We here at Adrian Hassett Auctioneers know that the first open viewing is one of the most important moments in any sale. It is when interest peaks, when the most motivated buyers walk through your door and when first impressions are formed that can shape every offer that follows. A little preparation beforehand can make the difference between polite interest and a competitive bidding process. Here are the five things we recommend every seller does before that first viewing.
1. Declutter and depersonalise
Buyers need to picture their own lives in your home, and that is hard to do when every surface is covered with photographs, paperwork and ornaments. Clear kitchen worktops, bathroom shelves and bedside lockers, and pack away anything you won't need over the coming weeks. Pay attention to storage too, as buyers will open wardrobes and hot presses, and overflowing cupboards suggest a home that is short on space. Removing an unnecessary piece of furniture or two can make rooms feel noticeably larger. Aim for a calm, uncluttered look while keeping enough warmth that the house still feels like a home rather than a show house.
2. Clean thoroughly and fix the little things
A spotless home signals a well-maintained one. Go beyond your usual clean and tackle the windows inside and out, skirting boards, grout, the oven, the extractor and the corners that rarely see daylight. Then deal with the small jobs that are easy to ignore when you live somewhere but jump out at buyers: dripping taps, blown bulbs, loose handles, sticking doors, scuffed paintwork and tired silicone around baths and showers. Individually these are minor, but together they can leave buyers wondering what bigger problems might be hiding. A fresh coat of neutral paint in key rooms is one of the most cost-effective improvements you can make.
3. Make the outside count
Many buyers form an opinion before they reach the front door, and some will drive past before the viewing even begins. Cut the grass, trim hedges, weed paths and sweep the driveway. Clean or repaint the front door, polish the letterbox and house number, and replace a worn doormat. Tuck bins out of sight and clear anything stored down the side of the house. Don't forget the back garden either, as a tidy patio with a table and chairs helps buyers imagine long summer evenings, even on a grey Saturday in November.
4. Protect your privacy and valuables
Open viewings can bring a steady stream of people through your home, so take sensible precautions. Remove or lock away jewellery, cash, small electronics, car keys and spare house keys. Put away prescription medication, bank statements, post, family calendars and anything else showing personal details. Your auctioneer will manage the viewing and typically registers everyone who attends, but it is always wise to leave nothing tempting on display. When you return home, do a quick walk-through and check that windows and back doors are locked.
5. Have your paperwork ready
Serious buyers often ask detailed questions at the first viewing, and having answers to hand keeps momentum going. You are generally required to have a BER certificate in place before your home is advertised, so this should already be arranged. It is also worth instructing your solicitor early so that title deeds and contracts can be prepared, as delays at this stage are one of the most common reasons sales slow down after going sale agreed. If you have extended or altered the property, gather evidence of planning permission or exemption and any certificates of compliance. Records of recent works such as a new boiler, rewiring, roof repairs or insulation, along with typical utility costs and any management company fees, will help your auctioneer answer questions with confidence.
On the day itself
Open curtains and blinds, switch on lamps in darker rooms and make sure the heating is on in colder months. Air the house beforehand and avoid strong cooking smells or heavy air fresheners, as fresh flowers and a clean, neutral scent work best. Arrange for pets to be out of the house, and plan to be out yourself. Buyers relax and linger longer when the owners are not present, and they are more likely to speak openly with your auctioneer about what they like and any concerns they have.
The bottom line
You only get one chance to make a first impression, and the first open viewing is often when your strongest buyers are paying the closest attention. A weekend of focused preparation costs very little, but it can pay back many times over in the interest, offers and final price you achieve. Your auctioneer can advise on what matters most for your particular property, so ask for their view before the big day.
If you would like to discuss buying or selling a property, contact us on 0871303206 or email sales@adrianhassett.com or visit adrianhassett.com.
Disclaimer: This article is based on publicly available information and is intended for general guidance only. While every effort has been made to ensure accuracy at the time of publication, details may change and errors may occur. This content does not constitute financial, legal or professional advice. Readers should seek appropriate professional guidance before making decisions. Neither the publisher nor the authors accept liability for any loss arising from reliance on this material.
