The 12 Most Common (and Costly) Issues First-Time Buyers Miss When Viewing Properties

1. Fresh Paint Covering Water Damage

Why buyers miss it: Fresh paint looks great, and buyers assume it's cosmetic improvement.

The reality: Sellers often paint over water stains from roof leaks or plumbing issues. After your first heavy rain, the stains reappear, along with expensive repair bills.

2. Geyser Age and Condition

Why buyers miss it: Geysers are hidden in ceilings; buyers never think to ask.

The reality: Geysers typically last 10-15 years. When they burst, they flood your home causing massive damage. Worse, insurance often denies claims if geyser lacked maintenance.

Critical questions to ask:

• "How old is the geyser?"
• "When was it last serviced?"
• "Is there a drip tray installed?" (required by SANS 10254)
• "Any history of geyser problems?"

Red flags:

• Geyser 10+ years old
• No service records
• Seller doesn't know age
• Visible rust or corrosion on visible pipes

Action: Budget R15,000-R25,000 for geyser replacement if over 10 years old. Never assume the geyser will last.

3. Foundation Cracks vs. Cosmetic Cracks

Why buyers miss it: Sellers say "it's just settling" and buyers believe them.

The reality: Not all cracks are equal. Serious foundation cracks cost R100,000-R200,000+ to repair and indicate ongoing structural problems.

4. Body Corporate Debt (Sectional Title)

Why buyers miss it: Focus on the unit itself, ignoring complex finances.

The reality: Body corporates with debt often impose massive special levies on ALL owners shortly after you buy. One buyer's monthly levy jumped from R1,500 to R4,200, plus a R45,000 special levy.

What to request before making offer:

• Last 2 years of body corporate financial statements
• Minutes of last 3 body corporate meetings
• Reserve fund balance (should be 10-25% of annual budget)
• Any pending special levies or major repairs
• Body corporate debt and collection rates

Red flags:

• Reserve fund depleted or negative
• High owner arrears (20%+ not paying levies)
• Major repairs discussed but not funded
• Special levy mentions in minutes
• Complex needs painting, repairs, or maintenance

5. Illegal Alterations and Extensions

Why buyers miss it: Lovely extensions and renovations look professional.

The reality: Work done without municipal approval can result in compliance notices requiring demolition or expensive retrospective approval.

Questions to ask about ANY alterations:

• "Do you have approved building plans for this extension/renovation?"
• "Can I see the municipality-stamped approved plans?"
• "Do you have an electrical certificate of compliance?"
• "Was this work done by licensed contractors?"

Common unpermitted work to watch for:

• Enclosed patios or verandas
• Room additions
• Garage conversions
• Boundary walls over 1.8m
• Swimming pools
• Wendy houses on foundations

6. Poor Drainage Around Foundations

Why buyers miss it: Viewings happen on sunny days; drainage issues only appear in rain.

The reality: Water pooling near foundations causes structural damage, basement flooding, and foundation movement over time.

What to check during viewing:

• Ground slope: Should slope AWAY from house, not toward it
• Standing water signs: Dead grass patches, erosion, or staining near foundation
• Gutters and downspouts: Should be clean, properly attached, directing water away
• Foundation staining: Water line marks indicating pooling
• Basement/ground floor damp: Any musty smells or moisture

Action: If possible, view property after heavy rain. Or make offer conditional on rain inspection.

7. Old Electrical Panel and Wiring

Why buyers miss it: Lights work, outlets work - electricity seems fine.

The reality: Old panels and wiring pose fire hazards and can't handle modern appliances. Rewiring entire homes costs R30,000-R60,000+.

8. Roof Age and Condition

Why buyers miss it: Never look up; focus on interior rooms.

The reality: Roofs last 15-25 years. Replacing roofs costs R50,000-R150,000+. Leaks cause even more damage to interiors.

Check from outside (don't need to climb):

• Missing or broken tiles: Immediate leak risk
• Sagging sections: Structural weakness
• Rust on metal roofs: Indicates age and deterioration
• Moss/algae growth: Moisture retention, shorter roof life
• Gutter condition: Should be attached, clean, functional

Ask: "How old is the roof? When was it last repaired?" If roof is 15+ years or seller doesn't know, budget for replacement.

9. True Monthly Ownership Costs (Can Break Your Budget)

Why buyers miss it: Only look at bond repayment, ignore total monthly expenses.

The reality: Many buyers become "house poor" because they didn't calculate true costs. This leads to financial stress and even defaults.

10. Water Pressure Throughout Property

Why buyers miss it: Don't test taps, or only test one.

The reality: Low water pressure indicates plumbing issues, undersized pipes, or municipal supply problems. Fixing costs R15,000-R50,000.

What to test during viewing:

• Turn on ALL taps - kitchen, bathrooms, outside
• Flush ALL toilets
• Test shower pressure (should be strong)
• Run multiple taps simultaneously (pressure should stay consistent)
• Check for leaks under sinks
• Listen for unusual sounds (banging, gurgling)

Ask: "What type of pipes? Age of plumbing?" Galvanized pipes corrode from inside and need replacement.

11. Neighborhood Research (Can Affect Resale Value)

Why buyers miss it: Fall in love with house, ignore surroundings.

The reality: Neighborhood affects your quality of life, safety, and property value growth.

Research before making offer:

• Crime statistics: Check SAPS website for area crime data
• School quality: If you have/plan children
• Municipal service delivery: Check for complaints about water, electricity, roads
• Future development: Contact municipality about planned projects
• Noise levels: Visit at different times - morning, evening, weekend
• Traffic patterns: Check morning and evening commute times

Talk to neighbors: Ask about crime, body corporate (if applicable), any issues with property or area.

12. Not Getting Pre-Approved for Bond BEFORE Viewing

Why buyers miss it: Think pre-approval happens after finding property.

The reality: Without pre-approval, you waste time viewing properties you can't afford, or miss out on good properties while waiting for approval.

Benefits of pre-approval BEFORE viewing:

• Know exact budget
• Make competitive offers immediately
• Sellers take you seriously
• Identify credit issues early
• Streamline house hunting

The Smart First-Time Buyer's Checklist

Follow this process to avoid these costly mistakes:

Before Viewing

1. Get bond pre-approval
2. Research neighborhood
3. Download Property Inspector app
4. Review common red flags

During Viewing

1. Use guided checklist (like Property Inspector)
2. Test ALL taps, toilets, lights, switches
3. Look for fresh paint covering issues
4. Check for cracks (foundation, walls)
5. Ask about geyser, roof, plumbing ages
6. Request building plan approvals
7. Calculate true monthly costs
8. Take lots of photos

Before Making Offer

1. Review your notes and photos
2. Compare with other properties viewed
3. Research body corporate (sectional title)
4. Calculate total ownership costs
5. Decide if issues found are deal-breakers

Due Diligence

1. Make offer conditional on satisfactory inspection
2. Hire professional inspector if serious issues found
3. Request all compliance certificates
4. Get building plan approvals verified
5. Use findings to negotiate price or repairs