Consequences of Withholding Knowledge of Property Defects: A Cautionary Tale for Sellers

The Property Practitioners Act 22 of 2019 (the Act) mandates sellers to disclose defects in a property to potential buyers. Failure to disclose known defects, especially latent defects, could lead to significant financial and legal repercussions for the seller. A recent case, Le Roux v Zietsman and Another highlights the consequences of fraudulent non-disclosure and misrepresentation of property defects, emphasizing the importance of honesty and transparency in property transactions.

Summary of the Property Practitioners Act:

The Act requires sellers to disclose all known defects in the property they are selling. This includes latent defects, which are flaws not easily identifiable through a reasonable inspection. Non-disclosure of defects known to the seller can expose the seller to potential penalties and liabilities.

Analysis of the Zietsman Judgment:

The Zietsman case revolves around the purchase of a property by the respondents from the appellant. Before the sale, the respondents noticed signs of roof leaks and questioned the seller about it. The seller assured them that the roof had been repaired and no longer leaked. However, after the sale, severe roof leaks persisted, causing extensive damage. The respondents initiated legal action, claiming damages and loss of income.

During the trial, a civil engineer’s investigation revealed that the roof had likely been leaking since the property’s construction. The court found that the seller was aware of the latent defect (roof leak) and fraudulently failed to disclose it to the buyers to induce the sale. The Supreme Court of Appeal upheld the lower courts’ decisions, ruling in favour of the buyers, and held the seller liable for fraudulent non-disclosure and misrepresentation.


The Zietsman case serves as a cautionary tale for sellers, highlighting the consequences of withholding knowledge of property defects. Sellers must be honest and transparent in their disclosures to avoid unnecessary legal disputes and financial penalties. The Property Practitioners Act reinforces the obligation of sellers to disclose defects to potential buyers, ensuring fair and informed property transactions.

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