Congratulations! You’ve decided to sell your house. Hopefully you’ve hired Ramus Realty Group to help you with the entire process and it’s our job to make the home accessible to other agents (and their buyers) for showings. Your agent will ask you how you want the home shown, and what kind of notification is needed in advance. The easier you make it to show your home, the better.
There are four elements to a quality listing. At the top of the list is Access, followed by Condition, Financing and Price. There are several different levels of access that you could provide to your agent to be able to show your home.
Here are three levels of access that you could give a buyer and his agent:
- Lockbox On the Door – this allows buyers agents easy access to show your home. If the house is vacant, they may be told to “go and show” at their convenience, after logging the showing into our showing system. If it’s not vacant, and we need to give you a head’s up or 24 hour advance notice, they’ll be given the code after the showing is confirmed with you.
- Providing a Key to the Home – although the buyer’s agent may need to stop by an office to pick up the key, there is little delay in being able to show the home. If the agent cannot schedule to pick the key up at the office, we may miss out on a showing as well. This is very inconvenient and buyers’ agents don’t like having to run all over the county picking up keys, which is why we encourage use of a lockbox.
- Open Access with a Phone Call – the seller allows showing with a phone call’s notice. Again, we will give you generally at least a day’s notice, but you’ll have to open the door for the showing and leave the property during that time normally.
As noted above – we use a showing service to set up all our appointments (Showingtime). The benefits to you, the seller, are that no buyer’s agent ever has to text or call us and hope we are available to answer the phone. Our professional service center takes the call and then calls you to confirm the time/date of the showing. Agents can also log in online to schedule their appointments 24/7 which is even easier than making that phone call. Showing time also keep a log of all showings so we know which agent showed your home, and when. They send automatic feedback requests out for us so we know what the agent thought of the property and if the buyer is interested.
- Go & Show- If the property is vacant, we may tell the service to allow any agent to show the property with little or no notice. This is easiest on the buyers’ agents.
- By Appointment Only (12-24 Hour Notice) – For occupied properties, we give you at least 12 hours notice, and prefer 24 hours. Someone may call at 6 pm Sunday for a 10 1 pm Monday appointment, which is why we mark it 12 hour notice. However, many out-of-town/state buyers and relocation buyers visit an area they would like to move to and only have the weekend to view homes. They may not be able to plan that far in advance, or may be unable to wait 24 hours to be shown the house. In that case we may call you and ask if you can make an exception to the rule. We will do this if we think we have a good solid prospect for your home.
- Limited Access (example: the home is only available on Mondays or Tuesdays at 2pm or for only a couple of hours a day) – This is a difficult way to be able to show your house to potential buyers. It limits the number of buyers who may be able to accommodate the showing times, and may annoy a buyers’ agent trying to schedule a showing. We do this only when there are mitigating circumstances.
- Listing Agent Present – In some rare or unique home situations, the seller requests the listing agent must accompany the buyer at all showings. This can be the hardest of all tricks to pull off in that three parties must accommodate the time – not only the seller if the house is occupied – but now also the listing agent, the buyer’s agent, and the buyer himself all must work to be at the house at the same time. If a house has unique features or is ultra high end for the area, yes we do it. But an agent who insists on being present for a traditional, middle-market home is simply doing his seller an injustice by limiting the scheduling this way. Again, we do it for specific homes for valid reasons. Not only does this typically make it hard to schedule, but in some cases it can make the buyer uncomfortable and feel constrained by having the listing agent trail them around while they’re trying to see the home.
In a competitive marketplace, access can make or break your ability to get the price you are looking for, or even sell your house at all. To sell effectively, we need to be able to show your home. We employ Showingtime to make scheduling easy on other agents. We also will send you weekly reports to let you know how many showings your home had, and what the buyer feedback was. As the seller, we hope you’ll work with us to make showing your home as easy as possible on the buyers and their agents, so we can showcase your home in the best possible light.