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P&A Consulting
Services

Owner's representation at every stage of your project.

Independent and on your side only: we protect your financial, technical and contractual interests.

01Before you buy or lease

Pre-purchase technical audit

A complete “reality check” of the property before any legal commitment, so you know exactly what you are buying or renting.

What we follow for you

  • Structure and building envelope
  • Roofs, facades and waterproofing
  • MEP: air conditioning, electricity, plumbing, extraction and fluids
  • Acoustic and thermal performance
  • Safety and fire safety of existing installations
  • Specific requirements of your project (e.g. restaurant builds: extraction, hygiene, fire rules)
  • Hidden defects and estimated renovation cost
  • For commercial leases: technical reserves in the lease, with your lawyer

Why it matters in Phuket

In Phuket, a beautiful finish can hide water ingress, undersized electrics or poor drainage. The audit shows you what you are really buying, while you can still negotiate or walk away. Every audit is covered by a confidentiality clause: no photos of your property are ever published.

You receive

A written audit report with photos and priorities

02Before you sign

Contract & BoQ safeguards

Working hand in hand with your lawyer, we turn your interests into precise technical clauses and lock the budget before tender.

What we follow for you

  • Your requirements prescribed in writing, so you get exactly what you asked for
  • Technical clauses written with your lawyer
  • Payment milestones linked to real progress on site
  • Late-delivery penalties and guarantees
  • Consistency between specifications, drawings and the BoQ (Bill of Quantities)
  • Loopholes that lead to “extra work” claims
  • Clear rules for approving variations

Why it matters in Phuket

Most budget overruns are written into the contract before work starts. Locking the BoQ and the milestones is the cheapest protection there is.

You receive

An annotated contract and BoQ review

03Choosing your team

Tender & contractor audit

We audit every stakeholder and compare quotes line by line, so you choose the most reliable team, not the lowest bid.

What we follow for you

  • Track record of architects, designers, structural and MEP engineers and builders
  • Financial health of the companies
  • Insurance certificates required from every company
  • Visits to past projects and interviews with their owners
  • Line-by-line comparison of quotes with the architect and quantity surveyor
  • Hidden costs, omissions and unrealistic prices
  • A clear recommendation for the final choice
  • Registration of the signed contract: few owners do it, yet it is what makes the contract enforceable

Why it matters in Phuket

Bankruptcy or abandonment by the local builder is one of the most expensive risks in Phuket. The lowest bid is often the one that stops halfway. And an unregistered contract is much harder to enforce when things go wrong.

You receive

A clear recommendation report

04During the works

Construction monitoring

An expert on your side who requires proof of each stage from the builder, so defects are flagged before they are covered up.

What we follow for you

  • Weekly site meetings with the builder and your project manager
  • Regular site visits with photo reports
  • Structure and finishes, before they are hidden
  • Waterproofing: roofs, terraces, pools and wet areas
  • Thermal insulation (lower air-conditioning bills) and acoustic insulation (privacy)
  • Smart home, solar panels and energy management
  • Progress on site versus payment milestones

Why it matters in Phuket

Once the tiles are down, a waterproofing defect is expensive and disruptive to fix, and it usually appears with the first monsoon. Catching it before it is covered is the whole point.

You receive

Site reports you can read from anywhere

05At completion

Handover

We help you get what was promised, before the final payment.

What we follow for you

  • Snagging list of every defect
  • Gaps against the specifications and contract
  • Tests carried out by the builder with Philippe present: air conditioning, electrics, plumbing, smart home, solar
  • Documentation, warranties and as-built drawings
  • Follow-up of reserves until they are cleared
  • For commercial sites: ready to operate on opening day

Why it matters in Phuket

The final payment is your last lever. We help you get every defect listed and fixed before you release it.

You receive

A handover punch list

Our difference

The P&A digital book: your property's complete record.

Every project we follow ends with a digital book: all the documents that prove how your property was built, organised in one place and handed over to you.

Plans

Architect's and as-built drawings, up to date at handover.

Contracts

Signed and registered contracts, BoQ and approved variations.

Insurance

Insurance certificates of every company on site.

Engineering validations

Plans validated by the structural and MEP engineering firms.

Checklists

Inspection reports, site-meeting minutes and the handover punch list.

Organised maintenance

A maintenance plan for the pool, air conditioning, waterproofing and solar.

An asset ready for international buyers

A property documented to international standards is easier to sell, rent or insure, including to foreign buyers who expect the same records as in Europe.

How we work

Five steps, one point of contact.

  1. 01

    On-site meeting

    Philippe comes to you, on site or at your lawyer's office, to understand the project, the documents and your priorities. By video call if you live abroad.

  2. 02

    Audit

    Review of the property, the contracts, the BoQ and the team already in place.

  3. 03

    Contracts & tender

    Clauses locked with your lawyer, builders audited and quotes compared.

  4. 04

    Construction monitoring

    Regular site visits and written reports, until the last finish.

  5. 05

    Handover

    Snagging, tests and reserves cleared before the final payment.

Working together

Flexible, independent, readable from anywhere.

One stage or the whole project

Start with an audit or a contract review, or hire us from the first quote to handover.

Alongside your team

We work with your lawyer, architect and project manager, while staying independent from the companies doing the work.

Reports for owners abroad

Written reports with photos, and Philippe available by WhatsApp, phone or video call.

Restaurant dining room delivered by Philippe's teams
For hotels, restaurants & brands

Protect your budget and your opening date.

Philippe delivered more than 200 restaurants for McDonald's, as well as sites for Carl's Jr., Paul, Starbucks and luxury hotels in Monaco. He speaks the language of operators.

01

Pre-lease technical audit

Structure, MEP, extraction and fluids examined before you sign, with technical reserves that hold the landlord accountable.

02

Design validation

Direct coordination with structural and MEP engineering firms, so that designs meet your operating needs and international safety codes.

03

Brand standards enforced

Your concept and specifications translated for the local builder, and followed on site.

04

Ready on opening day

Handover organised so that the gap between the end of works and your grand opening is as short as possible.

Discuss a commercial project
Our role

Who defends your interests?

On a building site, each party defends its own interests: the contractor its margin, the project manager the schedule. P&A is the only one paid exclusively by you, to defend your budget and the value of your property.

The builder

Paid by
You, to build
Their interest
Their margin
Faced with an extra
Invoices it
Faced with a defect
Plays it down

The project manager

Paid by
You or the builder
Their interest
Keeping the schedule
Faced with an extra
Passes it on
Faced with a defect
Reports it

P&A Consulting

Paid by
You alone
Their interest
Your budget and your property's value
Faced with an extra
Reviews and challenges it on your behalf
Faced with a defect
Requires its correction before payment
“My role is to ensure that your project is realised with the lowest possible level of risk.”
Philippe Lanery
FAQ

Questions owners ask us.

Can't find your answer?

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A project manager runs the day-to-day schedule of the site. We don't replace them: we follow the project on your behalf, independently, with a focus on contracts, costs and defects, before they turn into disputes.

Let's talk

Protect your Phuket project before the first signature.

Tell us about your project. We will get back to you within 24 hours.

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