Property News
The role of an agent does not end when the offer is signed. Agents are responsible for guiding the transaction through every stage, and the valuation is one of the most critical points in that journey.
According to Antonie Goosen, principal and founder of Meridian Realty, physically attending the valuation is not optional, it is a critical part of protecting both the seller’s position and the integrity of the deal.
“A valuation is not just about the property, it is about the context in which that property is assessed,” says Goosen. “If the agent is not present, important nuances can easily be missed.”
Goosen explains that valuers typically work within tight timeframes and rely heavily on comparable sales data. Without input from the agent, they may not have access to the most relevant or recent information.
“An agent understands the micro dynamics of a specific suburb, recent offers, buyer behaviour, and unique features that may not be reflected in historical data,” he says. “That insight can materially influence the valuation outcome. One of the biggest risks of a low valuation is its impact on the buyer’s bond approval.
“If a property is valued below the agreed purchase price, the bank may reduce the loan amount, which can put the entire transaction at risk. In many cases, that leads to renegotiation or even cancellation. By attending the valuation, the agent can ensure that the property is presented correctly and that all relevant information is shared.
“It is about highlighting aspects that add value, recent upgrades, condition, location advantages, and even demand levels. These are not always obvious to someone who is seeing the property for the first time," says Goosen.
He adds that the presence of the agent also signals professionalism and commitment. “It shows that the transaction is being actively managed,” he says. “That level of involvement builds confidence with both the valuer and the financial institution. Another often overlooked factor is the ability to address questions in real time. Valuers may have queries about zoning, recent sales, or specific features. If the agent is not there, those questions may go unanswered or be based on assumptions," says Goosen.
Ultimately, Goosen believes that attending the valuation is part of delivering a complete service.
Morné Prinsloo, Residential Property Specialist RE/MAX Town and Country Roodepoort & Krugersdorp, says a bank valuation is not just a formality. It directly determines how much the bank will lend against the property. If the valuation comes in below the agreed purchase price, the buyer faces a shortfall they must cover from their own funds. Many buyers cannot do that, and the deal collapses. Preventing that outcome where possible is part of my job.
"When a buyer's bond application triggers a bank valuation on one of my listings, some agents hand over the keys and move on to the next task. I do not. In my experience, attending the valuation in person is one of the most important things I can do to protect my seller's deal."
What the Bank Valuer Is and Is Not
Bank valuers are registered professionals with the South African Council for the Property Valuers Profession (SACPVP). They are independent, trained to assess market value objectively, and they apply a conservative lens because the bank's interest is in what the property could recover in a forced sale, not what a motivated buyer would pay in ideal conditions.
When a valuer arrives at a property, they conduct a physical inspection and then cross-reference the property against recent comparable sales in the area. They work from verifiable data. What they cannot easily account for from data alone are the intangible qualities that make a specific property more or less appealing than the comparable sales on paper — the improvements, the finishes, the outdoor living space, the security upgrades, the energy solutions.
A valuer who walks through a property alone, with no context other than what they can observe and what the Deeds Office data shows, may not give full credit to a R120,000 solar installation, a newly tiled braai room, or a kitchen renovation done six months before listing. Those improvements cost money and they add value, but only if someone is there to point them out.
What to bring to the Valuation
"When I attend a bank valuation, I prepare a brief written summary for the valuer covering: a list of improvements the seller has made, with approximate costs and dates; any recent sales in the suburb that support the listing price, particularly if there is a gap in the Deeds Office data; and any unique features of the property that may not be captured in a standard comparable analysis.
"I am not there to pressure the valuer or argue with their methodology. Their independence is essential and I respect it. I am there to ensure they have complete information. A valuer who has been given the full picture is in a better position to make an accurate assessment than one who is working with incomplete data.
"I also walk the property with the valuer and point out what may not be immediately obvious from the outside the solar system and inverter battery capacity, the quality of the outdoor entertainment area, the security upgrades, the condition of the roof and ceilings. These are not selling points in the marketing sense. They are factual details that are relevant to an accurate assessment of what the property is worth," he says.
What Can Go Wrong When the Agent Is Not There
When keys are dropped off and no one attends, the valuer works from what they can see and what the comparable data shows. If there are no comparable sales at the listing price in that street or suburb, the valuation may come in conservatively. If there have been improvements that are not immediately visible, they may not be reflected. If the previous comparable sales included distressed or below-market transactions, those figures can pull the valuation down without context.
The consequence is a shortfall. The bank approves the bond based on their valuation figure, not the purchase price. The buyer must either produce the difference in cash, negotiate a price reduction with the seller, or walk away. In every one of those scenarios, someone loses.
It Is Also About Disclosure
Under the Property Practitioners Act, agents are required to complete an Immovable Property Condition Report that discloses known defects. Attending the valuation gives me the opportunity to ensure that nothing in the physical condition of the property has changed since listing, and that any known issues are already documented and disclosed in the sale agreement. A surprise defect during a valuation can trigger a bank retention clause, requiring the seller to remedy the issue before the bond is registered. Being present means I can identify that risk early rather than after the fact.
Prinsloo says a bank valuation is not a routine administrative step. It is the moment where the deal is either financially confirmed or put at risk. "I attend every valuation I can in person because my seller's outcome depends on the valuer having the best possible information. That is my job, and dropping off the keys is not good enough," he says.
READ: Tips: 3 ways to stay on budget when renovating your home
Seeff’s agents highlighted some cost-effective improvements which can increase the value and make the property more attractive to buyers. (click here to read the full article)
Repainting: Even just upgrading the exterior and interior in new paint tones, albeit fairly neutral, can add value and could spark buyer interest.
Floors and tiled areas. Floors can be modernised with wooden or laminate flooring, or feature tiles in the latest trends, or new carpets. Wall tiles can also be replaced to give an instant update to the appearance of the kitchen and bathrooms.
Kitchen and bathrooms. If you are unable to do a complete remodel, consider cosmetic upgrades such as painting the cupboards, fitting new handles, adding open shelves, a new stove and appliances, new bathroom fittings, new mirrors and new towels.
Doors and bedroom cupboards. Another cost-effective way to upgrade is to change the door and cupboard handles given that there is now such a wide choice available. If the cupboards are old, you can repaint and modernise rather than replace.
New lighting and window coverings. You can also consider upgrading exterior and interior lighting to modernise the home. Upgrade your curtains or add American shutters or wooden blinds. You could also change from kirsch rails to rods to give it a modern touch.
Convert your patio into a braai room. If you have a patio, consider enclosing it and adding a built-in braai, and sliding or stacking doors to open it to the garden. This will enable you to enjoy year-round braai get togethers regardless of the weather, and add value.
Update the garden. Aside from general maintenance, you can add outdoor pots, or paint your pots or old garden furniture to give it a new lease on life. Adding pathways and garden décor can add interest to the garden.
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