A for sale sign in the front yard is not an open invitation. When a home is on the market, someone’s life is still happening inside it. Even vacant homes come with rules, and some of those rules are laws.
Good home showing etiquette protects the seller. It also protects you. If you fall in love with a house, the seller is the person you’ll be negotiating with, and first impressions matter.
Over the past several months, my clients have run into some surprising situations while their homes were on the market. Here’s what I’ve seen, and what I’d recommend instead.
1. Don’t walk the property without permission
Recently, a seller called me in a panic. His cameras showed two strangers walking his property with a tape measure. They went around back and tried to get into the locked crawl space. No showing was scheduled.
About 15 minutes later, an agent requested a showing for the next day. After a quick conversation, we put it together. The strangers were her buyers, and she had no idea they’d gone out there.
Walking onto someone’s property without notice is trespassing. My phone number was on the sign in the yard. One call, and I could have met them there within the hour. In South Carolina, people take property rights seriously. A sign is not permission.
2. Respect the showing window
Sellers plan their entire day around a showing. They clean, they leave, and some of them are moving whole families out the door. One of my clients has three children under nine.
Running a few minutes behind happens. When it does, call or text the listing agent and ask whether you can have extra time. If you need to cancel, let someone know so the seller isn’t waiting outside for nothing.
I’ve had a 4:00 showing turn into a knock on the door at 5:45 with no call. The seller had to scramble out of the house. Communication solves almost all of this.
3. Look at the house, not the owner’s belongings
Opening closets, pantries, cabinets, and even the refrigerator is expected. You’re checking storage, size, and condition.
Opening dresser drawers and wardrobes is different. Those hold personal property that has nothing to do with the house. It feels like a violation to the seller. Many homes have cameras now, so assume someone may see it.
4. Avoid using the seller’s bathroom
Emergencies happen, and I’ll admit it’s happened to me in a pinch. Still, it shouldn’t be standard practice. Plan stops at a public restroom between showings.
If you truly need to use one, check that the water is on first. Vacant homes are often winterized as temperatures drop. And always leave the bathroom exactly as you found it.
5. Leave food and outside items in the car
Nobody wants guests eating while walking through their home. Keep snacks in the car and build breaks into your showing schedule. If it wasn’t in the house when you arrived, it should stay outside.
6. Leave pets at home
A seller once called me from down the street: buyers were bringing a black lab into her house. It wasn’t the first problem she’d had with showings, and it was the last straw. She took her home off the market.
The buyer’s agent said the dog was well trained and part of the family. That may be true. But the seller could be allergic, or have a pet of her own. If a dog damages something, the buyer could be liable. If seeing the house with your pet matters, ask after your offer is in.
7. Ask before taking photos or video
Video calls with out-of-town buyers are common, and most sellers are fine with them. The key is a heads up. Sellers may have personal items out that they don’t want recorded. Advance notice gives them a chance to put things away.
8. Keep your group small
I’ve walked into showings with eight people and no clear idea who the buyer was. Large groups are hard to keep track of, and they make sellers uneasy. Bring family for a second look after you’ve narrowed things down, and let the listing agent know ahead of time.
9. Have a plan for the kids
It’s hard to evaluate a house while watching young children. Kids don’t always understand that furniture and decor belong to someone else.
Two approaches work well. Parents can tour first and bring the kids once the list is narrowed down. Or they can bring a friend or relative whose only job is watching the kids.
Why Home Showing Etiquette Matters for Your Offer
Selling a home is stressful, and a home is a personal space. When sellers feel their home was disrespected, it can sour a deal before an offer is ever written.
The simplest rule of home showing etiquette is to put yourself in the seller’s shoes. Would this be okay if it were your home? Be focused, be kind, and be respectful.
Ready to Start Touring Homes?
Every showing situation is a little different. If you’re planning to tour homes and want to know what to expect, I’m happy to help. Start your VIP home search or schedule a consultation today.
Frequently Asked Questions
Can I Walk Around a House That Has a For Sale Sign?
Not without permission. A for sale sign doesn’t give anyone the right to walk the property. If you want a closer look, call the number on the sign. The listing agent can set up a time to meet you there.
Is It Okay to Open Closets and Cabinets During a Showing?
Yes. Sellers expect buyers to open closets, pantries, cabinets, and the garage to check storage and condition. Dresser drawers, wardrobes, and other personal belongings are off limits.
What Should I Do If I’m Running Late to a Showing?
Have your agent contact the listing agent as soon as you know, and ask whether extra time works for the seller. If you can’t make it at all, cancel so the seller isn’t waiting outside their home.
Can I Bring My Kids to a Home Showing?
Yes, with a plan. Many parents tour on their own first and bring the kids once the list is narrowed down. Others bring a friend or relative to watch the kids so the parents can focus on the house.
Can I Bring My Dog to a Showing?
No, not without permission. The seller may have allergies or pets of their own, and you could be responsible for any damage. If it matters to you, ask after your offer is in.
Can I Take Photos or Video During a Showing?
Ask first. Most sellers are fine with it when they get a heads up, because it gives them a chance to put away personal items.
