Viewing day routine

The short answer

Viewings are won on light, warmth, smell and calm. Twenty minutes before each one: lights on, blinds open, heating comfortable, surfaces clear, pets and their belongings out, bins hidden, bathroom tidy. In Scotland viewings are commonly conducted by the selling agent, which usually produces more candid feedback than a seller showing people round.

What the work involves

A fixed pre-viewing checklist, a decision on who conducts viewings, and a way of capturing feedback after each one.

Rules and responsibilities in Scotland

Anything said at a viewing about the property should be consistent with the Home Report and the property questionnaire.

What commonly goes wrong

Following the viewer from room to room and talking, which stops them looking properly and forming their own impression.

What it usually costs

Indicative ranges only, to help you judge a quote. They are not an estimate for your property — only the business doing the work can give you that.

• Agent-conducted viewings are usually within the agreed fee and generally produce better feedback.
• Heating the property properly for winter viewings is a genuine but small cost.
• Repeat viewings are a good sign and worth accommodating even at short notice.

What to do, in order

1. 1Twenty minutes before: lights on, blinds fully open, heating comfortable.
2. 2Clear all surfaces and tidy the bathroom.
3. 3Remove pets, pet bowls, litter trays and bins from view.
4. 4Open internal doors so the layout reads clearly.
5. 5Leave the property and let the agent conduct the viewing.

Local detail for the Lothians

• Winter viewings in Edinburgh are often after dark, so lighting and warmth matter more than in summer.
• Make sure the common stair is clean and lit before a tenement viewing — it is the first impression.
• City centre viewings benefit from advice on parking, which the agent can give in advance.

When you need a professional

A solicitor estate agent usually conducts viewings and collects feedback, which is more useful than a seller's own impression.

Common questions

Should the seller be present at viewings?

Usually not. Buyers look more freely and give more honest feedback when the agent conducts the viewing.

What about pets during viewings?

Take them out along with bowls, beds and litter trays. Some buyers are uncomfortable around animals and most notice the smell.

Related pages

• Smells, pets and air quality

  The thing viewers notice first and mention least.

• Staging on a budget

  Arranging what you already own so rooms read clearly in photographs and at viewings.

• Photography day

  The final hours before the camera and the Home Report surveyor arrive.