In short
Buyers decide within the first few minutes, and most of what puts them off costs very little to fix: clutter, smells, dark rooms and small repairs. Do the slow jobs in the week before photos, run a fifteen-minute routine on the morning of each viewing, and answer buyer questions honestly but briefly — especially the ones about why you are moving and what you will accept.
Last updated . Reviewed by FindYourAgent editorial.
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The week before photos and the first viewing
Listing photos and the first weekend of viewings do most of the work. Do the slow jobs now, not the night before.
- Take one car-load of clutter to storage or a friend's garage. Clear worktops, hallway and the floor of every wardrobe.
- Fix the small things a buyer touches: sticking doors, dripping taps, loose handles, blown bulbs.
- Re-seal around the bath and shower if the silicone is grey or mouldy. It costs under £20 and reads as 'looked after'.
- Cut the grass, weed the front path and put the bins out of sight. Buyers judge the house from the car.
- Clean the windows inside and out, and the oven. These are the two things buyers notice without meaning to.
- Decide which room is the 'second bedroom' and set it up as one, even if you use it as an office.
Room by room
You are not styling a show home. You are removing reasons for a buyer to mentally knock money off.
- Hallway: shoes and coats away, a working light, nothing to squeeze past.
- Kitchen: worktops clear except one or two items, sink empty, bins emptied, no strong food smells.
- Living room: fewer chairs than you think, curtains fully open, lamps on even in daytime.
- Bedrooms: beds made, floors clear, wardrobes not bursting — buyers do open them.
- Bathroom: fresh towels, toiletries in a cupboard, toilet seat down, extractor fan working.
- Garden: one tidy seating spot, toys and tools put away, broken fence panels fixed or removed.
The morning of a viewing
Fifteen minutes is enough if the week-before list is done.
- Open the windows for ten minutes, then close them and set the heating to a normal temperature.
- Turn on the lights in every room, including the hallway and landing.
- Lock away valuables, prescription medicines, post with your bank details on it and spare keys.
- Arrange for pets to be out of the house, or at least out of the rooms being shown.
- Leave a single sheet with council tax band, typical bills and broadband speed on the kitchen table.
- Go out, or stay in one room. Most agents would rather show the house without you following.
Safety if you are showing buyers yourself
Relevant if you sell privately or your agent offers accompanied viewings only on some slots.
- Take the full name and phone number of every viewer in advance and call it back to check it works.
- Never show the house alone. Have another adult at home.
- Keep your phone on you and start the tour at the front of the house, ending near the front door.
- Do not discuss when the house will be empty, holiday dates or where keys are kept.
What to say when buyers ask
"Why are you selling?"
Say: A short honest reason: 'we need more space', 'we're moving for work'.
Avoid: 'We need to be out by March' — it tells the buyer you will accept a lower offer.
"Any problems with the house?"
Say: Answer honestly and point them to the agent and the property information form.
Avoid: Hiding a known issue. Sellers must not give misleading answers, and a buyer can claim for misrepresentation after completion.
"What's the lowest you'd take?"
Say: 'Any offer goes through the agent, and we'll consider it properly.'
Avoid: Naming a number at the door. You will never hear an offer above it.
"Are the neighbours OK?"
Say: Answer truthfully. Disputes you have reported or been involved in must be disclosed on the TA6 form anyway.
Avoid: Saying 'never any trouble' when there has been a formal complaint.
Our take
Sellers spend too much on staging and too little on the boring list. A repainted feature wall does less for an offer than a hallway you can walk down without turning sideways. If a house has had ten viewings and no offers, the problem is usually price, not cushions — ask your agent for the feedback in writing before you spend anything.
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