The Ultimate Home Viewing Check List For South African Buyers

For most home buyers, a property viewing is where excitement meets reality and it’s easy to get swept up by finishes, views and that feeling of “this could be the one.” But a home viewing is not just a courtesy visit, it’s your opportunity to assess whether a property truly suits your needs, your lifestyle and your long-term plans.

Many costly mistakes are made because buyers focus on what they like and overlook the aspects that they need to evaluate. Yes, a stylish outdoor entertainment area is great to have, but if the house is on a busy main road or overlooked by a block of flats, you might not enjoy that space quite as much.

This home viewing checklist is designed to help you look beyond surface appeal and ask the right questions before making an offer.

1. Start With the Bigger Picture: Location and Micro-Location

Before you step inside, pause outside the property and take note of the following aspects:

• Is the street quiet or used as a shortcut?
• Are there signs of congestion, informal parking or commercial activity?
• How close are schools, shops, transport routes, and neighbours?

In South Africa, micro-location often matters more than suburb name and two homes in the same area can offer very different daily experiences. Visit the property at different times of day if possible to assess noise, traffic and general activity levels.

If possible, ask what the current owner likes about the area, and why they’ve decided to move.

2. Orientation, Light and Climate Comfort

Natural light and orientation significantly affect comfort and running costs.

• Which rooms receive morning or afternoon sun?
• Does the home (or even certain rooms) feel cold, dark or overly hot?
• How much natural light does the home get?
• Are windows positioned to encourage airflow?

Poor orientation can lead to higher heating and cooling costs and affect mood over time. Coastal buyers should also note wind exposure and salt corrosion risks.

3. Layout, Flow and Liveability

A beautiful home can still function poorly, or proportions might not suit your needs.

• Does the layout suit how you live day to day?
• Are bedrooms positioned logically for privacy?
• Is the kitchen practical, not just stylish?
• Do living spaces connect naturally to outdoor areas?
• Will your furniture fit the spaces? It’s a good idea to take a tape measure so that you can make sure that your large sofa or 10-seater dining table will fit.
• Are there enough power outlets in convenient spots?

Pay attention to awkward corridors, unused formal rooms and storage shortages. Liveability often matters more than size.

4. Structural and Maintenance Red Flags

While a professional inspection comes later, basic visual checks are essential and can help you determine whether you want to continue to inspections and the offer stage.

Look for:

• Cracks in walls or ceilings
• Uneven floors or doors that don’t close properly
• Signs of damp, mould, or water damage
• Roof condition and guttering. Do the roof tiles look damaged or loose?

These issues don’t always mean “don’t buy,” but they should inform price and negotiation.

5. Noise, Privacy and Neighbour Dynamics

Noise is one of the most overlooked factors and one of the hardest to fix.

• Can you hear traffic, neighbours, dogs or nearby businesses?
• Are there sightlines into living areas or bedrooms?
• Does the property feel exposed or overlooked by other buildings?

Stand still, stay quiet and listen. What you notice during a short viewing may feel much louder when it’s daily life. Walk up and down the street past the house, looking at it from different angles to see how much passersby will be able to see when they look at the property.

6. Utilities, Services and Load Shedding Readiness

In South Africa, service reliability matters and it’s not always a given.

• What happens during load shedding?
• Is there an inverter, solar system or generator?
• Are water pressure and drainage adequate?
• Is fibre available and reliable?

Turn on taps, flush toilets and check cell phone signal. Ask which systems remain operational during outages.

7. Security and Safety

Security is both physical and practical – and of utmost importance.

• Are doors, windows and gates solid and well-maintained?
• Is there an alarm, beams or access control?
• Does the property layout enhance or hinder safety?

Ask about neighbourhood security initiatives and response times. Feeling safe matters as much as being safe.

8. Paperwork and Compliance Questions to Ask

Use the viewing to gather critical information:

• Are there approved building plans for all structures?
• Are compliance certificates in place (electrical, gas, plumbing and any other required such as for electric fencing)?
• What are the rates, levies and average utilities?

In estates or sectional title schemes, ask about levy increases, special levies and rules that affect lifestyle.

9. Think About Your Lifestyle - Not Just the Property

A good home must suit your life.

Ask yourself:

• Does this home support working from home, is there enough space for all the family members to enjoy privacy, do homework etc?
• Is there enough storage and flexibility?
• Will it adapt to future changes, children, pets, ageing parents?

Avoid buying for a version of life you don’t actually live.

10. Take Notes and Compare Objectively

After each viewing, write down:

• Three positives
• Three concerns
• Any unanswered questions

Patterns will emerge after multiple viewings, helping you make a rational decision rather than an emotional one.

Remember: A Viewing Is Due Diligence, Not a Formality

In a complex market like South Africa’s, a thorough viewing is one of your most powerful tools. It helps you avoid costly surprises, negotiate from a position of knowledge and choose a home that genuinely supports your life.

Using a checklist isn’t about finding a perfect property, it’s about making an informed choice. When you know what to look for, you don’t just buy a house, you buy peace of mind and a home that suits all your needs.