5 things you should avoid doing at a show house

There's nothing more exciting as a buyer than heading off to your first show house. Knowing that your dream home could be just around the corner. 

There's a lot more to think about when viewing an open house than your personal opinions. In fact, your behaviour could have a direct impact on the success of any offer you decide to make.

These are five of the most common faux pas made at show houses, and how you can avoid making the same mistakes.

Arriving unprepared

Open houses (particularly when not held by appointment) are prone to "tourists" - visitors with no intention of buying. While this is part and parcel of selling a property, appearing with no real game plan can result in the seller's agent not taking your interest seriously.

Visiting a show house is about more than just experiencing the property. It's also an opportunity to ask important questions and get a sense of what the seller is thinking via their agent.

Jacobs recommends putting together a list of key questions, including things like how long the property has been on the market, whether the price has been amended at all, whether there are any known defects, and if there have been any unsuccessful offers.

Keep in mind, the agent works for the seller, so their answers will be tailored for positive impact. Despite this, you can often learn a lot about a property and its seller's state of mind by asking a few targeted - but polite - questions.

Being overly shy

It's perfectly natural to feel awkward about opening somebody else's cupboards, asking to see inside their roof space, or peeking underneath their carpets. Done respectfully, however, this careful examination is not just acceptable, it's actively encouraged, and essential if you're going to avoid buyers' remorse.

Sellers legally have to disclose any known, material defects, but your idea of defects and theirs may not be the same. Things like tiny closets, poor water pressure or non-existent cell phone reception might be a non-issue for one person and a total dealbreaker for another.

As such, serious show house visitors should be taking a peek under the hood, but recommends doing so sensitively, and with the sales agent's permission.

Oversharing

Show houses aren't just an opportunity for buyers to learn more about a property. It's also a chance for agents to discover useful details about prospective buyers.

It's important to be polite and friendly, but be careful how much you reveal to the seller's agent. The more they know about you, your property journey, any time or cost pressures you may be under, and how you feel about the property they're showing, the more leverage they'll have during negotiations.

Ignoring the competition

Agents aren't the only ones who can pick up interesting details from overheard conversations at show houses. Buyers should also pay attention to other visitors, and listen out for potentially valuable information.

It can be quite revealing hearing other potential buyers' thoughts on a property, particularly if they are more familiar with the neighbourhood or the property market than you are. Don't take everything you hear as gospel, but if someone mentions a particularly high crime rate, a known noise nuisance, or a wonky roofline, you may want to do a bit more investigating before making an offer.

Likewise, if visitor sentiment seems universally positive, you may need to prepare for some hot competition. Either way, keeping your eyes and ears open is always a good idea.

Letting your heart overrule your head

It's easy to get swept up in the excitement of a show house - particularly when there are lots of other interested buyers. While acting quickly is often critical to success, buyers need to ensure their actions are guided by their heads and not just their hearts.

The more preparation you do, the more easily you'll be able to recognise the right property for you, know the difference between what you want and what you need - what you're willing to compromise on and what you consider non-negotiable. Buying a home is a long-term commitment. Don't let artful staging and a persuasive sales pitch lead you to make the wrong decision in the heat of the moment.

The home preparations should actually start before the home is even listed. The buying process starts when a buyer looks at the listing photos online, which means that the home needs to be picture perfect before a photographer comes around to take the listing photos.

This means that all maintenance, redecorating and / or home staging should be addressed long before the first viewing appointment. Before the listing photos are taken, at a minimum, sellers should ensure that the following is addressed:

Retouch any chipped paint and repaint rooms if needed

Repaint ceilings if needed

Update outdated fittings

Fix any loose door or cupboard hinges

Clean the roof and gutters

Address any damages inside and outside the property

Depersonalize the space by storing clutter and personal belongings out of sight

On the day that the photographer arrives as well as on the mornings before any potential buyers come to view the home, sellers make sure the following is in order:

Sweep driveways, remove pet waste, leaves & weeds

Empty the post box

Sweep, vacuum and mop floors

Remove garbage

Spray room freshener or have something baking in the oven

Turn on all lights and open all curtains

Clean bathrooms, wash any grubby towels

Clean kitchen surfaces, wash and pack away all dishes

Pack away any laundry

Ensure that all beds are made

Conceal all valuables

The more a seller can do to make the home as appealing as possible, the better. A good real estate professional will arrive early to make sure the home is in a good condition before the buyers arrive. Sellers who follow the advice of their trusted real estate partner should enjoy a much smoother process when selling their home. 

Here are some boxes to tick when getting your home show house ready:

• Remove all evidence of everyday living - sweep floors, vacuum carpets, clean windows and empty dustbins. Pack away kids' toys and any washing.
• Bathrooms and kitchens are usually the rooms most under scrutiny - so, make sure counter tops are clear, there are no dishes in the sink and no rings around basins or baths. Air fresheners or diffusers in bathrooms are a must. Also, make sure that there are toilet rolls for guests and that toilet lids are closed.
• Temperature - if it's a scorching hot day, set the aircons and fans and if it's chilly, either get the fireplace going or strategically place a heater to warm up rooms.
• Declutter - if you're selling, chances are you'll be moving soon, so pack what you can in boxes for storage. Full cupboards suggest there is not enough storage space.
• Depersonalise - this is the best way to help a prospective buyer imagine they can live in your home. In addition to removing photographs and kids' artwork and shopping lists from the fridge, pack away personal items such as hair and toothbrushes and medication. 
• Do some gardening - make sure the lawn is mowed, edges are trimmed and leaves are raked up.
• Pool hygiene - make sure your pool is clean and blue. You could even leave the creepy doing its rounds to prove all is in working order.
• Outbuildings - keep these as neat as your home as buyers will want to see them and don't want to be confronted by everything that you have removed from the house or greasy and dusty garages!
• Lighting - open curtains to let in natural light and make sure that any dim corners are lit by lamps to create a welcoming ambience. 
• Welcoming touches - add fresh flowers or fruit bowls and strategically position potted plants to add a dash of colour. An orchid in the bathroom and neatly folded hand towels can made a good impression.