About Home and Property Inspection In Gauteng
Having a property inspection advises you of the condition of the property before you buy it. In other words, a property inspection helps you avoid problems and extra costs you have not budgeted for.
The best way of doing this is to get a Comprehensive Property Inspection or Comprehensive Home Inspection.
The following information explains what you need to know about property inspection.
A Home Inspection or Comprehensive Property Inspection
It’s one type of home inspection you can have done. Four different variations of comprehensive inspections are available.
- Home Buyers Inspection
- Snag Inspection
- Home Sellers Inspection
- Home owner’s Maintenance inspection
- Other types of inspection
Note: A property inspection report is different from a “pest inspection report”. A home inspection report will identify any visual damage caused by termites or wood borer. However, it usually won’t include the existence of termites or other timber destroying pests.
1) Home Buyers Inspection
Why do you need one?
A home inspection is your protection against the ‘voetstoots’ clause. Consequently, when you have made your purchase subject to a favourable home inspection you have this inspection done. Furthermore, a Buyer’s Property Inspection report is a written account, with photos, of the condition of the property. It will tell you about any significant building defects or problems such as rising damp, movement in the walls (cracking), safety hazards or a faulty roof to name a few. Accordingly, you would have this done as part of your condition of the sale so you can identify any problems with the property which, if left unchecked, could prove costly to repair.
Four good reasons why you need a buyer’s home inspection done:
- Protection against the voetstoots clause in your Offer to Purchase.
- You will know in advance what the problems are.
- This allows you to negotiate a lower price for the property i.e. you may have to pay to repair some of the problems.
- You can get specialist advice about any major problems and maintenance issues, and how they will affect the property over time.
Of course, the home inspection will be one of many things you will need to consider before buying a property.
2) New Property Inspection (snag inspection)
A snag or new property inspection and report cover the same items as a comprehensive property inspection report but it also includes more detail:
- A list of minor problems
- Recommendation of the repairs and replacement work needed.
What is a snag?
A snag is a small defect or problem that remains in your property after the building work has been completed. Therefore, it is typically something that is damaged or broken, not fitted properly or looks unfinished. Some examples are a scratch on a window, a missing screw in a hinge on a door or a chipped tile.
Most snags are cosmetic. However, more serious defects can arise from poor workmanship such as cracks, hollow floor tiles, kitchen, cupboard, plumbing and electrical fixtures that are not fitted properly.
When’s the best time to make a snagging list?
When the property is completely finished and ready to move into. At this stage, you have not moved in so that there is no furniture or stored items that may hide or cover defects.
If you leave it until you have moved in, it becomes harder as your housebuilder could argue that you have caused the damage when you moved in. In addition, it is also easier for contractors to work in an empty property for obvious reasons.
However, the builder/developer can refuse to give you access to the property before completion, which they are legally allowed to do because they still own the property.
Leaving your snag list to be rectified after you have taken occupation of your unit or home can be problematic. This may cause the disruption of your time if you have to be present while the builder rectifies the defects. Furthermore, the builder may have moved on to the next phase of housing or to another completely new development.
However, you do have 3 months from your occupation date to report any defects to your builder/developer which they are legally obliged to fix as part of your NHBRC warranty.
3) Home Seller’s Inspection
Seller’s inspection (sometimes referred to as a pre-listing inspection) is becoming more popular because it virtually eliminates all the pitfalls and hassles associated with having the buyer do the home inspection.
This is an effective marketing tool allowing your estate agent and prospective buyers to access the report on the internet.
You share multiple copies of the report with potential buyers who tour the home for sale. Alternatively, the report can be hosted at www.FetchReport.com. A sellers inspection is a benefit to all parties in a real estate transaction. It is a win-win-win-win situation.
A sellers inspection doesn’t kill deals by forcing you to disclose defects you otherwise wouldn’t have known about. Any defect that is serious enough to kill a real estate transaction is likely going to be uncovered eventually anyway. It is best to discover the problem ahead of time before it can kill the deal.
The inspection report becomes a great marketing piece if your property is truly in great shape. In addition, I provide you with a banner to place at the entrance to your home which certifies that your home is “Move-In Ready”.
A Seller’s Inspection reveals problems ahead of time, which:
- Might make the home show better.
- Gives you time to make repairs and shop for competitive contractors.
- Permits you to attach repair estimates or paid invoices to the inspection report.
- Removes over-inflated buyer-procured estimates from the negotiation table.
- The report might alert you to any immediate safety issues found, before agents and visitors tour the home.
- The report provides a third-party, unbiased opinion to offer to potential buyers.
- Your estate agent can use a clean seller inspection report as a marketing tool.
- A sellers inspection is the ultimate gesture in forthrightness on your part.
- The report might relieve a prospective buyer’s unfounded suspicions before they walk away.
- A sellers inspection lightens negotiations and 11th-hour re-negotiations.
- The report might encourage the buyer to waive the inspection contingency.
- The deal is less likely to fall apart, the way they often do, when a buyer’s inspection unexpectedly reveals a last-minute problem.
The report also provides full-disclosure protection from future legal claims.
4) Home Owners Maintenance Inspection
A maintenance inspection is an ideal inspection for newer homeowners and busy homeowners who don’t have the experience or the time to maintain their homes themselves. Furthermore, this type of inspection is especially suited for older or physically handicapped homeowners who, nevertheless, want to know what their home’s condition is. It’s the home’s equivalent of a medical checkup.
A Home Maintenance Inspection gives you a full picture of any below-the-radar repairs that need to be completed before they become major repairs.
What is a home maintenance inspection?
A Home Maintenance Inspection is a comprehensive inspection just like home buyers or sellers inspection.
I will uncover problems you have not noticed. Furthermore, I will detect the little signs that something is starting to go wrong. This may be small cracks, spots, uneven wear, or fixtures such as a faulty geyser installation. In addition, I will also make you aware of the regular maintenance you should be doing in your house.
Like an annual physical, my maintenance inspection catches maintenance issues early on. Therefore, a maintenance inspection can give you the peace of mind of a clean bill of health. Moreover, it’s a practical way to keep little problems from turning into big problems.
What happens during a home maintenance inspection?
I will inspect your home with you, showing you what I find and explaining what it means. You will have a chance to ask questions or get clarifications. Moreover, I will point out things you should be doing regularly to keep all of your home’s systems functioning properly.
Furthermore, you’ll get a written report detailing everything I have found. It will be an itemized punch list to address whenever you choose or have the finances available to do maintenance.
What are the advantages of having a home maintenance inspection?
Once every three to five years, you should have me come out and do a maintenance inspection.
- I detect minor defects can be repaired before they become major issues.
- You receive an unbiased opinion. I have no gain out of the evaluation of things that need repair (e.g., your roof or foundation).
- If you do suspect something is in disrepair, it’s wise to call me before you call a repair company. Repair companies have a vested interest in getting work. As a result, you have to careful in accepting what they say requires repair or replacement.
I am not trying to sell you anything. Furthermore, I’m not getting commissions out of repairs that need to be done. All I sell is the truth!
Choosing the right inspector to inspect the property
You should always use a suitably certified home inspector. A Certified Professional Inspector and a member of the International Association of Certified Home Inspectors (InterNACHI) is the best choice. An InterNACHI certified inspector will see through any cosmetic improvements covering up faults that might otherwise be missed by an untrained eye. I am your local Certified Professional Inspector in Gauteng.
Contents of my property inspection reports
The format and amount of detail in my report will depend on your property type, its size, age and condition. As a result, these factors will also influence the cost of my inspection and report.
My home inspection reports adopt a standard format recommended by the International Association of Certified Home Inspectors. In addition, all my reports include marked-up photographs.
My home inspection report will include the information to make you aware of the property’s condition and identify any significant problems.
However, a home inspection report is generally a visual inspection only. Therefore, problems that are hidden inside walls and inaccessible areas may not be identified. Also, most deliberately disguised or hidden defects leave clues which can be detected.
I inspect all accessible parts of the property. These include the following areas:
- all the interior of the building
- the exterior of the building
- roof space and roof structure
- under-floor space (if it exists)
- roof exterior
- the site.
My home inspection report includes the following:
- garage, carport and garden shed
- separate laundry or toilet
- small retaining walls (ie. non-structural)
- fencing and boundary walls
- surface water drainage
- stormwater run-off
- paving and driveways.
Make sure you specify any particular items or areas on the site that you want inspecting.
Other details in the inspection report
The report includes the following information:
- your name
- the address of the inspected property
- the reason for the inspection
- date of the inspection
- the scope of the inspection
- a summary of the overall condition of the property
- a list of any significant problems that need fixing
- if necessary, a recommendation that a further inspection or assessment be carried out by a suitably qualified specialist. This can be a suitably qualified electrician, plumber, roofing contractor, structural engineer etc.
The inspection report summary
The summary is possibly the most important part of the report. It lists the major faults found in the property and its condition considering its age and type.
Things not included in a property inspection
A home inspection report usually will not include:
- parts of the property that were not or could not be inspected
- matters outside my expertise
- an estimate of repair costs
- minor defects (chipped paint, corners or tiles unless they are structural issues)
- termite detection.
A home inspection report is not an all-encompassing report dealing with every aspect of the property. Therefore, it’s a report to identify any major and minor problems that are visible at the time of the inspection. In addition, the extent of any problem will depend to a large extent upon the age and type of property.
While the report will give you valuable expert advice, it will not cover everything. To clarify, this is explained by the International Association of Certified Home Inspectors’ Standards of Practice.
I normally would not check things such as:
- foundation footings (below the ground, cannot be inspected visually)
- hidden damp-proofing
- concealed electrical wiring. However, I do inspect lights, switches, plug points and distribution boards
- concealed plumbing, drainage and gas installations
- watering systems
- alarm and intercom systems
- appliances such as dishwashers, washing machines, tumble dryers, ducted vacuum systems or hot plates (stoves, hobs and extractors are inspected)
- television reception
Sectional title properties
With sectional title properties, I inspect and assess the condition of the interior and immediate exterior of the unit. I also include the exclusive use areas in my report. If you want me to inspect other common property areas you will need to request a ‘special-purpose’ or ‘single component’ property inspection report.
Most older properties will have minor defects such as blemishes and physical damage to materials and finishes. Therefore, with older houses, I would not normally report on minor defects, minor wear and tear, and minor imperfections. I will only report minor defects if the property is a new home or building.
Factors affecting the inspection report
There are certain conditions you should be aware of that will affect the final report.
- problems that are difficult to detect due to weather or other conditions. These conditions can be rising damp or leaks if there has not been any rain
- the information you provide to the home inspector
- defects that are deliberately covered up to make an area appear problem-free.
It may be difficult to detect leaks and other problems if services have not been used for some time. For example, if the shower has not been used recently or if it has not rained recently, leaks or dampness may not be obvious. However, even under these conditions, there are normally many clues of such defects that I will detect and report.
Using the inspection report for other purposes
Your property inspection is carried out specifically for your information. It gives you an expert’s view of the condition of the property you are interested in buying.
It is not a certificate of compliance with any law, warranty or insurance policy against future problems. Nor is it intended to estimate the cost of fixing problems. However, with my report, you will be able to get a rough estimate of the repair cost.
Ordering an inspection
Depending on my workload I will need a minimum of 1½ days notice to do a property inspection.
When ordering your home inspection, make sure you give yourself enough time to make a purchase decision. Also, you should get the seller’s permission to have the property inspected as early in the sale negotiations as possible. This will help you decide if the property is worth buying. There may be little point in spending money on conveyancing until you know the condition of the property.
Other types of inspection reports
Different types of property inspections and property inspection reports are available depending on your requirements:
A walkthrough is not a formal home inspection. It is an informal inspection. As a result, I perform a visual walkthrough inspection of the home and provide you with comments summarizing my observations. Furthermore, my comments will be nothing more than a subjective summary of my initial observations during the walk-through.
What is involved in a walkthrough inspection?
The walkthrough requires, on average, about 1½ to 3 hours. You can ask questions and take notes while I explain the defects.
Because a walkthrough is less formal, I do not adhere to the InterNACHI Standards of Practice. If you are present at the walkthrough I do not generate a written report of any kind. I simply communicate my observations orally to you. You make your own notes during the inspection. In this way, you save time and money because there is no written report at the end of the inspection.
Furthermore, because it is an informal inspection, an inspection of this type is also very affordable.
However, you will need to sign an InterNACHI Walk-Though Inspection Agreement before the walkthrough. This is to protect me against liability as a result of deviating from the requirements of the InterNACHI Standards of Practice for Home Inspections.
Single Component or Special Purpose Property Inspection
I often receive calls from clients who are looking for a home inspection for a single component in the home. For instance, this can be a roof leak, a bulging ceiling, or damp problems and so on.
A single component inspection is also the cheapest inspection. This inspection cost less than R750.00 depending on where you are in my inspection area. Moreover, if you want a second component inspected at the same time, this will only cost an additional R250.00.
Critical Property Inspection
This is the home inspection for the budget-conscious! Comparatively. A Critical Property Inspection costs about ¾ of the price of a Comprehensive Property Inspection.
A critical home inspection covers the major components which are the roof, structure, windows and doors, electrical and plumbing.
You should have a mould inspection when you suspect you might have a mould problem in your property. Furthermore, have your property inspected when you experience breathing difficulties (shortness of breath, tightness in the chest, or respiratory irritation). In addition, you may also experience neurological difficulties (headaches, dizziness, drowsiness, nausea).
If your house has obvious mould contamination such as parts of the wall or ceiling, an inspection is essential. My mould inspection will identify and confirm the true extent of the problem. Furthermore, I will provide recommendations on how to rectify it.
Building Progress Inspection
When you are building your own home or alterations and extensions are being constructed you need progress inspections.
Furthermore, pricing is negotiable depending on the number of inspections you require.
Commercial Property Inspection
Whether you are considering buying or renting a commercial property it advisable to have a Commercial Property Inspection. As part of your “due diligence”, I can provide you with a detailed evaluation of the building and its components. Furthermore, I will advise you of the overall condition and make recommendations regarding maintenance and improvements.
Pest inspection report
My Pest Home Inspection report identifies any visual damage caused by termite activity. However, it won’t include the detection of whether termites and other timber destroying pests still exist.
You should have a pest inspection done as well as the property inspection. A pest inspection is necessary where termites are a problem.
Fixing problems after having a home inspection
If you end up buying the property you may need to organise repairs or renovations before you move in. If this is the case, there are some important things you should know.
When using a builder or tradesperson for work where the value is over R1,000 the builder or tradesperson must:
- be correctly licensed for the work they are doing.
- provide you with a written contract where the value of work (labour and materials) is over R1,000.00.
- issue or provide you with certificates of compliance or conformity for electrical, electric fencing, plumbing and gas installations. This applies to any repair or change made to the installation. Furthermore, you must obtain an occupation certificate from the builder for extensions and renovations.
Inspected once, Inspected Right!®