GROUP MEMBERS:

1. NC Zondi 223177273
2. KM ZABANE 223040411
3. A Tsitywa 220013447
4. T Thintwa 219043053
5. IJ Soka 223092596
6. NN Zungu - 223209863

PROPERTY DETAILS

• PROPERTY ADDRESS: 35 Symons Road, Auckland Park, Johannesburg

• OWNER’S NAME : ANVIL PROPERTY SMITH
• DATE OF INSPECTION: 14 MAY 2024
• INSPECTORS NAME : GROUP P
• INSPECTORS CONTACT:

o [email protected]
o [email protected]
o [email protected]
o [email protected]
o [email protected]
o [email protected]
1. PROPERTY DESCRIPTION.

The property under inspection is a commercial property located at 35

Symons Road, Auckland Park, Johannesburg, it encompasses a 1 126
m² of land and is situated within a suburban setting. Used as a call
center hub, media, educational facility, corporate offices and
commercial space.

TYPE : The property falls under the category of commercial. It is

designed to accommodate office use.

SIZE : 1 126 m² of land area and a total floor area of 4000 square meters
spread across multiple levels.

FLOOR NUMBER: Consists of three floors containing 2 units each

measuring from 75m to 1 526 m that allow for a variety of flexible sub
division opportunities.

AMENITIES :

a. 24 hours access control – to ensure a safe environment for all

tenants and visitors.
b. Ample parking - their both open and parking spaces available for
tenants and visitors.
c. Backup Generators – building is equipped with full backup
generators to ensure continuous power supply during outages .
d. Flexible office space – offers different offices sizes from entire
floors to smaller units allowing for different business needs to be
met.
 e. Close to key locations – located near the SABC, UJ, arterial routes,
the building is conveniently situated for access to key business
and educational hubs.
f. Tranquil Environment – Property’s location offers a park like
ambience and majestic views over the Johannesburg skyline,
providing a tranquil workspace in the middle of the city.
g. Gym

CONDITIONS

The ACA Krans Building is well maintained and exhibits fair condition
throughout. The exterior spaces are free from any major structural
issues or visible defects while the interior spaces are not free from
visible defects.
A tender was recently issued for pest control and fumigation services for
the property, indicating on going maintenance and attempts to ensure
the building remains in a fair condition.

NOTABLE FEATURES

• The property is situated at the top of Auckland Park offering

impressive views over the northern suburbs
• A strategically advantageous location being close to major
municipal bus lines and Gautrain bus station. As well as key areas
such as the university of Johannesburg and the SABC
Headquarters.

In summary the property offered a harmonious blend of functionality,

comfort, and aesthetic appeal making it an ideal choice for
commercial purposes.
2. EXTERIOR EVALUATION

The external inspection comprehensively evaluated factors crucial to

the building’s structural integrity and aesthetics. The inspection began
with a thorough survey of the land and site. The terrain is a steep hill
which poses a long-term stability risk to the foundation and features a
rectangular lot. Additionally, landscape features included beautiful
green trees, shrubs and flower beds which were considered to assess
their impact on the drainage, shade and aesthetics of the building.

The fence around the building was carefully inspected to confirm its
good condition and location. Damage of the fence by the lot was noted
and repairs were recommended improving safety and visual appeal. The
gate operates smoothly, promoting safety and restricted access.The
roof is in a good condition since it’s a lot, and there are drainage
systems.

The core of the Inspection was an in-depth analysis of the foundation,

the cornerstone of the building’s stability. A thorough inspection of the
foundation revealed no significant cracks or settling, but requires
monitoring and potential reinforcement to prevent failure since the
terrain is a steep.

Attention to detail extended to the structure of the building itself, with

exterior walls, windows, doors and cladding materials carefully
assessed. The windows and doors are in good condition. They do not
have scratches or cracks on them. Windows that do open, open freely
and everything is intact. The windows are shattering resistant glass
which increase the security of the building.
The building’s exterior painting Is not pleasing. The painting is getting
dirtier, and they are areas where there’s flacking paint. I think the
building needs a repaint to bring back the fresh and vibrant to the
property.

The entrance side of the building is aesthetically pleasing, it is very

clean. With the help of smart technology, the functionality is increased
at the entrance gate. The driveway is paved with paving bricks. There is
enough space for cars in opposite sides to move and more than enough
parking areas. The way to the entrance door is straight. There is little
chance you will find it difficult to find the entrance door. It is also safe to
walk to the door.

In summary, the exterior evaluation reveals that the property is in a good

condition. BY identifying areas requiring attention and offering
maintenance recommendations, homeowners can ensure the
continued safety, functionality and aesthetic appeal of the property.
 3. INTERIOR EVALUATION

FLOORING AND CARPET

Carpet has been installed in this property for office area flooring, and it has
been worn and ripped. The carpet itself is rising off the floor, which might
result in an accident if a person trips. The carpet's colour is dulled, indicating
that it was not adequately cleaned and properly cared for, resulting in dirt
accumulation.

The materials available for flooring are endless, one of the materials used in
the property is hardwood, Hardwood floor is very durable and is a beautiful
option for any style interior. The rooms appear to be larger and there is a
harmony. Hardwood flooring comes strips thinner than three inches. The
Board with has a strong effect on the overall look of the room. There are wide
planks which make a statement in a larger space but the way they operate
they can overwhelm smaller rooms. Onother materials used for flooring in this
property is ceramic tile and is a great choice for bathrooms and kitchens
because the material is easy to maintain.

The tiles are of high quality, they are clean, and have a sharp edge. The tiles
are of good quality they don’t show any signs of damage or scratching. We
examined the tiles and found out that the levels between tile joints are equal,
Tile joints are filled with suitable grouts. The method used while testing the
quality of tiles includes water absorption, breaking stretch and we discovered
that they are safer and reliable. It will take a long period of time for them to be
changed as their current condition is good at all costs.
 CEILING AND WALLS
Examining the ceiling, several components are breaking apart, revealing some
internal wiring from above. There are a few fractures and holes that might
cause some leaking if there are severe weather conditions like storms,
tsunamis, earthquakes, and so on. This is a major worry; the ceiling does not
appear stable or safe since it signals a risk of collapse. The walls are in good
condition and are painted white. It's in good form; there's no evidence of
moisture being trapped within, and the painting itself is error-free and clean.

LIGHTING FIXTURES AND WIRING

As we inspected the illumination (Lights), we observed that some bulbs were
functioning and others were not; they were flickering, which might indicate a
short circuit or that the bulbs' lifespan is nearing the end. What drew our
notice the most was the exposed wiring on the ceiling. Electrical wire should
be on the ground or on the walls for safety reasons, but being on the ceiling
and exposed implies misplacement and danger. When connecting the lights
and wiring, it is possible that part of the wire is out of date or frayed.

ROOM ARRANGEMENTS AND FLOOR PLAN

THE PROPERTY IS BUILT IN SUCH A WAY THAT IT IS EASY TO IDENTIFY DIFFERENT ROOMS
AND THEIR FUNCTIONALITIES ON THE FLOOR PLAN . FLOOR PLANS CLEARLY INDICATE A
VARIETY OF SYMBOLS THAT DENOTE ARCHITECTURAL AND DESIGN FEATURES SUCH AS
DOORS, WINDOWS, AND BUILD IN ELEMENTS . THERE ARE SOLID LINES WHICH
TYPICALLY REPRESENT WALLS INSIDE THE BUILDING , THERE ARE ALSO DASHED LINES
WHICH INDICATE LESS PERMANENT FEATURES LIKE CABINETS . PEOPLE CAN EASILY
MOVE BETWEEN THE ROOMS BECAUSE THE ARRANGEMENT OF FURNITURE AND THE
PLACEMENT OF DOORS IS IN AN ORDERLY WAY . THE FUNCTIONALITY OF THE FLOOR
PLAN SUITS THE LIFESTYLE AND PEOPLE LIVING INSIDE THE PROPERTY AS SIZES AND
SHAPES, THE REPLACEMENTS OF WINDOWS AND DOORS AND THE GENERAL FLOW OF
SPACE MEETS THE DAILY LIVING REQUIREMENTS EFFECTIVELY .

THE FLOORING SURFACE CONDITION HAS SOME CRACKS AND HOLES INDICATING THAT
THE PROPERTY HAS BEEN OPERATING FOR SUCH A LONG TIME , THESE CONDITIONS
NEED TO BE ADDRESSED AS THEY CAN CAUSE A LOT OF DAMAGE FOR PEOPLE LIVING IN
THE PROPERTY . THE CLEANLINESS OF THE FLOOR IS GOOD BUT THERE ARE SOME SPILLS
WHICH ARE BEING OCCURRED BECAUSE OF NOT DOING REGULAR MAINTENANCE IN THE
OVERALL BUILDING .

STRUCTURAL FEATURES

WE EXAMINED THE EXTERIOR SIDE OF THE PROPERTY AND FOUND OUT THAT IT IS STILL
STRONG , THERE ARE NO CRACKS OR SEPARATIONS IN THE BRICKS . THERE IS ALSO SOIL
EROSION ON THE EXTERIOR STRUCTURAL FEATURES WHICH IS CAUSED BY DYNAMIC
ACTIVITY OF EROSIVE AGENTS SUCH AS WATER , ICE, SNOW, AIR , PLANTS, AND
ANIMALS. IN THE INTERIOR SIDE OF THE STRUCTURAL FEATURES THERE ARE SIGNS OF
UNEVEN FLOORING , THERE ARE FEW CRACKS IN WALLS OR CEILINGS . D OORS AND
WINDOWS DON ’T CLOSE PROPERLY , AND THIS INDICATES THAT THERE ARE
STRUCTURAL ISSUES THAT NEED TO BE FIXED .

ADDITIONALLY :

THE ACA KRAN BUILDING ’S INTERIOR ASSESSMENTS , WHICH EMPHASISE OCCUPANT

COMFORT, FUNCTIONALITY , AND SUSTAINABILITY , DRAW ATTENTION TO A NUMBER OF
IMPORTANT DESIGN ELEMENTS . THE ASSESSMENTS PLACE A STRONG EMPHASIS ON
INTEGRATING GREEN CONSTRUCTION METHODS , PARTICULARLY WHEN EVALUATING THE
INTERIOR AREAS ’ EFFICIENCY AND ENVIRONMENTAL IMPACT THROUGH THE
APPLICATION OF B AYESIAN NETWORKS (BN) AND CONSTRUCTION INFORMATION
MODELLING (BIM). ENHANCING RESOURCE CONSERVATION , ENSURING ENERGY
EFFICIENCY THROUGHOUT THE BUILDING ’S LIFECYCLE, AND IMPROVING INDOOR
ENVIRONMENTAL QUALITY ARE THE GOALS OF THIS STRATEGY .

COMFORT AND ADAPTABILITY FOR TENANTS WAS ALSO GIVEN TOP PRIORITY IN THE
INTERIOR DESIGN OF THE ACA KRAN BUILDING. THIS ENTAILS OPTIMISING BOTH
ARTIFICIAL AND NATURAL ILLUMINATION , MAINTAINING HIGH INDOOR AIR QUALITY , AND
DESIGNING ADAPTABLE WORKSTATIONS THAT CAN BE QUICKLY REARRANGED TO MEET
CHANGING NEEDS . MODERN HVAC SYSTEMS ARE INCLUDED IN THE DESIGN TO
PROVIDE THERMAL COMFORT , AND HIGH -PERFORMANCE LIGHTING SYSTEMS ARE
INCLUDED TO LOWER ENERGY COSTS WHILE IMPROVING VISUAL COMFORT .

IN LINE WITH CONTEMPORARY GREEN BUILDING STANDARDS AND PRACTICES , THE

INTERIOR ASSESSMENTS OF THE ACA KRAN BUILDING DEMONSTRATE A SIGNIFICANT
DEDICATION TO ESTABLISHING A SUSTAINABLE , EFFECTIVE, AND COMFORTABLE
ENVIRONMENT FOR ITS OCCUPANTS .
 4. PROPERTY CONDITION

Exterior condition

• The foundation and material used to build the wall is still in good
condition showing minimal damage.
• Landscaping is well maintained, and really bringing out the aesthetic
appeal of the building

AREAS OF CONCERN:

• The property presents itself in a good condition.

• Structural elements seem to be aging, the wall painting is old and needs
to be changed
• The driveway has visible cracks.

Interior Condition

• It’s in fair condition

• The floor plan is designed in such a way that allows for comfortable
movement and optimal use of the available space, there’s enough
natural light with very impressive view of the outside.
• The floor carpet chosen is in satisfactory condition, the walls and
ceilings are intact but the wall is not free from stains and the ceiling
shows water markings.
• Windows and doors are working perfectly
• There’s ample fresh air, meaning the ventilation systems are off proper
and good condition
• Electrical systems are functional and up to code, ensuring safe and
efficient operation.
• Heating and cooling systems are in good functional state further
enhancing the building’s overall comfort.
• Plumbing is functional but there’s minor leaks

AREAS OF CONCERN:

• The plumbing state of causing leaks is the source that’s attracting pests
into the building and this is being properly given attention as of recent
OVERALL CONDITION

Upon thorough examination of both the interior and exterior aspects of

the property, it became clear that there were several commendable
features and areas that needed attention. Overall, the property has
desirable qualities and is structurally sound and well suited for its
intended use. However addressing the maintenance issues noted would
improve its overall appeal and value.

CONDITION RATING

Based on the assessment provided above, the property’s condition is

rated as fair.

5. CONCLUSION

The amenities make the ACA Krans Building a desirable location for
businesses seeking both functionality and convenience, it is perfect a
location for businesses who want to be central to Johannesburg CBD
and other hubs such as Sandton, Melrose, Hyde Park and Rosebank.

COMPARABLE SALES ANALYSIS:

Comp 1: 39 Betty Street Comp 2: 94 Terrence Road

R4 500 000 R 1 200 000

Floor size= 1383 m² Floor Size: 800 m²
 Land size= 1122 m² Land Size: 447 m²

Comp 3: 46 Macintyre Street

R4 000 000
Floor size= 1 405 m²
Land size= 702 m²

Therefore the value of the ACA Kran building is estimated at a

minimum of R3 800 000 to a maximum of R 5 000 000

INSPECTOR’S SIGNATURE : GROUP P

DATE OF INSPECTION : 14 MAY 2024