Step back, WAY back!

Hey, use the seller being in the house to your advantage.  Go into question/interview mode and turn on your charm.  Ask why they are moving, where they are going, do they have another house picked out, when they did the kitchen remodel, what made them love the house, warm them up.  It usually doesn't take much to get a lot of information out of a seller.  Usually they are more than happy to point out all the positives and negatives about the house.   Questions like "What's that stain?" can get answered right way... and you can usually tell if they are telling the truth.

 Take these accompanied showings as a test of your distraction abiities.  Prep the buyer that the seller will be there.... tell them to be friendly and if they don't like the house to give you the high sign and you'll get them out fast.  

Great Point--- Thanks for sharing...

It can be awkward, no doubt. But sometimes sellers have strong worry tendencies when someone they do not know is wandering around their house.

Having the listing agent there can just make them feel safter.

I remember only one time that it was helpful to my buyer to have a seller at home.  When I called for the appointment, the elderly seller asked if it would be OK if she remained in the home, indicating that she would confine herself to the screened porch in the back.  Of course, I said it would be fine and she let us in and went directly to the porch, offering to answer any questions should we have them.  Before leaving (and so we could see the porch) we stopped to thank her for letting us come and ended up chatting for awhile.  When we made the offer, the seller told her agent that she was so glad my client was interested in the home because I was the only agent who had been polite to her.  It was a lovely transaction.

My showings ALWAYS go better if there are absolutely NO signs of anyone else.....take the dogs and cats with you please.....  ;-)

A few months ago I had a beautiful home listed. I told the onwer the drill: Take your dog and leave. Well, he thought he should tell people about the neighborhood before leaving! The buyers and their agents of course wanted to be polite, and some used his garrulous style to dig for his motivation, inluding what he thought of the list price. Lots of showings, no offers. I finally got him to understand that he needed to be gone when the buyers ARRIVED. We had an offer within a week of him stopping to give the guided tours.

I strongly agree with the point about sellers not being present, but in our market showings without the listing agent are basically unheard of. There are no lockboxes (except with vacant flipped houses in the outer boroughs).  Condos and co-op buildings (much of Manhattan) would never allow agents to just come in.  Even listing agents have to be registered by the seller and often need to have a photo and file on record.  With regards to single family townhouses, I couldn't even imagine the owner giving out the key to their $5 - $40mil property (and the type of personal property that they are usually filled with)!

Although I realize the convenience that would come from having lockboxes, showing services, etc., I think there are serious detractions as well.  Only the listing agent has intimate familiarity with the property (including the less obvious things like building financials, nuances of co-op approval standards, policies regarding financing limits, pied-a-terres, buying for children, etc. etc. etc.).

I ALWAYS strongly advise the owners to not be present. Only had an issue with one. His wife understood very little English and would go to a back room and continue watching her soap operas. I managed to get her outside on the porch for about 15 minutes the first time, and I thought she was going to die. From then on, I explained the situation to lookers and no problem. Before I took it (4th Agent), other Agents said the hubby would stay and give Guided Tours - big problem. I got him to stop that.

I agree ... I find the same with my buyers ... when nobody is home they take their time and imagine ... when someone is home the just rush through and want to move on ... I advise all my sellers to leave the home whenever it is being shown ... and do it before the buyers get there

Hi Liz, we avoid "lister must accompany" with a passion.  With 30+ listings, we would spend all our time on showings!

I have a listed home with a tenant who works from home - she's begun to stay home during showings, and buyers tend to feel her presence and hurry out of the home.  This post is a reminder that I need to get her out of the home during showings.

Guided tours are almost always a disaster.  However I have had it the other way where the seller and buyers have gotten along so well it make a quick sale.  On the whole , if possible, I don't want and intrusion.  Many times, I just ask the seller to step into the patio or garage or take a quick walk.  if they work from home, I ask them to take a short break and remind them that it is in their best interest to keep buyers happy.

Hello Liz:  I learned this business in a market where every showing was accompanied by the seller's agent due to condo restrictions.  If it is commonplace buyers get used to it and eventually it become no big deal. I think the key is practice.

That said, my current market is one where agents never show up and owners are almost always gone. And when they are not they really can screw things up.

Liz well said!! thank for sharing your story with us! Excellent post!

Liz ~ I love the too many cooks in the kitchen scenario! So true!

Great post.  Think I'll borrow, "too many cooks in the kitchen."  That's a relevant phrase that is easy to understand!

Especially because we are working with different nationalities and thus cultures I advise all our agents to make arrangements with the sellers to be absent during a visit. For the peace of mind of the seller who may experience "a foreigner" as an extra intrusion upon his privacy, but also for the clients visiting, where each nationality have their own approach. Especially when it comes to houses in another country it is already a big experience to do visits, you really don't need the prying eyes of the seller following you everewhere.

Liz, good post.  I know listing agents who are always present for showings on high-end properties and engage the buyer in personal questions!   I guess it is their request to be present rather than the sellers.   I also believe having seller or agent present does make the buyer rush through the property.   I list second homes and do like to put lights on and open blinds prior to an appointment.   Then I leave!

I know what you are talking about. The buyer wants to check out the home and make a decision.