Beyond the Staging - Expert Tips to Spot Costly Hidden Defects Before You Buy

In a competitive property market, a beautifully staged home can be irresistible, but industry experts warn that dazzling décor can often mask expensive underlying issues, turning a dream purchase into a financial nightmare.

With buyers often feeling pressure to make quick decisions, the ability to conduct a shrewd visual inspection during a viewing has never been more critical. Veteran property specialist Cobus Odendaal, CEO of Lew Geffen Sotheby’s International Realty’s Craighall and Randburg offices in Johannesburg, advises a methodical approach to see beyond the surface appeal.

“A fresh coat of paint and clever staging are designed to make you fall in love with the potential of a home,” says Odendaal. “But it’s the subtle, often overlooked details that can reveal the true story of a property’s condition.

“Structural concerns, faulty wiring, and chronic water damage are rarely advertised, but their signs are there for the vigilant buyer.”

Odendaal emphasises that while a professional home inspection is non-negotiable for a serious offer, initial viewings are a buyer's first line of defence. He outlines the key areas where hidden defects commonly lurk.

The Exterior: A Tell-Tale Sign of Overall Health

The property’s exterior is the first place to look for red flags. Odendaal recommends walking the perimeter before even stepping inside.

“Start with the roof line – look for any sagging, missing or cracked tiles,” he advises. “Then, check the foundation and exterior walls for cracks. While small hairline cracks can be normal, large, stair-step cracks in brickwork or widening vertical cracks can signal serious structural movement.”

Other critical exterior checks include the condition of gutters (ensuring they are secure and clear of debris to prevent water damage), peeling paint or warped siding which can indicate moisture issues. Overgrown vegetation can also damage foundations and roof surfaces.

The Interior: Reading the Signs of Structural and Water Damage

Once inside, it’s time to engage all your senses. A musty odour, often dismissed as a closed-up house, can be a powerful indicator of hidden mould or damp.

“Walk through each room and pay attention to the floors,” says Odendaal. “Do they feel uneven or slope noticeably? Do doors and windows stick or fail to close properly? These can be signs of foundation settling.”

He also urges buyers to scrutinise ceilings and walls for water stains, bubbling paint, or discolouration.

“A recent paint job in one specific area, like a ceiling, can sometimes be a red flag in itself, attempting to conceal a leak.”

Systems Check: Plumbing and Electrical

The hidden skeletons of a home are often in its plumbing and electrical systems – costly to replace and dangerous if faulty.

“Don’t be shy during a viewing. Turn on taps to check water pressure, flush toilets, and test the hot water,” Odendaal suggests. “Look under sinks for signs of leaks or corrosion. These simple tests can reveal immediate issues.”

For the electrical system, he recommends bringing a phone charger to test outlets. Flickering lights, warm switch plates, or an electrical panel with signs of rust or burn marks are significant red flags that warrant further investigation by a professional.

Non-Negotiable Step: The Professional Inspection

No matter how thorough a buyer is, some issues are impossible for the untrained eye to spot. Odendaal stresses that a professional home inspection is the most crucial step in the buying process.

“Our checklist helps buyers identify obvious concerns, but a certified inspector will delve into areas we can’t access and comment on with authority, like the roof cavity, sub-floor and the condition of wiring and pipes within the walls,” he says.

“The inspection report not only provides peace of mind but can also be a powerful tool for negotiating the final price or requesting repairs before transfer that, if not completed at that crucial stage, could prove very costly for the buyer down the line.”

Odendaal concludes that in today’s market, an informed buyer is an empowered buyer.

“Understanding a property's true condition is paramount. It ensures you are making a sound investment and protects you from the severe financial strain of unforeseen repairs, allowing you to truly enjoy your new home for years to come.”