Category: Voetstoots

The voetstoots clause

voetstoots
The voetstoots clause protects the seller, not the buyer! The wise thing is to have a home inspection to discover latent and patent defects.

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When buying a property, you may have to sign a contract which includes a voetstoots clause. This means that the house is sold “as is”. You may also be asked to sign a “Disclaimer” document from the estate agent.

You should sign neither of these documents as they give away your rights to claim for hidden defects.

Defects – what are they?

  • A patent defect is normally an easily identified visual defect e.g. broken or cracked windows, broken or cracked wall or floor tiles.
  • A latent defect is normally a defect not easily identified. For example; damage to roof trusses, rising or weather damp, or structural problems that require expertise to recognize.However, you may have to sign either or both of the documents to be able to buy the house. In that case, make sure you put the following clause in the offer to purchase: “The sale is dependant on a satisfactory home inspection”

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NHBRC Enrolment and Occupancy Certificate

Why are an NHBRC Enrolment and an Occupancy Certificate Important for New Homeowners in South Africa

NHBRC enrolment and occupancy certificates, NHBRC residential enrolment certificate, certificate of occupancy
NHBRC enrolment and occupancy certificates, NHBRC residential enrolment certificate, certificate of occupancy

The two most important documents a new homeowner should have are an NHBRC Residential Unit Enrolment Certificate and a Certificate of Occupancy because they confirm that the building meets the national safety standards and regulations.

The National Building Regulations and Building Standards Act sets the standards for the construction and maintenance of buildings. South African law mandates that any new residential structure must be registered with the NHBRC before construction commences and have an Occupancy Certificate on completion before it can be legally occupied.

NHBRC Residential Unit Enrolment Certificates and Occupancy Certificates ensure Safety Compliance

Every new house must be registered with the NHBRC before the start of construction. The NHBRC mandate is to protect housing consumers and ensure builders comply with the prescribed building industry standards. They aim to assist and protect housing consumers from unscrupulous home builders who deliver substandard houses, bad workmanship and poor quality materials. NHBRC inspectors assess aspects like the foundation, structure and roofing to ensure they comply with safety and building standards.

The primary purpose of the Occupancy Certificate is to confirm that the building is safe for habitation. This includes structural safety, electrical safety, proper plumbing, and fire safety measures. Municipal inspectors assess aspects like the foundation, roofing, electrical wiring, water supply, and sanitation systems to ensure they comply with safety standards.

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How to monitor cracks

Worried About Cracks In Your House? Having Sleepless Nights?

crack
Here the foundation on the corner of the domestic bathroom had subsidised! Disguising cracks with paint and Polyfilla won’t work! You need to find the cause first and fix that before you patch walls!
crack
The problem here was with the pooling of water on the paving and the level of the paving being close to or at the floor level of the bathroom. In addition, it appears the bath waste or water supply may be leaking.

How to monitor cracks in your walls and floors!

Often, home buyers and homeowners are worried by cracks in the house and boundary walls, especially plastered walls!

The good news is that, generally, concrete, stone, brick, and masonry walls and concrete or screeded floors with cracks less than 1 mm wide (the thickness of a credit card) are common and usually do not warrant any corrective action. Most of these small, tight cracks are caused by normal shrinkage as the moisture in the walls and floors evaporates over time or by settlement of the structure, which usually occurs within the first few years after construction.

Be warned, however, that changes in and around the structure may also cause settlement many years later! Examples are planting a new garden or tree, or removing a garden or tree that is against or close to the house.

Crack Fillers

Note that all cracks should be sealed with paint, caulk (sealer), or mortar to prevent water from getting into the structure.

Moreover, if a horizontal, vertical, or diagonal masonry crack is filled with hard masonry patching compound, any substantial future movement is likely to show up as a new crack in the patched area or nearby.  Therefore, always use a non-shrinking grout to prevent stressing yourself!

Continued movement

Cracks that continue to move are a reason for concern! Continued movement in cracks should be evaluated as correction may be necessary. Therefore, if you notice a crack has re-cracked or gotten larger, it should be monitored! However, first, make sure there is no shrinkage of the filler product.  All 5 mm cracks or greater should be carefully monitored to ensure there is no continued movement.

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Roof Crocodiling or Alligatoring

WHAT IS ROOF CROCODILING AND HOW DOES IT AFFECT YOUR FLAT ROOF?

flat roof crocodiling of waterproofing
Flat roof waterproofing looks like crocodile skin. This is crocodiling!

Waterproofed concrete and composite flat roofs on residential and commercial buildings require more maintenance than sloped roofs. They react differently to sun and moisture than tiled or sheeted roofs and require more frequent maintenance to ensure they function as they should. One common problem with many flat roofs is crocodiling.

What is Crocodiling?

Crocodiling is a crazed cracking pattern on the surface of the waterproofing. It looks like crocodile skin, which is where the name comes from.

Crocodiling is a sign that your waterproofing is ageing. The sun’s UV rays dry out and damage the waterproofed surface, and after five years or more years, the coating may develop small cracks. The older your roof gets before you repair the crocodiling, the more expensive it will get.

Extreme temperature changes, changing from hot sunshine to sudden cloudbursts and rain, and even hot winter days and very cold nighttime temperatures will cause new cracks to appear and will make existing cracks worse. 

Leaves and debris will allow water to pool on the membrane which, together with the elements, will hasten the deterioration of the protective coating and waterproofing itself.

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Seller Tricks

10 Most Common Seller Tricks

 

sellers tricks and issues
The photo was taken of one of the seller tricks! Sellers try to hide issues under scatter mats!

Unfortunately, it can be difficult when unscrupulous sellers use tricks to hide defects. Here are the 10 most common seller tricks, and how you can recognise each one of the issues.

A home may be the biggest purchase you’ll ever make. So it makes sense to do everything possible to ensure you’re making a sound investment.

Painting over problem areas. 

Fresh paint itself is not a sign of dishonesty, but it can be used to cover water stains, mould and more. Many honest sellers use paint to update or freshen up walls. Take note if many areas were recently painted and mention that to the home inspector. You can also ask the seller for before-and-after photos.

Choosing to remain in the dark about potential problems are seller tricks. 

By law, a seller cannot be held liable for problems he or she didn’t know about. Thus, a seller trick is not to allow home inspections to be performed when it’s time to sell. Another seller trick is not to agree to a reasonable inspection contingency time period. Some will even tell potential buyers they don’t want to know what the home inspection reveals. This is all the more reason to get a thorough home inspection. It’s a small price to pay to ensure you’re making a sound investment.

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Buying Property

home purchase

Buying a house, townhouse or flat?

What I Inspect
Before you make a home purchase take note of this video!

Imagine what could go wrong with your home purchase! Houses are made up of hundreds of different parts and materials from a nail to a roof tile and much, much more!

New or used, the home purchase will most likely be one of the biggest investments you’ll ever make! Therefore, with this type of investment, it only makes sense to have a professional home inspection done beforehand.

If you’re thinking, “Why do I need to spend the time and money on a home inspection?”

My question to you is “Why take any unnecessary chances with your hard-earned money?

Protecting your home purchase

An inspection and report will give you a clear, concise picture of the important components and systems of the home. Therefore, you can make an informed decision on the purchase of the home. In doing so, you avoid buying a new home only to spend thousands of rand on unexpected or unforeseen problems.

My thorough, impartial inspection will let you identify any minor or major repairs or maintenance issues. Furthermore, the inspection report is a valuable tool in the bargaining stage to address any issues before finalising your home purchase.

Moreover, you will have a highly trained, experienced and dedicated professional on your side. My report will help you make the right decision with your property purchase.

Don’t make the mistake so many other home buyers are making over and over again!

Protect your investment by having a home inspection!

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Inspected Once, Inspected Right!®

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