Tips for Sellers After Their Listing Goes Live
- Adam Garrett
- Aug 6, 2023
- 7 min read
Updated: Nov 18, 2024
If occupied, occupants should see tips on adjusting Showingtime preferences.
Here are instructions on how to manage your notification preferences with Showingtime via the "Home by ShowingTime" app that's available for download. For instance, some owners might be fine with getting texted no matter when a request is made (i.e. before 6 AM), while others who get woken up by texts may want to adjust their notification preferences. Here is a guide with additional details.
If Occupied, Be Quick on the Draw & Flexible with Showings
I've seen where a narrow showing window cost a seller likely more than 1% of the purchase price. In that case, I represented buyers, who were only available to see it via video because of the narrow showing window options of the occupants with another offer in place already and no time to lose. the listing agent said that we offered over 1% above the other offer, however, the sellers didn't want to take on the additional liability inherent in a video showing vs an in-person showing. They accepted the other offer primarily because of that <8 hr/day showing window.
For more optimized instructions on Showingtime, go to my article on the subject here.
Check Your Listing(s) for Accuracy
It's a good idea to carefully look things over to see if there is anything that you believe should be changed to make your listings more accurate or better. If you find anything, please let your agent know. If your agent hasn't sent you the links to the MLS listing(s), it's best to ask for them. It's also good to check Zillow.com & Realtor.com to see how they look on each location.
Expect Delays from Listing Going Live to Hitting Websites
It can take some time between listing input and auto-population to the 100+ websites like Zillow, Realtor.com, Trulia.com, etc. Once they're up, it's a good idea to attempt a search for your listing on those 3 websites not by the address but as if you were a buyer. On one occasion in the past, I had to contact one of those sites for support since it wasn't visible by search even though it was visible by searching for the address directly.
Be Familiar with Offer Types We Might Receive
It's a good idea to be familiar with the various offer dynamics that we might be facing from buyers once we start receiving offers. Here (REIN 1/23) is the most common offer form we may be receiving if in Hampton Roads. Here (VAR old version since they are funny about copyright) is another relatively common possibility, especially outside of Hampton Roads in areas where REIN is not the top MLS.
Here are the locations where REIN is dominant and the % of coverage it has when comparing REIN, WBG MLS, N Neck MLS, CBRAR, & CVR MLS:
Keep in mind that there are other possibilities with offer forms and that these forms change over time.
Be Familiar with "The Cap" That Offers by Default Can Ask for the Seller to Cover
Please note pg 7 of the standard REIN (1/21) offer form, section 13, which typically asks in advance for the seller to cover up to 1% of appraisal required repairs, termite/moisture required repairs, & drinking water/septic required repairs. If these amounts exceed 1%, I still typically recommend that you have them taken care of. In some cases, getting estimates from other companies can reduce these amounts if the buyers accept the other company's report/estimate, although in some cases the buyers may not accept them & in other cases new estimates may exceed the initial estimate. If secondary and tertiary estimates take longer to acquire, sometimes buyers walk in part due to exasperation or a tight timeline.
Likewise, the standard VAR offer form on pg 5, section 14 similarly requests that you agree up front to $1k in termite repairs. If any buyer terminates a contract that we establish with them due to material adverse facts (such as a problem with appraisal required repairs, termite/moisture, or septic/water), we will need to disclose that information to future buyers up front before they make offers.
Be Ready for Inspections
Typically buyers will request an inspection. If they don't, please note pg 5, section 16 c of the VAR purchase agreement which states, "If Purchaser’s obligations under this Contract are not contingent on a professional inspection of the Property, then Seller warrants that all appliances, heating and cooling equipment, plumbing, including septic system, and electric systems will be in working condition at the time of settlement or of Purchaser’s occupancy, whichever occurs first." For inspections, unless the contract states otherwise (see VAR pg 5 section 16 d; see REIN pg 8 section 13 D), utilities will need to be on.
You might consider Partnering with Your Agent's Marketing Efforts. There's a lot that can be done, as you'll see from my article on the subject, and it's best done with the resources that I have available and in partnership with your agent's existing structure, flyers, and templates rather than outside of those boundaries in order to be effective. One of the first places to start is in your own sphere of influence as well as Facebook groups that prohibit business posts Adam has lists of locally that he can share with you if you are looking to participate in shares on groups.
Be Ready for the Open House & Otherwise Periodically Check on Your Property if You're Local & Especially if Not an Occupant
In most cases, I do an open house for sellers the first Saturday after listing from 11 AM-2 PM. It's also not a bad idea to go by there around 9 AM Saturday or sometime Friday night to make sure that everything is looking good & clean at the home, on the property, and even in the immediately surrounding area. For instance, I once noticed a high volume of trash in close proximity to a listing of mine (in front of a neighbor's home) that had just gone up. I advised the seller to either get the neighbor to clean it up after letting them know about the listing or to clean it up themselves if the neighbor was unwilling.
Labels in Your Home
It's also a good idea to identify positive elements of your home. Here are some ideas on the subject.
Keep the Home in Great Shape
Be sure to keep the home in great shape (especially cleaning) throughout the listing process.
It's ideal to have the home in great shape before a showing, but because some showing requests could be with under 5 minutes notice, it's also best while your home is listed for you to have it in semi-show ready condition as much as possible. Sometimes it's that <5 minute notice showing or no showing at all from that buyer.
If you have rugs or a carpet
While some stains are better removed with differing products depending on the stain type, one good one I recommend for many stains is Carbona Oxy Powered Carpet Cleaner. Its weakest link is the brush attached, but a 3rd party brush is an easy fix, & the cleaning product itself is excellent. Also, don't forget to try to soak up the residue after a deep clean to eliminate both the cleaning and the original bad odor present as well as colors that could remain otherwise.
Also, if you originally intended on doing some things for the house before listing, consider doing them after listing. Sometimes sellers "give up" on their efforts toward sprucing their house up after it goes live, but that's not a best practice.
Be Familiar with Your Responsibilities After You Go Under Contract with a Buyer
If you'd like to get an idea in advance about your responsibilities and obligations after you get under contract, go to my article/spreadsheet on the subject here, and feel free to reach out to me if you're my client about the latest version.
Mind the Temperature
Please set your temperature at 70 degrees while listed as long as you have a zone for each floor (excluding basements). Some owners & occupants try to save money by keeping it set to a higher temperature in the Summer & a lower temperature in the Winter, but while that's fine in typical circumstances, that's self-sabotaging when trying to sell a house, even if the home is vacant.
If you have 1.5+ floors, a single zone, & >3°F temperature differential between floors:
You may or may not be aware, but there are ways to reduce the discomfort of this scenario & reduce the disparity present in your home beyond adding insulation & otherwise. The optimized temperature setting is typically more like 68 if in the Summer & there is a large temperature differential between downstairs & upstairs & you have a single zone. In this case if you have a 1.5+ story home you also may want to adjust your vents if you haven't already to be more open on the higher floor(s) & less open on the lower floors).
That said, if you've used some of the above methods & it's still a high temperature differential between floors, you may want to take a look in your attic to see the insulation levels. If Adam's your agent, ask Adam to borrow a ladder if you have scuttle access only & you don't have a ladder; he also has a thermal imaging camera etc. If adding insulation is warranted, here's a handy map from EnergyStar, w/ SE VA being in zone 3A & 4A where R49-R60 is recommended:
Refreshments
Refreshments are a great way to encourage a positive showing experience. Sometimes guests will stick around longer because their hunger or thirst cravings are satisified in a way that wouldn't happen in an identical listing that doesn't have refreshments. The longer they stick around, the more top of mind your home will become.
Go premium - if you don't go premium, buyers don't have as much of a reason to stick around. Premium refreshments don't cost much in the grand scheme of things. All of Adam's premium listing packages come with premium drinks/snacks.
Any snacks/drinks offered should have carpet stains in mind. If there's a carpet or rug, I prefer to avoid most chocolate and only do clear or opaque mild liquids (i.e. coconut water).
The Importance of Listening to Agent/Buyer Feedback About Improvements Including After Going on Market
Especially with feedback that wouldn't be a high cost to address & that your listing agent suggests, whether or not you take their advice could impact whether or not your home sells and the amount that it sells for. Even high-cost suggestions could be well worth it vs the alternative, especially if those suggestions would impact whether or not the home would be eligible for a traditional mortgage rather than a fixer-upper loan or a mortgage with an escrow holdback.
If your home gets on the market and you keep hearing the same thing from buyers, and your agent suggests that you do something about it, the speed with which you heed that advice could also impact your market time & eventual price.
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