- 5 min read
Hidden Defects That Haunt Buyers (and How to Unmask Them)
Damp hidden under fresh paint, substandard wiring, a “zombie” EPC, an extension without a permit, dry rot… With Halloween approaching, we have listed the five nasty surprises that haunt buyers, and the right reflex for each. Good news: these monsters can be spotted, as long as you know where to look and are familiar with the rules in your Region.
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Buying a property is often the biggest investment of a lifetime. You visit, you picture the living room, you imagine yourself in the kitchen… and that is when the trap can snap shut. A coat of fresh paint, an electrical panel nobody opens, a veranda missing from the plans: some defects stay well hidden.
Rest assured, most of them leave clues. One point of context: in Belgium, the notion of hidden defects falls under civil law and applies everywhere. However, the EPC (known as PEB in Brussels and Wallonia), planning rules and renovation obligations depend on the Region where the property is located. Here are our five “monsters” and how to unmask them. Faint-hearted readers, hold on tight…
1. The phantom damp
A freshly painted wall just before a property goes on the market is sometimes camouflage. Yet damp always leaves clues: stains, bubbling paint, saltpetre, a musty smell. Ideally, visit on a rainy day and inspect cellars, basements and ceiling corners. If in doubt, seek an expert’s opinion before going any further. A genuinely hidden defect may fall under the hidden defects warranty, but sales deeds often contain a clause that excludes it: read it carefully.
2. The zombie façade
Bricks that are not sufficiently frost-resistant can flake and crumble year after year, eventually leading to major repairs. The defect is not always visible at the first viewing. Examine the bricks closely (flaking, chipping, cracks), ask the seller about the age and upkeep of the façade, and have it assessed by an expert at the slightest doubt.
3. The cursed septic tank
A septic tank that is not working properly, or slow drainage, can turn daily life into a nightmare, and the bill along with it. During the viewing, test how the water drains (sinks, shower, toilets) and ask for the documents relating to the installation. For a property that is not connected to the mains sewer, have the tank inspected by a professional before signing.
4. The cadastre squatter
A veranda or extension without planning permission can complicate the sale or the insurance, or even require regularisation. Limitation and regularisation rules vary from one Region to another. Compare the plans, the cadastre and the reality on the ground, and check the planning information for the property. In Brussels in particular, an infringement follows the property, not the person: the buyer has to regularise it.
5. Dry rot, the monster in the basement
This wood-destroying fungus thrives in damp, poorly ventilated places, often silently. A mushroom smell, wood crumbling into small cubes or whitish traces should alert you. At the slightest doubt, call in an expert: the earlier it is detected, the less it costs.
Conclusion
None of these traps are inevitable. Damp, wiring, energy performance, planning, fungus: everything can be checked, provided you have the time, a sharp eye and know which documents to ask for, not forgetting that the rules change from one Region to another. That is where the difference between a smooth purchase and a nasty surprise is made.
Planning to buy? Contact us: we check everything for you!
This article is general information and does not replace the advice of a notary or lawyer.
