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Original poster

What do I need to know about viewings - from the seller perspective

43 replies

newhousequestions · 04/01/2023 11:45

This is my first time selling a house, and the house is just about to go on the market, so hopefully some viewings in the next few weeks.

I think I’ve figured out all the obvious stuff - have the house clean and tidy etc (basically treating it as if I had house guests coming). And I’ve established that on someone’s first viewing I should show them around, but on a second viewing people might want to wonder around by themselves.

But what else do I need to do/know for viewings? Both things I should do to make it more attractive, and things I should watch out for. e.g. it occurred to me last night that I should probably put out of sight things like house keys, wallet, any jewellery etc in case there is an opportunistic thief.

OP posts:
Karmatime · 04/01/2023 11:54

Clean and declutter massively - I put loads of stuff in the car during viewings.
I went out and left the agents to it but only had one long day of back to back viewings. I took my keys and wallet with me.

Original poster
newhousequestions · 04/01/2023 13:07

We’ve decluttered into a storage unit already, and will make sure there is space in wardrobes to quickly store away anything else that needs to go.

Good idea to arrange viewings back to back (I very much hope we have that many!).

OP posts:
MaggieFS · 04/01/2023 13:11

Can you clarify if you have an estate agent doing the viewings? It doesn't sound like it?

Original poster
newhousequestions · 04/01/2023 13:24

No, we have an estate agent but they don’t do the viewings. I understand that is normal around here.

OP posts:
planefullofotters · 04/01/2023 13:27

As a buyer I much prefer doing viewings with an agent. It’s really awkward having the owner there. If you must be there, don’t hover and do encourage people to open cupboards etc as much as they want.

ISaidDontLickTheBin · 04/01/2023 13:33

Interesting - in my area it's very much the norm to have the EA do viewings and the seller not to be present. But I know that's not the same everywhere.

I would say for a first viewing, show them all the rooms and garden, then invite them to wander round again by themselves while you wait in the living room. Then ask them if they have any questions, then show them out.

Make sure your windowsills are are all clear, take down any nets/voiles and open all curtains/blinds as far as possible to maximise light and views.

WhyCantPeopleBeNice · 04/01/2023 13:33

We once viewed a house, the woman showing us around started crying because it was being sold due to relationship break down. She left us to it and sobbed in the living room, it felt like we were vultures picking over a carcass, my husband walked out near enough immediately leaving me to try and cheer up a total stranger, before calling it quits and phoning the estate agents.
Don't cry. It gets awkward 😂

Popetthetreehugger · 04/01/2023 13:38

Just because the agent doesn’t normally do viewings , I’d still ask if they would ! And I’d second back to back . It focuses the buyers mind to know that others are on there way !
good luck 🤞

Toomanysleepycats · 04/01/2023 13:44

Look at each room and think to yourself is there anything I can do to make it seem more spacious and lighter?

I think someone suggested to me that you should turn on all your lights in the rooms and have all doors open (obviously not toilets). Make sure all windows are sparkling clean and let fresh air throughout the house before a viewing.

Snoopystick · 04/01/2023 13:50

Have house related documents to hand - once had a potential buyer ask me a random question about the boiler but was able to find the answer. See if an objective friend can have a look around, they might pick up on something you’ve missed. Fresh flowers can give a nice touch. Have a reed diffuser / plug in near anything ‘smelly’ 🥴

Movinghouseatlast · 04/01/2023 13:53

I used to show them round then let them go round again on their own when I did viewings.

Our estate agent did viewings but I did them.if they were busy. All 3 'sales" over two houses, happened when I did the viewings myself. I felt I could 'sell' better, eg we love this room as it gets the morning sun, the garden is full of daffodils in the spring etc. I also used to point out views from certain windows.

bluelavender · 04/01/2023 13:56

Give people space if at all possible. Be ready to answer questions about council tax or schools (if a family house).

Be aware that the market is quite different to this time last year. Buyers are going to be wary about paying too much for a property (as likely that prices may fall). They may sound negative or be wanting to talk about problems with the house.

Perhaps point out areas that they could add value to in the longer term. (Eg, if others on your street have had loft conversions done)

Lcb123 · 04/01/2023 13:56

Can you ask the agent to do the viewings? We recently sold with a well known online agent; and paid extra for them to do the viewings - as as buyers we always felt awkward with the seller being there.
othrwise, yes I would move anything valuable out of sight, and clear as much as possible.

Movinghouseatlast · 04/01/2023 13:57

Also, meant to say I think it's important to sell a lifestyle so I would get a bit of info about the potential buyers if I could. I dressed it a bit more having decluttered into the car and shed. So a Jo Malone candle on the mantlepiece, a well stocked fruit bowl and always fresh flowers. I used to look at it and wonder why we were moving!!!

Alexandernevermind · 04/01/2023 14:02

No pet paraphernalia. Dog baskets, litter trays, budgie cages are very off putting.
No dressing gowns on hooks on the back of doors, no coats, shoes or bags out as it looks as though you don't have enough cupboard space.

RidingMyBike · 04/01/2023 14:07

Can you get the agent to do the viewings? I've sold twice and both times the EA did all viewings, the same when we bought. Their costs are high enough so make them do some work!

It takes out any awkwardness about reasons for sale, or if the potential buyer wants to do a renovation or extension. We viewed one where the owner was sat on the sofa whilst the EA showed us round and it was really awkward to discuss potential changes etc.

MaggieFS · 04/01/2023 14:08

Try and given them time and space, but don't leave them alone. Don't talk too much, but point out useful facts. First viewings are just to get a feel of a place, so you probably don't need to give them lots of technical details. Try and establish what matters to them e.g. schools if they have kids, proximity to a station for commuting, parking spaces etc. so you can highlight relevant good points. Don't mention anything negative.

Original poster
newhousequestions · 04/01/2023 14:12

Thanks, these are all very helpful! I think we have done most already (no shoes/coats/dressing gowns, fresh flowers and rooms aired, plenty of light etc) but still good to know.

Regarding the agent, they don’t do viewings. There are 5 local agents and none of them do viewings other than in extraordinary circumstances. So I guess the good thing is we are on an equal footing as anything else sold locally would be the same, and it would be what anyone buying locally is expecting. (Personally I would also prefer if it was the agent doing the viewings).

OP posts:
pattihews · 04/01/2023 14:17

We had a neighbour who hated doing viewings and got very anxious when they were due, which I don't think helped the situation. My partner ended up showing several sets of prospective purchasers around after being briefed by the owner — and because he knew the area and the garden etc he was able to point out all the positive things that an EA forgets — the wonderful sunsets and evening light on the terrace, the fantastic apple trees, the potential for a loft conversion and so on.

OP, do you have a friend who'd stand in for you? Sell the house for you without being hovery or emotionally involved?

Fruitsalaaad · 04/01/2023 14:18

That's a shame EA can't do viewings. As PP have said; I have always felt hugely awkward viewing with the seller present. Don't be pushy/over-sell. Let the house sell itself.

Fruitsalaaad · 04/01/2023 14:21

Ps...if there is a good amount of interest; an open house viewing might be good idea. I have been to a few of these and as a buyer; felt more pressure knowing there was competition. Also; as a seller; means you can get it over and done with in a block and hopefully have an offer at end of it.

Snoopystick · 04/01/2023 14:21

I preferred to do the viewings myself, as like others have said you know more personally about the house and what you’ve planted in the garden etc. Give yourself plenty of time for the viewings as a buyer there is no worse feeling than being rushed.

balzamico · 04/01/2023 14:29

Close the loo, make sure any teenagers are out of bed!! (we once viewed a house that had washing up stacked all over the drainer, had not been cleaned and had a teenager in bed in a dark pit - couldn't get out of there quick enough - it was a big, expensive house in a nice area and was priced accordingly.)

CatNutsRoastingByAnOpenFire · 04/01/2023 14:31

Hide any toys or things you don't want broken. Lock cupboards and drawers if possible.

Some viewers with children do not keep an eye on them. I have had an item squashed very hard and damaged by a child, a toddler bashing on my laptop keys, opening drawers, tormenting my pet (not loose in the house), and bashing an item repeatedly on a table to try to break it.

I was also working from the house and something I had painted was deliberately smeared by the child I was left to watch while the parents stood chatting to the agent in the hall.

Also had a (cheap) ring pinched by an adult, I had removed it while working and left it next to the item I was working on. When the viewers are a couple or family it is very difficult to watch your belongings unless you herd everyone around together and if you want to sell it feels that you will discourage them from buying if you don't let them loose to go through your stuff.

I have also met some very nice people with well behaved children but the excitement is too much for far too many. I dread selling now.

blobby10 · 04/01/2023 14:34

The best tip I was ever given is Stop Talking!! Just offer the bare facts about the room then let them ask any questions rather than bombarding them with answers to questions you think they want answers to!

Let them in the rooms first - have all the doors open beforehand with lights on and make sure its warm but not so hot they have to take their coats off immediately.