Once the listing is live, showing requests can come with little notice, and each one is a chance to make the sale. Keeping a staged house ready while living in it is the hardest part of selling for many owners. The trick is a short, repeatable routine and a few habits that keep the house close to ready at all times. This checklist is built for a fifteen-minute reset before you leave for a showing.
Key takeaways
- Keep the house close to ready every day, so a showing only needs a quick reset.
- Work from the front door inward, in the order buyers will see the house.
- Leave during showings and take pets with you if you can.
- Keep valuables, medications and personal papers out of sight.
Daily habits that make showings easy
- Make beds every morning
- Wash dishes and clear counters before leaving the kitchen
- Keep a basket or bin in each main room for quick pick-ups
- Store valuables, medications and personal documents in a locked place or away from the house
- Empty trash and recycling daily, especially in the kitchen
- Keep one set of showing towels clean and folded
The fifteen-minute reset
Minutes 1 to 3: outside
Check the walk and steps; clear snow or sweep leaves if needed. Put bins away, pick up anything on the lawn, turn on the porch light.
Minutes 4 to 7: kitchen and living areas
Load the dishwasher, wipe counters, empty the sink. Straighten cushions, clear the coffee table, hide remotes and chargers in a drawer.
Minutes 8 to 11: bathrooms and bedrooms
Wipe sinks and mirrors, hang the showing towels, put toilet lids down, clear counters into a basket under the sink. Straighten beds and clear floors.
Minutes 12 to 15: lights, air, exit
Open blinds and turn on lights in every room. Set the thermostat to a comfortable temperature. Open a window briefly if the house needs fresh air, then close and lock it. Take pets, their bowls and litter boxes with you if you can. Lock up and leave.
Tip: Keep a small bag in the car with a leash, pet treats, a phone charger and snacks. Leaving quickly is easier when you do not have to pack each time.
Why sellers should not stay
Buyers speak more freely and look more closely when the owner is not in the house. They open closets, talk about where their furniture would go and linger in rooms they like, all of which is harder with the seller nearby. Most listing agents ask sellers to leave during showings for that reason. If you work from home, plan where you will go during showing windows.
Seasonal additions
In winter, add a boot tray and an extra mat at the door, and clear any new snow from the walk. In summer, cool the house before the showing and close blinds on the hot side until just before you leave. Details are in Staging a Denver Home for a Winter Sale and Spring and Summer Listing Prep for Denver Homes.
When feedback comes in
Your agent may pass on feedback from buyers after showings. If the same comment comes up more than once, such as a dark room, a smell or a room that feels cramped, it is worth acting on. Often the fix is one of the items in the room checklists, starting with the Living and Dining Room Staging Checklist.
If you work from home or have pets
Working from home makes showings harder, because the office has to be reset along with everything else. Clear the desk to a laptop and a lamp at the end of each day, keep cables tidy and store work papers out of sight. If pets stay in the house, ask your agent how to note it in the showing instructions, crate them and keep the crate clean. Many sellers arrange for pets to stay with a friend during busy showing weekends, which also keeps pet smells and hair to a minimum.
Open houses need a longer version of the routine. Plan to be out for the whole time, and ask your agent whether to lock away anything valuable in addition to your usual precautions.
After each showing
When you come back, walk through quickly. Check that doors are locked, lights are off where you want them off and nothing was moved or left behind. Reset anything a buyer opened or shifted, so the house is ready for the next request.
Keep going
The routine gets faster with practice. After a week or two most sellers can reset the house in ten minutes. It is worth the effort: every showing is seen by someone who may decide on the spot whether your house makes their short list.