Sellers Etiquette    START YOUR ENGINES, WERE ON THE MARKET!   During the marketing period, you will be contacted by our Showing Desk to schedule appointments.  Based upon the instructions that you provide, the notice for showings may be a day in advance or very spur of the moment.  Please, be sure to clarify your needs with me.    Your home should be ready to show with beds made, bathrooms and kitchens clean, laundry done, trashcans empty.  I would urge you to leave your curtains or blinds open to let the sunlight and to expose any nice view.  Do not leave out any jewelry, cash or prescription medications.    A spacious home will make the best impression.  If your closets and cabinets packed tight, I would urge you to begin packing unneeded items now.  Highly personalized decor such as family photos or collections should be kept to a minimum.   Please make every effort to make the home easily accessible by containing or removing any loud or vicious dogs.  If a buyer can't explore your back yard, garage or laundry room, this may cost you a sale!  On the subject of pets, please keep in mind that pet odors are a quick deterrent to buyers.  The same can be said for tobacco odors.  If this is the case, you may want to have your carpets cleaned and in extreme cases, walls and ceilings painted prior to placing your home on the market.   Does your home need special attention with any maintenance or deep cleaning?  I would be happy to help you coordinate professional services to help prepare your home to show its best.    NOW THAT WERE IN CONTRACT:   Sellers and buyers alike must understand that when a contract is negotiated and accepted by both parties, the terms of the contract must be adhered as written.  Any changes will require the written acceptance of both parties.    Upon ratifying the contract, the buyer will generally exercise the right to conduct third party inspections within a specified window of time (perhaps 5-10 business days).  Much like when your home is shown to potential buyers during the initial marketing period, it is advisable that a seller not be home during the third party inspection.  The buyers agent will coordinate the time of the inspections according to the availability of the inspection company, the buyers schedule and the buyers agents schedule.  If you cannot make your home available on a certain date or certain time, please communicate this to me at the time of contract acceptance so that all parties can plan accordingly.    The purpose of the third party inspection is to discover any unforeseen or undisclosed maintenance issues pertaining to the roof, plumbing, electrical, heating, cooling, appliances, foundation, etc.  However, the inspection is not a time for the buyer to take issue with cosmetic items.  Don't be surprised on even the newest of homes, for an inspector to find a few needed repairs.  Upon completion of the inspection, buyers will often ask for some repairs.  Naturally, the amount of requested repairs will vary with the condition of the property, the buyers satisfaction with the negotiated terms.  If a buyer recognizes that they have been treated well in the contract negotiation, they will usually be more agreeable during the inspection phase. Your contract may call for the seller to pay for or to coordinate some inspections.  In the case of an irrigation well inspection, this is a common item for the seller to pay and is required in most local municipalities.  In the city of Derby, a sump pump inspection is required every five years.  Relax!  I know who to call and will address these details for you.  PLANNING YOUR MOVE:   Plan to remove all personal property from property except items noted on contract.  Don't leave behind things that you don't want.  If you don't want them, the buyer probably doesn't either!  If you need to get rid of some items, try a garage sale (permits are available at Dillon's) or call the DAV or Goodwill to donate items.  Moving is a very labor-intensive process.  Don't make the mistake of underestimating the time you will need.   Have all debris placed in trash bin and schedule a final trash pick-up for closing day.  There may be an additional cost involved from your carrier of approximately $25.  Don't leave trash for the buyer to carry out.   Remove nails and patch holes when you take down pictures.  If you have the original paint, ask a paint store to re-shake it.  Test in an inconspicuous area to be sure that it still matches.  Over time, light will change the paint on the walls and time will age the paint in your bucket.  It may not match on the first try.  Often, purchasing a new bucket of paint using the original paint mix will make for a good match.   If you have paint buckets or stain cans for colors that are still in the home, then do leave them for the buyer.   The brand and color mix will be valuable information for future touch-ups.   Clean the home.  You've probably been trying to maintain a clean home for the showing process but found it hard to keep up while packing and orchestrating your move.  If you've lived in your home for more than a few months, you will be surprised how many dust-bunnies are hiding under the dryer, refrigerator or in drawers and on top of cabinets.   Think of the standards of cleanliness that you would expect when checking into an economy hotel.  Should your buyer expect anything less?  Cleaning fireplaces, windows, light fixtures, secondary bathrooms, the kitchen range and microwave can be done in advance.  With the right planning, you should be able to do a good job of cleaning with just a few hours after the movers have left.  If this sounds like a big job, I can help you to find a cleaning service to assist you.   Buyers generally do a final walk-through prior to closing to verify the condition of the home.  This may be done the day of closing or in the few days prior.  Be sure that all light bulbs are working, furnace filters are clean and all repair items noted on the contract addendum have been completed.   Call ahead to cancel your utilities on the afternoon of the closing.  The buyer should also be making arrangements to have the utilities transferred to their name on the same day.     During spring, summer and fall months, be sure the yard is mowed within a few days prior to closing.  Don't neglect your yard between contract and closing.  Keep watering and keep mowing as seasonally appropriate.  The buyer may have felt that your fine landscaping and thick turf was one of the finer attractions of your home.     Don't be surprised if your buyer receives mail or deliveries sooner than expected at your address.  Sometimes these things happen!  Just set them aside and be sure your movers don't get a hold of them.  Leave keys, garage door openers, manuals, etc in a kitchen drawer.   An optional act of kindness:  Leave a roll of toilet paper behind for the buyer; they never can find it when they need it! Remember, moving and the financial obligations of a real estate transaction can be stressful for both buyers and sellers.  This may be the buyers first venture into home ownership.  These small courtesies should help to put the buyer at ease and reduce the stress for everyone in the transaction.  There's something to be said for patience!  Throughout the marketing process and particularly in the weeks and days counting down to closing, it is helpful to be flexible, roll with the process and know that we are all trying to row this boat in the same direction... to a successful closing.  With so many people involved in a real estate transaction (buyers, sellers, buyer's agents, seller's agents, title companies, lenders, appraisers, various home inspectors and repairmen), you can imagine how that a minor change in schedule or a miscommunication can effect so many interested parties.  Rest assured, I'll make every effort to keep the transaction on course so that you can stay focused on planning your move. Michelle Hamilton, 2004-2007. All rights reserved.