Deciding whether or not to have an open house is one of the first conversations you should have with your realtor --- before the term of the listing begins. This tactic should be part of the overall marketing strategy for your home and it should be included with a specific goal or purpose and most importantly, frequency of these events should be decided --- UPFRONT. These marketing events should never be --- just thrown on the schedule or done as a last minute effort to appease your seller. Viewing these events as an actual marketing tactic to support the sellers ( and realtors ) goals will provide the most effective results.

1. Develop a plan of action. This is the first step you should do. Sit with the seller and map out the frequency and time frames. Once a month. Twice a month, etc. Explain why.
2. Create ADs with a themed campaign. This should include one of the top three things that the seller thinks are the best attributes of the home. For example; GREAT FLAT LOT, Cul-de-sac Location.
3. Create flyers in support of the theme. Don't forget to include all relevant photos, site plans, taxes and details.
4. Repeat. Repeat. Repeat. Keep the theme going throughout the ad, marketing and open house campaign and feature those items at the Open House.
5. Check dates and Times. Make sure the Open House dates don't conflict with major holidays, religious or sporting events.
6. Politely ask the sellers to leave. Make sure the sellers leave the home during the sale period. It is awkward for buyers to look in closets and express opinions about the home when the seller's are there.
7. Put pets out of sight. Ask sellers to make arrangements for pets to be either away from home or properly caged. Not everyone is a dog or cat lover. And, you don't want buyers to think about cleaning carpets or have them think about potential allergins in the home.
8. Bring in the Light. Showcase the home by opening blinds & window treatments and set out fresh flowers. Turn all the lights on. Candles are also suggested BUT keep them in the kitchen for safety reasons.
9. Professionally clean the home. It pays to have a professional service clean prior to the open house. All dishes should be away; laundry out of sight; and  clutter gone. I always bring a broom; air freshener; counter wipes; and small wrapped snacks or waters.
10. Put personal items away. This includes jewelry, photos, valuables, sentimental items and financial papers and credit cards. All should be put safely away.

After the open house, follow-up with all attendees and realtors alike. Then, sit with your seller to review. Communication is key to the success of this tactic. And, the open house should be viewed as part of the overall campaign for success.