How Much Notice Should You Require For Showings
A reader reached out with a common question. Their real estate agent asked how much notice they need before a showing. They live in the home and will stay put until it sells. They want to make the calendar easy for buyers without making life miserable. Here is the advice I give clients in this situation.
Pick A Notice Window You Can Actually Honor
You get one chance to make a first impression, so choose a window that lets you present the home at its best.
- Most sellers do well with 4 to 8 hours of notice
- If your routine or family schedule needs more prep time, 24 hours is perfectly reasonable
- Anything beyond 24 hours starts to turn away buyers
When your home looks clean, smells fresh, and feels calm, buyers stay longer and write stronger offers. Give yourself enough time to make that happen.
Do Not Stress Over Last Minute Requests
You will sometimes get a call asking to show the home within an hour. If you can make it work, great. If not, decline politely and offer the next available time. In my experience, many last minute tours are add ons to an agent’s route or buyers who are only mildly interested. Serious buyers will adjust to a reasonable schedule.
Set Showing Hours That Fit Real Life
It is fine to block small windows for family needs or faith observance.
- Examples that work well
- No showings while kids arrive home from school, say 3:00PM to 6:00PM
- No showings during Sunday family brunch from 10:00AM to 2:00PM
- Try to keep blocked time to a few hours per week
- If only 2 or 3 small time blocks remain open each day, you will choke off demand
Your goal is to be flexible without living in chaos.
Make It Easy For Agents To Say Yes
Ask your listing agent to:
- Use an electronic lockbox and clear showing instructions
- Allow overlapping showings during busy weekends to create energy
- Confirm appointments quickly
The smoother the process, the more agents will add your home to their tour list.
A Fast Prep Routine You Can Repeat
Create a 15 minute checklist you can run through before every tour.
- Lights on and blinds open
- Thermostat set to a comfortable temperature
- Clear counters and stash small items in a tote you can take with you
- Quick wipe of sinks and mirrors
- Empty or hide trash and laundry
- Vacuum high traffic areas
- Soft music at a low volume
- Secure pets and remove pet bowls and litter odors
- Take medications, checkbooks, mail, firearms, and valuables with you or lock them up
Keep a plastic bin by the door with wipes, a small vacuum, a lint roller, a glass cloth, and air freshener so you can reset the home fast.
Showing Days Are Different Than Everyday Living
Plan where you will go during tours. Walk the neighborhood, visit a park, or set up a coffee spot. If you work from home, talk with your agent about quiet hours that respect your meetings while still leaving plenty of access for buyers.
What If You Receive Very Little Notice
If a short notice appointment is your only chance to catch a strong buyer, say yes if you can tidy quickly and step out. If you cannot, offer two or three near term alternatives and ask your agent to follow up. What matters most is keeping the conversation going.
Bottom Line
Choose a notice window you can keep every time. 4 to 8 hours is ideal for most people. 24 hours is fine if you need it. Avoid long blackout periods, protect a few family windows, and focus on a repeatable prep routine. Consistency wins more showings than frantic yes answers.
I am happy to review your situation and connect you with a vetted real estate agent in your area who can help you sell with less stress and better results.
