Timewasters - coping strategies!

taxiphil

SevenCL wrote: »

The OP brought up scuff marks as something prospective buyers had "nitpicked" about.

I said there was ONE scuff mark, not plural scuff marks as you keep saying. And it was ONE viewer who mentioned it, not plural viewers.

SevenCL wrote: »

There are other problems too and while people will be looking for different things in a home, it seems like there are enough problems in total that not a single viewer has been interested.

No, there aren't any other problems. It's a modern, structurally sound house, still under builder's warranty, in an excellent state of repair and cleanliness.

SevenCL wrote: »

That said, a scuff mark is easily put right, so why don't you, OP?

It's barely visible unless you get down on all fours, which is probably why I never noticed it until it was pointed out. I've since painted over it, although to be honest I doubt that it was ever going to be a deal breaker. If someone was that obsessional and paranoid, they'd soon seize on something else, like a weed in the corner of the driveway, as evidence that my house was too much of a dangerous gamble to even contemplate.

SevenCL wrote: »

If I were viewing a house and saw scuff marks that hadn't been corrected, I'd be worried about what else has just been left to its own devices that might need maintenance.

I like to think that most rational people can differentiate between evidence of serious neglect and an incredibly minor, almost negligible, cosmetic sign of normal wear and tear that was probably caused when I brushed the hoover against the skirting board.

taxiphil

Thanks to everyone for all the ideas and words of support, it's been really interesting.

I think harrup has a point that it probably looks a bit bland and soulless, so I might have a stab at the "visual hook" idea.

I also have my own theory as to the large number of viewings: the house is probably appealing to a certain demographic due to it being modern and in a particular price bracket - namely the aspirational, young, "lifestyle" types. And I think this demographic is currently in a "window shopping" phase to satisfy their aspirations and fantasies even though they're not currently able to buy.

Anyway, plenty of opinions here so thanks again, and I hope this thread proves useful to other sellers having similar problems.

LisaLou1982

SevenCL wrote: »

Point 1: in your original post you said, and I paste:
"some of the viewers saunter around the house very arrogantly, nitpicking about incredibly trivial cosmetic issues (like getting down on hands and knees to examine a one-inch scuff mark on a skirting board, or asking what kind of base was constructed under the garden shed!)" your use of the word "some" and "trivial cosmetic issues" (note "issues" plural) and then citing examples implying they are only two examples of more things that have happened, that implies more.

Point 2: when you're trying to sell your house, ANY fault is a sign of serious neglect, because when I see your scuffed skirting board, I'm going to think "this guy can't even be bothered fixing that when he's trying to sell the place! I don't fancy taking on whatever other crap he's left behind for me to sort".

OP i think best probably to ignore this user. Having seen some other replies on other threads today, all they appear to be out to do is antagonise and give ridiculous statements.

Maybe take a look around your house this weekend for any signs of *serious neglect* - you know the kinds - bits of sock fluff on the carpet, a drip of paint on the wall, a scuff on a door maybe, and get these rectified immediately before you put off any more buyers

But in all seriousness - the poster who stated making some feature point - i personally find statement walls work well, as do rugs etc - would be a good idea to make the house stand out i think

Have you posted a RM link? Apologies if you have - i mustve missed it.

littlesparkles

I am one of those aspirational young types. I only viewed properties under ten years old. But then I decided to buy a new build because the incentives were too good to ignore. Are there many new builds in your area? What are they priced at?

myhouse_2

When you're selling a house, you're having to deal with the public - and there are all types out there. Anyone worried about a scuff on the skirting board is daft. Anyone who points it out to the owner is being a bit rude. Some people think if they go around pointing out issues, they'll be in a stronger position to negotiate the price later. If it's a big issue, by all means they should mention that to the EA or even get more details from the vendor on the issue. But if it's a scuffed skirting board or a door that doesn't quite close properly (annoying though that is!) it's not going to have a bearing on the price.
But your job is to sell your house. I would just accept timewasters as the price to pay - sometimes they come back with an offer later on.

lessonlearned

taxiphil wrote: »

Thanks to everyone for all the ideas and words of support, it's been really interesting.

I think harrup has a point that it probably looks a bit bland and soulless, so I might have a stab at the "visual hook" idea.

I also have my own theory as to the large number of viewings: the house is probably appealing to a certain demographic due to it being modern and in a particular price bracket - namely the aspirational, young, "lifestyle" types. And I think this demographic is currently in a "window shopping" phase to satisfy their aspirations and fantasies even though they're not currently able to buy.

Anyway, plenty of opinions here so thanks again, and I hope this thread proves useful to other sellers having similar problems.

OK - I am an ex new build sales negotiator - now retired. I have also worked for many years in various estate agents offices selling pre-loved homes.

I think Littlesparkles makes a very good point here. Your house is quite new and you may well be competing with new builds who can offer a whole range of incentives. Go check out the competition.

Whilst you are at it take a good look at the show-homes, see what is currently trendy in home decor, especially colours. Then buy a few well chosen bits and pieces to accessorise and take the edge of all that "neutral" beige and cream. It won't be wasted money because you can take them with you. Don't forget the garden.

Re - your agent. You can go too cheap you know. I'm giving you advice for free. If I was charging you I wouldn't be cheap.:rotfl:
Better to pay 1.5% commission on a good selling price than having to put your life on hold whilst a lacklustre agent fails to deliver the goods.

I agree it's time to change your agent. However, before putting your house on the market again I suggest you rest it for a couple of months. Do your mini revamp and then get some new photos for your relaunch.

Re viewings. If you cannot face doing them anymore then by all means get your agent to do them.

However, I think you would be missing a trick. No agent will know your house as well as you do, plus if you do the viewings properly they are a golden opportunity for you to get direct feedback, at the time.

A few tips on how to do viewings.

Always be "professional", don't just make the house look nice, make an effort to look good yourself too - you are selling a lifestyle not just bricks and mortar.

Their daft questions. Try to be patient. 'How long does a log take to burn" is not quite as stupid as it sounds because in reality it is a request for information about heating costs. Look deeper and try to see the reasoning behind any questions or comments - it's not always immediately obvious.

Re the nitpicking - it's all par for the course I'm afraid, just grit yor teeth and make sure you address any small issues like scuff marks etc for next time.

Chat to your viewers, ask questions - open ended ones so that you don't get yes/no answers. Be friendly and build up a good rapport and the viewing will go more smoothly.

Try and find out as much as you can - don't drill into their finances etc. Ask questions like do they know the area, do they work locally. Their answers will give you the chance to sell the advantages of your property, travelling times to their place of work, best routes etc, proximity of shops, leisure facilities etc.

This is your golden opportunity so don't waste it.

Re feedback - this is your chance to get that feedback - whilst they are still in your home. Don't let them out of the door until you have asked these two questions.

Don't be shy about this. You are perfectly entitled to do this. You have given up your time to show them around and you have allowed them access to your home. As I said be professional - selling your house is a business transaction, so be businesslike.

1. Are there any questions you would like to ask. Would you like any more information.

2. What do you think of the house. Please note - don't ask them do you like the house - that puts people on the spot and can be embarrassing.

Finally thank them for their visit and shake hands as you say Goodbye. Tell them they are welcome to come back for a second viewing.

Good luck.

thegirlintheattic

taxiphil wrote: »

I also have my own theory as to the large number of viewings: the house is probably appealing to a certain demographic due to it being modern and in a particular price bracket - namely the aspirational, young, "lifestyle" types. And I think this demographic is currently in a "window shopping" phase to satisfy their aspirations and fantasies even though they're not currently able to buy.

This attitude might be putting off buyers; you can often get a sense of a person thinking they are 'above' you. Example, I went to buy a car a few months ago, I'm reasonably young but have a good job. It was quite obvious the dealer thought I was a timewaster so I left, unfortunately for him I went on to buy a brand new car from his rival later in the week.

I'd think about your younger 'aspirational' viewers a bit harder, they are often in a better position than you'd think (no chain, lots of disposable income). We're currently looking to buy and would be put off a house if I found the vendor snobbish or got a whiff of them treating me as a time waster. Luckily we are in no rush so don't need to jump on every house; but we'd be able to have finance in place within a few weeks should the right house come along.

lessonlearned

girlintheattic has a very good point here.

It is appreciated that you are frustrated, however, don't make the mistake of lumping people all together as a type or into stereotypes, don't have preconceived ideas about who your potential buyer might be. You do sound a little judgemental.

Try to keep an open mind. If you are not a "people person" and really can't face doing viewings then don't do them. You could be doing more harm than good.

I only suggested that doing them yourself does give you a golden opportunity to build up a rapport with viewers. It will also help you keep better control of the whole process.

On a positive note you have had 20 viewings so there must be something that attracts interest. I would suggest that it is not necessarily the price that is wrong otherwise you wouldn't get so many viewings. Clearly there is something else.

Has the EA been a little economical with the truth. Do the photos really reflect a true reality.

Unless you google for a street view an outside photo may only tell you half the story. Even then street views have only a limited value. Just how accurate are those photos.

20 viewings and no offers is unusual. Something is clearly wrong.

When you ask the second question - "What do you think of the house" this is a chance to dig a little deeper. If you are brave enough you could take this to the next level. When they say "It's not what I'm looking for" - a very common non specific answer - this is your opening to ask what is wrong.

Be brave and be polite - just ask them what it is they don't like or what it is about the house that doesn't work for them. Just ask the questions - nicely of course.

As you show them around the house you really should be able to pick up clues as to what they think, watch their body language, facial expressions. Ask them questions "What do you think of the kitchen, does it work for you". If you are careful to build up a rapport and are friendly and helpful people will chat to you and open up.

Don't be afraid to just talk to your viewers. You will soon sense if they are unhappy with your chatter and then you can just back off and leave them to it.

One final last tip about viewings. Save the best room for last, end the visit on a high, have your final conversations in this room so they have time to fall in love with it. If during the tour you notice that they particularly like one room better than others then try and go back to that room for a second look.

Re what could be wrong - here are some pointers that might help.

The location may be ok - ie the area is where they want to buy otherwise they wouldn't be there would they. However, what about where the house is actually sited.

Is it next to a busy main road, chip shop, pub, shopping area. Think noise and pollution. Do you have the neighbours from hell, what do their gardens look like - that's often a giveaway.

Shared access, unclear boundaries, wheelie bins littering the street, close proximity to electrical sub stations or electricty pylons, insufficient or difficult parking are all serious negatives.

House next door to a footpath, swing parks, playing fields - think the potential for burglaries, noise from yobos, excessive litter.

None of these issues will be immediately apparent from the estate agent's details but could well be putting people off. I'm afraid any of the above would be deal breakers for me.

On to your house. You agree it is bland - that can be changed easily. What else. Be honest with yourself - does your house smell ok - any pet odours, stale cooking smells. Any problems with damp, mildew or just general fustiness. Are there a lot of settlement cracks.

I would agree with a previous poster - be sure that the EA details show floor plans, also try to show room sizes in both metric and imperial measurements. A lot of people still think in imperial.

Hope my advice helps a little.