House hunting tips

[Ancalagon]

I went through a similar thing when I bought 2 years ago..

I eventually just said screw everyone elses advice on size etc etc.. I found a nice 150sqm home (which I'm expanding already to over 230sqm), with a bit 1700sqm lot... i couldn't be happier, even if it does take a fair chunk of time to maintain.

If you do want a nice 3 bed home on a big erf, try get one that has a granny flat.. it will make the monthly bills easier to manage.

Yeah, at first I was also looking for a place with a granny flat that I could rent out, but that reduces the possible number of properties substantially.

There are no ideal properties, and sometimes I look at a property, and I'm like WTF was the architect/owner thinking? Actually, that happens a lot.

 

[biena]

sometimes I look at a property, and I'm like WTF was the architect/owner thinking? Actually, that happens a lot.

Most of the times not only sometimes ! Especially with the designer places so impractical that you cannot live there !

 

[Ancalagon]

I should be an architect. In fact, I should be the architect general - you are only allowed to build a building or make a renovation if I say so.

Want a pool 75% of the size of your back garden? Denied. Want a tiny bedroom? Denied.

 

[biena]

I should be an architect. In fact, I should be the architect general - you are only allowed to build a building or make a renovation if I say so.

Want a pool 75% of the size of your back garden? Denied. Want a tiny bedroom? Denied.

Want a place with steps down into every room even when you have a flat piece of land... denied.

 

[Ancalagon]

Want a place with steps down into every room even when you have a flat piece of land... denied.

Flip! People are stupid. Really, really stupid.

 

[biena]

Flip! People are stupid. Really, really stupid.

Here is another one that I just remembered, want the main bedroom closets in the master bathroom next to the shower .... idiot branded onto your head and denied.

Moisture from the shower/bath would create a lovely environment for mold on clothes and don't dare use the toilet after you had some beans the stink on your clothes would be bad.

 

[ToxicBunny]

Yeah, at first I was also looking for a place with a granny flat that I could rent out, but that reduces the possible number of properties substantially.

There are no ideal properties, and sometimes I look at a property, and I'm like WTF was the architect/owner thinking? Actually, that happens a lot.

Trust me, take the hit on the ideal property for an acceptable property with a granny flat..

The R3500 i get in rent every month is a lifesaver...

Pays light water rates and a maid and gardener once a week...

 

[ToxicBunny]

Here is another one that I just remembered, want the main bedroom closets in the master bathroom next to the shower .... idiot branded onto your head and denied.

Moisture from the shower/bath would create a lovely environment for mold on clothes and don't dare use the toilet after you had some beans the stink on your clothes would be bad.

How about this..

Want a master bathroom that is bigger than the damn master bedroom with the opening to the bathroom in clear line of sight down the passage so everyone walking in the passage can see you doing your business on the bog... DENIED!

Granted, the bathroom is epic, but its a tad impractical in a house with more than 1 person.

 

[Ancalagon]

Oh, how about another one I saw yesterday?

Want a master bedroom with NO doors to the master bathroom, and no doors in the master bathroom? In other words, your spouse can hear you on the bog. Denied!!!

Thanks, I'll take a look at another garden cottage property. There was one that actually had two garden cottages, and was on a massive erf, but the house is very run down. It would take a lot of work to get right. And a lot of money.

 

[ToxicBunny]

Oh, how about another one I saw yesterday?

Want a master bedroom with NO doors to the master bathroom, and no doors in the master bathroom? In other words, your spouse can hear you on the bog. Denied!!!

Thanks, I'll take a look at another garden cottage property. There was one that actually had two garden cottages, and was on a massive erf, but the house is very run down. It would take a lot of work to get right. And a lot of money.

Can you live in the house or one of the cottages as the property stands right now?

Try also think beyond what you can see right now, and what is possible with a bit of elbow grease. You would be surprised how some really shocking looking houses will take minimum effort to fix up, as long as the issues aren't structural.

As for the bathroom, thats what I have... nice master bathroom, with no door on it..... so if you walk into the master bedroom you look straight into the master bathroom and the bog is centre stage.

 

[Ancalagon]

Can you live in the house or one of the cottages as the property stands right now?

Try also think beyond what you can see right now, and what is possible with a bit of elbow grease. You would be surprised how some really shocking looking houses will take minimum effort to fix up, as long as the issues aren't structural.

Have a look at some photos here:
http://www.sendspace.com/file/qxv9o1

There are occupants in both cottages and in the main house. So yes, its liveable. Asking R1.75m, I dont think it is worth nearly that. Also not sure about the area - it is a bit close to the randburg cbd, and at the end of the road is a small office park.

 

[biena]

Thanks, I'll take a look at another garden cottage property. There was one that actually had two garden cottages, and was on a massive erf, but the house is very run down. It would take a lot of work to get right. And a lot of money.

Run down you can fix so long as there is no structural problems, paint/tiles/paving etc is cheap it is when you have foundation/water problems that you begin to spend big money. Even fixing a tile roof is pocket change compared to structural problems.

As to work you are going to work in any case might as well make it worth your effort.

We should start a thread with epic fails in house construction, sure is fun reading about it.

 

[Ancalagon]

Run down you can fix so long as there is no structural problems, paint/tiles/paving etc is cheap it is when you have foundation/water problems that you begin to spend big money. Even fixing a tile roof is pocket change compared to structural problems.

As to work you are going to work in any case might as well make it worth your effort.

We should start a thread with epic fails in house construction, sure is fun reading about it.

yeah, true.

I suppose the reason I am shying away from fixer-uppers is that I am 28 and do not currently own a house. So, buying a fixer upper is a risk. A big risk to me. What if the renovations cost more than I can afford?

 

[ToxicBunny]

Right, from looking at the photos.. things I can see off the bat,

Thatch and such on the lapa need replacing (Max R30k i reckon)

Edging on the roof in one section needs replacing, and probably a few tiles.. if you do it yourself, its an afternoons work and maybe R500

Doors need sanding and varnishing... maybe R1000 for varnish and sandpaper and labour for 2 days.

Some issues with the ceiling in the outside area... doubt it will be expensive to fix that.. maybe R1000 and some hard graft

Carpet needs replacing (the red one) but it looks like there is nice slasto underneath... a cheapish fix would be to rip the carpet up, and clean up the slasto...

Kitchen looks workable for the moment (but it will need to be replaced, or redone in the future).. would use it as an opportunity to remove the dividing wall.

Cupboards in the bedroom with pink curtains, look like they need some TLC...

Bathroom looks workable, if a bit badly laid out with the door swinging into the shower door area.

Bedroom with the bunk beds looks fine...

Blue Bathroom looks more than workable, just blind yourself before using it

Roof on one of the buildings (corrugated one), looks dodgy.. but you can replace that with a decent fibre based roofing stuff for relatively decent money, and its a job you can do yourself, guttering on it also looks like it need to be replaced.

All in all, what I'm seeing from the photos, is that as long as you can live with dated, and strange decor, there doesnt seem to be much wrong with that house... and you can fix a fair chunk of the decor with a bit of paint and elbow grease.

 

[biena]

Have a look at some photos here:
http://www.sendspace.com/file/qxv9o1

There are occupants in both cottages and in the main house. So yes, its liveable. Asking R1.75m, I dont think it is worth nearly that. Also not sure about the area - it is a bit close to the randburg cbd, and at the end of the road is a small office park.

Precast walls needs work looks like tree roots are pushing them up.
Thatch needs replacement (or rather replace with harvey tiles, own opinion I hate thatch)
Green pool needs a bucket of chlorine
Barge boards + tiles needs attention (think you are in luck that tile should still be made)
Junk in a corner is not a problem, hire a skip and pile the rubbish in.
Roof on veranda needs attention seem there is a lot of leaks above one of the support beams
Horrible red carpet but look past it.
Seems there is a slate floor underneath the red carpet ?
Anthracite stove if it works is pretty nice.
Does that laminate flooring in the workroom creak a lot when walking on it ?
Both bathrooms were redone a while ago (age of house and style of bathroom fitting)
Wires running along the walls (why not just do a neat job and put it in the ceiling )
Sink roof on granny flat (major turnoff for me)

One thing that does concern me is water problems, look at P1000649.jpg, that is how it should be right around the house, not look at the following
P1000640.jpg, P1000635.jpg, P1000628.jpg, if water stands there you are going to have water damp problems.

P1000638.jpg looks like there was an addition to the house and that is why the weird shape of the roof in the background. Also have wood rot in support beam in front of the picture, seems they do not clean the gutters and then whole summer water drips on the wood and rots it. (looks like it is the kitchen washing up area)

P1000635.jpg what is going on in the lower right of the building, looks like it was re-plasterer ? and brackets for security bars was removed around the window ? why is the windowsill nearly on the ground ?

P1000626.jpg looks like tiles shifted on the roof leaving gaps, need to fix that else the wood is going to start to rot.

I also do not see the 2nd cottage ?

I would need approved municipal plans before even looking at this place any further (my gut feeling is that the veranda + cottages is not approved)

Overall if there is plans I may consider it but yes this place needs quite a bit of work, if you plan to live here for 10+ years and willing to work your butt off then yes.

Forgot to add, you did not take photos of what looks like a carport. This erf is pretty big that I love, what is the rates and taxes on this place ?

 

[biena]

Thatch and such on the lapa need replacing (Max R30k i reckon)

About the same size of the thatch that I ripped off mine and replaced with harvey tiles R9k and from the inside you do not even see the difference .

 

[Ancalagon]

Thanks.

What do you think about the area? Have a look for 272 Long Avenue on Google Maps.

It is slightly tempting, because it has a pool, large lawn, big house, 2 cottages, etc. But, I think what puts me off is the capital expenditure I would need to make.

I mean, its like serving two masters. I can either pay off the bond faster, or invest in the property. Yes, some of it is just time and effort, but some of it definitely requires professional. Definitely things that are ceiling and roof related, I think I would rather get a pro in.

 

[Other Pineapple Smurf]

....

Thatch and such on the lapa need replacing (Max R30k i reckon)

...

Stay away from thatch as it will increase your required home insurance. Its the once question that got asked everytime for both my house and bond insurance (?) if there is any thatch on the property. One insurance confirmed this would have increased my monthly premiums.

About the same size of the thatch that I ripped off mine and replaced with harvey tiles R9k and from the inside you do not even see the difference .

+1

 

[Ancalagon]

Precast walls needs work looks like tree roots are pushing them up.
Thatch needs replacement (or rather replace with harvey tiles, own opinion I hate thatch)

I was thinking of that.

Does that laminate flooring in the workroom creak a lot when walking on it ?

Can't remember.

Wires running along the walls (why not just do a neat job and put it in the ceiling )

is it dangerous?

Sink roof on granny flat (major turnoff for me)

One thing that does concern me is water problems, look at P1000649.jpg, that is how it should be right around the house, not look at the following
P1000640.jpg, P1000635.jpg, P1000628.jpg, if water stands there you are going to have water damp problems.

Not sure what you mean here?

P1000635.jpg what is going on in the lower right of the building, looks like it was re-plasterer ? and brackets for security bars was removed around the window ? why is the windowsill nearly on the ground ?

This is the second of the two cottages - I guess its floor level is lower than the ground?

I also do not see the 2nd cottage ?

Couldnt really get photos of it.

I would need approved municipal plans before even looking at this place any further (my gut feeling is that the veranda + cottages is not approved)

Not sure, wasnt mentioned. My gut feel would also be no!

Overall if there is plans I may consider it but yes this place needs quite a bit of work, if you plan to live here for 10+ years and willing to work your butt off then yes.

Forgot to add, you did not take photos of what looks like a carport. This erf is pretty big that I love, what is the rates and taxes on this place ?

Thanks for your advice! I think for me this is a no. Too many risks and too much work/capital. Erf size is 2800 odd, yeah quite huge. Not sure about rates and taxes, not cheap I'll wager.

EDIT: While you guys are at it, you want to look at some more?
http://www.sendspace.com/file/8bagz1
http://www.sendspace.com/file/q7bd3c

Most of the photos in the last link were taken by the agent, the owner asked me not to take photos. Looks very nice and clean inside, nice size erf.

EDIT 2: If these were photos of your places, would you mind? I mean, should I pm you guys the links instead?

 

[Other Pineapple Smurf]

Have a look at some photos here:
http://www.sendspace.com/file/qxv9o1

There are occupants in both cottages and in the main house. So yes, its liveable. Asking R1.75m, I dont think it is worth nearly that. Also not sure about the area - it is a bit close to the randburg cbd, and at the end of the road is a small office park.

As for the occupants please ask the seller about their payment history and if there are any eviction orders against them. I wish I had done this as my house had such a tenant in it and I nearly ended up without a roof over my head. Thank goodness the seller had managed to evict them the day before I got my keys else even though he would have paid me occupancy rent, it would have been less than the rent for a suitable place.

It was a terrible week for both the seller and me when we saw the tenant did not want to budge.