Page 4 | Viewings - people not on the market

Delatron · 2026-01-26T18:16:28+00:00

Do you accept viewings from people who are not even on the market yet? We have had so many viewings on our house and I’m completely exhausted by the whole thing. At least 75% don’t even have their house on the market. It just seems pointless. Is it ok to say viewings only from people who at least have their house on the market or don’t need to sell.

Original poster

Delatron · 27/01/2026 07:41

Elektra1 · 27/01/2026 07:37

The only people we allowed a viewing from before they were on the market were a family who lived in the next road and made very clear that the only reason they would put their house on tbe market was in order to buy ours. It’s near their kids’ school and there were no other decent houses in that price bracket on the market. We did let them view and then they put theirs on. They made an offer before they were under offer, which we declined as we had a proceedable offer by then. Then our offer fell through but they still hadn’t sold. We got another proceedable offer. Eventually they got an offer on theirs, coincidentally at the same time that our then-buyers lost their buyer. They didn’t know that so offered substantially more than their previous offer and the one we had accepted, and in the end we sold to them. This process took (from their first viewing to completion) 17 months.

This is good to know. And I do think it will be a long old process. Which is also why I may need to limit viewings - if this is going to go on for another 6 months!!

OP posts:

Elektra1 · 27/01/2026 07:43

Delatron · 27/01/2026 07:41

This is good to know. And I do think it will be a long old process. Which is also why I may need to limit viewings - if this is going to go on for another 6 months!!

Show quote history

Tidying for viewings is exhausting and time consuming if you have a job, kids etc. and I think a lot of people only want to view your house as a comparator to other houses in the area/price bracket, that they prefer. Agents also encourage this and will build up your hopes as vendor while bringing viewers round who they know are never actually going to make an offer on your house.

Original poster

Delatron · 27/01/2026 07:46

Elektra1 · 27/01/2026 07:43

Tidying for viewings is exhausting and time consuming if you have a job, kids etc. and I think a lot of people only want to view your house as a comparator to other houses in the area/price bracket, that they prefer. Agents also encourage this and will build up your hopes as vendor while bringing viewers round who they know are never actually going to make an offer on your house.

Show quote history

Yes I do think a lot of people have been doing this so I need to wheedle them out!

OP posts:

StrawberryWasp · 27/01/2026 07:59

We're in the same situation.
Been on the market 5 months had about 15 viewings. 1 offer from a couple not yet on the market.

It takes me a full day to clean and prep the house for a viewing, top of trying to work full time.

And then most people say nice things, but then say things like: it's too big, or not near the school we want.

So much time wasted time.

A day cleaning for someone else's quick nosey is not a good use of my time.

We're going to say only people on the market from now on.

I don't want a role in your fantasy 'maybe we should move... if the perfect house exists' role play.

People who have sold or at least on the market have committed to at least moving.

Yes you could be missing out on the unicorn buyer who never thought to move until they saw your uniquely located awesome house...but days of cleaning for time wasters for that rare event can't be sustained.

FancyCatSlave · 27/01/2026 08:04

Bulbsbulbsbulbs · 26/01/2026 19:37

I would only put my house on the market if I saw the perfect house I really wanted to buy.

In this market though that doesn’t work, it’s taking a long time to sell at the moment. If you wait until you see a house you like you are unlikely to sell fast enough to buy the one you have seen.

@Delatron as you are getting a lot of viewings I don’t think it’s unreasonable. We have had none so quite frankly I’ll take anyone at the moment. But equally I’m not bothering to view yet as it seems pointless until we have interest.

Original poster

Delatron · 27/01/2026 08:05

StrawberryWasp · 27/01/2026 07:59

We're in the same situation.
Been on the market 5 months had about 15 viewings. 1 offer from a couple not yet on the market.

It takes me a full day to clean and prep the house for a viewing, top of trying to work full time.

And then most people say nice things, but then say things like: it's too big, or not near the school we want.

So much time wasted time.

A day cleaning for someone else's quick nosey is not a good use of my time.

We're going to say only people on the market from now on.

I don't want a role in your fantasy 'maybe we should move... if the perfect house exists' role play.

People who have sold or at least on the market have committed to at least moving.

Yes you could be missing out on the unicorn buyer who never thought to move until they saw your uniquely located awesome house...but days of cleaning for time wasters for that rare event can't be sustained.

Thanks for all this. It’s good to hear from someone in the same boat and in the same market conditions!

It’s so annoying when the feedback is about nothing you can change or something they could have easily checked before viewing. (And wasting everyone’s time). Such as school catchment, distance in to town, the road. Grr. Sympathies.

I’d love to be selling in a hot market but it does seem very slow at the moment!

OP posts:

Original poster

Delatron · 27/01/2026 08:07

FancyCatSlave · 27/01/2026 08:04

In this market though that doesn’t work, it’s taking a long time to sell at the moment. If you wait until you see a house you like you are unlikely to sell fast enough to buy the one you have seen.

@Delatron as you are getting a lot of viewings I don’t think it’s unreasonable. We have had none so quite frankly I’ll take anyone at the moment. But equally I’m not bothering to view yet as it seems pointless until we have interest.

Show quote history

Thank you. Yes this is my thinking. We would still have lots of viewings but be honing in on those in a better position. I genuinely believe if someone’s house is not on the market yet then they are at least 4 months plus away from selling it and being proceedable

OP posts:

blobby10 · 27/01/2026 08:34

@Delatron just a warning about using candles and./or air fresheners to mask the smell of dog (which is never as bad as you think it is provided the house is cleaned!!) a lot of people may be put off by artificial smells and wonder what you were hiding eg damp!

DrySherry · 27/01/2026 08:34

Delatron · 26/01/2026 19:06

Yeah I’m thinking to carry on accepting viewings from people on the market. Just not people yet to go on.

Show quote history

I would be thinking more about your asking price. You have had loads of viewings and not a proceedable offer in 4 months. That should tell you something about your expectation of it's value ?

SkelatorIamNot · 27/01/2026 08:37

Can you tell the estate agent you will allow viewings on say Monday afternoons and Thursday evenings and any viewers have to book those days. That gives you plenty of time inbetween to get the house ready slowly.

We are looking at the moment and it’s very much dictated by the agent when we are allowed to view, not our choice.

Original poster

Delatron · 27/01/2026 08:53

blobby10 · 27/01/2026 08:34

@Delatron just a warning about using candles and./or air fresheners to mask the smell of dog (which is never as bad as you think it is provided the house is cleaned!!) a lot of people may be put off by artificial smells and wonder what you were hiding eg damp!

Yeah I did wonder that - thanks for the tip. Will tone it down and mainly open windows!

OP posts:

january1244 · 27/01/2026 08:54

Delatron · 26/01/2026 18:33

Yeah an open day might be a good idea.

I do think the market has changed and I’m really not seeing houses sell that quickly at the moment.

Show quote history

It wasn’t a fast market at the time (London) but I wanted the next one a lot so put my property at a lower price ‘offers over’ and weirdly managed to get about what I wanted. We were looking specifically for school catchment areas, there were limited detached houses I could afford in that area etc, so when one came up we went all out to get it.

The agent told us to remove all traces of dog and baby, except the cot could stay if dressed nicely. So we were having to dump everything in the car and basically make it look like a show home- nice towels and sheets that we never used except for viewings, stoneware vase with wildflowers, rustic wood platters and boards in the kitchen, even what coffee beans or toiletries or makeup we left out. Dress an area as a home office area. I thought it was crazy at the time but both times he got sales for us within weeks. He was saying that a lot of people are influenced by aspirational things, and I think it did help.

Original poster

Delatron · 27/01/2026 08:57

DrySherry · 27/01/2026 08:34

I would be thinking more about your asking price. You have had loads of viewings and not a proceedable offer in 4 months. That should tell you something about your expectation of it's value ?

Show quote history

Yeah - I am happy to drop the price a bit and that’s the next conversation with the estate agents. The slight issue is no houses at our price range are selling quickly. Many have been on for 9 months plus. But then they could all need a price readjustment in this market.

I feel like we had the budget in November that was putting people off then Christmas. So we’re only just getting going again. If we continue like this I think we’ll review the price in Feb. Thanks

OP posts:

Original poster

Delatron · 27/01/2026 08:58

SkelatorIamNot · 27/01/2026 08:37

Can you tell the estate agent you will allow viewings on say Monday afternoons and Thursday evenings and any viewers have to book those days. That gives you plenty of time inbetween to get the house ready slowly.

We are looking at the moment and it’s very much dictated by the agent when we are allowed to view, not our choice.

Good tip. I think I’ll direct towards Fridays and Saturdays. We’ve had lots on a Monday which have been an absolute nightmare. So I think I need to be more strict with the days

OP posts:

Original poster

Delatron · 27/01/2026 09:00

january1244 · 27/01/2026 08:54

It wasn’t a fast market at the time (London) but I wanted the next one a lot so put my property at a lower price ‘offers over’ and weirdly managed to get about what I wanted. We were looking specifically for school catchment areas, there were limited detached houses I could afford in that area etc, so when one came up we went all out to get it.

The agent told us to remove all traces of dog and baby, except the cot could stay if dressed nicely. So we were having to dump everything in the car and basically make it look like a show home- nice towels and sheets that we never used except for viewings, stoneware vase with wildflowers, rustic wood platters and boards in the kitchen, even what coffee beans or toiletries or makeup we left out. Dress an area as a home office area. I thought it was crazy at the time but both times he got sales for us within weeks. He was saying that a lot of people are influenced by aspirational things, and I think it did help.

Show quote history

Yeah I think this is a thing. I think social media and programs like Selling Sunset mean people expect to see a complete showhome. It’s a lot of work!

I am finding people have zero vision. I would always want to redo kitchens and bathrooms. Nobody will have the same taste as me. Yet people are wanting to do zero work.

OP posts:

Summerbean · 27/01/2026 09:45

I have never agreed to viewings from non-proceedable buyers as a rule but have occasionally done so in particular circumstances-if, for example the estate agent thinks they are serious and have a property that should sell easily.

Wtfloorplan · 27/01/2026 16:17

Delatron · 27/01/2026 07:39

I do think the market is very different to how it was years ago when things were selling within a week. Hence me thinking someone whose property is not even on the market is unlikely to be able to move any time soon..

I think average time to sell is around 12 weeks and that’s the average. So many houses we are looking at 6+ months. The government haven’t really been helping things.

Last time we moved we sold our flat in London after about 3 viewings. Must have only taken a few weeks.

That does depend a little on where you live and what you are trying to sell. I was looking into buying before selling because of the 'market', got worried about not being able to shift ours so put it on the market 20th of November just to test things. 11 people through the door on the 22nd, 9 offers above asking, Sold STC by 24th November. I don't live in a particularly desirable area or anywhere near London. So the market is generally slow, but that doesn't mean quick sales can't happen.

Original poster

Delatron · 27/01/2026 16:24

Agreed - houses at a certain price point (half the cost of ours) are selling quite quickly round here. I think once you get in to a certain price bracket you have to accept it may take a bit longer.

OP posts:

january1244 · 28/01/2026 12:51

@Delatronyep I agree on the people wanting show homes now. Like you I have bought projects each time. However a straw poll among my friends showed NONE of them wanted to do a single thing, some not even paint an odd room or the kitchen cabinets. They wanted move in ready places. And were influenced by things the owners would be taking away- furniture, art, soft furnishings etc.

It is a huge amount of work to get the house looking like that for a showing. Maybe ask if anything extra would help, in your area. My agent was bluntly rude, but some who we viewed with criticised items to us but said they hadn’t spoken to the sellers about them.

I think it is a tough market though

Newusername0 · 28/01/2026 12:58

I probably wouldn’t, but a friend of mine viewed somewhere on the sunday, loved it so much she listed her house the following day, sold two days later and offered!

A good compromise might be that you only accept viewings from people not on the market if you already have another viewing at the same time/day. That way you’re no more inconvenienced.

rockingroller · 28/01/2026 13:03

Delatron · 26/01/2026 18:22

I do get that but then it could take months and months for them to sell their house.

Show quote history

It's completely reasonable to refuse. But there is a chance that finding the right property will galvanise one of the viewers into putting their property on the market and finding a procedeable buyer. I am in that position, and have asked to view two properties that look very promising before putting my house on. But I have an agent lined up.

RaininSummer · 28/01/2026 13:05

I think when I decide to move, my house will sell quickly as the style is in demand. However I will struggle to find something suitable so it would make more sense to view without going to market first.

mrssunshinexxx · 28/01/2026 13:15

We didn’t have ours on the market but wanted to view a certain 3, viewed 2 on the Monday 1 on the Tues , we wanted the Tues one but knew she wouldn’t accept offers unless proceedable. Ours went live 9pm Thurs night , 2 viewings Sat PM , asking price offer on Monday at 9am. Long story short if she hadn’t let us view she wouldn’t of sold it at that time

Original poster

Delatron · 28/01/2026 13:34

But the stories of the houses selling within days. Are these recently? The market is so slow at the moment.

We have had 2 families who want to buy our house who then went to put their houses on the market and they’ve not sold…

So I’m guessing someone whose house isn’t even on the market now is going to be way behind them. They are very welcome to come and look at ours once they get the ball rolling…

So far the strategy of letting any Tom Dock an Harry come and see our house isn’t working. We’ve had a lot of time wasters and I’m exhausted!

OP posts:

Original poster

Delatron · 28/01/2026 13:39

january1244 · 28/01/2026 12:51

@Delatronyep I agree on the people wanting show homes now. Like you I have bought projects each time. However a straw poll among my friends showed NONE of them wanted to do a single thing, some not even paint an odd room or the kitchen cabinets. They wanted move in ready places. And were influenced by things the owners would be taking away- furniture, art, soft furnishings etc.

It is a huge amount of work to get the house looking like that for a showing. Maybe ask if anything extra would help, in your area. My agent was bluntly rude, but some who we viewed with criticised items to us but said they hadn’t spoken to the sellers about them.

I think it is a tough market though

Yes this is all true and very frustrating. I can’t imagine moving in to a house an not wanting to put my stamp on it. Even if you need to wait a few years.

People just have zero vision these days. We are an old Victorian property - if people want a brand new, everything is perfect house then they need a new build/

Anyway, going forward we are getting lots of viewings so for those not on the market, I’ll ask them to piggy back those that are.

Nobody seems to be selling a house in a week anymore…!

OP posts: