalties. Chronic arrears can affect the building’s budget.

Q: Are CJPs audited?
A: Yes, annual audits are mandatory. Buyers should ask to see the most recent financial statements before purchasing.

Q: Can the juristic manager be replaced?
A: Yes, the committee can vote to replace the manager during the AGM if performance is poor.