Buying an older house: what to check before you offer

Most of the houses we sell were built between the 1920s and the 1960s. That is a large part of their charm, and it also means the things behind the walls have had a long life. A careful look before you offer can save you a lot after you move in.

The roof and the gutters

Look up at the ceilings for water marks, especially in corners and around chimneys. Ask when the roof was last redone. Corrugated iron roofs last a long time when they are painted, but rust around the fixings is a sign of work to come.

Electrics

The seller must provide an electrical certificate of compliance for the transfer, and it must be no older than two years with no changes made since it was issued. Old wiring is the usual reason for the work needed to get one, so ask whether the house has been rewired and when.

Plans and additions

Older houses have often been extended, and not every addition was approved. Ask for the approved building plans and compare them with what you see. Unapproved rooms can be regularised, but it costs money and time, and you would rather know before you sign.

Damp

Rising damp shows as bubbling paint or a tide line low down on the walls, often on the side of the house that gets the least sun. Lift a corner of a rug if you are allowed to. It is fixable, but the cost depends on the cause.

Other certificates

• A gas certificate where there is a gas stove, hob or geyser.
• An electric fence certificate where the fence was installed or changed after 1 October 2012.
• Unlike Cape Town, Johannesburg does not require a plumbing certificate on transfer, but it is worth asking about the age of the geyser and the pipes.

Read the mandatory disclosure form the seller completed. It is attached to every sale agreement, and it is the best starting point for questions to ask on your second viewing.

This is general information, not legal or tax advice. Check the details with your conveyancing attorney before you sign.