Property Inspection Services in Gauteng — With the Scope Printed
TLC Inspect provides property inspection, assessment and consultancy services across residential, commercial and industrial properties. The services below are applied according to the property type, the purpose of the inspection and the agreed scope. For commercial and industrial properties, our assessment focuses on the building, its readily accessible components and other areas included in the agreed scope.
Inspections and property investigations are non-invasive unless expressly stated otherwise and are limited to readily accessible areas. Each offering has its own scope and limitations.
Photographic and video records are provided where applicable to the selected Inspection, Investigation or Service.
Additional inspections, investigations, services or add-ons are separately requested and quoted unless expressly included in the offering you select.
TLC Inspections
Choose an Inspection when you need a property, building area or specific concern assessed and reported on.
Essential Property Inspection
Know the important issues without inspecting every detail.
Know the important issues without inspecting every detail.
Suitable for
Property owners, buyers, landlords, investors, commercial and industrial property clients wanting a focused overview of important visible building concerns.
Scope
A focused visual inspection of important readily accessible building areas and components, aimed at identifying significant visible concerns without the detailed assessment of fixtures, fittings and finishes included in a Pre-Purchase Inspection.
Key areas / what we assess
Relevant internal and external building areas; visible damp / moisture indicators; roof and roof cavity where relevant and safely accessible; boundary wall; visible defects / cracks; and significant maintenance concerns in accordance with the agreed scope.
Important limitations
Non-invasive visual inspection of readily accessible areas. Detailed fixtures, fittings and finishes, specialist testing, certification and additional focused Inspections or Investigations are not included unless separately requested.
Process
Inspection → Assessment of Findings → Photo & Video Report → Significant Findings & Recommendations → Further Investigation / Action where required
What you receive
TLC Inspect report with photographic and video records, significant findings, a summary / conclusion and practical recommendations relevant to the agreed inspection scope.
Pre-Purchase Inspection
Know the property in detail before you buy.
Know the property in detail before you buy.
Suitable for
Home buyers, investors and purchasers of residential, commercial or industrial property wanting a comprehensive understanding of the property’s visible condition before purchase.
Scope
A detailed, non-invasive visual inspection of readily accessible internal and external building areas, fixtures, fittings and finishes, basic functional checks and relevant building components in accordance with the agreed scope.
Key areas / what we assess
Internal and external building areas; fixtures, fittings and finishes; basic functional checks; visible damp / moisture; roof, roof cavity, gutters and downpipes where safely accessible; boundary wall; visible defects / cracks; and maintenance concerns.
Important limitations
Concealed or inaccessible areas, destructive testing, specialist certification and additional focused Inspections or Investigations are excluded unless separately requested.
Process
Inspection → Assessment of Findings→Photo & Video Report → Significant Findings & Recommendations → Summary & Conclusion
What you receive
Comprehensive TLC Inspect Pre-Purchase Report with photographic and video records, significant findings, recommendations, summary and professional conclusion.
Maintenance Inspection
Understand what needs attention now and what should be planned.
Understand what needs attention now and what should be planned.
Suitable for
Property owners, landlords, body corporates, estates, commercial and industrial property clients wanting to identify and prioritise visible maintenance requirements.
Scope
A detailed visual inspection focused on the property’s current maintenance condition, visible deterioration, damage, defects and items requiring repair or attention.
Key areas / what we assess
Internal and external building areas; finishes; roof and waterproofing; visible damp / moisture; boundary walls; visible defects / cracks; deterioration; and maintenance requirements relevant to the agreed scope.
Important limitations
Non-invasive visual inspection only. Hidden defects, destructive testing, specialist certification and detailed repair specifications are not included unless separately requested.
Process
Maintenance Inspection → Identification & Prioritisation of Maintenance Requirements → Photo & Video Report → Findings & Repair Recommendations
What you receive
Maintenance Inspection Report identifying visible maintenance requirements, priorities and practical repair recommendations, including budget / cost planning.
Roof Inspection
Know the visible condition of the roof before problems become bigger.
Know the visible condition of the roof before problems become bigger.
Suitable for
Property owners, buyers, landlords, body corporates, estates and commercial or industrial property clients concerned about roof condition, waterproofing or roof-related defects.
Scope
A focused visual assessment of the readily accessible roof system, including relevant roof coverings, waterproofing, gutters, downpipes and visible roof structure / cavity where safely accessible.
Key areas / what we assess
Roof coverings and details; roof waterproofing systems such as torch-on; flashings; gutters and downpipes; visible drainage concerns; accessible roof cavity and visible roof structure where safely accessible; and related visible defects.
Important limitations
Inspection is limited to areas that are safely and readily accessible. Concealed defects, destructive testing, specialist structural calculations and certification are excluded unless separately appointed.
Process
Roof Inspection → Assessment of Roof Condition & Defects → Photo & Video Report → Findings & Repair Recommendations
What you receive
Focused Roof Inspection Report with photographic and video records, identified visible defects and practical recommendations for repair, maintenance or further specialist assessment where required.
Damp & Moisture Inspection
Find the likely source of a damp or moisture problem.
Find the likely source of a damp or moisture problem.
Suitable for
Property owners, buyers, landlords, body corporates, estates and commercial or industrial property clients with a specific damp, moisture, mould or water-ingress concern.
Scope
A focused, non-invasive inspection of a specific damp or moisture concern to assess visible indicators, moisture levels where readings are taken, affected areas and likely sources or contributing factors.
Key areas / what we assess
Visible damp / moisture indicators; affected internal and external areas; moisture readings where taken; mould, staining and water ingress; and relevant surrounding building, roof or waterproofing components where required to help determine the likely source.
Important limitations
Non-invasive inspection. Moisture readings are indicative and do not constitute destructive testing, laboratory analysis, specialist waterproofing certification or opening of concealed building components.
Process
Damp & Moisture Inspection → Assessment of Affected Areas, Moisture Readings & Likely Contributing Factors → Photo & Video Report → Findings & Remedial Recommendations
What you receive
Focused Damp & Moisture Inspection Report with photographic and video records, findings, likely contributing factors and remedial recommendations.
Building Defect & Crack Inspection
Understand a specific visible defect or crack and what may be contributing to it.
Understand a specific visible defect or crack and what may be contributing to it.
Suitable for
Property owners, buyers, landlords, body corporates, estates and commercial or industrial property clients concerned about a specific visible building defect or crack.
Scope
A focused inspection of a specific visible building defect or crack affecting the building fabric or apparent building performance, considering its visible extent, characteristics and likely contributing factors.
Key areas / what we assess
Visible cracks; movement; settlement; deformation; deterioration; damage; defective construction indicators; surrounding building components; and other visible factors relevant to the specific concern.
Important limitations
Visual, non-invasive inspection only. This does not constitute structural engineering design, destructive testing, geotechnical investigation or specialist certification. Specialist referral may be recommended where required.
Process
Building Defect & Crack Inspection → Assessment of Defect / Crack, Visible Extent & Likely Contributing Factors → Photo & Video Report → Findings & Repair Recommendations / Specialist Referral where required
What you receive
Focused Building Defect & Crack Inspection Report with photographic and video records, findings, likely contributing factors and repair recommendations or specialist referral where appropriate.
Snag Inspection
Identify visible snags before they become accepted problems.
Identify visible snags before they become accepted problems.
Suitable for
Owners, buyers, developers or clients requiring a visual record of defects, incomplete work or workmanship concerns in completed or recently completed building work.
Scope
A detailed visual inspection of the agreed completed or recently completed work to identify visible defects, incomplete work, damage and workmanship / finishing concerns.
Key areas / what we assess
Visible workmanship defects; finishing defects; incomplete work; damage; fixtures, fittings and finishes where relevant; and other observable snags within the agreed scope.
Important limitations
Process
Snag Inspection → Identification of Visible Snags & Defects → Photographic Record → Snag Report for Rectification
What you receive
Snag Inspection Report with photographic record and a clear list of visible defects, incomplete items and workmanship concerns for rectification.
Rental Entry / Exit Inspection
Create a clear property condition record for future comparison.
Create a clear property condition record for future comparison.
Suitable for
Landlords, tenants, managing agents and property owners requiring an independent condition record at the beginning or end of a rental period.
Scope
A detailed visual condition inspection undertaken at the commencement or conclusion of a rental period to record the observable condition of the property for future comparison.
Key areas / what we assess
Visible property condition; damage; wear and tear; relevant maintenance observations; fixtures and fittings; furniture and inventory items where included; basic functional checks where applicable; and photographic / video records.
Important limitations
This is a condition-record inspection and is not a roof, structural, maintenance or Damp & Moisture Inspection unless separately scoped. Furniture and inventory are included only where agreed.
Process
Property Condition Inspection → Photographic & Video Record → Entry / Exit Inspection Report → Condition Record for Future Comparison
What you receive
Entry / Exit Rental Inspection Report supported by photographs and video footage, with applicable inventory information and a condition record for future comparison.
10-Year Maintenance Plan
Plan property maintenance before it becomes an emergency.
Plan property maintenance before it becomes an emergency.
Suitable for
Property owners, estates, body corporates and commercial or industrial property clients wanting a structured long-term maintenance and budget-planning tool.
Scope
A comprehensive property assessment used to identify, prioritise and plan anticipated maintenance, repair and replacement requirements over a long-term planning period.
Key areas / what we assess
Building condition; deterioration; maintenance requirements; anticipated repairs and replacements; priority and timing; and indicative budget / cost planning relevant to the agreed property scope.
Important limitations
Long-term planning is based on observable condition and reasonable anticipated maintenance requirements at the time of assessment. Future costs and timing are indicative and may change. Contractor quotations are separate.
Process
Property Assessment → Maintenance Requirements & Priorities → Estimated Budget Planning → 10-Year Maintenance Plan
What you receive
A structured 10-Year Maintenance Plan identifying priorities, anticipated maintenance / repair requirements and indicative budget planning for property-management purposes.
TLC Investigations
Choose an Investigation when a specific concern needs closer assessment to understand its condition, contributing factors and next steps.
Pre/Post-Solar Roof Investigation
Check the roof before solar goes on — and again after installation where required.
Check the roof before solar goes on — and again after installation where required.
Suitable for
Property owners, solar installers, managing agents, body corporates and commercial or industrial clients requiring roof assessment before and/or after a proposed solar installation.
Scope
A focused investigation of the accessible roof condition and relevant visible roof structure before solar installation, with a post-installation roof inspection available where appointed.
Key areas / what we assess
Roof coverings; visible roof structure and accessible roof cavity; relevant support / load-bearing components; existing roof defects; waterproofing condition; proposed installation area; and visible post-installation condition where appointed.
Important limitations
Visual and non-invasive assessment only. This is not structural engineering certification or design approval. Specialist engineering assessment may be recommended where calculations or certification are required.
Process
Pre-Solar Roof Investigation → Findings & Recommendations → Solar Installation → Post-Solar Roof Inspection where appointed
What you receive
Pre-Solar Roof Investigation Report with findings and recommendations, plus a Post-Solar Roof Inspection Report where separately appointed.
Insurance Risk Investigation
Target the exact property concern the insurer needs assessed.
Target the exact property concern the insurer needs assessed.
Suitable for
Property owners, insurers, brokers, assessors, managing agents and other parties requiring investigation of a specific insurance-related property concern or risk.
Scope
A targeted property investigation tailored to the specific insurance concern, claim, policy requirement, risk or information requested.
Key areas / what we assess
Relevant building areas and components are assessed according to the specific insurance instruction. Scope may include defects, damage, damp / moisture, roof, boundary wall, maintenance or other property conditions where relevant.
Important limitations
Every Insurance Risk Investigation is scope-specific. Items outside the agreed insurance instruction are not automatically included. Specialist testing, certification or additional investigations may be separately required.
Process
Specific Insurance Concern / Requirement → Targeted Property Investigation → Photo & Video Evidence → Findings & Recommendations
What you receive
A focused investigation report with photographic and video evidence, findings and recommendations relevant to the specific insurance requirement or concern.
Boundary Wall Investigation
Understand visible boundary-wall movement, cracking and deterioration.
Understand visible boundary-wall movement, cracking and deterioration.
Suitable for
Property owners, neighbours, body corporates, estates, managing agents and commercial or industrial property clients concerned about a property’s accessible external boundary wall.
Scope
A focused investigation of the property’s accessible external boundary wall, including visible defects and conditions that may be contributing to cracking, movement or deterioration.
Key areas / what we assess
Visible cracks; movement; leaning; bulging; settlement or displacement; deterioration of masonry, plaster and finishes; damp / moisture indicators; copings and cappings; and visible ground-level or water-related contributing conditions.
Important limitations
Assessment is visual and non-invasive and limited to accessible portions of the boundary wall. Concealed foundations, geotechnical conditions and structural engineering certification are excluded unless separately appointed.
Process
Focused Boundary Wall Investigation→Assessment of Cracks, Movement, Deterioration & Contributing Factors→Photo & Video Report → Findings & Repair Recommendations / Specialist Referral → TLC Quotation if required → Remedial Works separately quoted
What you receive
Focused Boundary Wall Investigation Report with photographic and video records, findings, likely contributing factors and repair recommendations or specialist referral where appropriate.
TLC Services
Choose a Service when you need assistance beyond the inspection or investigation, from repair specifications and property advice to project monitoring and remedial works.
Repair Specification
Turn identified defects into a clear, site-specific repair scope.
Turn identified defects into a clear, site-specific repair scope.
Suitable for
Property owners, buyers, landlords, body corporates, estates, managing agents and commercial or industrial clients needing a detailed scope for remedial work and comparable quotations.
Scope
A detailed, site-specific written scope defining required remedial work, recommended repair methods, preparation requirements, materials or products where appropriate and workmanship requirements.
Key areas / what we assess
Identified repair items; preparation; repair methodology; materials / products where appropriate; workmanship requirements; sequencing and relevant site-specific remedial requirements.
Important limitations
A Repair Specification is a separate paid service and is not automatically included in an Inspection or Investigation. Contractor pricing and execution are separate unless specifically quoted and appointed.
Process
Identified Repair Requirement → Repair Specification → TLC Quotation / Independent Contractor Quotations → Remedial Works separately appointed
What you receive
A detailed Repair Specification suitable for obtaining comparable quotations. TLC Inspect would welcome the opportunity to quote for and undertake applicable specified remedial work.
Property Consultancy
Get practical property advice for a specific concern or decision.
Get practical property advice for a specific concern or decision.
Suitable for
Property owners, buyers, sellers, landlords, investors, managing agents, estates, body corporates and commercial or industrial clients needing professional property and building guidance.
Scope
Professional property and building consultancy tailored to a specific concern, proposed work, repair decision, property-management requirement or other agreed property matter.
Key areas / what we assess
The consultancy is tailored to the client’s requirement and may include review of property concerns, proposed work, repair options, inspection findings, contractor information or other agreed property matters.
Important limitations
Consultancy is limited to the agreed instruction and does not constitute specialist engineering, legal, valuation or certification services unless separately provided by an appropriately qualified specialist.
Process
Client Requirement → Property Consultation / Assessment → Professional Advice & Recommendations → Further Services where required
What you receive
Professional property advice and practical recommendations relevant to the agreed consultancy requirement, with further TLC services available where appropriate.
Project Monitoring
Keep Repair and remedial work aligned with the agreed scope.
Keep Repair and remedial work aligned with the agreed scope.
Suitable for
Property owners, landlords, body corporates, estates, managing agents and commercial or industrial clients wanting periodic independent visual monitoring of agreed repair or remedial work.
Scope
Periodic visual monitoring of repair, maintenance or remedial works against an agreed scope or Repair Specification, including visible progress, workmanship, deviations and incomplete work where applicable.
Key areas / what we assess
Progress against agreed scope; visible workmanship; apparent deviations; incomplete items; relevant repair stages; and completion observations where appointed.
Important limitations
Project Monitoring is periodic and does not constitute continuous site supervision, contractor management, occupational health and safety supervision, specialist certification or engineering sign-off.
Process
Agreed Scope / Repair Specification → Periodic Site Monitoring → Progress Observations → Reporting / Recommendations → Completion Review where appointed
What you receive
Repairs & Remedial Works
From identifying the problem to getting the repair done.
From identifying the problem to getting the repair done.
Suitable for
Property owners, landlords, body corporates, estates, managing agents and commercial or industrial clients requiring selected roof, waterproofing, damp-related, structural or building-defect repairs.
Scope
TLC Inspect can provide a separate quotation and undertake applicable agreed repair and remedial works, including selected roof, roof waterproofing, damp-related, structural and building-defect repairs.
Key areas / what we assess
Work is based on the separately agreed quotation and scope and may include applicable roof repairs, waterproofing, damp-related remedial work, structural / building-defect repairs and associated remedial work.
Important limitations
Repairs & Remedial Works are separately quoted and appointed. The exact scope, exclusions, guarantees, payment terms and specialist requirements are defined in the applicable quotation.
Process
Identified Repair Requirement → TLC Quotation → Client Acceptance → Remedial Works → Completion
What you receive
Completed remedial work in accordance with the accepted TLC quotation and agreed scope, with applicable completion documentation / guarantee information where relevant.
| Inspection scope | Budget, repairs & project support | |||||||||||||||
| Inspection / Investigation / Service | Internal building | External building | Fixtures & finishes | Functional checks | Visible damp | Damp inspection | Roof system | Boundary wall | Visible defects | Defect inspection | Maintenance | Project monitoring | Budget planning | Repair recs | Repair spec | Physical repairs |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| TLC Inspections | ||||||||||||||||
| Essential Property Inspection | ✔ | ✔ | ✖ | ✖ | ✔ | ✖ | ✔ | ✔ | ✔ | ✖ | ✖ | ✖ | ✖ | Request | Request | Request |
| Pre-Purchase Inspection | ✔ | ✔ | ✔ | ✔ | ✔ | ✖ | ✔ | ✔ | ✔ | ✖ | ✖ | ✖ | ✖ | Request | Request | Request |
| Maintenance Inspection | ✔ | ✔ | Relevance | Relevance | ✔ | ✖ | ✔ | ✔ | ✔ | ✖ | ✔ | ✖ | ✔ | ✔ | Request | Request |
| Roof Inspection | Relevance | Relevance | ✖ | ✖ | Relevance | ✖ | ✔ | ✖ | ✔ | ✖ | Relevance | Request | Request | ✔ | Request | Request |
| Damp & Moisture Inspection | ✔ | ✔ | ✖ | ✖ | ✔ | ✔ | Relevance | Request | ✖ | ✔ | ✖ | Request | Request | ✔ | Request | Request |
| Building Defect & Crack Inspection | ✔ | ✔ | ✖ | ✖ | ✖ | ✖ | ✖ | Request | ✖ | ✔ | ✖ | Request | Request | ✔ | Request | Request |
| Snag Inspection | Request | Request | Request | Request | Request | Request | Request | Request | Request | Request | Request | Request | ✖ | ✔ | ✖ | ✖ |
| Rental Entry / Exit Inspection | ✔ | ✔ | ✔ | ✔ | ✔ | ✖ | ✖ | ✔ | ✔ | ✖ | ✖ | ✖ | ✖ | ✖ | Request | Request |
| 10-Year Maintenance Plan > | ✔ | ✔ | ✔ | ✔ | ✔ | ✖ | ✔ | ✔ | ✔ | ✖ | ✔ | Request | ✔ | ✔ | Request | Request |
| TLC Investigations | ||||||||||||||||
| Pre/Post-Solar Roof Investigation | ✖ | ✖ | ✖ | ✖ | ✖ | ✖ | ✔ | ✖ | Relevance | ✖ | ✖ | Request | Request | ✔ | Request | Request |
| Insurance Risk Investigation | Relevance | Relevance | Relevance | Relevance | Relevance | Relevance | Relevance | Relevance | Relevance | Relevance | Relevance | Request | Request | ✔ | Request | Request |
| Boundary Wall Investigation | ✖ | ✖ | ✖ | ✖ | ✔ | Relevance | ✖ | ✔ | ✖ | ✔ | ✖ | Request | Request | ✔ | Request | Request |
| TLC Services | ||||||||||||||||
| Repair Specification | Relevance | Relevance | Relevance | Relevance | Relevance | Relevance | Relevance | Relevance | Relevance | Relevance | Relevance | Request | Request | ✔ | ✔ | Request |
| Property Consultancy | Relevance | Relevance | Relevance | Relevance | Relevance | Relevance | Relevance | Relevance | Relevance | Relevance | Relevance | Request | Request | ✔ | Request | Request |
| Project Monitoring relevant to the scope">Relevance | Relevance | Relevance | Relevance | Relevance | Relevance | Relevance | Relevance | Relevance | Relevance | Relevance | ✔ | ✖ | ✔ | Request | ✖ | |
| Repairs & Remedial Works | Relevance | Relevance | Relevance | Relevance | Relevance | Relevance | Relevance | Relevance | Relevance | Relevance | Relevance | Relevance | Request | ✔ | Request | ✔ |
✔ Included – part of the offering · Relevance – assessed where relevant to the scope · Request – separately requested / quoted · ✖ Not included
Building standards & regulatory reference
TLC Inspect conducts property inspections with consideration to the National Building Regulations (NBR) and applicable South African National Standards (SANS) where relevant to the property, observed condition and agreed scope of inspection.
Applicable standards may be referenced when assessing visible building conditions, workmanship, defects, construction concerns and other observations that may warrant remedial work or further specialist investigation.
TLC Inspect provides visual property inspections and professional property assessments and does not issue statutory compliance certificates, or certify that a property, building component or installation complies with the NBR, SANS or other regulatory requirements.
Where an observation requires structural engineering, electrical, plumbing, fire, mechanical or other specialist compliance assessment or certification, TLC Inspect will recommend referral to an appropriately qualified professional.
Standing limitations
- A visual inspection means a non-invasive inspection of readily accessible areas.
- Concealed defects cannot be identified without invasive investigation.
- Statutory compliance certificates are not issued, and no inspection certifies compliance with the NBR or SANS.
- Specialist testing and laboratory analysis are excluded unless separately instructed.
- Where a specialist investigation is warranted, we recommend it in the report rather than guessing.
Choosing the correct offering
Not sure what you need?
Speak to us before booking and we’ll help identify the most appropriate Inspection, Investigation or Service.