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 inspection?
What buyers don’t realise is that other building contractors sub-contract to the developer or builder. Both the developer and builders are under pressure 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!
Your bank inspector determines the market value of property, land, and improvements for the bank. Therefore, he is not concerned with the state of the property unless it affects the value of the property.
Municipal Building Inspectors
The municipal building inspector checks your building to ensure it complies with approved construction drawings, local bylaws and zoning regulations. In addition, he or she is also responsible for ensuring compliance with local and national building regulations.
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 installations and finishes which make up more than half the value of your house.
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 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, the required NHBRC inspections are seldom all done.
Because of my experience and training, I offer SEVEN different types of home inspections or property assessments to suit the needs of home buyers, home sellers, homeowners, business owners, landlords and those of you thinking of building or extending your home.
There are 6 different types of comprehensive inspection depending on your inspection requirements. This can be inspections for previously owned homes, new homes or existing homes or properties.
a) Home-buyers inspection or buyers inspection
Buying a home is one of the most important and expensive transactions you can make.
A professional home inspection can help you optimise your investment by identifying issues before you finalise the purchase and price of your new home. This inspection will save you money in the long run and prevent the stress associated with such a large investment.
Importantly, with this purchase, you must remember to insert a home inspection contingency in the Offer To Purchase and negotiate a contingency period with the seller.
Before moving into a newly built home the need for a professional home inspection cannot be more important!
A home inspection (snag list) is performed to validate the finishes and condition of your home’s components. In addition, the snag list can be done prior to you taking occupation or during the 90-day patent defect period after you have taken occupation.
Follow up inspections are also provided if required.
check out all the main systems of your home—roof, walls, foundation, air-conditioning,
electrical, plumbing etc. In addition, I will flag anything that might be
starting to malfunction.
I will uncover problems you have not noticed. 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 geyser reaching the eventual end of it’s live. Furthermore, I will also make you aware of the regular maintenance you should be doing in your house.
Having a Rental Inspection Report as part of a written tenancy agreement is advantageous to both the landlord and tenant.
Rental Housing, Unfair
Practices Regulations and Consumer Protection Acts, dictate the practice around
home inspections and the refund of the damages deposit.
Both the landlord and the tenant must undertake both ingoing and outgoing inspections as required by The Rental Housing. However, if either party is unable to attend, they may send an assigned representative on their behalf.
Landlords or rental
agents who have not conducted a property inspection when the tenant takes
occupation will not be able to take any action in the event that the rental
unit has been damaged during the course of the rental period.
Generally, a landlord or rental management agent will be able to withhold the rental deposit to mitigate any financial cost of repairing any damage to the rental unit. However, if no property inspection was done beforehand, they will not be within their legal rights to do so and will have to absorb the full cost of the repair. Therefore, it is advisable for landlords to also undertake a midterm inspection approximately halfway through the tenancy agreement in order to monitor the state of the property and intervene early if there is any breach or damage.
If contracted, I provide the initial, midterm and follow-up inspections when tenants are leaving and new tenants are occupying the premises at a very affordable fee structure.
However, I only perform rental inspections in the Pretoria and Centurion area to keep them affordable to landlords.
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 condition of the building and its components. Furthermore, I will make recommendations regarding maintenance and improvements.
offer commercial property inspections of:
small manufacturing facilities
My commercial property inspections include a comprehensive evaluation of all major components of the building. For example, this includes the structure, roof, electrical system, interior and exterior elements, heating & cooling systems, plumbing and more.
Critical Home inspections are for both buyers and sellers. The critical inspection costs about ¾ of the price of a comprehensive inspection.
A critical home inspection is for the budget-conscious, homebuyers and sellers who only require that the major components of the home be inspected! Consequently, I only focus on the critical components of a home which are the roof, structure (inside and outside), windows and doors, and electricity and plumbing installations.
critical inspection includes unsafe, functional or structural issues which, in
my opinion, requires prompt remedial attention to preserve the safety,
functional or structural integrity of the home or major installation.
Such issues are frequently NOT plainly obvious to any observant layman after carefully viewing the property.
These include structural cracks in walls, ceilings and floors, or damp, roof leaks, illegal or unsafe geysers, windows or door issues and unsafe electrical and gas installations. In addition, I also report surface drainage, vegetation and foliage issues which may affect the structure adversely.
Other external elements such as boundary and yard walls, the site, swimming pools driveways, walkways, carports, garden sheds etc. do not form part of the critical inspection. Furthermore, the internal wall, floor and ceiling finishes are only inspected for signs of damp or staining from moisture intrusion or for structural issues. Furthermore, cupboards and counters are only inspected for moisture intrusion.
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?
A walkthrough requires, on average, about the same time as a comprehensive inspection (1½ to 3 hours depending on house size). Moreover, 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.
4) Itemised Limited Home Inspections(Single Component Inspections)
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 roof leaks, bulging ceilings, or damp problems and so on.
A single component inspection is also the cheapest inspection, starting from R1500.00 depending on where you are in my inspection area. Moreover, if you want more components inspected at the same time, this will only cost an additional R750.00 per component
A multi-unit inspection is normally for more than 4 units and is regarded as a commercial property inspection.
For this type of inspection the following options are available:
a) Critical area inspection
Plumbing for leaks, drainage and hot water.
A representative number of windows and doors
Structure (exterior and interior) including roof from the ground and at least one point at the eaves on a ladder (where applicable and practical).
Stove and other fixtures (air conditions etc.) not forming part of an Electrical CoC.
Presence damp and mould in ceilings and walls.
The units’ common areas are not inspected unless it is specifically requested!
b) Sampling comprehensive inspections
A sampling formula of comprehensive inspections of a random number of units between 20% and 50% of the units you wish to invest in, where it is not feasible to inspect every unit. This will include an equal balance of older and newer units, and different floors if the blocks are multi-storied ( equal number of ground top, and intermediate floors).
A comprehensive report on the units will be provided for every unit inspected. The units’ common areas are inspected.
c) Sampling critical area inspections
A sampling formula of the type of inspection detailed in the critical area inspection option with a random number of units between 20% and 50% of the units you wish to invest in where it is not feasible to inspect every unit. In addition, this will include an equal balance of older and newer units, and different floors if the blocks are multi-storied ( equal number of ground top, and intermediate floors).
I will not inspect common areas in this case!
d) Your choice of specific items and number of units
Your choice of specific items and/or the number of units you wish to have inspected.
NOTE: I do not recommend options b, d or c as unsafe, damaged or problem units can slip through the net that may be expensive to bring to standard.
It is advisable to carry out mould inspection when you suspect you might have a mould problem in your property. Moreover, I strongly recommended that you have your property professionally inspected when you experience sleep loss, breathing difficulties (shortness of breath, tightness in the chest, or respiratory irritation). Also, you may also experience neurological difficulties (headaches, dizziness, drowsiness, nausea).
If your house is already suffering from 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 and provide a recommendation on how to rectify it.
are signs of termites in your garden or you are in a known termite problem area
you should regularly have your home inspected for a termite infestation.
They might be in your built-in cupboards, the floor skirtings or in your roof. Therefore, my termite inspection will identify and confirm the extent of the problem and damage. I will provide recommendations on how to rectify it.