Neighbourhood 10 MARCH 2019
PROPERTY & LIFESTYLE
Here’s how We called on the experts for insider tips on what to look out for when searching for your dream property, page 2
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PROPERTY FOCUS: HOUSE-HUNTING
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PROPERTY NEWS
10 MARCH 2019
Neighbourhood
Property focus
House-hunting 101 We asked those in the know what you should be looking for when considering buying a new home WORDS: KIT HEATHCOCK
IMAGES: SHUTTERSTOCK
View the house a few times at different times of the day to get an idea of the direction of the house and the effect this has on the internal temperature and light inside CHRIS CILLIERS, LEW GEFFEN SOTHEBY’S INTERNATIONAL REALTY
PURCHASING IN A SECURE COMPLEX* • Review all the guideline documents relating to the estate and the code of conduct of the estate or complex. • Ask if the complex is pet-friendly and the rules regarding pets. • Ask for a copy of the architectural guidelines, especially if you have future alterations in mind. • Ask if the estate is in good financial standing. • If purchasing a newly built home, ask for all engineers’ certificates, NHBRC certificate, and roof certificates. *Pierre Nel, Pam Golding Properties
PUBLISHED BY TIMES MEDIA PROPERTY PUBLISHING 1st Floor, Block H, Sable Square cnr Bosmansdam and Ratanga roads Milnerton, Cape Town
EDITORIAL TEAM: Group Editor: Carla Redelinghuys carla@yourneighbourhood.co.za Senior Sub-Editor: Marana Brand Designers: Anja Bramley & Samantha Durand Visit yourneighbourhood.co.za
MORE QUESTIONS TO ASK* • Why is the owner selling? • How long have they owned the property? • Are there waiting lists at the local schools? • Are there water storage tanks underground, is there a wellpoint and is it registered as the law requires? • Waterwise gardens – what is planted in the garden and what level of maintenance is required? *Chris Cilliers, Lew Geffen Sotheby’s International Realty
ADVERTISING SALES: Call us for advertising opportunities on 087 828 0423 Production: Lucea Goosen pretoria@yourneighbourhood.co.za Online coordinator: Chantelle Balsdon chantelle@augmentcreative.com
10 MARCH 2019
Neighbourhood
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hen you go from the dream of buying a new home to the reality of househunting, it’s easy to feel overwhelmed. We’ve sought out advice from trusted local estate agents that goes beyond the standard “location, location, location” and delve into the nittygritty details of buying a house.
Voetstoots clause Commonly used in South Africa, the voetstoots clause indicates that buyers are purchasing the property “as it stands”. It covers any defects that are visible to the eye, so the onus is on buyers to inspect the property to satisfy themselves that they’re happy with its condition. “Take the opportunity of viewing a property thoroughly,” advises Caron Leslie, RE/MAX. “For example, a water or plumbing compliance certificate doesn’t cover each and every tap and toilet; it checks for water leaks.” “The voetstoots clause is still applicable for sales between private entities (homeowner to homeowner), but is not applicable if you purchase from a developer,” says Pierre Nel, Pam Golding Properties. “Latent defects are excluded from the voetstoots clause, for example a leaking roof, which you can’t see.” He stresses the importance of requesting a defects disclosure. “Most agencies will supply buyers with a defects disclosure form and add it as an annexure to the sale agreement.” However, it’s still a case of buyer beware and it’s up to you to check
even the smaller details for yourself. “Ask about the water pressure,” suggests Chris Cilliers, Lew Geffen Sotheby’s International Realty. “Open taps, flush toilets, etc. You have the absolute right to do this.”
Home inspection While compliance certificates for electrical, water, gas, beetle and electric fence are required and done by the seller, a full home inspection is not currently mandatory and, if commissioned, is paid for by the buyer. These are advisable if there are any signs of structural defects, or a partial inspection may be requested. “Roofs are expensive items and not covered by the standard inspections required before transfer. If you have any reservations about the condition of the roof, ask for a roof inspection,” says Chris. “It’s a small price to pay for peace of mind, particularly in the case of thatch or slate roofs.”
Plans, deeds & municipal regulations Check that any additions to the property have been passed by the council, otherwise that becomes your responsibility as the new owner. “Ask if the property and all structures are compliant with the local authority and get a copy of the stamped municipal building plans if possible,” advises Pierre. The title deeds will show if there are any
servitudes on the property. “If you want to extend or build on in the future, this is important to know,” he says. Chris advises to check if older properties are listed or fall under municipal heritage regulations, which would affect your ability to make any structural changes. “If there are empty plots nearby, enquire from council if there’s an application for development which may affect the future value of the property,” she says. Also ask if there are height restrictions in the area; you might want to build a second storey, or make sure that neighbours can’t build up and block your view.
Fixtures & fittings “Don’t make assumptions about what comes with the house and ensure that all items are recorded in the offer to purchase,” Chris says. “For example, in the Western Cape where it’s not compulsory to leave a free-standing stove, buyers from other provinces might assume that the cooker will stay, while sellers may intend to remove it. Officially it’s not a fixture and this can be a very expensive oversight if it’s not clarified upfront.” She also advises to check on key decor items such as light fittings, bathroom mirrors, outdoor pot plants, blinds and curtains.
Neighbourhood Check out the direct neighbourhood at different times of day for noise and parking issues such as busy restaurants or nightclubs, neighbours with constantly barking dogs, or schools causing traffic congestion at drop-off time. “Get up early in the morning and travel to work from the area where you want to purchase to get a feel for the traffic, as you will travel this route daily,” advises Pierre. Security goes beyond the property itself. “Ask about crime in the area and recent break-ins,” says Caron. “Check if there’s an active local neighbourhood watch and a street WhatsApp group.” Another vital lifestyle question for many is internet connectivity. “Ask if there’s fibre in the area, or planned to install,” says Pierre. “Cellular coverage is also a good question, as some areas have low coverage or none with some networks.” One last piece of advice from Chris, “Don’t assume, don’t leave anything to chance, and ensure that all arrangements are reduced to writing and included in the offer to purchase (OTP).”
PROPERTY NEWS
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If a home needs a touch of paint, small upgrades or the garden needs attention, don’t expect the seller to fix every last detail; rather negotiate the price slightly CARON LESLIE, RE/MAX PROPERTY ASSOCIATES
ONLINE PROPERTY AUCTION 10th APRIL Bidding opens 8am
4 APOSTLE STEPS WAY, CLIFTON. ERF 96.
THE REEDS AT BALGOWAN ECO ESTATE, KZN MIDLANDS.
One of the last remaining vacant stands with exceptional views.
Entire eco estate with modern design main lodge and 8 serviced stands plus 17 Ha forest. * The eco estate and forest are sold separately.
455 m2
44.33 Ha
1 ST. PAULS ROAD, HOUGHTON, JOHANNESBURG Immaculate manor house in Houghton Estate with office, staff accommodation, and undercover braaai area. 4
3.5
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4 556m 2
2
Parking
Family villa in sought after area.
4
4.5
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1 668m 2
22 KAMEELDORING STREET, WAVE CREST, JEFFREYS BAY.
UNIT 3 CRESWELL COURT, HIGH LEVEL ROAD, SEA POINT.
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80 HOUGHTON DR, HOUGHTON ESTATE, JOHANNESBURG.
Home with sea views. 5 Bedrooms, 5 bathrooms, reception room, fitted bar, living room, dining room and laundry.
62m 2
5
5
870m 2
BANK AUCTION
8 SADOR STREET, MIDSTREAM ESTATE, PRETORIA. Double storey secure living.
960 ROYAL PALM RESORT, HALFWAY HOUSE, MIDRAND, JOHANNESBURG. Double storey 4 bedroom house.
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3
2
505m 2
ERF 1626 MOOIKLOOF GARDENS, PRETORIUS PARK, PRETORIA.
3 Bedroom family home. 3
2
42 m 2
721m 2
2
3
42m 2
721m 2
9 PROTEA STREET, FRANSCHHOEK.
4 Bedroom home in cul de sac.
4
1
2
1 048m 2
FAMILY HOMES | INVESTMENT PROPERTIES APARTMENTS | VACANT LAND
OVER 35 BANK REPOSSESSED PROPERTIES NATIONALLY FULL CATALOGUE AVAILABLE ON BIDX1.COM
OVER 70 PROPERTIES ON AUCTION | VIEW THE FULL CATALOGUE AT BIDX1.COM For further information, contact: Bidx1: MC du Toit: Heinrich Moller: Richard Hoey:
info@za.bidx1.com | + 27 (0)21 140 3541 082 563 3275 082 492 6254 076 638 7189
See auction terms and conditions on bidx1.com. See guide prices on the online catalogue. Important to note: Guide prices must be seen as guides only and do not reflect the opening bid or reserve price. In proud association with Pam Golding Properties.
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PROPERTY NEWS
10 MARCH 2019
Bathroom basics
Neighbourhood
Revamp your bathroom on a budget – here are a few pointers from the pros WORDS: ANNE SCHAUFFER
IMAGE: SHUTTERSTOCK
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lean lines, and no clutter, is Lee Moon of Lee Moon Interiors’s design philosophy for bathrooms. Top of her list would be to remove all outdated wall cabinets and wall tiles, and retile only where necessary with a light-coloured, neutral tile. “I often use sheets of glass mosaics as these are reasonably priced, and have an amazing impact.” If you can’t or don’t want to remove tiles, she suggests scraping out old dirty grouting and redoing just that.
Mirror, mirror
“A successful way of changing the look is a plain, huge mirror, either ordered to size or standard, from hardware and homeware stores. I usually custom make, as I can choose a slightly thicker mirror (5mm) with polished edges. Install a large one above the basin directly onto the splash back, and if you have a bath, install another above it. Never install a mirror onto a plain plastered wall. Chemicals leach out of the plaster and react with the coating on the mirror and it will discolour very quickly,” she explains.
It’s on top
“Replace the counter top. If the budget doesn’t run to a stone or granite top, there are melamine finishes that resemble that look, and can easily be cut to size to change out the old and tired counter,” she says.
Don’t move the fixtures The primary advice of domestic
renovation specialist Natalie Mallett, Al Gusto Pty Ltd, is what not to do. “Don’t alter the position of the main fixtures. Your biggest cost will be changing plumbing points. Change the actual bath or basin, but not where it is.”
Tiles and paint
For her, a relatively easy way of transforming the room, is to chop off all the wall tiles – other than in the shower – skim the walls, apply a primer and paint. Don’t have a tiled skirting? Use a PVC or pine one with moulded detail which you paint. She cautions against painting wall tiles. “If you do it the right way, it can end up expensive, and longevity is poor.” For those with old, grimy-looking, step-in showers, consider a new mosaic floor. “Chip at the existing ones to roughen them, and apply new ones on top.” Natalie’s other suggestion, “If the bathroom is very dated – green with flowers – bring in the enamel specialist to quote on respraying the entire bathroom white. They’ll tape up your windows, and re-enamel the bath, walls, and floor tiles. We recently redid a ’70s bathroom that way, taped up the mirrors within the tiling, and once the respray was complete, fitted a black timber frame around the mirror. It looked great.” An easy upgrade – if space allows – is to replace the white sliding shower
door with a frameless pivot door. “Or, if you’re happy to lose your bath, replace the bath with a walk-in shower – you’re not altering the plumbing.”
Light
For windows, Natalie suggests fitting sandblasted vinyl over the glazing. “Or if it’s a really old bathroom with frosted glass, replace with translucent laminated glass. Bathroom windows are usually tiny, so, if you can, consider American shutters – you’ll only need little ones.” Work towards a neutral palette. “Hanging indoor plants give a beautiful feel to a bathroom, far better than chandeliers – you won’t get an electrical compliance certificate if you have open fittings. For lighting, choose ceiling-mounted LED fittings with natural light globes – they’ll improve the look and the visibility in the bathroom.”
Luxe touches
Changing your fittings, like the taps – rather than fixtures – can go a long way to upgrading the look. Take care, though, says Natalie, as some jobs require experts. “It’s not as simple as swopping hot and cold taps for a mixer. You need to know that you have balanced water pressure throughout your home.” She also recommends that plumbers install bathroom accessories such as towel rails and toilet roll holders to avoid accidental drilling into pipes. And, she adds, “Heated towel rails. They’re good looking and functional.”
Outlook: favourable Irrespective of economic uncertainty, there are still some sought-after properties performing well on auction – and online bidding is coming to South Africa next month IMAGE: SHUTTERSTOCK
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hatever the current trading conditions, strategically positioned office, retail and industrial properties generally tend to receive a favourable response on auction, says MC du Toit, CEO: auctions & sales, BidX1 South Africa, which brings its first multiple online auction to the market on 10 April. “Currently we’re seeing a notable increase in investors seeking mixeduse properties, a demand trend which has been in evidence for some time, while there has also been a recovery in industrial sales. Wellpositioned industrial developments, development land and smaller mini factories have been selling very well, while warehousing has also been in demand over the past year. “And despite the recent fuel hikes, there’s still some buoyancy in the logistics market in key hubs, due to the simple fact that there will always be a need for goods to be transferred.” Du Toit says in the office sector, AAA grade leases will always remain sought after among corporates, as the prime location of the property drives high demand, while vacancies may be found in certain B- and C-grade buildings, a trend exacerbated by alternatives such as shared work space, or where staff can work
from home. “However, landlords are making every effort to make rentals more appealing, with renovations and attractive tenant installations. While some major corporates have been disposing of some of their properties, there are various strategies around this, with restructuring, refocussing or repositioned location factors contributing to such decisions. “For many businesses it still makes sense to own the own premises from which they operate, while for others renting is a better option. What we can see is that while some businesses may be consolidating or even downsizing, there are still investments being made – and often it’s more a case of mere moving of the assets rather than downsizing, while still retaining these within the organisation.” Du Toit adds that although the retail market is constrained due to downward pressure on consumer spend, established malls still seem to draw tenants and Sandton City has been fully let for the first time in years. Retailers that are performing well are mainly those dealing in low cost goods and, at the other end of the scale, in high-value luxury items, with the retailers catering to the middle-income group experiencing challenges. He says it’s true to say
that auctions are merely a method of sale, and that all properties are suitable for auction, whether residential, commercial, retail or industrial, as they bring together all serious and interested buyers in a concerted focus at one time to compete against one another. However, it’s important to determine what method of sale will ultimately produce the best result at that specific time for that specific property. Says Du Toit, “In this regard, as we do distressed auctions as well as private instructions, we believe we’re ideally placed to achieve fair market-related offers for sellers, bearing in mind that offers are unconditional, namely there are no suspensive conditions. “In the current market there are some good opportunities available across all asset types and also on the upside, we have definitely seen better yields being achieved lately. Buyers who are prepared to pay for higher value properties have seen greater yields than others. Interest in our first auction is already running high, and it’s clear that buyers and sellers have been waiting for this digital platform. We began seeing buyers register as soon as we announced that BidX1 is in South Africa and have already built up a solid database.
“In early March we’ll launch our catalogue of properties for the auction, including some spectacular properties in the Whale Coast area and an exceptional manor house in Houghton. On the other side of the spectrum, we’ve also received instructions from banks, liquidators and other institutions,” Du Toit concludes.
SEE FOR YOURSELF • Go to bidx1.com (South Africa) or directly to bit.ly/2Dztajv to sell or register • Contact MC du Toit at mc.dutoit@bidx1.com
Neighbourhood
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stneighbourhood.co.za | 10 MARCH 2019
Your Home, Our Core Business
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