How are Showings Scheduled?
Accessible scheduling and simple showing instructions are key to having high numbers of successful home showings.
- ShowingTime is our dedicated appointment desk through which all agents, inspectors, and appraisers schedule entry to the home.
- Our team will set up ShowingTime to notify you of all showings, by your preference. This can be done via phone, text or email. You will receive notification by your choice of communication and confirm the appointment the same way. (i.e. - If you choose text, you will get a text with the day and time of the appointment and you respond with a Y or N.) Many times we will contact you directly and confirm the appointment ourselves.
- You always have the option of declining an appointment or requesting a different time, however, we have found that most agents and buyers cannot accommodate changes in their scheduled showing times. Anything you can do to allow access to your home when a buyer’s agent requests, creates a better return on showings.
How Do I Get the Most Out of My Showings?
Rule #1 - Never stay home for showings. In our years of experience, we have seen numerous awkward encounters with sellers staying home during showings. Allowing the buyers and agents room to move, view and talk makes for a great showing.
Rule #2 - Always have your home ‘show-ready’! This means keeping a clean and tidy house on a daily basis, as you never know when a buyer may want to come by on short notice. A good tip is to wipe down all kitchen and bathroom counters before leaving for the day, put away all towels and laundry, and make all beds.
Rule #3 - Avoid cooking strong smelling foods as well as strong air fresheners while your home is on the market. First impressions are key when selling.
How Long Do Showings Last?
Most agents will give a window of time that they will show the home (i.e. Wednesday 1-2.) However, please know that this is an approximate window that may vary a few minutes before or after. If the agent and buyer get delayed at a previous home, they may run behind. We recommend to always allow for this when leaving your home for a showing. Sometimes agents don’t show up and don’t give notice for cancellation. This is another reason why we encourage you to not stay at home and wait for the showing.
How and When Do I Receive Feedback from the Showing?
Upon scheduling an appointment with the showing desk, agents are set up to receive a feedback request after the time they have shown the home. When and if they complete this request, it will be sent automatically to our team and to you. This can occur the same day or several days after it is sent. Unfortunately, not every agent takes the time to complete these requests. If the agent has not completed the feedback request within 24 hours, a member of our team will directly contact the agent for feedback. If we are able to reach them and they provide feedback, it will be sent to you from us.
What Can I Do to Have My Home “Show-Ready?
- Have both the exterior and interior entry way clean and welcoming.
- Maintain a clutter-free home: remove and pack up unnecessary items that may detract the eye from the key features of the home.
- Remove excessive amounts of family photos
- Have all beds made
- Keep kitchen and bathroom counters clean and free of decorations and personal items.
- Make sure all laundry and dirty clothes are out of sight
- Keep litter boxes spotless and out of sight
- Keep yard free of pet debris
- Leave lights on when leaving
A Few Important Reminders:
Always have a house key with you when you leave. Some agents are very thorough and lock all the doors (as they should) and if you access the home through the garage you may find yourself locked out.
Some agents are not as thorough and may not lock every door. You may come home to find this being the case, and unfortunately it is just a part of having your home on the market.
If you have an alarm and want it set for showings, please be aware that some agent at some time will set it off. If you can disarm it prior to showings, this is the best option.
What Happens When We Get an Offer?
Agents will send offers directly to our team. Once we have reviewed the offer, we will contact you to discuss the offer. Any and all offers will be presented to you, regardless of price or stipulations. This is a requirement of real estate laws. Once we discuss the offer(s) with you, you will be able to accept, reject or counter the offer. If you choose to counter the buyer’s offer, it then goes back to them to accept, reject or counter again. This could happen a few times, but the minimal amount of counters makes for a smoother transaction.
What Happens Once We are Under Contract?
You will be sent an email with the contract and a list of important dates of these items outlined and explained for you. This copy of the contract is just for your records. We will send it to all parties involved (lenders, attorneys, etc) and update you as we go along.
Here is an overview of the process
- Binding Agreement Date: This is the date that the contract has been signed by all parties and the date that all dates work from.
- Due Diligence Period: During this time the buyer will be conducting a home inspection and any other inspection that they desire. For any that are scheduled on occupied homes, the showing desk or a member of our team will let you know. Home inspectors, termite companies, appraisers, etc are all professional contractors and have lockbox keys to obtain access through the supra lockbox. By the end of due diligence period the buyer must decide if they are moving forward with the purchase based on their inspection findings or if they are requesting repairs to the property. We don’t anticipate any major issues, but all home inspectors do find items during the inspection period (as it is their job.) If we receive any requests (on an Amendment) from the buyer, you will hear from us to discuss. The home inspection will last several hours and it is best that you are away from the home to allow the inspector to fully access the home and complete it quickly and efficiently.
- Earnest Money: During the time specified in the contract, the buyer will deposit their earnest money with the holder(closing attorney or broker specified in the contract.)
- Financing Period: The buyer will have an appraisal contingency (in most financed contracts) and a financing contingency. By these dates, outlined in the contract, the lender must determine if the buyer has the ability to obtain the mortgage specified in the financing contingency. During this time the lender will have an appraiser come out and do an appraisal of the property. The appraisal belongs to the buyer and we will not receive a copy or know what the home appraised for, unless the home does not appraise for contract price. If that is the case, the buyer will present an Amendment to Reduce the Sales Price with a copy of the appraisal.
- Closing Attorney Preparation: During this time, the closing attorney will be reviewing the contracts and preparing documents for the closing. This will include a title search, ordering a mortgage payoff and HOA letter (if applicable.) The closing attorney will send us a Seller Information Form and Release that will need to be filled out by you, signed and returned. We will send you an email with all of this information at the time it is received from the closing attorney.
What Do I Need To Do While Under Contract?
There may be days and weeks where it seems like not a lot is happening. Our job is to get you from contract to closing in the smoothest possible way. This means that we will be working with the buyer’s agent, the buyer’s lender and closing attorney to prepare for closing without you having to do a lot. There will be documents along the way, but our team will make you aware of anything that we need from you.
Our team will update you at least weekly, sometimes more.
How is the Closing Date Scheduled?
The closing date is a specific day in the contract. This will be discussed with you when we present an offer to you. This is the date that all parties are working towards moving forward. However, please know that this date can be fluid. If the lender needs more time to close the loan or if they are able to get it closed faster, the date may have to be amended sooner or later. If this happens, we will be in contact with you, explaining the situation fully.
The time of day that the closing is scheduled is based on the availability of the attorney’s calendar. We will work to accommodate all parties’ time preference, but know that this is mostly based on the availability of spots in the attorney’s calendar.
Closing typically lasts 1-2 hours, depending on the time it takes to sign all documents and for the lender to fund the transaction. Please ensure that children are not brought to closing. Arrive at the closing attorney a few minutes prior to your scheduled closing time.
Where Will Closing Take Place?
The closing takes place at the closing attorney’s office that is agreed to in the contract. A few days prior to closing we will send you directions to the closing attorney’s office as well as a reminder of what to bring with you.
What Do I Bring to Closing?
- Valid Driver’s License
- A secondary form of ID (i.e. - insurance card)
- One key that you have to the property (unless your possession date is after closing, then you may give us a key or hide a key somewhere and let us know the location). Leave any garage door openers and extra keys at the property (preferably in a kitchen drawer.)
- If you are bringing money to closing, make sure your funds have been wired to the attorney prior to closing. If you are receiving money at closing, you will receive a check at closing.
What Do I Do With My Utilities?
Have all utilities scheduled to be turned off the day of closing (or the last day you will have possession of the home after closing.)