The standard provisions of our listing agreement require the seller’s cooperation in the process of selling their property. This includes tasks such as preparing the home for showings, allowing access for necessary inspections, securing personal belongings, and allowing the installation of a lockbox. While seller participation is essential, we often advise sellers to refrain from directly walking buyers through the property. Here’s why.
Understanding Buyer Preferences
Our agents spend a considerable amount of time with potential buyers before showing them properties. This allows us to learn what they’re looking for and understand their specific preferences. For instance, a house with a steep driveway may be a drawback for some buyers, while others—such as those with teenagers who skateboard—might find it appealing. Buyers perceive features differently, and a skilled agent can highlight the aspects that matter most to each buyer, directing their focus appropriately.
Trusting Your Agent
It can be difficult for sellers to step back and let an agent lead a showing, especially if the agent is unfamiliar with the property. However, it’s important to remember that, initially, a buyer doesn’t need a complete tour of every feature; they simply need to get a general impression of the home. Allowing the agent to conduct the tour provides the buyer with the space to form an unbiased first impression.
Avoiding Potential Awkwardness
Of all the reasons for sellers to avoid staying on-site during showings, the potential for future awkwardness tops the list. When sellers and buyers engage in friendly interactions, innocent exchanges can quickly evolve into complications. For example, a casual request from the buyer might lead to unintended negotiations or even friendships that interfere with the transaction.
A Real-Life Example
Consider this scenario: A buyer begins visiting the property frequently and eventually asks the seller if they can start making repairs before closing. The seller agrees, but the situation quickly escalates. The buyer begins working on major repairs, draining the water tank and causing damage. Just before closing, the lender re-verifies the buyer’s employment and discovers the buyer has lost their job, which disqualifies them for the loan. This kind of issue often arises when sellers develop a rapport with buyers during showings.
While we value and appreciate our sellers, it’s best if they give agents and buyers space during showings. So, with all due respect and love for our sellers, this is one of those times where we kindly say: “Take a hike!”
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