showing tips & etiquette

you’re finally inside the home… what should you look for?

• Look beyond the décor

  Paint colors, furniture, decor choices, and staging can all be changed.

  Pay attention to things that are harder or more expensive to change:

  • floor plan/room sizes

  • ceiling height

  • natural light

  • storage/closet space

  • kitchen layout

  • garage size

  • outdoor space/yard size

  • lot characteristics

  • proximity to neighbors

🛑 Ask yourself: Can this house work for me without making major changes?

• Look at the condition—not just the appearance

  You don't need to be a home inspector, but really look around.

  Keep an eye out for things such as:

  • moisture stains on ceilings, walls, or inside cabinets

  • musty or unusual odors

  • cracks in walls, ceilings, at corners of windows

  • doors that don't open/close properly

  • windows that appear foggy, damaged, or difficult to operate

  • soft, damaged, or uneven flooring

  • peeling paint

  • damaged siding

  • roof wear that’s visible from the ground

  • drainage concerns around the exterior

  • unusual noises from HVAC equipment, plumbing, appliances

  Don't assume you've found a major problem just because you notice something unusual. Make a note of it and ask your Realtor what additional investigation might be helpful.

• Don’t skip these items

  These can often get overlooked, don’t forget!

  • fences & gates

  • mailbox

  • driveways

  • concerning trees

  • retaining walls

  • gutters & downspouts

  • exterior drains

  • underneath decks

  • inside appliances

  • windows

  • inside cabinets

  • underneath rugs

  • garage doors & openers

  • fireplaces

  • peek around the attic if it’s accessible - Unless the seller has given permission, do not actually walk around up there. Buyers have fallen through the ceiling before and you don’t want to be injured and have to pay for that repair.

• Listen

  Stop talking for a moment. Turn down any background music.

  If noise like traffic, trains, neighbors, pets, shooting range, etc are important to you and you’d like to revisit the property again at another time of day, just ask!

• tour the neighborhood

Pay attention as you drive to and from the property. Drive other neighborhood streets too. Are the homes in good shape? Do people tend to park on the street or in the driveway. Look for those things that are important to you.

Is there a resident outside? Stop to say hello and ask how they like living in the neighborhood; see what you find out. Bear in mind, this is just one neighbor’s opinion.

If the community has amenities such as pool, clubhouse, pickleball courts; ask if you can view those areas as well.

🛑 Remember: One showing is only a snapshot. Consider visiting the neighborhood at different times of the day and on different days of the week.

• check out your cell service

Do this in different parts of the house and yard, wherever is important to you.

you're a guest in the seller’s home… how should you behave at the showing?

• check before taking photos & videos

  Ask your Realtor about the seller's instructions regarding photography and video before taking pictures or recording. Don't photograph personal documents, family photos, valuables, or other private information.

• assume you’re on camera

Many homes now have doorbell cameras, security cameras, smart speakers, baby monitors, and other connected devices.

Never discuss:

• How badly you want the house

• How much you're willing to pay or your max budget

• Your negotiating strategy

• How desperate you are to move

• Previous attempts to buy other houses

• Negative opinions about the seller’s decor or other choices

• Speculation about who the sellers are and their lives

• Your personal life, your children, your pets, your jobs

You should discuss thoughts and concerns with your Realtor—but when possible, have those conversations away from the property.

• supervise your children

Don't allow kids to wander off on their own or touch things.

• be on time and leave on time

Be as close to on time as possible. Sellers who leave their home right before your showing time begins, can be frustrated if you didn’t show up until 30 minutes later.

If you need more time than the seller approved, just get permission before staying past your end time. Your Realtor can simply ask for extended time or schedule a second showing at another time.

When you need to cancel a showing, do it as far in advance as possible.

• avoid using the bathroom

Try to take potty breaks somewhere else before or after the showing. Only use the seller’s toilet if it’s an emergency.

• never do any of these without seller permission

  • touch valuables

  • touch vehicles

  • sit on beds

  • move furniture

  • eat or drink inside

  • bring pets

  • open drawers & cabinets that aren’t part of the sale

  • touch computers & electronics that aren’t part of the sale

  • turn off or on fireplaces

  • adjust water heater settings

  • light pilot lights

  • pull corners of carpet to see what’s underneath

  • scratch off paint to test

  • pick flowers

  • park on the lawn

  • enter the home without your Realtor

• leave things like you found them

  • Adjust thermostat to it’s original setting

  • Turn off lights that were off when you arrived

  • If doors were closed and/or locked, close and/or lock them back

  • If doors were open, leave those open - sometimes this is important to the seller’s pets

  • If you tested opening windows, close them back and lock them if they were locked