I've read several post on whether or not sellers should have a "24 hour notice required" on their listings, most notable, those from Tish Lloyd and Charita Cadenhead. Now, in the current housing market, I'm the first to tell my seller-clients that it's rarely a good idea to decline a showing, any showing. You simply never know when "the buyer" is going to walk through the door.
That said, I really don't see the issue with a 24 hour notice. Some commenters and posters on the subject blow it off, saying things like, "sellers shouldn't need 24 hours!" "If it takes them 24 hours to get it show ready, then I don't to see it!" "My buyers are only here for 1 day, we need in NOW!" The simple truth is that it rarely has to anything to do with the sellers "having to get the house show ready" and more to do with the sellers actually having a life beyond the sale of their house. God forbid if the sellers were actually having a family event at their house that day or decided to have friends over for dinner that evening or something!
It wasn't that long ago that giving a 24 hour notice was considered short notice. Now it's a This Instant! type of world? While true to a point, I don't believe that most buyers expect this. If they have lives outside of buying, I'm sure they'll understand if the seller have events outside of selling, too.
One comment on Charita's post really hit home. It was from good ol' Broker Bryant Tutas, comment #82 where he said "I never show homes on the same day I'm contacted by a buyer. So 24 hours notice is not an issue at all."
As agents, part of our job is to make sure that potential buyers are actually qualified to buy what they're looking at. Another is to actually make sure that they are intending to buy (vs. "just looking"). How can you do that and schedule showings all in the same day?
Finally, even in this market, my days are usually scheduled at a minimum of 24 hours in advance. If a buyer calls wanting to see something TODAY it's rare that I would even be able to, even if I wanted. My existing clients understand this and have no issue with it.
I understand that markets vary. A vacation spot may be an exception, for example. But I really don't see the issue with a 24 hour notice at all. Do you?
Hickory, NC
Ann, landlord tenant laws always rule. I think trying to sell with tenants in place with worthy of a blog post all it's on!
So let me get this straight, Joel, it's okay to blow off sellers that request a showing notice, but we're rolling in money if we pegged as blowing off a buyer that wants instant access? This is not a pro-24hr notice post. I just don't understand the big deal about it. Yes, any barrier to showings could possibly mean a missed sale. But come on, how often, really, does a buyer absolutely, positively have to see the house tonight?
Agee 100% Carla. If possible, make the showing availability as easy as it can be. But if they don't find something that day, won't the buyers be coming back next week?
Chad, that's the way I write it, and see it, most often here as well. The whole issue ultimately comes down to respect. In this market, unfortunately, many buyers (and agents) don't respect the seller, at all.
Apr 08, 2011 08:53 AM
RE/MAX of Nanaimo - Nanaimo, BC
Most of the time, 24 hour notice is not an issue. Sometimes it's mandatory due to the residential tenancy act. Always you will find exceptions and, depending upon the circumstances, we try to work with them and get the buyer in. I feel that 24 hours is not unreasonable at all...Most of the time that's what we see here.
Apr 08, 2011 09:51 AM
Schaumburg, IL
Real Estate Broker Retired
When was 24 hours notice EVER short notice? NEVER in my market - EVER. Sellers need to get a life & have the house show ready & that's it. No whining, complaining, etc. Agents get there & the house is still a disaster, oh I see we really needed 2 days notice Mrs. Pigpen.
Apr 08, 2011 09:56 AM
Coldwell Banker Residential Brokerage - Rancho Bernardo, CA
Your Agent for Change
It's not usually an issue, but it certainly can be. I think it depends upon a market. In California we've had times where there are multiple offers the same day a house goes on the market. Even last year, with the first time buyer's credit, there would be multiple offers within 1 or 2 days. Getting their quickly sometimes is the only way for buyers to have a chance in some price ranges or neighborhoods.
Apr 08, 2011 02:59 PM
RE/MAX Real Estate Center - North Attleboro, MA
In our market area we don't have many vacation homes or many people that come to town for one or two days and want to buy something the same day they are here. In my many years I have found the buyer agents that plan what they are doing and call a day or two before, to set up appointments usually have their act together and are successful in putting transactions together. The agent that calls at 10am for an 11:30am showing usually doesn't have a plan, is just shooting from the hip, and if lucky, they might fall into making a sale. The true professional in our area, plans their showings, their home inspections, mortgage pre-approvals and are a pleasure to work with.
Apr 08, 2011 03:14 PM
Anonymous
Great topic! Being courteous to both buyer and seller is part of our job. Depending on the buyers needs, sometimes short notice has to happen. If so, tell the buyer you will call and "try" to get in. If that isn't possible, must we skip it today or all together? That shows we are doing all we can and yet the decision is theirs. I've found that explaining to the other agent why I am calling on short notice-like a shift change in work schedules and sincerely apologizing to them and please apologize for us to the seller, does wonders to smooth things over. Don't think the buyers aren't watching us to see who works and who doesn't! Yes, every market is dfferent and so are buyer expectations.
Apr 09, 2011 01:42 AM
#45
Home Point Real Estate - Brentwood, CA
Turning Houses into Homes
I find the real issue is when I call people and they do not get back to confirm, or I show up and the baby sitter is there and no one told her. If all I have to do is leave a message and show up it is often OK, but you can never tell.
Apr 09, 2011 04:14 AM
Anonymous
While 24hr notice may be inconvenient at times, sellers lives unlike a Realtor's does not revolve around real estate 24/7, they have lives. Families, jobs, church, children activities and this may preclude a home being available and in " show ready" condition at all times. When I list I advise clients to de-clutter this makes it easier to show on short notice.
Apr 09, 2011 05:12 AM
#47
Hickory, NC
Thanks, Rhonda. I agree
Lyn, I'm not sure where anybody ever said 24 hours was considered short notice. Like I've said before, for most sellers requesting a 24 hour notice, it has little to do with "getting the house show-ready" and more to do with actually still having a life outside of selling their home.
There's always exceptions, Karen. That's true.
I think it really all boils down to planning, Arthur
I've done that many times, Carol Ann. It never hurts to call, but you can't guarantee a showing, either. And I've yet to have a buyer say "well, I won't ever see that house" if we can't get in.
Gene, that falls back on the listing agent. Either they have a poor contact management system or if they can't get ahold of the sellers, they didn't educate their clients well. My opinion.
BINGO, Nuncita!
Apr 09, 2011 07:38 AM
Keller Williams Realty Mountain Partners, Hendersonville, NC - Hendersonville, NC
Roger, over in the Asheville and Hendersonville area of Western North Carolina a lot of our Buyers are in town for a few days or so. Many are on vacation and have a limited schedule in which to look around and others are visiting friends and family. Some of our busiest times are holiday driven. I had Buyers here between Christmas and New Year's and we looked at 7-10 homes in a small window. 2 homes we wanted to see...this was the Wednesday between the 2 holidays-a neutral time-refused showings. Didn't we know that it was Christmas Holidays and they had people in????? "Well, yes. That's why we want to look...these are some of the people in to visit family and want MOVE HERE."
It really wasn't a problem for us. Instead of seeing 2 more houses, we saw 2 less. Who knows? One of them may have worked for the Buyers better than the one they bought.
I've also seen 24-hour notice required and was able to make an appointment the afternoon before for the next morning without a problem. I've also tried to make an appointment for 23-hour notice and was refused because it wasn't 24. Sometimes it can't be helped.
Today while riding through a neighborhood on our way to another appointment, my clients wanted to see a home there. When I called, it was 24-hour notice. I understand that we couldn't see it last minute, but within the next hour or so would have been fine with us. Since my clients are leaving town this evening they couldn't wait. So there are times that it really hurts the Seller.
Apr 09, 2011 09:22 AM
Jon Gosche Real Estate, LLC - BoiseMeridianRealEstate.com - Boise, ID
Boise & Meridian, ID Ada/Canyon/Gem/Boise Counties
I agree with Lenn & a few others who posted...it's not really a problem (especially because there are so many houses to choose from in my market) but it is a FACT whether Realtors & Sellers like it or not that the 24 hours notice homes WILL get shown less. Does it matter? Maybe, maybe not. But, it certianly could cause the house to stay on the market longer and therefore make it sell for less. So, really this is the seller's choice, but they should be informed that if they have that restriction they will have less showings, and is that worth it to them. If it is, great. If not, then they shouldn't have the restriction.
As for people that have mentioned that sellers have lives outside of real estate and outside of their home. Well, that is fine too, but again they are making a CHOICE. They'd rather have that life then have potential buyers look at their home. That's not a problem, as long as they don't care that they are missing out on some showings which may or may not lead to their home taking longer to sell and potentially selling for less.
Apr 09, 2011 12:12 PM
Realty Executives Tri County, Bellingham MA - Bellingham, MA
Realtor
I personally think that 24 hours is very reasonable. One has to plan his/ her day ahead!
Apr 09, 2011 02:50 PM
Dominion Fine Properties - Scottsdale, AZ
Scottsdale/Cave Creek, AZ real estate 480-710-0739
I love learning how different areas handle this issue - these blogs are so thought provoking.
Apr 10, 2011 09:49 AM
Prime Properties - Crestline, CA
I try to schedule my showings the day before if possible. Sometimes it's not possible and we'll give as much notice as possible, usually a few hours. I can understand if someone is having people over or something like that, but if you truly want to sell your home then you can be inconvenienced for 15 minutes or so by having a buyer through. Usually when the sellers are home the buyers go through as quickly as they can anyways.
Apr 10, 2011 06:23 PM
Hickory, NC
Jayne, there are always exceptions, both in a showing situation, as well as the local market. Thanks.
John/Kasey, again my question to you is WHY will it be shown less? I've never had a buyer tell me that they refuse to see a home that can't be seen on short notice. Is it possible that they find another house that they could see, make an offer and get it accepted? Yes.
Lydie, it is about planning.
Thanks for commenting, Juli
I'd rather them refuse the showing than for the sellers to stay in the home, Amy. That's almost a guarantee that the buyers will not make an offer
Apr 11, 2011 01:20 AM
Frankly Real Estate Inc. - Manchester, MD
Specializing in Carroll Co., MD
Roger ~ The reason it will be shown less is because of what agents say to buyers…maybe even what we don’t say. If we prepare our buyers by explaining how we work the notice will not be an issue. If we have an out of town buyer, wouldn’t we know that in advance?
Apr 11, 2011 02:28 AM
West Coast Realty Division - Murrieta, CA
Residential Real Estate Agent serving SW RivCo CA
I really like Bill Morrow's comment #32 - Jumping through hoops at a moment's notice for a potential buyer is unprofessional and it cheapens our role as agents. I don't consider myself a tour guide or a taxi driver, yet I see agents around me with this mentality. I think there was even a post written on AR talking about agents who drive around showing homes to buyers and buy lunch for them. Geez, no wonder we get a bad rep. We look like desparate fools, or wolves. Not sure which.
Roger, I think you've it the nail on the head when you say it all come's down to respect. Kudos!
Apr 11, 2011 12:00 PM
Hickory, NC
Diane, I think you've said it. The 24 hour notice isn't an issue for buyers, but rather for buyer's agents.
Don't get me started on the professional thing, Pamela! :) I think Bill is dead-on accurate.
Apr 12, 2011 01:04 AM
Anonymous
I am a member of the public. I have bought and sold homes, although not in the last several years. I don't understand why it is such a problem for buyer agent to give notice to seller for a viewing. In fact, in my opinion, they are really asking for a viewing, when it is someone's home. I can understand that occassionally a buyer will be touring with his agent and see a home that was not on the tour list. It is reasonable to ASK to view the home that day, but it should not be expected that a viewing is possible.
Don't the agent and buyer plan ahead to meet on a particular day to view homes? Don't the agent and / or buyer have homes selected in advance to include on the tour? Shouldn't the agent make advance contact with the listing agents to set up the viewing?
Always, when I have sold homes, my agent would call and ask if a certain day/time was acceptable for a viewing. Usually this call was a day or more in advance. Occassionally the call was on the date of the viewing. Once the call was 1 hour ahead, once the call was less than an hour. I did not accept the "less than an hour" viewing and asked that they schedule another time. I don't remember if that happened.
When I was a buyer, I had regular appointments with my agent for a few hours most Saturday mornings until we found a home. The agent set up the viewings in advance of that date.
I have my suspicions that there are so many vacant homes on the market, that agents and buyers have come to expect they can just show up at a home whenever they want. Therefore, when a homeowner has a request for notice, the buyer and his agent have such poor planning habits that they cannot accommodate this reasonable courtesy and they blame the seller.
Apr 13, 2011 11:48 AM
#58
Hickory, NC
T.J.
I just want to thank you for taking the time to comment. Many consumers read these, but few take the time to type a response (I know, I read a lot, but comment seldom myself).
I think you are absolutely correct in your thinking. As I said in earlier replies, I have never had a buyer tell me that they refuse to see a house if they cannot get into it within the next hour. Yes, there have been times where the buyer made an offer on another home, but there was also no guarantee that they would have made an offer on that home if they had been allowed to see it on such short notice.
Apr 13, 2011 11:56 AM
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