Category Archives: Property advice

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Five rental renovations to attract top tenants

Category : Property advice

So the lease ended, your tenant left and now it’s time to advertise your rental property again. But before you do, you may want to consider doing something more than the basic clean-and-repaint work in preparation for the next tenant.

It might be worth making some bigger home improvements now, even if there is no immediate opportunity in your local market to raise the rent. There would certainly be an advantage, for example, in being able to attract better quality tenants – the kind who always pay their rent on time, look after your property as if it was their own, and are becoming increasingly difficult to find in the current economic climate.

And if that is what you aim to do, you should know which renovations are most likely to increase the appeal of your property. These include:

New flooring

Nothing says “dated” like scuffed floors or old carpeting, no matter how clean it is, and installing new low-maintenance tiles or wood flooring throughout will immediately give the home a more modern and attractive look. Alternatively, if there is parquet flooring under the old carpet, it is well worth having it restored to its original gleaming condition.

New lighting

No matter how well-located your property is, if the lighting doesn’t do it justice, you could be sinking its appeal. A bright home is always more inviting, so get rid of old fixtures and dim globes and install some modern fittings and high power LED or long-life globes. You should also think about some additional over-counter lighting in kitchens and bathrooms.

More storage

One of the top reasons always given by tenants for moving is a lack of sufficient storage, so take a good look at your rental property to see if it really has enough cupboards, cabinets and shelves, or if there are unused spaces that could easily be converted to aesthetically pleasing storage. Bear in mind that clutter creates stress and that tenants who can’t find anywhere to store their extra towels or winter woollies are quickly going to get tired of making do.

Kitchen revamp

You don’t have to break the bank to improve the appeal of the kitchen, but it is worth spending some money to take it from ordinary to special. The kitchen is one of the rooms that receives the most scrutiny from potential tenants and if they don’t like it, they are quite likely to move on to the next property. The best kitchen “fixes” are attractive, durable countertops; new cabinet doors; tiled instead of painted walls; modern backsplashes; modern taps and handles, additional plug-points and extra spaces for appliances.

Bathroom update

As with kitchens, bathrooms can make or break your competitive edge in the rental market, so it is worth updating them to set your property apart. The best “fixes” in this case are bigger vanities with more counter space; tiled instead of painted walls; modern taps, handles and shower heads; large mirrors; bright lighting and frameless, walk-in showers.


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What you need to know about co-ownership of property

Category : Property advice

Co-owning a home is a good way of getting onto the property ladder, but the terms of the arrangement need to be property set out and documented beforehand.

With fewer couples nowadays getting married but choosing rather to co-habit, or friends choosing to share as they cannot afford something on their own, comes the trend of co-owning property. Co-ownership is a great way to get onto the property ladder but does need careful consideration in drawing up a contract between the owners so that there is no miscommunication or misconception of how the property will be dealt with should they part or decide to sell, says Charlene Nolte-Joubert, partner at Henkes Nolte-Joubert (and a founding member of the Attorney Realtor Hub).

Once a property has been found, before signing an offer to purchase, the buyers should establish what percentage each owner will hold – if it is not stipulated in an agreement between the co-owners then it is assumed that they own equal shares in the property. The shareholding in the property can, however, also be recorded in the title deeds at the Deeds Office, to ensure that the agreement is preserved.

There are many things to consider when buying a property with another person, and the following should be included in the agreement between the co-owners:

  • Who will occupy the property? Will it be one person or be shared?
  • Who will be applying for finance, paying in cash or contributing the deposit, and in what proportion if this is to be shared?
  • When maintenance or repairs are needed, what percentage will each owner pay? It is assumed that the contributions are in direct ratio to the share of the property owned, unless stipulated.
  • If the property or share in the property is sold, how will the profits (or losses) be split?
  • Will the sale of a share in the property be restricted by the other owner(s)?
  • Is there a chance a co-owner might use this property as collateral for another loan or draw from an access bond?
  • What happens in the case of death of one of the co-owners, or inability to contribute to future payments?
  • What happens if the co-owners decide to part and is there a dispute resolution in place if they do so on unfriendly terms.

“Co-ownership is a very good way to own a property that you could possibly not afford to buy on your own. It is important, however, to choose your co-owners carefully, and be sure to draw up an agreement from the outset with the co-owners with regard to portions of bond repayments, rates, running expenses and conduct rules for all involved. It is also best to discuss before purchasing what the future plans each co-owner has for his share, in case their intention is not to hold onto the investment for the same period of time the others need. Buying and selling property is expensive, and investments should always be seen as long term, for no shorter than ten years at a time,” says Nolte-Joubert.


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The pitfalls of property co-ownership

Category : Property advice

Buying a property jointly with someone else may seem like a good idea since it makes it more affordable, but it can lead to major disputes.

Much has been made about the benefits of buying a property jointly with a friend, family member or partner. On paper it’s a great idea. For starters the bond repayments and costs of maintaining the homeare halved. However, there can be problems and although not every friendship or relationship is destined to disintegrate, there does often come a time when one of the parties involved wants to sell up and move on to bigger and better things, resulting in a legal wrangle when it comes to splitting the assets.

“I recently consulted with a client who had bought a property with a friend some years back,” says Mark Robertson, a director and attorney with Barry, Botha and Breytenbach Inc. “The client wanted to sell the home, but the friend was adamant that he wanted to hold on to the property and refused to put the property on the market. The big question was whether the client could force the friend to sell.

“A distinctive feature of co-ownership in propertywhen compared to other forms of co-ownership such as partnerships or associations is the fact that a co-owner may freely sell his share of the property without reference to the other co-owner.”

However, he notes that this right may only be sold if no prior agreement was concluded between the two co-owners in which they both agreed on how the disposal of their share in the property should be handled. Choosing to exercise this right to sell your share can however strain the relationship as your co-owner may feel that he is being forced into a co-ownership with someone he does not know or may not approve of.

“The competing interests here are that you cannot force your co-owner to sell his share of the property if he does not want to and neither can your co-owner force you to remain a co-owner against your will.”

However, things don’t need to turn unpleasant and the quickest, least expensive option would be for the party that wants to sell to agree to sell his share to the person who wishes to retain the home. Remember, if the situation deteriorates and communication between the co-owners breaks down, decisive action needs to be taken because should you decide to litigate, the courts are going to want to know what steps have been taken to resolve the matter.

“If this is not possible, the law allows you the right to approach the Court for partition of the property. Partition of the property essentially means that the property itself will be split, with the court dividing it physically between the co-owners in accordance with the value of the property and each co-owner’s share in it.

“If the actual partition of the property is impracticable, the Court will have the freedom to decide on whatever other solution it sees fit, such as ordering that the property be sold by public auction and the proceeds shared between the co-owners according to their respective shares in the property. The Court could also, for example, order one co-owner to buy out the other. The Court will therefore, with reference to the circumstances, make an order that is just and equitable to both parties.”

Anyone who is considering entering into a co-ownership agreement should obtain legal advice in order to discuss the available structures and entities to suit their individual needs. An agreement that spells out aspects such as the sale of the property and the respective rights of the parties involved can be drafted once everything has been put on the table. This won’t only help stave off bad feelings later on, but could help avoid litigation down the line.

Source: PrivateProperty

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Think and Grow Rich

5 Common Mistakes Beginner Property Investors Make and How to Avoid Them

Category : Property advice

Unfortunately, first-time property investors are always at risk of making rookie errors, when it comes to buying their first property. This could be due to their lack of knowledge of the property sphere and the tricks of the trade, or perhaps the absence of adequate guidance from already established investors. Whatever the case may be, you want to be sure that when you start your property investment journey that you avoid common errors. This is done by staying informed, learning from others, and thoroughly planning your every move before taking action.

Even the expert property investors were once beginners making ‘rookie errors’, but luckily, we’re able to learn from their experiences, and as a result, avoid their mistakes.

See our list of common mistakes made by first-time property investors:

1. Investing without a plan

Investors who invest without a plan are on a sure path to failure. With property investment, it’s vital that you know why you are wanting to invest in property, and how it’s going to benefit you, either now or in the future. You may need to do some number-crunching to know for sure what your investment capabilities are, and how you can profit from your specific situation. This will help you to understand what kind of property you should invest in order to make a sufficient income. You first devise your plan, and then you go about looking for the property that fits your vision – not the other way round.

2. Not doing their homework

Beginner investors often forget crucial steps in the deal-making process. Instead of analysing the picture as a whole, they focus only on the positives of the deal; taking action based on this alone. It’s essential that you examine every aspect, in order to make an informed decision. Due diligence is an incredibly important factor. One should be certain of the costs involved in investing in, and maintaining the property, as well as the market conditions at the time of buying, and the forecasted market conditions – should one want to sell or rent out the property in the near or distant future. Property investors should never invest based on the assumption that the property will appreciate in value. Without information to support this assumption, there’s a good chance that a poor, uninformed decision will be made.

3. Lack of quality financing

Lack of quality financing is another reason why first-time property investors often fall short. It’s imperative that one shops around and finds the best deal when it comes to property financing, instead of settling on the first offer. Lack of research could mean you end up making a loss, and you want to avoid this at all costs. There are many organisations that offer great deals on property finance, but you’ll only be aware of this if you do your research and compare the options offered by various financial institutions.

4. Buying based on emotion

Emotion should never get in the way of logic when it comes to investing in property. It’s not enough to fall head-over-heels for a property, you need to know that it’s going to be a solid investment that’s going to see you financially benefit now and in the future. Ask yourself whether the property is located in an area which will add to its value and whether it will attract quality tenants. Will the property generate the gains and returns you’ve planned for? What are the downfalls of buying the property, and what are the upsides?

Unfortunately one has to take everything into account if they’re serious about making a good investment. Buying a property because it’s the home of your dreams, is not the way to invest.

5. Either acting in a hurry or procrastinating for too long

In the world of property, there’s no space for foolishness or fear. Foolishness is believing everything you hear, never negotiating or sleeping on a deal, but rather acting in a rush. This is a sure way to make huge mistakes and waste plenty of money. However, you can’t be too slow either. Procrastinating for too long could mean missing out completely. The best way to go about the situation is to first tick every box – ask the right questions, do your research, negotiate and think about your moves.

Once this is covered and you’re confident, act in a proactive manner without hesitation.


Source : Think and Grow Rich

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4 factors to consider when buying a holiday home

Category : Property advice

Despite the reducing investment appetite, the demand for holiday homes continues to remain buoyant amongst property investors.
When considering attaining and retaining one’s investment, Subbramoney adds that, “holiday homes are financed like any other investment property”.
According to the FNB Holiday Town House Price Index for February 2018, the demand for holiday homes has remained reasonably buoyant since 2013. After losing some growth momentum earlier in 2017, there has been a renewed year-on-year growth acceleration, demonstrated through the results of the last two quarters of 2017.

Praven Subbramoney, CEO of Private Bank Lending at FNB, says many property investors consider purchasing a holiday home to either diversify their source of income or to use as an “escapism haven”.

“However, unlike other types of investment properties available, there are a number of unique factors that should be considered when investing in a holiday home,” says Subbramoney.

Subbramoney elaborates on these factors:

1. Maintenance

As with any other investment, holiday homes often attract maintenance costs. However, these are to ensure that they establish and maintain a competitive edge, remain well kept when vacant (if not in the rental market), as well as to meet potential tenant needs and expectations.

2. Rental income

It is important to consider that, with holiday homes, the stream of income is not steady but seasonal. This could be influenced by corporate and private interest, public holidays or big events, amongst others. Therefore, it is essential to plan in advance and determine how to make up for the loss of income when the property is not occupied.

3. Location

Location can help attract the right calibre of tenants willing to pay a suitable rental. For example, people who go on holiday at the coast predominantly opt for accommodation that has a good view of the sea and is close to amenities and entertainment options.

4. Leisure

Investors who are also planning to use the property for their leisure need to ensure that they communicate with their rental agent well in advance that the home is not available for rental during their stay. This, however, will result in the loss of rental income when done over a peak season.


When considering attaining and retaining one’s investment, Subbramoney adds that, “holiday homes are financed like any other investment property. Therefore, an ideal option would be that of a structured loan, as it provides secured finance for property acquisitions that allow investors to borrow against a mixture of asset classes such as a combination of property, shares, cash or investment portfolio”.


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Municipal water supply cut-offs – is this legal?

Category : Property advice

Municipal water supply cut-offs – is this legal?
05 Jun 2018

The Cape Town Municipality’s water department has been reasonably efficient in keeping track of water consumption and penalising those who do not comply with the new rulings limiting water usage.
In these extreme conflict situations, although a cut-off might be very inconvenient, Alexander says it could pay the consumer to refuse to pay and buy their water from an independent supplier for several months rather than continue to pay exorbitant charges based on “crazy” calculations.
Regrettably, however, says Rowan Alexander, Director of Alexander Swart Property, there have been several cases (see the municipality’s website on this matter) where clerical and other errors have resulted in certain consumers paying five, ten or more times higher charges than they should for their water, and in certain instances these consumers have retaliated by refusing to pay their water bills.

“The legal arguments that come into play here rest on basic concepts outlined in South Africa’s constitution. These have been interpreted by some to say that all citizens have a right to water, and that penalising them by cutting it off for non- payment is illegal,” says Alexander.

“In fact, however, what the constitution says is that all South Africans have a right to water access, i.e. to water if and when the local infrastructure is in place to provide it and the local authority can afford to make it available to them. In many of South Africa’s country areas and peri-urban settlements, while the right to access water is not disputed, the ability to provide it is simply not there as yet.”

Alexander says Schindlers Attorneys have drawn attention to a case which came before the Johannesburg division of the Gauteng High Court (Edina Court vs City of Johannesburg). In this case, while the municipality’s right to cut off water supplies was acknowledged by the court, it was ruled that they had no right to terminate the supply of six free kilolitres per household granted each month in certain very poor areas. This decision, however, does not apply, the court ruled, to ‘non-indigent’ citizens.

Regrettably, Alexander says the Cape Town municipality does not usually respond quickly to complaints about unfair charges, leaving the affected parties little option but to refuse to pay their bills. In one case, he says it took them almost a year to replace a stolen water meter during which time the householder’s consumption was ‘estimated’ – invariably at 30% or 40% higher than their previous charges. When the new meter was installed, it proved to be faulty. After the installation of a third meter, which appears to be accurate, further exceptionally high ‘estimated’ consumption fees continue to be charged. This is only one of many similar cases reported recently.

In these extreme conflict situations, although a cut-off might be very inconvenient, Alexander says it could pay the consumer to refuse to pay and buy their water from an independent supplier for several months rather than to continue to pay exorbitant charges based on “crazy” calculations. During the cut-off period, the consumers’ grievances can be handed over to a legal firm who, if the consumer’s cause is just, will not only eventually get the situation put right, but will also secure for the consumer many months of water credits.

“All too often the consumer simply caves in and pays ridiculously high charges month after month whilst the municipality, in their own rather relaxed way, goes about ‘investigating’ the error, often coming up with inaccurate conclusions – and the problem is compounded by the difficulty that, while those handling the complaint are usually polite and sympathetic, their power is limited to passing on the details given them, not to authorising immediate action,” says Alexander.

Source :Property24

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4 of the best places to get ‘off the grid’ in SA

Category : Property advice

There are various reasons why people choose to get ‘off the grid’ – a term coined to describe a household that does not receive public utility services from their city. Some do it to assert their independence and to escape the monthly service fees, others attempt it as an environmentally-responsible endeavour to live a more sustainable lifestyle.

“Whatever your reasons, going off the grid takes a lot of careful planning and resourcefulness. Most alternative energy and water supplies require a certain type of climate in order to be effective. That is why finding the right location is paramount to successfully maintaining your self-sufficiency,” says Adrian Goslett, Regional Director and CEO of RE/MAX of Southern Africa.

Below are Goslett’s top four suggestions for the best places in SA to get off the grid:

1. Hoedspruit in Limpopo

This lock-up and go home in Leadwood Big Game Estate, Hoedspruit offers off-the-grid living, and four bedrooms and bathrooms. It is on the market for R5.95 million – click here to view.

Neighbouring the Kruger National Park and at the foot of the Klein Drakensberg, Hoedspruit is a safari lover’s dream. Being so close to the largest national park in South Africa, Hoedspruit offers many small holding properties that are ideal for potential off-the-grid buyers. The additional space allows them to install their own water tanks and alternative power generators, and the warm climate makes it the ideal spot for solar-generated electricity.

“We actually have two off-the-grid properties on the market at the moment, one of which is in Leadwood Big Game Estate. This four bedroom home is designed to be self-sustainable with 5 000 liter water tanks with a water purification system, as well as a full-time solar system,” says Annie van den Berg, Broker/Owner of RE/MAX Wildlife Properties.

2. Riebeek Valley in the Western Cape

In a large indigenous garden with borehole and windmill, this unique three bedroom, three bathroom property in Riebeek Valley is on the market for R2.795 million – click here to view.

Just an hours’ drive from Cape Town, this area offers the perfect location for an off-the-grid home that is still within easy access of a bustling metropolis.

“Our underground water, which comes from the Kasteelberg Mountain, is pure and unpolluted, so many of our properties make use of their own borehole water supplies,” explains Anne Ketel, Broker Owner of RE/MAX Valley Properties.

The Cape’s warm conditions also make it easy for homeowners to make use of solar power. So much so that RE/MAX Valley Properties once marketed a large four-bedroom property on a 4,900 square metre plot that ran completely off of its own borehole and solar system.

3. Natal Midlands in KwaZulu-Natal

This 48ha farm in Howick has access to dam water, and comprises three homes, one of which is completely off the grid. It is on the market for R4.95 million – click here to view.

This area is rich in water sources – rivers, lakes, dams and waterfalls flow in abundance here. The climate is also suitable for self-created electricity sources, such as solar panels and wind turbines.

“The Midlands is a topographical area rich in natural resources, making it an attractive spot for off-the-grid property buyers,” explains Chris Smallie, Branch Manager at RE/MAX Midlands Howick Branch. Their office currently has three off-the-grid properties on their books, all of which are situated in the Curry’s Post area.

4. Kuruman in the Northern Cape

This farm on the slopes of the Ghaap Plateau in Douglas offers die ideal opportunity for off-the-grid living. The 250ha game farm already has infrastructure for hunting and capture, and is on the market for R9.5 million – click here to view.

This scenic area has a great underwater supply originating from the iconic Eye Fountain, and it is said that the sun shines 340 days of the year here – making it the ideal spot for solar electricity.

“We know of a lot of owners in the area who are trying to get their properties off the electrical grid. Sections of our town were not on the water supply grid, so most of these owners have their own boreholes and many have their own sewage systems too,” says Elretha van der Merwe, Broker Manager for RE/MAX Kalahari, Kuruman Branch. She suggests that off-the-grid buyers look at river properties close to Douglas. There are about 40 plots available on a property here called Plaas Zandberg that present the perfect opportunity for sustainable living.

Going off the grid

“Going off the grid is more than just a trendy craze to try out. It is an entirely new environmentally responsible lifestyle that homeowners will need to adopt. Choosing the right location is one of the most important parts of successfully making the transition into an entirely self-sufficient household. We applaud all who have made the eco-conscious decision to stick to an off-the-grid lifestyle,” says Goslett.

Source : Property24

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Young buyers look to Hyde Park, Dunkeld for apartments starting at R1m

Category : Property advice

Millennial demand for sectional title units in Hyde Park and Dunkeld in Johannesburg has climbed significantly over the past year.

“Proximity to work plays a big part in this rising demand. Hyde Park and Dunkeld’s proximity to the RosebankSandton and Illovo CBDs is a key driver of this growing interest,” says Adrienne Hersch Properties Area Specialist Yehudis Haggiyannes.

Yehudis says this burgeoning demographic of buyers are chiefly interested in entry-level apartments priced between the R1 million to R1.6 million range.

She says one-bedroom apartments in the area generally fetch between R1 million and R1.4 million. Two-bedroom apartments can sell for anywhere between R1.6 million to R5.1 million, while three-bedroom apartments are achieving between R2.5 million and R6 million. The price range depends on size, finishes and features.

Yehudis says this new generation of buyers know exactly what they want.

“With everything at their fingertips, millennial buyers are hugely knowledgeable and clued up about the local property sector, available stock and area trends.”

Yehudis adds that many of these young professionals have attributed their interest in property in these areas to the fact that they offer a sound investment opportunity.

“Hyde Park and Dunkeld are aspirational, upmarket suburbs. They are situated close to virtually every amenity you can think of including top schools, major transport routes and the trendy Fourth Avenue in Parkhurst and Keyes Art Mile in Rosebank are a short distance away.  Hyde Park and Dunkeld Shopping Centres are also both within walking distance.”

Yehudis says another drawcard is the top-notch security offered by sectional title buildings and complexes.

This three-bedroom duplex in Dunkeld West has a balcony off one bedroom, tranquil roof garden and two undercover parkings. It is selling for R3.499m – click here to view

“Good security is a major deciding factor among younger buyers. These units are well protected by high walls and secure, off-street parking. Many of these buildings and complexes also have 24-hour guards.”

She says many of these buyers are looking to buy older fixer-uppers.

“Older apartments are far more spacious than today’s more modern apartments. They are known for being solid, well-built and full of character. Millennial buyers are also attracted to the original features of these units such as the high ceilings and parquet flooring.”

Yehudis says several units in the older buildings around Hyde Park and Dunkeld have already been refurbished, which will ultimately drive up their resale value down the line.

She adds that demand for sectional title units in these areas is also high among more mature buyers looking to downscale from bigger homes in surrounding areas.

Yehudis says in general, demand in these areas has been very stable, particularly when properties are priced correctly.

Source: Property24

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Everything you need to know about buying a home off-plan

Category : Property advice

Buying a new home represents a new and exciting chapter in your life. If you’re a first-time home buyer and you’re buying off-plan, you may find all the administration, paperwork and new responsibilities overwhelming if you don’t understand the reason for them, or how they all fit together.


Cosmopolitan Projects, a South African developer of affordable housing, offers a handy checklist of essential tips associated with buying a home off-plan:

1. Work with a NHBRC registered builder/developer

The National Home Builders Registration Council (NHBRC) is a regulatory body of the home building industry. The NHBRC certifies builders who meet the prescribed industry standards criteria in terms of technical competence, construction experience and financial capability. The law also requires all new homes to be enrolled with the NHBRC at least 15 days prior to construction. Enrolling your home building project with the NHBRC protects you against poor building practices.

2. Know what you’re getting

Buying off-plan means you are buying a new home in a development or housing scheme that has not been built yet. You will choose your stand, home layout and finishes according to what is on offer from the developer, and your home will then be built for you subject to you qualifying for a bond. The developer may have one constructed unit as an example, or they may have models and layouts of what the final property will look like. It’s really important to understand exactly what you are getting. Ask questions, and don’t sign up until you know exactly what you are agreeing to.

3. Applying for a bond

Once you have agreed on your home and plans, the developer will provide you with a formal quote to review and accept. This quote is then submitted to the bank in order for you to apply for a home loan. If the bank approves your application, you will receive a bond approval offer from the bank. You will be asked to review the offer and accept it if you are happy with the terms and conditions from the bank.

4. Bond registration

The attorneys handling the transaction will then receive instructions from the bank to start with the registration process. They will prepare all the necessary documents for you to sign. However, before they start with the registration process, the attorneys will ensure that all the conditions stipulated by the bank are met.

At this stage of the transaction, it is important to note that there are two types of home loans:

– Building loan

The attorneys register the property in your name and the developer can start building your home. The bank will pay the developer directly at various stages in the construction process. The bank will only make a payment at certain predefined stages against construction work already completed.

– Turnkey loan

The developer will start building your home and must complete the construction before the bank will register the bond. You will then have to verify that your home has been built before registration can take place. The developer gets paid after you have verified to the bank that you are happy with your home. In other words, the home buyer only takes transfer of the property once it is fully complete.

5. Life insurance

Upon approval of your bond, the bank will require that you have life insurance to cover you for the amount of the outstanding bond. In the event of the death of the primary earner and contributor to the bond repayments, life insurance will settle the outstanding bond amount and also ensure that your family is not lumbered with the home loan debt owed to the bank. It protects them from a worst-case scenario of not only the loss of a loved one, but possibly also the roof over their heads.

6. Quality inspections

During the building process, the local council building inspector, NHBRC inspector, structural engineers and bank assessors will independently monitor the process to ensure that the building process meets the required SANS and building regulations. It’s also important that you monitor and inspect your home throughout the entire building process.

7. Pre-occupation inspection

Once your house is complete, the developer will arrange a handover inspection at your home. This inspection process is very important. You will need to take your time to go through your home to ensure that you are happy and to check for any snags or items that need to be sorted or fixed.

If you are in any doubt at the time of signing up, set a time to meet with the developer’s agent or marketing manager and clarify any queries you may have up front and what your responsibilities are. With all the formalities and administration out of the way, you can relax and enjoy your new home and the making of many happy memories with your family and loved ones.


Source : Property24