Buying your first home is one of the most exciting and daunting steps you’ll take. It’s easy to be swept away by a beautiful kitchen or spacious garden, but experienced buyers know that what lies beneath the surface matters most.
As a first-time buyer, you may be charmed by the appearance of a home, but unaware of what it might be hiding. Overlooking key structural or maintenance issues could cost you dearly later. That’s why inspecting a property with a critical eye and checklist in hand is so important.
The hidden problems you might miss
Not all defects are immediately visible. There are two types to be aware of:
Latent defects: hidden flaws that aren’t easy to spot during a standard viewing, such as rising damp or faulty wiring inside the walls
Patent defects: visible issues that can be seen with the naked eye, like wall cracks, loose tiles, or broken fixtures Here’s a breakdown of both types.
Buyers are legally protected against latent defects for up to three years from the date of discovery. However, patent defects fall under the Voetstoots Clause, meaning the property is sold “as is.” If you notice visible issues, like a leaking tap or peeling paint, you can request repairs as a condition of sale.
The ultimate property viewing checklist
Use this checklist when viewing homes to help you identify red flags and estimate future repair costs. It can guide your decision-making and support your negotiation strategy.
1. Structure, plumbing, and damp
What to look for:
Peeling wallpaper or blistered paint near taps and wall bases
Musty smells, mould, or signs of water damage
Leaks under sinks and around exposed plumbing
Functional hot and cold water from all taps
Solid, secure taps that don’t wobble
Toilets that flush properly without leaks or overflows
Ask when the geyser was last replaced
2. Doors and locks
Doors should open and close smoothly
Handles must be secure, and all locks should have keys
Check for signs of rot, insect damage, or peeling varnish
Hinges should be in good condition and tightly fitted
3. Windows and fittings
Windows must open and close easily
Test all locks, handles, and hinges for rust or breakage
Look for peeling paint or cracked frames
Curtain rails should be properly secured
Blinds must be functional, including remote-controlled ones
4. Electrical systems
The seller is required to provide an electrical compliance certificate. Also check:
No exposed or frayed wiring
Plug points are securely fitted and operational
The distribution board (DB) shows no damage or burn marks
Light switches (including stove isolators) work properly
Outdoor plugs are protected with waterproof casings
Alarms, panic buttons, electric fences, and intercoms should be fully functional
Gas appliances must have a valid gas compliance certificate More on gas compliance here.
5. Walls, ceilings, and flooring
Cracks in walls or ceilings, especially around doors and windows
Loose, cracked, or creaky tiles and floorboards
Clean, intact grouting with no unusual discolouration
No mould or damp under carpets or behind furniture
Skirtings and cornices should be clean and pest-free
Ceilings must show no sagging or water stains
6. Outdoor areas, garages, and pools
Apply the same inspections outdoors:
Test garage doors and remotes
Inspect outbuildings for rot, leaks, or infestation
Sheds should be structurally sound and secure
Look for unexplained standing water or drainage issues
Check if the irrigation system works
Pool pump, cleaner, and filtration system should be in good condition
Ensure child or pet safety features are in place (fence or compliant pool cover)
7. Neighbourhood check
The property might be perfect, but what about its surroundings?
Here’s what to investigate:
Visit during the day and night to assess noise (e.g. dogs barking, traffic)
Ask about neighbours, especially those behind the property
Research local crime rates and safety concerns
Check for upcoming developments or rezoning that could affect value
Evaluate proximity to shops, schools, hospitals, and public transport
Ask about recent sale prices of similar properties in the area
Find out if the area has active community groups or forums
8. What's included in the sale?
Don't assume all fittings are part of the deal. Confirm whether the following will stay:
Curtain rails and blinds
Wall-mounted umbrellas or awnings
Satellite dishes or fibre equipment
Outdoor blinds, dog kennels, or garden structures
Large potted plants
Tip: Anything attached to the property is usually considered a fixture and included in the sale—but always confirm in writing.
Be informed, not emotional
You don’t have to deal with the seller directly—your estate agent can handle any concerns. The aim isn’t to find a flawless home, but to understand what you’re buying. A well-prepared buyer makes confident decisions and negotiates from a place of strength.
