The Accompanied Showing ~ No Thank You!

By
Managing Real Estate Broker with Magnolia Realty ~ Granbury TREC #547752

The Accompanied Showing ~ No Thank You!

Posted!

We have all been there as agents right? The Seller wants us to be present at each and every showing. Is this really feasible and the other question, is this a strategy that is conducive to a potential sale? My short answer is no on both accounts.

 

Of course there are unusual situations at times where the home truly does require special instructions or has complicated security systems, gates, etc. Other times, especially in a specific home that is laden with high-end equipment or collections, the Seller might truly feel better with their agent present. These cases are rare and of course are discussed and addressed at the listing appointment.

 

The problem with the requirement of the listing agent at every showing does have some legitimate issues:

  1. Requiring another agent to be present at every showing creates another layer of scheduling. As we know in this industry, scheduling can already be tricky. Juggling one agent's showing request with the client's, plus adding in yet another agent's schedule typically results in NO showing at all. The more difficult it is to schedule a showing, the more likely the home just won't make the list.
  2. Another problem lies in allowing the potential buyers the privacy to see the home without the listing agent right there. This is uncomfortable for our clients and in these cases, the buyers look quickly and don't spend as much time in the home.
  3. Listing agents interjecting information regarding objections to the home don't know the buyer's like the buyer's agent does. Therefore, these bits of information are typically not welcomed.
  4. There is also the case of privacy. The listing agent does not represent the buyer's client. They should not be privy to conversations between the buyers and their agent.
  5. The Supra keyboxes may only be accessed by licensed individuals. These high-tech devices send a message to the listing agent when someone opens them and lets them know the time and who the agent is. This should provide a seller with a layer of comfort that not just anyone is accessing their home.

 

So how do you handle this request with a seller? Simply discuss some of the issues listed above. Logistically, it just dosn't make sense. It isn't that listing agents are lazy in any way regarding an accompanied showing, it really, really can result in fewer showings. 

 

In most cities, getting from point A to point B always has challenges. Put showing 6-8 homes in the mix with traffic, weather, unexpected showing surprises such as that cat that escapes, etc. are just a few of the challenges we face each day as we show property. The goal is to attract as many buyer as possible to get inside of the home to see it.

 

Aside from having the property properly priced, a home that is easy to show with fewer complications is one of the best ways to get it sold. There will always be those exceptions. For the majority of homes, the request of an accompanied showing will most always slow the entire process down. 

 

Are you ready to put your home on the market? Let's talk! The reality of listing, marketing, and showing your home are multi-faceted. Let us tour your home today and discuss how we might be of service to you.

 

Posted by

     Magnolia Realty Granbury    

"Have you fully lived today?"

   Paula L. McDonald ~ REALTOR®

       Managing Broker ~ Granbury, Texas 

 936-203-0279 Direct

Selling Hood County and surrounding areas!

PaulaMcDonald@MagnoliaRealty.com 

      CNE

Houzz      

 John Maxwell

Farm & Ranch

 


          ABR                 Institute for Luxury Marketing                Institute for Luxury Home Marketing

 

 

Copyright 2017 Paula McDonald

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Show All Comments
Rainmaker
703,278
Jill Sackler
Charles Rutenberg Realty Inc. 516-575-7500 - Long Beach, NY
LI South Shore Real Estate - Broker Associate

Very sensible post but at times, there are other reasons why the listing agent is asked to accompany showings i.e., an elderly person who doesn't feel comfortable opening the door to someone she doesn't know etc.

Apr 20, 2018 02:07 PM #52
Rainmaker
217,702
Susan McCall, Everyone needs a home
Compass Realty Solutions, Portland, OR & Vancouver, WA - Portland, OR
Quickly, professionally and with a little fun!

Depending on the sellers, it is kind of fun to show the home with the sellers present.  This provides insight to the home, how is it has been maintained, and with a little luck, an insight to their personal reasons for selling.  Then there is a possibility that the sellers may divulge information that will help the buyers.

If a home has lots of bells and whistles and features that are not visably available I recommend signs placed around the home to high light something special such as heated bathrooms floors or a kitchen with custom cabinets that house 2 ovens  or a fireplace in the kitchen that can also be used as grill.

Apr 20, 2018 03:04 PM #53
Rainer
436,260
Kimo Jarrett
WikiWiki Realty - Huntington Beach, CA
Pro Lifestyle Solutions

I believe LA of all luxury properties should be available since most reviews are by appointment. Fixtures and materials of the property, the craftsmanship of the construction and other elements may not be known to the buyer's agent. I use a punch list for every room to inform the BA about the type of materials or construction that makes the property not only unique but as justification for the value and pride of ownership. 

 

Apr 20, 2018 05:56 PM #54
Rainmaker
435,754
Mary Hutchison, SRES, ABR
Better Homes and Gardens Real Estate-Kansas City Homes - Kansas City, MO
Specializing in Brookside, Waldo, Prairie Village

When I read the title of this blog, I thought you were referring to buyers who bring family members and friends to tour homes with them and the buyer agent--that's another post!  Sellers who want to be present during showings aren't ready to let go.

Apr 20, 2018 06:41 PM #55
Rainmaker
416,169
Bruce Kunz
C21 Solid Gold Realty, Brick, NJ, 732-920-2100 - Howell, NJ
REALTOR®, Brick & Howell NJ Homes for Sale

Hi Paula McDonald. I tend to be with those who say "it depends".  i can see an argument either way, depending...

After educating sellers about the generally negative buyer response to having their agent present at all showings, it is still their decision. It is also the potential seller agent's decision to 'take the job' or not.

Bruce

 

Apr 20, 2018 07:30 PM #56
Rainmaker
1,158,492
Kat Palmiotti
Grand Lux Realty, 914-419-0270, kat@thehousekat.com - Monroe, NY
The House Kat

I've had buyers who were going to make a decision on such and such a day on the house they wanted to purchase. So off we went with our list of 6-8 houses to see. And the ones that we couldn't schedule came off the list. Accompanied showings are difficult to schedule and probably would not have made the list.

Apr 21, 2018 04:16 AM #58
Rainer
123,766
Jamie King
Hoty Enterprises, Inc. - Huron, OH
Sandusky, OH

Excellent post! I cringe and roll my eyes anytime I see "listor must accomany". This makes buyers very uncomfortable and scheduling complicated, as you stated. In most cases, with education, you can convince the sellers it's just not necessary.

Apr 21, 2018 05:18 AM #59
Rainmaker
335,547
John Wiley
Right Move Real Estate Group- EXP Realty - Fort Myers, FL
Lee County, FL Real Estate GRI, SRES,GREEN,PSA

The comments are a great addition to a great post.

It is interesting to read about different markets and what is expected.

With the exception of high dollar listings, I would find few other times I would agree to listing agent must accompany all showings.

It generally is not in the best interest of a sale to have this stipulation.

Apr 21, 2018 07:23 AM #60
Rainmaker
66,659
Janet Partlow
JLP Realty - Montgomery, TX
Lake Conroe area, Conroe, Willis and Montgomery!

I can understand that certain markets and certain pricepoints and high priced items within a home will dicate when and if an accompanied showing is indicated.  Case in point Usher's home robbery that is thought to be linked to a prior showing.  I have been to an accompanied showing where the agent just unlocked the front door and let us look, and another where the agent took us on a guided tour throughout the house. Both showings felt rushed and limited the ability to leisurely look at the home and discuss. However, I think that many issues that necessitate the sellers desire for the accompanied showings can be due to agents that do not properly prequalify their buyers prior to showing.

Apr 21, 2018 09:17 AM #61
Rainmaker
3,386,259
Dorie Dillard
Coldwell Banker United Realtors® ~ 512.346.1799 - Austin, TX
Serving Buyers & Sellers in NW Austin Real Estate

Good afternoon Paula McDonald ,

So glad to see this post featured. Of real estate practices varies all over the country but common sense needs to prevail when buyers want to view a property. I ;ole Sheri Sperry - MCNE® feel it all boils down to knowing your market and your client. If a listing agent does not feel comfortable or feel that it is necessary to be present than pass on the listing. We are problem solvers and each seller has different needs. It's up to us to find a simple solution for all concerned.

Apr 21, 2018 10:30 AM #62
Rainmaker
1,328,461
Cheryl Ritchie
RE/MAX Leading Edge www.GoldenResults.com - Huntingtown, MD
Southern Maryland 301-980-7566

That’s some good refresher points. I like the verbiage about another layer of scheduling.

Apr 22, 2018 12:53 AM #63
Rainmaker
1,328,461
Cheryl Ritchie
RE/MAX Leading Edge www.GoldenResults.com - Huntingtown, MD
Southern Maryland 301-980-7566

I forgot to mention it’s a catchy photo for the post!

Apr 22, 2018 12:54 AM #64
Rainer
79,016
Adam Feinberg
ANCHOR ASSOCIATES - Manhattan, NY
NYC Condo, Co-op, and Townhouse specialist

In my market- keyboxes are super rare. Occassionally, I can show a property unaccompanied by the listing agent- typically the keys are with the doorman, but that isn't common. It is an effort to get both buyer's agent and the listing agent in the room together for a private showing that also works for the seller and buyer- many layers of scheduling.

Apr 22, 2018 06:13 AM #65
Rainer
184,970
Jon Mahan
Real Estate Central - Charleston, WV
ABR Charleston, West Virginia Real Estate

From reading all the comments, I guess it really does depend on your local market.  I do wonder how many  sellers would "require" that their listing agent attend all showings if they had the information you lad out.  Good post!

Apr 22, 2018 11:06 AM #66
Rainmaker
1,100,772
Paula McDonald
Magnolia Realty ~ Granbury - Granbury, TX
Magnolia Realty ~ Granbury, TX 936-203-0279

Wow, lot's of great comments and yes, yes - each market is different. What prompted this post initially for me was my 300,000 Seller who chooses to leave their home unlocked rather than place the key in the lockbox and then wants an agent from our firm there each and every time it shows. The home is out on the other side of the lake, takes awhile to get there and it truly isn't feasible for our agents to do this on a moments notice. This was not discussed up front at the listing appointment and just recently became a demand. She is also a licensed agent who used to sell high-end homes 20+ years ago. A lot has changed in 20 years and the Supra boxes are very secure should a client choose to use them. Just thought I would add this piece to the post. However, I do love a good post that creates food for thought and lots of different perspectives.

Apr 22, 2018 02:36 PM #67
Rainmaker
442,381
Paula Hathaway, REALTOR, LBA
Douglas Elliman Real Estate - Southampton, NY
...Finding Your Place In The sun!

I read this post with great interest because I just recently referred an agent to my sister in another state who wants to sell her home of 40 years...the place where she raised her family and maintained the classic features of the 1920's home right down to the Tiffany lampshades and leaded glass windows.

The house is beautiful but it is not brand new so it takes a special knolwedge about the place to sell it to the public. It is a mid-$400k price so it is not the most expensive house either; it is however, a storied house with great details that are not seen everyday. The agent was dismissive of all the points when she first met my sister; she did not pay attention to anything that my sister told her. After signing on to take the listing the agent handed my  sister a strange looking green box. My sister said "what am I supposed to do with that?"..Again the agent dismissed her question telling her, "don't worry we will take care of it as we show the house. It is for the other agents to get the key". My sister lives in the house and was not comfortable with having a box hanging on her front door so they put it in the garage.

Later when agents started texting her, my sister realized that complete strangers were going to be showing the house, not the woman with whom she signed the agreement. I explained that we do allow agents from other agencies to show a house here in the Hamptons after they have seen it and have taken down all the information or reviewed the listing thoroughly. Well, it seems that there was an assumption on the part of this agent that she would never be showing the house--others from the community would be showing it.  My sister had never been informed that this is the way she handles her listings. She was so upset that I had to call the agent and make sure that she knew that my sister never dreamed someone would sign an exclusive and never be expected to show the house!! I was a little shocked as well. It should have been explained--instead it was in very fine print that was never pointed out to my sister. The agent is now showing the house and it does get showings of 2-3 times a day almost everyday. It was a strange thing to hear when I spoke to the agent but she was willing to go ahead and do the showings but would add another % point to the commission! Strange!

Apr 23, 2018 10:31 AM #68
Rainer
182,932
Greg Mona
RE/MAX Platinum Living - Scottsdale, AZ
YOUR Local Real Estate and Design Resource in AZ!

Hi Paula McDonald. We still get these requests from prospective sellers from time to time. And while there may be a good reason (in the seller's opinion) to have to do it this way,  it seriously hampers the ability to sell the home in any number of ways. When this rare request does come up, we do our best to explain why it makes selling the home much more difficult, and also add it would be better to have a SUPRA lockbox that records the exact time the lockbox is opened with the name of the agent who has the lockbox key assigned to them. If they still say no, we say "thanks, but no thanks".

Apr 23, 2018 01:07 PM #69
Rainer
285,973
Thomas McCombs
Century 21 HomeStar - Akron, OH

Silver lining department:  If a seller is present there could be information  given that would be beneficial to my buyer. 

I myself have no problem with the listing agent being present, as long as she does not  get in the way. 

Apr 25, 2018 05:49 AM #70
Rainmaker
487,716
Karen Feltman
Cedar Rapids/Iowa City, IA Lepic-Kroeger REALTORS - Cedar Rapids, IA
Relocation Specialist

This post goes to show that all markets are indeed different.  If a seller requests for me to be at all showings....I make the decision on whether or not I have the time to allow for this type of commitment.  I can honestly say that my presence at showings has proved to be beneficial for some homes by being able to answer questions or pointing out features that would not be noticed otherwise....but I keep my distance and only comment if I have been asked to contribute.  It is also about reading the buyer's agent and knowing their comfort level as well as their relationship with their buyers.  Thank you for posting.

Apr 26, 2018 12:57 PM #71
Rainmaker
2,882,879
Tony and Suzanne Marriott, Associate Brokers
BVO Luxury Group @ Keller Williams Arizona Realty - Scottsdale, AZ
Serving Scottsdale, Phoenix and Maricopa County AZ

Paula McDonald "Aside from having the property properly priced, a home that is easy to show with fewer complications is one of the best ways to get it sold. There will always be those exceptions. For the majority of homes, the request of an accompanied showing will most always slow the entire process down."

Right on target - and - re-blog!

May 05, 2018 07:29 AM #72
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Rainmaker
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Paula McDonald

Magnolia Realty ~ Granbury, TX 936-203-0279
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