Buying a home is one of the largest financial commitments you will make, yet buyers often rely solely on a quick visual walkthrough during a viewing. While an estate agent acts on behalf of the seller, they are bound by the Property Practitioners Act (PPA) to act with integrity and disclose known material facts.
To protect your budget and make an informed decision, ask the property practitioner these 10 essential questions before putting pen to paper on an Offer to Purchase.
1. Why is the owner selling, and how long has the property been listed?
Understanding the seller's motivation reveals their level of urgency. A seller relocating for work or downscaling may be more open to price negotiations. Additionally, if a property has been on the market for several months, it may indicate that the initial listing price was set too high or that structural/zoning concerns were flagged by previous prospective buyers.
2. Can I view the official Seller’s Property Condition Disclosure Statement?
Under the PPA, a signed disclosure form detailing known structural issues, roof leaks, dampness, or plumbing faults must be attached to every property agreement. Reviewing this document beforehand allows you to factor necessary repairs into your offer.
3. What specific items are included or excluded from the sale?
Never assume that fixtures stay. Explicitly ask whether items such as the solar/inverter system, gas bottles, air conditioning remotes, light fittings, curtain rails, or fitted appliances remain. Having these inclusions detailed in writing prevents unexpected disputes on occupation day.
4. What are the average monthly municipal rates, taxes, levies, and utility running costs?
Your bond payment is only part of your monthly commitment. Ask the agent for copies of recent municipal statements and body corporate/HOA levy breakdowns. Check whether special levies have been approved for upcoming sectional title maintenance, as these will become your financial responsibility after transfer.
5. Are there approved building plans for all existing structures?
If the previous owner added a lapa, swimming pool, extended room, or covered patio without municipal approval, the municipality can issue fines or demand modifications. Confirming that up-to-date, approved plans exist ensures smooth processing with your home loan lender and future resale stability.
6. What are the electrical, beetle, gas, and electric fence compliance requirements?
Clear clearance certificates (Electrical, Entomological/Beetle, Gas, and Electric Fence) must be provided and paid for by the seller before property transfer takes place. Confirming that the agent is handling these guarantees that essential safety systems are verified prior to registration.
7. Have any previous offers been submitted, and is the price negotiable?
While agents cannot disclose the exact amounts of competing offers, they can confirm whether active offers are being evaluated or if previous offers fell through due to failed bond approvals. This gives you immediate clarity on how competitively to price your offer.
8. What is the occupational rent amount, and when is the target occupation date?
If transfer occurs before you move in (or vice versa), occupational rent applies. Confirming the monthly occupational rent rate and agreeing on vacant occupation dates upfront prevents paying double living expenses or facing sudden delay costs.
9. Are there any restrictions, servitudes, or rules governing the title deed or HOA?
If purchasing in a sectional title complex or estate, request a copy of the conduct rules. Ask about pet policies, vehicle parking restrictions, short-term letting permissions (like Airbnb), or servitudes that limit building on the land.
10. What upcoming infrastructure or development plans exist for the surrounding area?
Ask if there are planned commercial developments, road extensions, or zoning shifts in the immediate vicinity. Future infrastructure can boost long-term property appreciation, whereas heavy commercial developments nearby might impact noise levels and neighborhood traffic.
