Overview
Once the home is on the market, buyers come to see it. For many owners this is the most demanding part of a sale, because the home must be ready at short notice while life continues inside it. A few well-chosen routines make it far easier, and a clear plan for privacy makes it calmer.
This page covers how showings and open houses usually work, the choice between them, the care of art and valuables, a daily reset, and what happens after each visit.
What to have ready
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Private showings and open houses
Private showings. A buyer's agent requests a time, the request is confirmed with you or under instructions you have agreed, and the agent brings the buyer through. You decide how much notice you need and whether any times are off-limits.
Open houses. The home is open to the public for a set period, hosted by the listing side. Visitors sign in or are greeted at the door. Some owners prefer fewer open houses and more appointments; others like the concentrated window. It is your choice, and it can change during the listing.
If this, then that:
- If privacy or the security of a collection is a priority, then private appointments only, each accompanied, may suit you better than open houses.
- If you would like many buyers to see the home in a short window, then one or more open houses may help, with valuables removed beforehand.
- If the home is occupied and your schedule is tight, then block regular times and favor appointments grouped into set windows.
A note on discretion. Some owners prefer a quieter introduction, with visits by appointment before any broader marketing. What is possible depends on the rules of the multiple listing service and on your listing agreement, and each approach carries trade-offs in exposure. Sidney explains the options so you can choose with those trade-offs in view.
Before the first showing, agree with Sidney on:
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Visitor arrangements
Agree on how visitors are received, and apply the same arrangements to every visitor.
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Consistency matters. Whatever arrangements you choose, they should apply equally to every visitor.
Why owners step out
Buyers speak more freely and stay longer when the owner is not there. They open closets, sit in the garden and imagine their own furniture. If you are home, they tend to move quickly and say little, and their agent cannot ask the questions that help them decide.
Plan to leave for each showing and for open houses. A short walk, a coffee nearby or a drive is usually enough.
Every day
The daily reset
A short routine each morning keeps the home ready for a same-day request.
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Planning tool
Showing-Readiness Checklist
The page's own lists, ready for the day of a showing, with an optional reset timer you set yourself.
0 of 38 complete
Before you leave
0 of 6 before-you-leave items checked.
Unchecks the daily reset, before-you-leave and after-showing lists. Your other choices stay.
A personal checklist. Arrangements for each visit are agreed with Sidney.
Your entries stay in this browser on this device. Nothing is sent to us.
Before you leave for a showing
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After each showing
Sidney will share feedback when buyers' agents provide it. Feedback is useful in patterns rather than single comments. One visitor's dislike of a paint color matters less than several visitors raising the same question about the layout.
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Later visits: second showings, inspections and appraisals
Once a buyer is interested, the home may be visited again: a second showing, then, after an offer is accepted, inspections and perhaps an appraisal under the terms of the contract. These visits tend to run longer, and inspectors will need access to the attic, crawl space, electrical panel, water heater and any outbuildings. Clear those areas in advance and keep utilities on.
Privacy and care
Privacy and security
Buyers usually visit with their agent, but it is wise to assume anything in plain view will be seen.
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If you have security cameras, tell Sidney so the listing instructions can mention them. For questions about recording audio or video in your home during showings, ask an attorney before relying on any device.
Art, collections and estate grounds
A home with art, collections or extensive grounds needs a few additional steps.
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In practice. Owners with significant collections often find it simpler to move them to storage for the listing period than to manage them through every visit. It also leaves walls and shelves arranged exactly as photographed.
Owners with significant collections often find it simpler to move them to storage for the listing period than to manage them through every visit.
Pets
Pets are part of many homes, but visitors may be nervous around animals or have allergies, and pets can slip out an open door. Take pets with you during showings where you can. If that is not possible, agree on a secure arrangement with Sidney and note it in the showing instructions. Put away bowls, beds and litter boxes.
Vacant homes
A vacant home is easier to keep ready but needs regular checks: lights, mail, landscaping, and a walk-through after showings to make sure doors and windows are locked. The vacant property page describes how Sidney handles these listings.
Questions
Common pitfalls
Unclear instructions.
Vague notice or access rules lead to missed or awkward visits.
Valuables left in place.
Remove them before the first showing, not after a concern.
Reacting to every comment.
Single remarks are noise; patterns are information.
Letting the reset slip.
Buyers expect the home to look as it did in the photographs.
Forgetting the grounds.
Gates, pools and outbuildings need the same attention as the house.
For presentation ideas, the Journal note How does staging work when selling a house? is a good companion to this page, and the selling page gives an overview of how Sidney works with sellers.
Frequently asked questions
Do I have to allow open houses?
No. Open houses are one way to bring buyers through, and private appointments are another. Many owners use both; some prefer appointments only for privacy or security reasons. Tell Sidney what you are comfortable with before the listing begins, and you can revisit the decision if your circumstances change. Your listing agreement and showing instructions should reflect what you decide.
Can I be home during a showing?
You can, but buyers usually stay longer and speak more openly when the owner is out. If leaving is difficult, for example because of a health need, tell Sidney so the showing instructions can say so and visitors know what to expect. Staying in one room or in the garden, and letting the buyer's agent lead, is the next option.
How much notice will I get before a showing?
That is something you set with Sidney before the listing goes live. Some owners accept same-day requests; others need more notice or block certain times entirely. Clear instructions help buyers' agents plan and reduce last-minute surprises. If your schedule changes, tell Sidney and the instructions can be updated at any point while the home is on the market.
What should I do if something is missing after a showing?
Tell Sidney right away. Showing records may help identify who visited, which makes follow-up possible. If you believe something was taken, you may also want to report it to your local police department. The simplest protection is to put valuables, medications and personal papers away before the home goes on the market.
Can I ask that buyers' financing be confirmed before a visit?
Many owners of high-value homes ask that a buyer's agent confirm the buyer's financing before a private appointment. Agree on any such arrangement with Sidney before the listing begins and apply it consistently to every visitor. Clear, even-handed arrangements protect your privacy and keep the process fair to everyone who wishes to see the home.
Should my art stay on the walls during showings?
Decide piece by piece. Significant, fragile or identifiable works are often moved to storage for the listing period; others may remain if secured and recorded. Tell your insurance agent the home is being shown. If pieces come down, patch the walls first so the home still matches its photographs. Sidney can help you decide what serves the presentation.
What happens during inspections?
After an offer is accepted, the buyer usually arranges inspections under the contract's terms, and there may be an appraisal. Inspectors need access to the attic, crawl space, panel, water heater and outbuildings, with utilities on. Plan to be out, leave keys and remotes labeled, and keep the reset routine going. Sidney coordinates times with you in advance.
Official sources
This page offers general practice only and makes no legal, tax or regulatory statements.
Have a question about showing your home? Use the "Ask Sidney about your home" card on this page to send a private note.
When you would like a second set of eyes
If you would like to plan how visits will work in your home, Sidney can talk through the arrangements with you.
Sidney Manzo, licensed real estate agent, in real estate since 1990. CA DRE #01108914. RE/MAX Dream Properties (ASLG Inc), CA DRE #02142193.
