Objective of this thesis was to study delayedhousing transfer problems because of developer'sperformances, and analyse Escrow which is a method tosolve these problems to housing buying behavior thateffects to housing developers and housing marketdevelopment. The sample group was devided to two maingroups,home buyer and developer. Each group was devidedto three types

consumers who faced with problem anddidn't have any problem, and consumers who have a planto buy a house. Developers consist of famous developer,big project developer and small project developer. From the study, we found that three types ofconsumers have heard about the problem such as delayedconstruction problem, none of construction problemafter down payment was paid, etc. Consumers wereworried and afraid of the problems, which effect tobuying decision. Solution, which can protect consumersfrom the problems, is a must for consumers requirements Escrow concept means third party or Escrow agenttakes a position to keep consumers money and this moneywill be transfered to developer as soon as a house anda deed is ready to transfer to consumer. If Escrow isapplied to housing transaction in Thailand, mostconsumers believe the transfer problem will be solved,consumers confident will increase because of buyingrisk will be reduced and buying decision will also bemade quickly. Moreover, application of Escrow inhousing project will be a main criteria in consumersmaking decision. However, developers expect Escrow willeffect to themselves, especially lack of cashflow fromdown payment to thier projects. Developers will adapttheir plan especially financial and marketing plan inorder to meet the changing situation. For financialplan, more capital. Ioan or owner capita] will berequired. Letter of guarantee will be a possiblealternative. For marketing plan, most developersbelieve that Escrow will be used as a sales promotion.Selling price may be higher in order to meet the highercost. However, both of consumers and developers believethat Escrow will develop housing market, moretransaction system and more quality of developers.Considering Escrow implementation in Thailand, threetypes of consumers and famous developer agree to beimplemented but small project developer don't. Conceptually, Escrow will give benefit toconsumers, developers and housing market. Practically,more consider and more study will be required to avoidthe effects. Many regulations will be set to serve theeffects

financial flow of housing business, lack ofdown payment to flow in project and also housingtransaction system in Thailand. However, the study ofother solution to protect consumer from the transferproblem is still required as soon as possible becauseconsumers transfer problems are now so seriouly.