Warning for South Africans who want to buy a home

Experts warned that beautifully staged homes can conceal costly structural or maintenance issues, making it essential for South Africans to conduct thorough inspections before purchasing to avoid a financial nightmare.

Lew Geffen Sotheby’s International Realty’s Craighall and Randburg offices CEO, Cobus Odendaal, explained that in South Africa’s competitive property market, buyers often feel pressured to make quick decisions.

This means that the ability to conduct a shrewd visual inspection during a viewing has never been more critical. He urged buyers to adopt a methodical approach to see beyond the surface appeal.

“A fresh coat of paint and clever staging are designed to make you fall in love with the potential of a home,” Odendaal said. “But it’s the subtle, often overlooked details that can reveal the true story of a property’s condition.

“Structural concerns, faulty wiring, and chronic water damage are rarely advertised, but their signs are there for the vigilant buyer.”

Odendaal stressed that while a professional home inspection is non-negotiable for a serious offer, initial viewings are a buyer’s first line of defence.

He noted that there are a few key areas where hidden defects commonly lurk. The property’s exterior is the first place to look for red flags. Odendaal recommended walking the perimeter before even stepping inside.

“Start with the roof line – look for any sagging, missing or cracked tiles,” he advised. “Then, check the foundation and exterior walls for cracks.”

“While small hairline cracks can be normal, large, stair-step cracks in brickwork or widening vertical cracks can signal serious structural movement.”

Other critical exterior checks include the condition of gutters, which should be secure and clear of debris to prevent water damage.

Peeling paint or warped siding can indicate moisture issues. Overgrown vegetation can also damage foundations and roof surfaces.

Small checks prevent major problems

Once inside, Odendaal said a musty odour, often dismissed as a characteristic of a closed-up house, can be a powerful indicator of hidden mould or damp.

“Walk through each room and pay attention to the floors. Do they feel uneven or slope noticeably? Do doors and windows stick or fail to close properly? These can be signs of foundation settling,” he said.

Odendaal also urged prospective buyers to scrutinise ceilings and walls for water stains, bubbling paint, or discolouration.

“A recent paint job in one specific area, like a ceiling, can sometimes be a red flag in itself, attempting to conceal a leak,” he said.

According to Odendaal, the hidden skeletons of a home are often found in its plumbing and electrical systems, which can be costly to replace and hazardous if faulty.

“Don’t be shy during a viewing. Turn on taps to check water pressure, flush toilets, and test the hot water. Look under sinks for signs of leaks or corrosion. These simple tests can reveal immediate issues,” he said.

To ensure the electrical system is in order, Odendaal recommended that prospective buyers bring a phone charger to test the outlets.

Flickering lights, warm switch plates, or an electrical panel with signs of rust or burn marks are significant red flags that warrant further investigation by a professional.

No matter how thorough a buyer is, some issues are impossible for the untrained eye to spot. Odendaal stressed that a professional home inspection is the most crucial step in the buying process.

“Our checklist helps buyers identify obvious concerns, but a certified inspector will delve into areas we can’t access and comment on with authority, like the roof cavity, sub-floor and the condition of wiring and pipes within the walls,” he said.

“The inspection report not only provides peace of mind but can also be a powerful tool for negotiating the final price or requesting repairs before transfer.”

If the report is not completed at that crucial stage, it could prove very costly for the buyer down the line. Odendaal added that in today’s market, an informed buyer is an empowered buyer.

“Understanding a property’s true condition is paramount. It ensures you are making a sound investment and protects you from the severe financial strain of unforeseen repairs, allowing you to truly enjoy your new home for years to come.”