Common Home Inspection Issues

Common Home Inspection Issues: What Buyers Should Look For

Buying a home is exciting, but overlooking inspection issues can lead to costly surprises. Therefore, understanding and identifying common safety and structural issues in homes helps buyers make informed decisions and avoid unnecessary risks.

Understanding Common Home Inspection Issues

Roof Problems

Tile roofs often suffer cracked or missing tiles, while metal sheeting corrodes in coastal areas. Flat roofs frequently develop leaks due to failed waterproofing membranes. As a result, these problems can cause damp ceilings, mould, and structural damage, all of which are among the common safety issues flagged during inspections.

Structural Cracks & Movement

South Africa’s expansive clay soils often lead to foundation movement. Moreover, cracks in load‑bearing walls or uneven floors signal potential structural instability—serious safety issues common in many inspections. In the long run, ignoring these signs may result in costly engineering interventions.

Damp & Water Damage

Heavy rainfall and poor drainage systems contribute to rising damp and mould growth. In particular, common safety issues discovered, such as hidden water leaks, are often in these scenarios. Thus, damp patches behind plaster or ceilings weaken structures and create health hazards for occupants.

Electrical Hazards

Common electrical safety issues encountered during inspections are outdated wiring, overloaded circuits, and missing earth leakage protection. As a result, these electrical faults pose fire risks and increase the chance of electrocution. Therefore, compliance with SANS 10142‑1: The wiring of premises – Part 1: Low-voltage installations is essential.

Plumbing Issues

Leaking water and waste pipes, corroded fittings, and blocked drains are frequent findings. Notably, plumbing defects such as these are classified as defects during property inspections. The resulting water damage from plumbing defects can compromise finishes and encourage mould growth.

Poor Waterproofing/Damp‑Proofing

Older homes often lack proper damp‑proof courses. While sometimes overlooked, failed waterproofing often presents common safety issues related to structural decay. Failed waterproofing allows moisture to rise through walls, causing peeling paint, structural decay, and persistent odours.

Poor Drainage

Blocked gutters and downpipes, and inadequate stormwater systems lead to foundation damage and erosion. In addition, inadequate drainage is a common safety issue because it endangers both health and the home’s structure. Effective drainage away from the house walls prevents rising damp and protects structural integrity.

Poor Ventilation & Insulation

Insufficient airflow and missing insulation encourage mould and energy inefficiency. Among the most overlooked common safety issues are poor ventilation and its related health effects. Consequently, proper ventilation reduces condensation and improves indoor air quality.

Hazardous Materials

Asbestos roofing, lead‑based paint, and hidden mould remain serious concerns. Importantly, hazardous materials like these are classic examples of common safety issues in residential properties. In older houses, these materials pose long‑term health risks and require professional removal.

Poor Maintenance & DIY Repair

Unprofessional fixes and shortcuts often mask deeper problems. Ultimately, poor DIY repair can contribute to property damage that is expensive to rectify after purchase. DIY repairs may reduce property value and create hidden safety hazards.

Preventive Measures Before the Inspection

Buyers should prepare by researching common safety issues in homes and hiring qualified home inspectors. Carrying a checklist ensures visible defects are documented. Using moisture meters or thermal imaging helps uncover hidden problems. Preventive awareness reduces surprises during negotiations.

Handling Issues When Discovered

When inspection issues are identified, especially common safety issues, buyers should request repair estimates and negotiate accordingly. Minor defects can be addressed before transfer, while major hazards may require professional intervention. Transitioning from discovery to action ensures risks are managed effectively.

The Consequences of Ignoring Inspections

Ignoring inspections can lead to escalating repair costs, health hazards, and reduced property value. Failure to address common safety issues such as structural failures, electrical fires, and persistent damp is not only expensive but also dangerous. Buyers who neglect inspections often face disputes, insurance complications, and long‑term financial strain.

Conclusion

Understanding common safety issues in homes empowers buyers to make informed choices. Roof problems, damp, electrical hazards, and poor maintenance are not just cosmetic concerns; they directly affect safety and value. Preventive measures, professional inspections, and proactive handling of defects protect both investment and wellbeing.

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THE HOME DETECTIVE » Inspections » The Home Detective

12/10/202002/10/2024

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.

07/07/201908/07/2026

Boundary Walls

Preventing and Repairing Cracks in Boundary Walls

Damaged boundary walls around your property can spoil the whole look and feel of your property. Furthermore, cracked and leaning walls can pose a danger to passers-by should the wall fall over. Don’t overlook the importance of expansion joints!

This article explains the correct way to repair boundary walls and install expansion joints!

Firstly, if your walls have ugly cracks and broken plasterwork and brickwork at the expansion joints, do not plaster them up as shown in the photos below!

Furthermore, the work done on these boundary walls will result in more cracking in the walls!

Many boundary and retaining walls may fail prematurely due to insufficient provision for movement. However, this is usually not a material fault, but a lack of proper design. Even when the design is correct, the construction of the boundary wall and expansion joints is often faulty.

What is an expansion joint?

It is a separation between two portions of the same structure. A butt joint in a boundary wall is not an expansion joint!

Expansion joints in boundary walls

Expansion joints relieve stress on building materials caused by thermal expansion and contraction. They are therefore specifically provided in boundary walls to prevent cracks from occurring in the wall.

Temperature changes and seasonal changes mostly cause movement in the boundary walls. However, expansion joints also experience movement due to ground settlement, seismic events, and expansive soils.

14/12/201827/05/2026

Consumers and the Property Practitioners Bill

Has the Property Practitioners Bill missed the point?

Are consumers offered more protection?

Parliament passed the new Property Practitioners Bill on Tuesday 4^th December 2018. This bill has been on the cards since 2011!

The Bill was supposed to finally provide buyers (consumers) more protection in the secondary housing market.

However, it appears the Minister of Human Settlements and his staff and the National Assembly totally missed the point!

Here is that portion of the Bill:

CHAPTER 10 CONSUMER PROTECTION

Mandatory disclosure form

A property practitioner –
1. may not accept a mandate unless the seller or lessor of the property has provided him or her with a fully completed and signed mandatory disclosure in the prescribed form; and
2. must provide a copy of the completed mandatory disclosure form to a prospective purchaser or lessee who intends to make an offer for the purchase or lease of a property.
The completed mandatory disclosure form signed by all relevant parties must be attached to any agreement for the sale or lease of property and forms an integral part of that agreement, but if such a disclosure form was not completed, signed or attached, the agreement must be interpreted as if no defects or deficiencies of the property were disclosed to the purchaser.
A property practitioner who fails to comply with subsection (1) may be held liable by any affected consumer.
Nothing in this section prevents the Authority from taking action against a property practitioner or imposing an appropriate sanction.
Nothing in this section prevents a consumer, for his or her account, from undertaking a private property inspection to confirm the state of the property before finalising the transaction.

This is the protection this Bill offers to buyers (consumers) who buy properties from sellers.

So what has changed?

05/12/201830/01/2025

Snag Inspection and Report

New Homeowners Should Have a Professional Snag Inspection

snag inspection, punch list — The NHBRC requires that a snag inspection or punch list is handed over to the builder within 90 days after the occupation of the building.

Do you believe that you are protected by buying from a reputable developer or builder? Will you be able to identify all the snags without a professional snag or punch list inspection?

What buyers don’t realise is that other building contractors subcontract to the developer or builder. Both the developer and builders are pressured to complete the units or homes within a contractual timeframe. Often, the builders take shortcuts resulting in best building practices falling by the wayside.

In addition, most new homebuyers believe the NHBRC, bank and municipal building inspectors provide them with this sort of protection.

This is not the case!

Inspectors duties

Bank inspectors

Your bank inspector determines the market value of property, land, and improvements for the bank. Therefore, the inspector is not concerned with the state of the property unless it affects the value of the property. If the valuation is within bank requirements, you will qualify for the bank loan. They don’t issue the builder or developer with a snag or punch list!

Municipal Building Inspectors

The municipal building inspectors check your building to ensure it complies with approved construction drawings, local bylaws and zoning regulations. In addition, they are also responsible for ensuring compliance with local and national building regulations. They will issue an occupation cetificate if they judge that the building is compliant. Snags and defects to finishes are not their problem!

Engineers

Structural engineers inspect and evaluate the structures of your home only. These are the foundations, slabs, walls and roof. They are not concerned with the snags and defects in installations and finishes which make up more than half the value of your house.

NHBRC inspectors

NHBRC inspectors inspect all new homes to check that the builder is complying with the NHBRC requirements on-site

The NHBRC Warranty Fund covers you against major and defined structural defects for up to five years. Enrolling your new home with the NHBRC is a statutory requirement. Theoretically, this affords you protection against contractors who deliver substandard design, workmanship and poor-quality materials.

As a new homeowner, you have the right to instruct your developer or builder with a snag list or punch list to rectify shoddy and defective work. This includes non-compliance or deviation from the terms, plans and specifications of your building agreement with him.

However, all the required NHBRC inspections are seldom done.