Property viewing and lease agreement for rental property in South Africa
Now that you have identified the ideal place to rent and established that it is still available on the market, the real work begins. Here is an outline of key items to look out for during this next phase.
Look and feel of the property
For some people this is very important, for others it is finding an affordable place to stay, everything else is a bonus. Regardless, it is good to know what your deal breakers are. Things you may need to consider include but are not limited to:
Old style properties vs modern style
Old style properties - tend to be bigger, with bigger bedrooms, unique style, garden area (some) however, some have outdated finishing (no fitted kitchen, tub and no shower).
modern style properties - much smaller in overall floor size and bedrooms, come with fitted wardrobes, modern kitchen and bathroom. Building design tends to be similar across more of the modern complexes.
Natural light and windows
It’s interesting to note if this is something that will be important to you. Lots of windows allows fresh air and light into the home and brightens up the space. This could also have an impact on your mood. Be aware if trees or other buildings block light into the property.
Surrounding neighborhood
It’s good to take note not only of the direct surroundings of the property itself, but surrounding areas too. Is it close to school or public places therefore noise could be a problem? Is it secure either with guards on the property or electric fencing and gating for access? Is it an area common for crime?
Viewings and questions to ask
Always view a place before accepting the contract. If you cannot do it yourself, get family and friends to do it on your behalf and be sure to brief them on what you are looking for so they pay close attention to this in the viewing process. Photos on websites can be deceiving, it is always good to do a viewing, take pictures for yourself (ask for permission first) and do not be afraid to ask questions or clarify what you have read on an advertisement. Inspect each and every corner, window, bathroom and appliance. If there are defects you notice, raise this and clearly discuss what will be the outcome of this repair and when (document this via an audio recording or written document).
Before the viewing, familiarize yourself with the address you have been given, such as how to get there, nearby shops etc so you can start picking up the things you like. Ensure you get to the viewing on time and go through your checklist as you view each room of the place, what you like, don’t like, what you can compromise on.
Questions that can be asked:
Whatever was not clarified in the advertisement you saw the property on. If there are discrepancies with what you see in the property vs the advertisement, query this.
What other items are inclusive in the rent amount e.g. water, electricity, wifi, parking etc.
What is the deposit amount required, is it 1, 1.5 or 2 months’ rent? If it’s 1.5/2 months’ rent, can it be paid over two months?
Security on the property.
Building & property maintenance, what will be your responsibility vs the landlord or property body corporate.
Rules/regulations on visitors.
Any rules you should be aware of for the property.
What furniture is included in the property e.g. stove, fridge, bed etc.
When you and the landlord have come to an agreement that you are moving into the property, you can make use of this detailed property checklist on the conditions of the property when moving in as well as when you move out.
What to consider when looking for a flatmate
If you are going the flatmate route, you will want to vet them as much as possible. Sometimes this is not always possible i.e. if you need a place immediately but where you can, try to get to know the person and decide for yourself if you can live with them or not. Have several chats and meet in person. It is also better to get a referral from someone in terms of other people looking for a flat mate, that way you can at least vouch for their character however it does not necessarily mean you will be a great pairing when it comes to staying together. Things to consider:
What they do for a living and in their spare time whilst at home.
Religious beliefs & practices - this could impact if you would be able to live comfortably in that shared space.
Age - if the preference is to stay with someone close in age with you.
View on visitors and sleepovers - there are some contracts with a clause that one needs to inform their flatmate in time if a visitor will be staying over, and if the visitor is staying for more than 2 days, an amount may need to be paid because they would be using electricity and water. Even if there is isn’t a clause on the contract, discuss this upfront.
Get togethers and parties - how often can and do these happen, and informing each other in advance.
Cleaning - will you do this yourselves or get domestic help. If getting domestic help, what is the extra expense to consider.
Splitting of electricity - how much will be contributed toward this. Will the geyser always be on or only at certain times.
Wifi and any other household expenses - ensure bills are split equally between all parties.
Smoking, drinking habits - are they a smoker and do they smoke in the property. Do they drink heavily or just occasionally.
Pets - do they have cats, fish, reptiles birds etc as you might be allergic or don't like pets.
Anything else you are particular with.
Contract & Paperwork
When you do find a place you like, some landlords/agents will ask for one or a combination of the following:
A completed application form.
3 month’s bank statement.
1 - 3 month’s salary slip.
ID/Passport.
Letter of reference from current landlord.
They may run a credit check.
Most lease agreements are for a year, with the possibility of renewal. Short term lease agreements are also possible depending on what you are going for, 3 or 6 month lease. Most lease agreements start on the 1st of the month but this is not always the case. Also take note of when the monthly rental is due to be paid and any penalties you may face for missing this date.
When you do get your lease agreement, be sure to read it fully and take notes of things you may want to ask to get further clarification on and actually ask. Contracts can be amended as long as both parties agree, don’t just sign idly. Your deposit should be placed in an interest bearing account. You can ask for details regarding where this is placed, and monthly statements if possible. A common clause included in contracts is if you move before your lease termination date, you could be liable to the rent of the remaining months you were meant to be in the place (or a deposit that could be refundable when they find a replacement). Another clause is how much notice you have to give if you want to leave before your contract termination. Some it’s one month notice, others two months.
Either way, only sign a contract you are comfortable with. Here is a residential lease agreement template you can familiarize yourself with. Here is information on general tenant rights and obligations whilst the Rental Housing Act can be accessed on the SA Government site.
