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We’re probably not telling you anything new when we say that the viewing is one of the most important factors in selling your house. 

A successful viewing should show off your home’s best features and help the prospective buyers to picture living there themselves.  

Many people wonder about how to conduct a house viewing effectively. In this article, we provide advice and tips on how to prepare your house for viewings and to help you conduct house viewings effectively.   

Our tried-and-trusted tips will help to ensure viewers are itching to make an offer by the time they leave your house! 

 

How to Prepare Your House for a Viewing

You’ll want to ensure that your property is looking its best before the viewing takes place. It’s important to keep the viewer in mind at this stage – ideally, they’ll be able to imagine turning your house into their next home.  

 

First impressions and Kerb Appeal 

First impressions are everything when it comes to selling houses. Most buyers will have several viewings lined up and may have seen a number of other properties before yours; if they don’t like what they see straight away, it can be challenging – if not impossible – to change their mind. 

Unfortunately, some sellers underestimate the importance of kerb appeal. A potential buyer might immediately write off your property if the outside of it doesn’t look attractive and welcoming, without even seeing the interior of your home.  

Give your home the best possible chance to shine by sprucing up the outside of the property. Ask yourself: what’s the first thing a viewer will see? If you’ve got a front garden, take the time to mow the lawn and prune your plants. Hide away any dustbins and make sure the driveway is clear. Polish your windows and consider giving your front door a lick of paint (just remember to steer clear of particularly garish colours). 

You may wish to read more on this topic in our article on improving kerb appeal 

 

Tidy Up, Clean and Remove Clutter 

It goes without saying that ensuring your home is as clean and tidy as possible is one of the most effective ways of maximising the attractiveness of your property. Make sure that your home is as tidy and clean as it can possibly be, and remove any litter, mess and clutter.  

Ultimately, potential buyers want to get an idea of what it would be like to live in your home and picture themselves in it, which is hard to do if it is filled with your items and possessions.  

You can simply put items away in boxes if there isn’t much to store away. However, if you have a young family with an endless number of items and possessions, or you have just accumulated a lot of items over years, it is a good idea to consider removing some of the items from your home temporarily. One possibility is to put some of your possessions in your car, and then park your car out of sight (which you should be doing anyway, more later). 

Still, this is not practical if you have a large amount of clutter. If you have lots of clutter, you could hire a storage space to store some of your items and possessions temporarily. 

 

Show Off Your Floor Space 

Despite the trend for open-plan living and bright, airy spaces, UK homes are actually getting smaller. According to a study of post-1930 British properties conduct by LABC Warranty, which provides warranties for new-build homes, the biggest houses were built in the 1970s. Since then, sizes have shrunk. The average number of bedrooms now stands at just under three, compared to 3.6 in the 1980s, while the living rooms of new-build homes are almost a third smaller than their 1970s equivalents. 

Try to create as much space as possible in the house, and clear away anything which doesn’t need to be in view and is needlessly filling space. Buyers will want to look in every room, so make an effort in every space in the house. 

If you have a newer, smaller house, you’ll want to create the illusion of spaciousness. For older homes that are blessed with more floor space, make sure you flaunt it. Achieve either of these goals by clearing away clutter and outdated furniture – but don’t just move it all to the loft or garage, which most viewers will want to see.  

 

Don’t Forget the Bathrooms and Toilets 

In bathrooms and toilets, clear away toiletries, sponges, makeup and any other bulky items which have accumulated. Ensure that bath and shower fittings are squeaky clean, and open windows to eliminate excess moisture too. Also, you should replace bath and shower sealants which have developed mould. 

 

Emphasise Distinctive Features 

If your property has something unique, unusual and distinctive (and in a good way), try to emphasise them. For example, if your home has a fireplace, make sure nothing is blocking its view so that it can be fully appreciated.  

This also goes for any distinctive features in the outdoor space of your property. Make sure that anything unique is clearly visible and noticeable. 

 

Keep Your House Bright and Fresh 

One of the best things you can do to prepare your house for a viewing is to make it as fresh and bright as possible. Make sure the curtains are fully drawn, and that the windows are squeaky clean to bring in as much natural light as possible. It is also a good idea to switch on all the lights in the property to maximise the brightness. 

You can also open the windows to allow fresh air in, and potentially use a diffuser to circulate a fresh smell too. This will help to invoke a pleasing, fresh smell for your visitors.  

Use common sense here though. If it is a cold winter’s day, it is more of a priority for the house to be warm than to open the windows to let in fresh air.  

 

Keep in Mind the Importance of the Garden 

For some buyers, the garden is one of the most important features of the entire property. This is why it’s so important to ensure your garden is in good general condition. As alluded to, pulling away weeds and other unsightly greens is an absolute must, as is clearing away rubbish and making sure the grass has been cut. For a lawn which is tired, you can add some lawn feeder to revive it.  

Also, make sure that hedges and shrubs look neat and tidy, and that any leaves and branches have been swept away. You could also plant some flowers to add some colour and brightness to your garden. 

 

Think About Parking Space 

To make life easier for potential buyers, make sure that you leave a space for them to park their car outside your property. Whether this is on the driveway or on the road just outside your home, make sure that there is space for them to park. 

As well as being a practical consideration, this also has the added benefit of helping the buyer to paint the picture of what it would be like to live in your property. 

 

Not Everyone Loves Pets 

Your British Shorthair or Great Dane might be your pride and joy, but don’t expect people viewing your house to feel the same way. Vacuum up any stray hairs from carpets, rugs and soft furnishings, and give your house a good airing ahead of the viewing – the aroma of wet dog or litter tray is extremely unlikely to paint your home in its best light. You might need a neutral nose – perhaps a friend or neighbour – to help out here, as chances are, you’ll have gotten used to the scent of your beloved furry friend.  

Additionally, try to find someone else to look after your pet at the time of the viewing, particularly if they tend to be excitable around strangers. After all, you don’t want to distract your potential buyers or, worse, scare them away! Pets can also detract the viewer from picturing themselves living in your home.  

 

Make a Plan for the House Viewing 

It is prudent to have a plan of how you will show viewers around your home. A good way to think about this is that you want to begin by showing one of the best rooms (if not the best), and also finish the viewing on a high by showing one of the best rooms. Also, generally, it is a good idea to show the less desirable areas or rooms of the house near the start of the house viewing.

 

Preparing Information for Buyers

Before you embark on a house viewing, it’s essential to gather and organise key information about the property and the local area. This will help to ensure that you can quickly answer any questions prospective buyers might have. 

 

Provide as Much Information as Possible Before the Viewing 

You can start by providing information before the house viewing. 

Every prospective buyer will be forearmed with a list of questions. If your estate agent spends the whole viewing answering these questions, they’ll have less time to do the important business of selling your house.  

So, provide as much detail as you can ahead of the viewing. Does your property allow for off-road parking? Does it have any interesting period features? Does it boast a garden, and if so, what do you love about it? At the same time, don’t gloss over any potential issues (we’ll discuss this in more depth later). 

 

Prepare Your Answers to Common Questions 

Make sure you have all the answers to common questions around your property fresh in your mind. Questions around tax band, energy performance, and electricity and gas prices are all likely to be asked. Buyers who are keen to quickly push forward may disregard your property if you don’t have this kind of information ready to give. 

As well as these common questions, buyers are likely to ask you more about your residential street as well as the neighbours. With these sorts of questions, honesty is the best policy. After all, what might be a negative for one person, might actually be a positive for another person. For instance, if your street regularly has children playing on it, this might be a big plus for a young family, but not so attractive for a buyer looking for a very quiet neighbourhood.   

 

Be Prepared to Answer Lots of Questions on the Local Area 

Make sure you swot up on the local area, and that information around schools, restaurants and eateries, leisure facilities and outdoor spaces is fresh in the mind. Understandably, the local area is a key consideration for any buyer, particularly if they picture themselves living in the area for a long period of time. The more local information you can provide, the better!   

 

Ask Yourself What You Would Want to Ask and Expect During a House Viewing 

One of the wisest ways of preparing for a house viewing is to put yourself in the buyer’s shoes. Ask yourself what kinds of questions you would be asking, how you would expect to be treated during the house viewings, what subtle things might you be looking for in the house.  

Also, cast your memory back to when you were a potential buyer. What distinguished good house viewings from bad ones? What really sold the property for you?  

Asking yourself these kinds of questions is one of the best ways to get into the mindset of the potential buyer, and will help you to present your home in the best possible light. 

 

Tips for Showing Your Home to Potential Buyers

Finished laying the groundwork? Congratulations! Now it’s time to show viewers around your house and do the house viewing. Let’s go into some more detail on how to conduct home viewings which will impress buyers and increase the likelihood of selling your property. 

 

Manners are Key 

When you conduct a house viewing, always present yourself in a polite and courteous manner. Hold the doors, allow the house viewers to enter the room first, and ask them a few polite questions about themselves. 

Anyone who deals with an impolite and rude seller is simply less likely to want to deal with the seller. Remember, potential buyers will, understandably, have lots of questions about the property, and if they are met with disinterest and a lack of courtesy, this will make them less interested in buying your house.  

 

Honesty is the Best Policy 

As we noted earlier, you should never feel compelled to hide perceived flaws in your home. Traditionally, caveat emptor (“buyer beware”) has always applied to residential property sales, but misleading viewers is highly unlikely to end in a successful sale. 

The best thing you can do is ensure your estate agent is as clued-up as possible on anything and everything about your house, even if you fear the reality could put some buyers off. It might seem like a harmless white lie to insist that your relationship with the neighbours is rosy, when in fact you’ve been embroiled in a boundary dispute or a row about noise. The truth almost always comes out in these situations – and if you’ve already sold your house by this point, expect the buyer to seek redress from you. 

 

Showcase Your Home’s Best Qualities 

Unsurprisingly, your estate agent will wish to draw attention to your property’s best features. Whether your front room is particularly comfortable, or your bedroom provides beautiful views, rest assured these points will be emphasised to viewers. Help your agent out by focusing your own preparations on rooms that have particular ‘wow factor’, as this could make all the difference when it comes to getting an offer. 

Viewing homes with an estate agent

 

Further Tips on Conducting House Viewings as a Seller

 

  • Create an inviting entrance. Ensure the front door is clean. You could add some potted plants or flowers to enhance the appeal 
  • Keep the house warm. A potential buyer is unlikely to feel comfortable if they are cold 
  • Let as much natural daylight in as possible throughout the house. Brightness will make any property more attractive 
  • Turn off the TV and any music during viewings. You do not want to distract buyers 
  • Show less obvious features. Remember to show all the less obvious, but useful features of the property, such as hidden storage space 
  • Tell viewers what you love about the house. Make sure you highlight what you love about the house and why  
  • Don’t overload the potential buyer with information. Provide useful information, but don’t make the mistake of overpowering the viewer with too much 
  • Don’t over-exaggerate. Buyers will find out the truth if you are over-exaggerating something, which may cause them to not trust you, and therefore not put forward an offer 
  • Let buyers look around independently. This is crucial because it allows potential buyers to properly take a look at everything they want to. If you follow them around, they might feel pressured and won’t be able to view the house in the way they wanted, which might in turn lead to them not moving forward with the buying process 
  • Let the buyer leave when they want. Some sellers might be tempted to keep a potential buyer inside the property for as long as possible in an attempt to make them feel more comfortable in the house. But this can be detrimental if the buyer starts to feel pressurised. When the buyer is ready to leave, thank them and let them know that you look forward to hearing from them 
  • Don’t emphasise your connection to your house. It is a good sign for a buyer if the seller genuinely enjoyed living in the home. But don’t talk too much about your connection with the house, because this can make it difficult for them to be able to picture themselves living in the house 
  • Don’t be too pushy with selling. If you try to sell too hard, buyers will start to question your trustworthiness and are less likely to make an offer. The ideal scenario is to build rapport with the buyer, and to make them feel relaxed and welcome so that they naturally feel inclined to make an offer if they like your property 
  • Offer your time to buyers. At the end of the viewing, thank the buyers for their time and express your willingness to answer any further questions. Also let them know that you are free to answer any other questions they may have after the viewing, and that they are more than welcome to have another viewing #

 

How Many Viewings Does It Take to Sell a House?

Most homeowners – particularly first-time sellers – will want to know how many viewings are likely to be required for their property to be sold. This isn’t an exact science. There are several factors at play, ranging from the number of similar houses up for sale in your area to the asking price you’ve set and location. 

On average, it takes around 17 viewings to sell a house, but this isn’t an exact science. Our article on how many viewings it takes to sell a house provides more useful information. 

 

How We Can Assist With House Viewings to Help You Sell Your House

You might be tempted to conduct viewings yourself – after all, who knows your property better than you? However, we’d strongly advise that you let your estate agent handle all viewings. We show people around houses every day (it’s literally our job), so we’re best placed to highlight the most attractive features, answer questions and gauge interest. 

At Chancellors, we’re experts at selling houses. With more than 90,000 active applicants to whom we can instantly market your property, plus the ability to list your home on all four major property portals (Rightmove, Zoopla, PrimeLocation and OnTheMarket), we’re perfectly placed to generate interest. The truth is that without a professional, informative and enriching viewing, you’re highly unlikely to receive an offer, however attractive your house. 

What’s more, it can be difficult for potential buyers to feel comfortable in a home when the current residents are there; they’re more likely to be polite and avoid asking tough questions, which could ultimately put them off making an offer. Perhaps most importantly, bear in mind that viewers should be able to imagine living in your house. It’s going to be much harder to achieve that with the current owners present. 

For more information on our selling services and the way we conduct house viewings, please get in touch with one of our branches today. Or, alternatively, use the contact us page.  

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