There are signs you should look for when
buying a home if you want to avoid a range of common pitfalls.
Adrian Goslett, CEO of RE/MAX of Southern Africa, says the “voetstoots clause” and the Consumer Protection Act (CPA) offer a level of protection to buyers, but knowing the danger signs before they sign could save valuable time and money.
The most obvious signs are water leaks and rising damp. Viewing a property while it’s raining can be beneficial. Buyers should look for water stains on walls, mould growth and damp patches in plasterwork. It’s a good idea to examine the external walls and to check the guttering is in good condition and able to handle the water run-off.
“Also important to look out for is horizontal and vertical cracks in the plaster and brickwork. Although a vertical crack is more serious than the horizontal variety, not all cracks are detrimental to the building itself. If in doubt, buyers should call on the services of a structural engineer, who will quickly ascertain the extent and seriousness of the problem and advise a course of action,” says Goslett.
One of the most misunderstood areas is the function of the electrical compliance certificate. Its purpose is to ensure that electrical wiring, appliances and fittings have been correctly installed and do not pose a safety hazard or fire risk. It does not guarantee that all electrical appliances and fittings in the property are in good working order.
The case of Noordhoek resident Brenton Geach, who recently bought a home with his girlfriend, Adele, is an example of what can go wrong in this regard. They had to get a second electrician to rectify a range of dangerous electrical faults, at some expense, after being assured that everything was safe.
“We have a complaint about the legitimacy of our electrical and beetle certificates,” the couple wrote in an e-mail to the estate agent.
Geach said the electrics in the ceiling were in a shocking life-threatening state, with the main live wires exposed and plastic lying all around the roof.
He added that after they moved in the plumbing, too, was found to be faulty.
Goslett says plumbing is often a contentious issue, as in most cases problems only become apparent once buyers have taken transfer.
“It is very important for buyers to find out what systems the home has in place. Examples of this would be septic tanks, conservancy tanks, waterborne sewerage, and ecologically designed sewage systems. The costs of replacing and maintaining these systems need to be taken into consideration,” says Goslett.
The boundaries of a property are of paramount importance. Establish that boundary walls are correctly positioned and not encroaching on surrounding properties. Agents should have diagrams that indicate where the property begins and ends.
Buyers should thoroughly investigate the entire home, looking inside cupboards, turning on taps, even flushing toilets to ensure there are no leaks.
“Buying a home involves a massive capital outlay. This is not the time to be shy or embarrassed about ensuring you are really getting what you are paying for,” says Goslett.
“Buyers who feel uneasy about conducting an in-depth inspection or asking probing questions should ask the agent to do so on their behalf. Agents have a duty to disclose any defects that the seller has revealed, and if a buyer has any concerns the agent is in the ideal position to investigate and solve any potentially problematic areas.”
Ted Frazer, marketing manager of Seeff Properties, said the introduction of the CPA provided buyers with added security and transparency in the transaction process.
“In some instances, buyers can be tempted to make hasty decisions, and as with any significant purchase, it is important they ‘do their homework’. While most buyers tend to gravitate to traditional newspaper and website destinations when searching for properties, leading property agency brands also have ‘secret sellers/private listings’. It is always good to engage with a reputable property company to ask about these deals, and get advice.
“A good estate agent will work closely with a prospective buyer and be able to provide necessary guidance in terms of property performance in a particular area.
“In terms of finance, while buyers sometimes instinctively approach their own banks for property finance, approaching a mortgage originator is a smarter move that not only ensures a buyer receives the best rate available, but significantly reduces the time and hassle this process can take.”
Buying a home is unfamiliar territory to most people and, as a result, many do not know what questions to ask and often take things for granted, says the Estate Agency Affairs Board (EAAB).
Portia Mofikoe, head of marketing and communications at the EAAB, said buyers should make sure the agent was registered with the board and had a valid fidelity fund certificate (licence to practise). She said it was sometimes a good idea to ask a building inspector to prepare a written report.
* Phone the Estate Agency Affairs Board at 011 731 5600, fax complaints to 086 613 8755, or see www.eaab.org.za.
Before buying a home try and use the following tips:
* Check whether your estate agent is registered with the Estate Agency Affairs Board (EAAB).
* Read the fine print of your contract before signing.
* Check for signs of water leakage and rising damp.
* Look for water stains on walls, mould growth and damp patches in plaster work.
* Check the condition of guttering for any defects.
* Check for cracks in the plaster or brickwork on outer walls.
* Get an electrical certificate from an authorised firm to ensure it complies with regulations.
* Get a building inspector to check for structural defects.. Cape Argus