In my experience, there’s one fundamental truth about house hunting: You can never fully escape the haters. That’s right. The haters. The only way to live a 100 percent hater-free life is to never stick your neck out, and never do anything, because, as the saying goes, you simply cannot please all of the people all of the time.
And this is particularly true with real estate and putting your listings on the market — because homes, locations, aesthetics and such are so much a matter of personal preference, some people will find something to criticize about even the most perfectly staged, priciest properties on the market.
As a listing agent, your job is not to try to make your listings be all things to all people — but you do want it to appeal to enough buyers that you get one great offer (and multiple offers never hurt anybody, either). That said, you don’t want your listing to be the house that nearly every buyer and broker sees, rolls their eyes at and utters the same few, predictable, deal-killing criticisms.
Fortunately, what is predictable is avoidable. Unfortunately, many of the things that make a listing susceptible to haters are issues on the seller’s side of the property preparation responsibilities. Let’s explore the most common things buyers hate about listings they see. In the process, you’ll get equipped with things you can say to your sellers to help sidestep those issues and, in large part, hater-proof your own listing.
House-hater complaint No. 1: odors
You might think I’m beating a dead horse, here, or even preaching to the choir. But as long as house hunters keep emailing me to ask why, in the name of all that is sacred, they keep seeing homes that smell like all sorts of madness and mayhem, I’m going to keep repeating this message.
Viewing a home sounds like it’s all about the visual of the experience. And visuals are critical — your listing should be in its Sunday best, so to speak, when it’s being shown, in terms of being spruced, staged and clutter-free. But when a buyer comes to see your listing, they don’t turn off the rest of their senses. And there is nothing that can turn a buyer off from a home they’d otherwise like more quickly than a powerfully bad odor.
In particular, cigarette and pet odors in a house that seems to have been well-cleaned create the concern that they might be permanent and that the buyer might not be able to get rid of them without dropping some serious cash on cleaning or even removing wall, window and floor coverings.
If you are listing a home and you know that someone has been habitually smoking in it or that the seller has had a “challenge,” let’s say, with pet accidents, do not ignore the problem. And do not think that because you had the carpet shampooed or the drapes cleaned, or because YOU can’t smell anything, that the problem is gone. The human sense of smell very quickly gets used to smells that it lives with or is surrounded with on a regular basis.
It’s one of the tougher parts of your job as an agent to point out bad smells and odors, no matter how painful the conversation, and to make sure they are eradicated by any means necessary before you place your listings on the market.
House-hater complaint No. 2: glaringly extreme overpricing
There’s the kind of overpricing that makes a buyer say, “Hmmm, seems a bit high. Let’s go see it, but we might have to offer a little less than the asking price if we like it.” Then there’s the kind of overpricing that makes buyer say, “I’ll wait until a price reduction,” or worse, hold their sides from laughing.
When overpricing is glaring, many buyers and buyer’s brokers will comment on it or inquire about it. What they are less likely to do is actually come out and see the place, especially if they weed it out online after comparing its specs to all the other homes in the area and the price range. Often, homes this severely overpriced simply don’t sell, or not until after they’ve had some serious price cuts or have been on the market so long buyers begin to feel confident about making lowball offers.
In fact, the goal is the opposite — you want your listing to stand out as a property that is not dirt cheap, but does present a good value for the money — that’s what motivates buyers to get out of their chairs and into the property for a viewing.
Obviously, you don’t set the price of your listings. It’s also obvious that the agent-seller conflict about overpricing is one of those battles that have been fought since Adam and Eve sought to list the Garden of Eden.