Love at first sight? 10 Tips for that Second Property Viewing
Category Home Buying/Selling Tips
You've found the one. That house that stole your heart on the first viewing - it has the charm, the space, the garden, the light, the... But before you rush off to sign that Offer to Purchase (OTP), it's time for one more crucial step: the second viewing.
While the first visit is often guided by emotion, the second is all about due diligence. It's your chance to pause, breathe and evaluate whether the home is truly a match - not just for your heart, but for your long-term comfort, budget and safety.
Here are ten essential things South African buyers should look for during their second home viewing:
1. Check the Home at a Different Time of Day
That golden afternoon light may have made everything look magical during your first viewing, but what's the home like in the morning? Or just after sunset?
On your second viewing, schedule a different time slot. You want to assess how much natural light the home gets throughout the day, how noisy the neighbourhood is during peak traffic hours and whether there's security lighting in the area at night. Observe the neighbourhood vibe, listen for dogs barking, taxis hooting or street activity that might impact your lifestyle. Also, take note of the home's orientation - is it north- or south-facing? In most parts of South Africa, a north-facing home gets the best sunlight throughout the day and tends to stay warmer in winter and cooler in summer.
Observe the neighbourhood vibe: listen for dogs barking, taxis hooting, or street activity that might impact your lifestyle.
Also, take a slow walk around the block. This is your opportunity to sense the surroundings: Are the pavements clean? Is there secure fencing? Is the area well-maintained? Proximity to schools, shops, taxi ranks or busy roads can be both a pro and a con - depending on your needs.
2. Bring a Friend
Two sets of eyes are better than one. Bring along a trusted friend, partner or family member who'll spot things you might miss.
Take photos, videos and notes. Snap pictures of cracks, storage spaces or anything you're unsure about. These will be valuable later when you're comparing properties or asking your estate agent follow-up questions.
3. Investigate Damp, Leaks and Water Issues
Damp is one of the biggest red flags when it comes to buying a property and the second viewing is your chance to slow down and really inspect for it. Start by glancing up to check the ceilings and corners of rooms for any telltale stains or discolouration. Then look behind curtains and furniture, especially wardrobes pushed up against the walls. If the paint is bubbling or the plaster feels soft, that could be a sign of hidden moisture.
In the kitchen and bathroom, open up all the cupboards and have a good sniff - a musty smell or mouldy patch under the sink often means there's a leak or lingering moisture problem. Don't forget to check the geyser too. Any signs of rust, damp patches or active dripping could signal trouble down the line.
While you're at it, run all the taps and showers. Is the water pressure consistent? How long does it take for hot water to come through? Flush every toilet and watch to see if it refills properly without running continuously.
4. Examine the Structure Inside and Out
Even the most charming home can be hiding structural issues beneath the surface. That's why your second viewing should be slower and more intentional - take your time walking through each room and don't be afraid to look closely.
Start with the walls. Cracks aren't always a problem, but pay special attention to any that run diagonally near door and window frames - those could indicate deeper structural movement. As you move through the house, notice how the floors feel underfoot. Do they slope slightly? Are there areas that creak or feel uneven?
Open and close all the doors - not just to test the hinges, but to see if they stick or don't close properly. That can be a subtle sign of shifting foundations. While you're at it, check for loose tiles, warped skirting boards or any signs of wear and tear that might suggest water damage or poor maintenance.
Step outside and do the same with the exterior. Look at the paintwork, the base of the walls and the condition of the gutters and drainage. Cracks, peeling paint or pooling water near the foundation are all worth noting. And if you spot any signs of subsidence - like sinking ground near the base of the home - that's definitely something to ask the agent about.
If anything feels off or looks like more than just wear and tear, don't hesitate to bring in a professional. Your Offer to Purchase can be made subject to a satisfactory inspection by a structural engineer - and in cases like this, that's a smart move.
5. Test All Fixtures, Fittings and Appliances
Don't hold back - this is your opportunity to make sure everything the seller includes in the sale is in proper working order. Now flip the light switches in each room - are they responsive or do any flicker or fail?
Bring along a charger and test a few plug points as you go. It's a simple way to check that the electrical sockets are live and well-positioned for your needs. If the home comes with built-in appliances, give them a test run too. Turn on the stove, oven, extractor fan - even the dishwasher if there is one. You'll want to know they work before you move in.
If the geyser wasn't on during your first visit, ask if it can be switched on. You'll want to confirm it heats water efficiently and doesn't leak or make strange noises. While you're at it, glance at any ceiling fans, intercoms, alarm systems or electric gates.
And if the property boasts extras like a borehole, solar panels, inverter or JoJo tanks, find out when they were installed and whether they're staying behind. These systems add real value - but only if they're functioning and part of the deal.
6. Evaluate the Layout and Liveability
What felt spacious and full of promise the first time around might need a second look through a more practical lens. Now that the initial excitement has settled, ask yourself some real-life questions: Will your furniture actually fit in the living room? Is there space for that big fridge or your favourite dining table?
Take note of where the plug points are - especially if you rely on multiple devices or need convenient spots for lamps, appliances or a home office setup. Walk through the kitchen slowly. Does the layout make sense for how you cook, clean and move around daily? Are the bedrooms private enough and are the bathrooms easily accessible?
If you work from home, check your cellphone signal in each room - you'd be surprised how often that gets overlooked. It's also worth chatting to the neighbours about fibre availability or internet options in the area.
And then there's storage. Built-in cupboards, a proper pantry, linen closets, garage shelving - all those small details that make daily life easier. A beautiful home with nowhere to put your stuff can quickly become frustrating. Lack of storage is one of the most common regrets for new homeowners, so take a moment to check what's really there.
Pro tip: carry a measuring tape. Double-check that your appliances and furniture will actually fit into the space - especially large items like fridges, couches or beds.
7. Take Note of the Garden and Outdoor Areas
Outdoor space is always a bonus - whether it's for entertaining, gardening or just relaxing on a sunny afternoon. But it's also worth remembering that with great gardens come... great maintenance responsibilities.
On your second viewing, take a slow walk around the outside. Look closely at the condition of the lawn, the paving, boundary walls and fencing. Are there any cracks, sagging sections or signs of wear? Check for drainage issues too - any areas where water tends to pool could signal future trouble after heavy rains.
Notice how much sunlight the garden gets throughout the day. A shady spot might be perfect for cooling off in summer, but if you're dreaming of veggie beds or a sunny braai area, you'll want to be sure the space works for your needs.
Watch out for large tree roots near the house, wall or pool. They may look beautiful now, but over time they can cause structural damage or block drains. Also take a moment to inspect any garden sheds, Wendy houses or other outbuildings. Are they secure, waterproof and in good condition?
If the property has a swimming pool, ask about its age, pump maintenance and when it was last serviced. What the monthly running costs are like. The same applies to koi ponds or water features - beautiful, yes, but often pricey to maintain if they haven't been properly looked after.
8. Understand What's Included (and What's Not)
It's easy to assume that everything you see during a viewing is part of the deal - but that's not always the case. Before you fall in love with the blinds, the garden pergola or that fancy chandelier, take a moment to clarify exactly what's included in the sale.
Ask the estate agent directly: are the curtains and blinds staying? What about the light fittings, alarm system or smart home devices? If the home has a gas stove, find out whether the gas bottles are part of the package - and the same goes for solar panels, solar geysers, JoJo tanks or water features.
Freestanding appliances like fridges, washing machines and microwaves often look like part of the kitchen, but they're not always included unless specifically agreed upon.
Make a detailed list of what stays and what goes - and be sure to include it in your Offer to Purchase if it's important to you. A little clarity now can save a lot of confusion (and disappointment) later.
9. Ask the Right Questions
Before you wrap up your second viewing, make sure you've asked the practical questions that will impact your budget and day-to-day living. Start with the basics: how old is the property and when was it last renovated? A newly painted wall is great, but it's more important to know what's been happening behind the scenes - especially when it comes to plumbing, roofing or electrical work.
Ask whether there have been any past issues with leaks, roof repairs or burst pipes. It's also a good idea to find out who supplies the electricity and water - is it Eskom, City Power, the municipality? This can affect billing cycles, reliability and even load-shedding schedules.
Get an estimate of the average monthly utility bills and property rates so you know what to budget for. And if internet is important to you, ask whether the area is fibre-ready or if you'll
If the home is in a complex or estate, take the time to ask about monthly levies, any special fees and what's covered - things like security, garden services, any special fees and what's covered - things like security, garden services, building insurance or shared maintenance. Also find out if there are any body corporate rules that could affect how you use the space. Knowing these details upfront will help you avoid surprises down the line
10. Trust the Feeling, But Don't Ignore the Facts
Finally, walk through the house slowly, room by room and take note of how you feel. Can you imagine living here day-to-day? Does the home still speak to you, now that the novelty has worn off?
It's perfectly normal to feel some doubts - that's why the second viewing is so important. But if your gut still says "yes," and your checklist matches the dream, you may just have found your forever home.
Disclaimer: At HOD, we love helping you make informed property decisions. This article offers general guidance to support your buying journey, but it shouldn't replace professional advice or inspections. Always consult the relevant experts before signing on the dotted line.
Choose Homes of Distinction to Sell your home
Listing your home with Homes of Distinction means partnering with an experienced team that understands the nuances of the real estate market. Our agents are experts in showcasing properties, ensuring that your home receives the attention it deserves. With our proven strategies, high-quality marketing and personalised service, we help you navigate the selling process with ease and efficiency. Trust Homes of Distinction to guide you through every step, from pricing and staging to final negotiations, ensuring a smooth and successful sale of your property. Let us turn your selling goals into reality.
Are you looking to buy or sell your property? Visit our website at https://www.homesofdistinction.co.za/
Sign up for our newsletter: - https://www.homesofdistinction.co.za/newsletter/ or pop by our offices for a chat. Our friendly property practitioners are always available to assist in this regard.
Homes of Distinction CC holds a Fidelity Fund Certificate issued by the Property Practitioners Regulatory Authority (PPRA).
Author: Twaambo Chirwa
