Things to look for when considering a property

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newby_investor

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Inspired by @bwana's thread on rainwater harvesting, the thought occurred to me to ask you all forumites if you have any insights on choosing a property?

I am currently planning on selling my flat in Cape Town's Southern Suburbs in the hope of a free-standing house with a bit of a garden and some more space for the kids to run around. I've just realised that I know very little about potential pitfalls. Property viewings are typically "ooh look how shiny the kitchen countertops are", which is obviously a factor for those interested in such things, but it concerns me that of the handful of properties that I've viewed over the last little while, I didn't really look very critically at things which aren't obvious but might cause problems later. I didn't really know what to look for.

What "gotchas" are there? Has anyone bought (or even rented) a property that they've later regretted? Why?

(I think there are factors to consider such as maintenance problems - if the paint is just in poor condition, you can repaint, but if there's an inherent design problem with the house that a bit of plaster and some paint won't fix, then that's a bigger issue.)
 
I still don't know how to check these when looking to buy, but I've had to replace sewage pipes inside the property. Still need to replace gutters they are old maybe 20 years old. Also need to replace storm water drainage pipes.

If I knew how to check these I could have saved some money.
 
neighbours
you get good ones, and you get kak ones

roadtraffic
will it wake you up at 5am everyday

bikers
@The_Ogre gets woken up every weekend by a biker in a complex behind him revving his bike for 20 minutes before leaving

and the list goes on and on
 
Papa Smurf said:
neighbours
you get good ones, and you get kak ones

roadtraffic
will it wake you up at 5am everyday

bikers
@The_Ogre gets woken up every weekend by a biker in a complex behind him revving his bike for 20 minutes before leaving

and the list goes on and on
Click to expand...
Traffic you might be able to check by looking at Google Maps, but neighbours? I rate it's hit and miss, even if you buy a place with good neighbours, they may move out and be replaced with bad ones.

Also bikers, difficult to determine if that'll be a problem except if your viewing is on a Saturday morning at 07:00 ;-)


buyeye said:
I still don't know how to check these when looking to buy, but I've had to replace sewage pipes inside the property. Still need to replace gutters they are old maybe 20 years old. Also need to replace storm water drainage pipes.

If I knew how to check these I could have saved some money.
Click to expand...
So I am in two minds about this one. Obviously on an older property things will need maintenance. Like if there are old wooden windows for instance. You factor that into the purchase price and budget for replacing them.

But if you have something that can't be changed without breaking large portions of the house and rebuilding, then that's an issue. Like with my folks' place, a lot of the plumbing is on the outside of the house. Makes for easier maintenance, but the criminal element doesn't have a hard time at all finding some copper to steal. Also a lot harder to change that without serious work and disruption.
 
Papa Smurf said:
neighbours
you get good ones, and you get kak ones

roadtraffic
will it wake you up at 5am everyday

bikers
@The_Ogre gets woken up every weekend by a biker in a complex behind him revving his bike for 20 minutes before leaving

and the list goes on and on
Click to expand...
Hmm, I haven't actually heard the POS for quite some time. I think he might have moved.

Yeah, look for traffic And I'd advise not to take a corner property with a 4-way or 3-way stop. The noise of those cars with freeflow exhausts at 3am on a Sunday morning as they pull away from stops is going to drive you nuts!

Then proximity to an informal settlement or RDP area increases the risk of burglaries and muggings.
 
Yup
So thats why it is a good idea to ask a neighbour after viewing a home whats the pros and cons to living there

Wind factor is also a big issue here in the Cape Town area
You might never be able to sit outside in summer because of the south easter, and likewise in winter with a north wester.

Yes viewing now in Spring is ideal and everything looks pretty but take these things into consideration as well. I am very fortunate in the fact that my balcony is very well protected all year round and i can literally braai any night of the week
 
newby_investor said:
Traffic you might be able to check by looking at Google Maps, but neighbours? I rate it's hit and miss, even if you buy a place with good neighbours, they may move out and be replaced with bad ones.

Also bikers, difficult to determine if that'll be a problem except if your viewing is on a Saturday morning at 07:00 ;-)



So I am in two minds about this one. Obviously on an older property things will need maintenance. Like if there are old wooden windows for instance. You factor that into the purchase price and budget for replacing them.

But if you have something that can't be changed without breaking large portions of the house and rebuilding, then that's an issue. Like with my folks' place, a lot of the plumbing is on the outside of the house. Makes for easier maintenance, but the criminal element doesn't have a hard time at all finding some copper to steal. Also a lot harder to change that without serious work and disruption.
Click to expand...
I guess you just factor it into the purchase price. The steel water pipes in the walls are covered by homeowners insurance.
 
newby_investor said:
Traffic you might be able to check by looking at Google Maps, but neighbours? I rate it's hit and miss, even if you buy a place with good neighbours, they may move out and be replaced with bad ones.

Also bikers, difficult to determine if that'll be a problem except if your viewing is on a Saturday morning at 07:00 ;-)
Click to expand...
You ask the neighbours all the questions as they will be in the best position to answer you at that point in time.

I was lucky, the estate agent lives in the same neighbourhood, but on the other hand you should never fully trust these vultures.

I stay in the middle of three houses which were all newly built so I was the first to move in. A few months my neighbours on either side came to knock on my door and explained that they're looking at buying and they asked me all these questions the guys are raising here. I invited them in and was happy to answer all their questions (truthfully).

A question I found funny was when one asked me if I have a problem with leaks. Like my leaks have any bearing on his house, even if there were leaks at his house, the houses were under guarantee :)
 
Some tips rather buy small in a better area than a big place in a crap area. Also speak to the estate agents and ask them where's the best place to buy. Perhaps there's a "golden mile" or you must buy above the main road etc. Make sure the place faces north or north east so you get nice sun in the winter and buy something above the road so it doesn't get flooded.
 
A few random items from my side...
The boundary wall - how good a shape is it in?
Facebrick or not, and how big a job would it be to paint the outside?
Is the garage door one of them roll up ones, or does it swing up?
What's the cell reception like? Is it bad everywhere, or maybe in some spots?
How many trees does it have? Trees are lovely but man they cause a mess with leaves, seeds and what have you. Do they hang over a pool, if indeed there is a pool, cos that'll drive you crazy cleaning those leaves.
 
My top three when looking to buy a property right now is:

1. Location.
2. Location.
3. Location.

I'd rather buy a **** house with **** neighbors and a **** garden in a nice area than a 3-storey mansion in Khayelitsha. Resell value is something. You want to have your property be an investment (in other words, grow in value), not an expense. Otherwise you can just as well rent.

EDIT: Talking about specifics, let's see...

1. The roof. If there are rust spots on the roof, skew tiles, or leak spots on the ceiling inside the house, the roof needs attention. A small house's roof can easily fetch R30k for a service, without any repairs.
2. Cracks. "Turf" soil can ruin any place. If there's turf, buy carefully.
3. Garden. Not talking about lawn or plants. I'm talking about big trees. Most trees take 15 to 20 years to grow to any properly useable size, so unless you want to wait 20 years to get some shade or you want to spend lots to plant big trees, keep it in mind.
4. House's direction. You ideally want your bed- and living rooms facing North in South Africa. It provides best sunlight and warmth in the winter months, and some relief in the summer.
5. Street. I won't buy a house in a really busy street. Can't go for a walk or jog, pets or kids getting in the street is always going to be a worry, etc.
6. Kitchen. If it's a crap kitchen, keep in mind a good kitchen reno costs R50k (working cheaply) and more.
7. Bathrooms. If a bathroom is crap, it's another good R30k to reno (working cheaply).
 
Papa Smurf said:
neighbours
you get good ones, and you get kak ones

roadtraffic
will it wake you up at 5am everyday

bikers
@The_Ogre gets woken up every weekend by a biker in a complex behind him revving his bike for 20 minutes before leaving

and the list goes on and on
Click to expand...
Is that biker you?
 
Toxxyc said:
My top three when looking to buy a property right now is:

1. Location.
2. Location.
3. Location.

I'd rather buy a **** house with **** neighbors and a **** garden in a nice area than a 3-storey mansion in Khayelitsha. Resell value is something. You want to have your property be an investment (in other words, grow in value), not an expense. Otherwise you can just as well rent.

EDIT: Talking about specifics, let's see...

1. The roof. If there are rust spots on the roof, skew tiles, or leak spots on the ceiling inside the house, the roof needs attention. A small house's roof can easily fetch R30k for a service, without any repairs.
2. Cracks. "Turf" soil can ruin any place. If there's turf, buy carefully.
3. Garden. Not talking about lawn or plants. I'm talking about big trees. Most trees take 15 to 20 years to grow to any properly useable size, so unless you want to wait 20 years to get some shade or you want to spend lots to plant big trees, keep it in mind.
4. House's direction. You ideally want your bed- and living rooms facing North in South Africa. It provides best sunlight and warmth in the winter months, and some relief in the summer.
5. Street. I won't buy a house in a really busy street. Can't go for a walk or jog, pets or kids getting in the street is always going to be a worry, etc.
6. Kitchen. If it's a crap kitchen, keep in mind a good kitchen reno costs R50k (working cheaply) and more.
7. Bathrooms. If a bathroom is crap, it's another good R30k to reno (working cheaply).
Click to expand...
Actually on the bathroom you can go to 15k on small bathrooms. Did that in October last year.
 
Damp, water leaking from outside to inside (covered up with paint).
 
Thor said:
Damp, water leaking from outside to inside (covered up with paint).
Click to expand...
That is a big one.
1. Definitely check ceilings for bulges or discolouration these show roof leak
2. Leaking tapes or toilets, might be small things but could be bigger, especially if your toilet hasn't been made in 30 years.
3. If it's got a pool, pool filter does it work
4. Geyser does it work
 
When you view agents might have lights on if the house is dingy.
 
Toxxyc said:
My top three when looking to buy a property right now is:

1. Location.
2. Location.
3. Location.

I'd rather buy a **** house with **** neighbors and a **** garden in a nice area than a 3-storey mansion in Khayelitsha. Resell value is something. You want to have your property be an investment (in other words, grow in value), not an expense. Otherwise you can just as well rent.

EDIT: Talking about specifics, let's see...

1. The roof. If there are rust spots on the roof, skew tiles, or leak spots on the ceiling inside the house, the roof needs attention. A small house's roof can easily fetch R30k for a service, without any repairs.
2. Cracks. "Turf" soil can ruin any place. If there's turf, buy carefully.
3. Garden. Not talking about lawn or plants. I'm talking about big trees. Most trees take 15 to 20 years to grow to any properly useable size, so unless you want to wait 20 years to get some shade or you want to spend lots to plant big trees, keep it in mind.
4. House's direction. You ideally want your bed- and living rooms facing North in South Africa. It provides best sunlight and warmth in the winter months, and some relief in the summer.
5. Street. I won't buy a house in a really busy street. Can't go for a walk or jog, pets or kids getting in the street is always going to be a worry, etc.
6. Kitchen. If it's a crap kitchen, keep in mind a good kitchen reno costs R50k (working cheaply) and more.
7. Bathrooms. If a bathroom is crap, it's another good R30k to reno (working cheaply).
Click to expand...

I agree with almost everything you said, except for R30k for a roof "servicing". Why do you say this?
 
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