Fast-Track Construction Adjudication in Thailand: an important update on the draft Security of Payment Act23 June 2023

In a previous article, WFW highlighted an innovative draft bill with significant and reformative implications for Thailand’s construction industry. Primarily, it discussed the possible roll out of a new fast-track adjudication mechanism to promote efficient resolution of payment disputes for Thai construction projects. The bill aims to boost the country’s construction sector and alleviate clogged cash flows through an ethos of “pay first, argue later”, bringing the resolution of payment disputes in the construction and engineering industry in line with those adopted by the likes of Singapore and Malaysia.

We have since seen several important updates on the progress of this draft bill, now referred to as the “Security of Payment Act”, as it progresses through the Thai legislative system, along with further interesting details as to its prospective features. Most notable are the reveal of the Thailand Arbitration Centre (“THAC”) as the proposed entity to administer the rapid adjudication process, the predicted timeframe and required steps for adjudicative resolution of payment disputes and the expected scope of application to construction contracts.

We summarise this new information below and consider potential “teething problems” identified in our previous article, along with some broader analysis on what the draft bill means for employers, contractors and subcontractors in Thailand. Readers should remember that these reforms are presently in draft form. Work remains to be done before the bill can be signed into law and its current proposed content remains subject to change.

New emerging details:

• Adjudication administered by the THAC: it is expected that the THAC, under the supervision of the Ministry of Justice, will act as the administrative entity which will oversee and be responsible for the proposed fast-track adjudication procedure. As detailed below, the THAC will play a key role in procedural coordination and will step in to appoint a suitable adjudicator to a payment dispute where parties have not expressly considered this in their contract conditions or cannot agree to a joint appointment.
• Procedural roadmap and timeframes: significant provisional details concerning the procedure and timeline of adjudication have emerged, as follows:
  • where a payment dispute arises, the prospective payee must submit a completed claim form to the payor, stating: (i) the amount of the disputed payment for works/goods/services; (ii) the payment due date; and (iii) the supporting, relevant provisions from the underlying construction contract;
  • should the payor fail to make payment following receipt of a claim form and expiration of the applicable time for payment, or if the payee is not satisfied with the outcome, the payee may apply to the THAC to formally commence the adjudication process to swiftly resolve the dispute;
  • the THAC shall notify the respondent that the adjudication process has commenced, and the parties may agree to the appointment of a particular adjudicator, failing which the THAC shall itself appoint an appropriate candidate to determine the disputed payment; and
  • provisional estimated timeframes have been put forward in relation to the above procedural steps, including: (i) a period of 10 to 15 business days for the payor to make requested payment upon receipt of a claim form and (ii) a total duration of minimum 30 days for the adjudicative process, potentially extending to around 60 days where the matter is complex and requires additional consideration.

Although the above information is indicative, these short, sharp timeframes make clear the intention of the draft Security of Payment Act to facilitate regular and timely payments through a dispute resolution mechanism which is much faster than litigation or arbitration.

• Enforcement and challenges: the decision of the adjudicator is expected to be interim in nature. It will be temporarily binding pending any further contest and ultimate determination of the payment dispute at arbitration or through Thai court proceedings. The applicant can enforce a favourable adjudicative decision by requesting certification from the THAC within a certain timeframe, which can then be used as a warrant to effect payment by court order. Conversely, a dissatisfied respondent can seek that an adjudicator’s determination is later set aside or revoked by the Thai courts, or that any broader underlying issues are determined at arbitration.