1. Body Corporate Financial Health (Sectional Title Properties)
Why agents miss it: Agents focus on the unit itself, not complex financial statements.
The risk: Body corporates with significant debt or deferred maintenance often impose special levies shortly after purchase. One sectional title buyer discovered their R1,500 monthly levy jumped to R4,200 plus a R45,000 special levy within months of purchase.
What to Check
- Request last 2 years of body corporate financial statements
- Check reserve fund levels (should be 10-25% of annual budget)
- Look for pending special levies or major repairs
- Review body corporate debt and collection rates
- Ask about upcoming maintenance projects
2. Unpermitted Alterations and Extensions
Why agents miss it: Beautiful renovations distract from checking municipal compliance.
The risk: Municipalities can issue compliance notices requiring demolition or expensive retrospective approval. Buyers may face R50,000-R150,000+ in costs to obtain approvals or remove illegal structures.
Agent Action Items
- Always ask sellers: "Do you have approved building plans for any alterations?"
- Request copies of all building plan approvals
- Check if floor plan matches municipal records
- Look for extensions, enclosed patios, extra rooms, or boundary walls
- Note any discrepancies in listing details for buyer awareness
3. Geyser Age and Maintenance History
Why agents miss it: Geysers are hidden in ceilings, easy to forget about.
The risk: Geysers typically last 10-15 years. Burst geysers cause R50,000-R100,000+ in water damage, and insurance often denies claims if the geyser lacked maintenance. One buyer faced R78,000 in repairs when a 15-year-old geyser burst three months after purchase.
Critical Questions to Ask
- "How old is the geyser and when was it installed?"
- "When was it last serviced or maintained?"
- "Is there a drip tray installed?" (required by SANS 10254)
- "Any history of geyser problems or repairs?"
- Note: If geyser is 10+ years old, advise buyers to budget for replacement
4. Fresh Paint Covering Water Damage
Why agents miss it: Fresh paint looks great and staging disguises issues.
The risk: Sellers often paint over water stains from roof leaks, plumbing issues, or damp. These reappear after rain, costing buyers R30,000-R100,000+ in repairs.
Red flags to watch for:
- Fresh paint only on ceilings (especially in select rooms)
- Paint texture differences indicating cover-ups
- Musty odors despite fresh paint
- Furniture strategically placed against walls
- Stains visible at paint edges or corners
5. Foundation Movement and Structural Cracks
Why agents miss it: Hairline cracks seem normal; agents lack structural engineering knowledge.
The risk: Not all cracks are equal. Step cracks (zigzagging through mortar joints), cracks wider than 2mm, or cracks above doors/windows often indicate foundation settlement requiring R50,000-R200,000+ in repairs.
How to Assess Cracks
Minor (usually cosmetic):
- Hairline cracks less than 1mm wide
- Straight vertical cracks in plaster
- Surface cracks that don't penetrate deep
Serious (recommend professional inspection):
- Cracks wider than 2mm (coin-width test)
- Step cracks following mortar joints
- Diagonal cracks from corners of doors/windows
- Cracks that run through bricks (not just mortar)
- Multiple cracks in same area or pattern
- Doors and windows that don't close properly
6. Electrical Panel Age and Capacity
Why agents miss it: Electrical panels are technical; lights working seems sufficient.
The risk: Older homes with 60-80 amp panels can't handle modern appliance loads. Outdated panels (especially old Federal Pacific or Zinsco brands) pose fire hazards. Rewiring costs R15,000-R50,000+.
What agents should check:
- Look at electrical panel during showing
- Note if it's a fuse box (outdated) vs circuit breaker panel
- Check for double-tapped breakers (two wires on one breaker - safety hazard)
- Look for exposed wiring or amateur modifications
- Ask about electrical certificate of compliance age
7. Drainage and Water Flow Issues
Why agents miss it: Only visible during or after rain; sunny day viewings miss the problem.
The risk: Poor drainage causes foundation damage, basement flooding, and structural issues costing R50,000-R150,000+ to fix.
Drainage Red Flags
- Ground slopes toward house foundation (should slope away)
- Standing water near foundations
- Erosion patterns around property
- Staining on foundation walls (water line marks)
- Gutters broken, missing, or pulling away from house
- Downspouts discharging too close to foundation
- Schedule second viewing after rain if possible
8. Boundary Walls Built Without Compliance
Why agents miss it: Walls look solid; agents don't think to ask about engineering.
The risk: Walls built without proper foundations, drainage, or municipal approval collapse during storms. Insurance denies claims for non-compliant structures. Replacement costs: R100,000-R200,000+.
Critical questions:
- "When was the boundary wall built?"
- "Do you have approved building plans for the wall?"
- "Was it built by a professional contractor?"
- "Any history of wall repairs or movement?"
9. Roof Age and Condition
Why agents miss it: Roof inspection requires getting on a ladder or roof; most agents view from ground only.
The risk: Roofs last 15-25 years depending on material. Replacement costs R50,000-R150,000+. Missing or damaged tiles lead to leaks and interior water damage.
What to look for (from ground):
- Missing, cracked, or lifted tiles/sheets
- Sagging roof sections
- Rust on metal roofs
- Moss or vegetation growth (indicates moisture)
- Gutter condition and downspout functionality
- Ask: "When was roof last repaired? How old is the roof?"
10. True Monthly Ownership Costs
Why agents miss it: Focus on purchase price, not total monthly burden.
The risk: Buyers become "house poor" when monthly costs exceed budget. This leads to defaults, unhappy clients, and reputational damage for agents.
Help Clients Calculate Total Costs
Monthly ownership costs include:
- Bond repayment (principal + interest)
- Rates and taxes
- Levies (for sectional title)
- Building insurance
- Electricity and water
- Security (monitoring, armed response)
- Garden service, pool maintenance (if applicable)
- Maintenance reserve (1-2% of property value annually)
Pro tip: Share the Property Inspector app's cost calculator with clients to help them budget accurately before making offers.
Why These Issues Matter for Estate Agents
Missing these issues has serious consequences for your business:
- Collapsed deals: Buyers discover issues during inspection, renegotiate heavily, or walk away entirely
- Reputation damage: Unhappy clients share negative experiences, damaging your professional reputation
- Lost commissions: Deals fall through after weeks of work
- Legal exposure: Failure to disclose known defects can result in legal action
- Wasted time: Working properties to sale only to have inspections reveal deal-breakers
- Client trust erosion: Buyers question your competence and thoroughness
The Solution: Standardized Property Assessment
Professional estate agents are increasingly using tools like Property Inspector to:
- Standardize viewings: Consistent checklist for every property ensures nothing is missed
- Generate professional reports: Provide clients with detailed assessments during or immediately after viewings
- Build trust: Transparency and thoroughness differentiate you from competitors
- Save time: Quick digital assessments vs manual note-taking
- Justify pricing: Documented condition reports support listing prices
- Prevent surprises: Identify issues before they derail deals
- Close faster: Informed buyers make confident decisions
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