You’ve put your home on the market and had the first slew of viewings.
You haven’t yet had an offer, but one or more of your viewers has asked your estate agent to schedule a follow up viewing.
What does this mean? Let’s break it down.
What does a second viewing typically mean?
A second viewing usually means that your home is a contender for a buyer. But perhaps they’re not ready to make an offer yet.
There are potentially a host of reasons why they might need to take another look. Here are some of the most common:
It’s not just their decision
Sometimes both members of a couple might not attend the preliminary viewings. They might divide the legwork and only both visit a property if it seems like a good fit. Similarly, sometimes friends buy together or individuals might buy with the help of a family member – so they might invite a pal or their mum and dad to take a look and help them make a final decision.
They want to check something
Buying a home is a huge investment and it pays off in the long-term to be cautious. It’s possible that while your home seems appealing, a prospective buyer wants to see it at a different time of day or double-check for noisy neighbours, parking options or remember to bring a torch to shine into the corners of each room. It’s your job as the buyer to allow them to take the time they might need to feel reassured enough to make an offer.
They want to see it at a different time of day
Home hunting is a busy time and quite often it’s only possible to go on viewings after work. In winter, this might mean it’s dark when a prospective buyer first saw your home. So a second viewing is an opportunity for them to see if they still like it as much in the light of day. Or vice versa, especially if safety is a key concern, a viewer might want to come back after dark to get a feel for the neighbourhood.
They want to test travel arrangements
A decent commute and proximity to family can be massively important to any buyer. A second viewing is a good opportunity to take public transport or make the journey to the property during rush hour or at a different time of day. A very sensible move by the buyer to make sure they don’t make an offer on a home that turns out to be impractical.
They want to ask questions
Making an offer is a big deal. While a lot of the home-buying process is down to gut instinct, sensible buyers will come armed with questions.
You can check out our viewing check-list to get an idea of what they’re looking for.
It’s human nature to be bowled over during a first viewing and to forget to ask questions in the shared enthusiasm of the moment. So a second viewing is an opportunity to get into the detail, so make sure you’ve covered all bases with your estate agent and are available to answer follow-up questions.
They like it, but perhaps don’t love it
A second viewing is absolutely a good sign. It means the buyers are interested in your home and perhaps considering making an offer. It’s a good idea not to get too over-excited at this stage. Because although it’s definitely a positive sign, a second viewing doesn’t necessarily result in an offer. Think of it like a second date. While you knew with plenty of first dates that you wouldn’t countenance a second date, not every follow up date has resulted in a long-term relationship or marriage.
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What buyers want to check during a second viewing
As a seller, there are a few key things to be aware of from a viewer’s point of view.
The second viewing is all about the nitty gritty. It’s an opportunity for would-be buyers to open cupboards, flush loos, peel back rugs and generally try and find what isn’t working.
Buyers will be looking at the decor, trying to work out if any cracks are merely plasterwork aberrations or more serious structural issues.
They will be using their noses too, trying to sniff out any hints of damp, strong cooking smells from neighbours or cigarette smoke or anything else that might prove tricky later.
If it’s a fixer-upper, your viewers might be less picky about the decor, but they might want to tap on walls to find out if they’re structural, or take up a corner of carpet to see what’s underneath.
If you’ve had windows and doors replaced, make sure the keys are in them and it’s easy for viewers to open and close them.
Perhaps you decided to get planning permission for an extension but never went ahead with it. If so, leave the planning drawings and info on the table for a viewer to see.
Maybe the first viewing was after dark and the second viewing is specifically for the viewers to get a better sense of the kerb appeal and any outside space.
Make sure everything around the exterior and back garden is as tidy and well-maintained as possible.
If possible, show how you use the space rather than simply clearing out all your furniture. Demonstrating that a desk, for example, can fit in the living room or bedroom for home-working, might be the selling point that clinches an offer.
Potential concerns during the second viewing
A second viewing is likely to throw up detailed questions. If there are any issues with your home make sure your estate agent is fully aware of them and happy to explain.
Fixer-uppers or homes with potential problems are likely to have those things priced in by your estate agent. But it still helps to have answers and information at the ready.
Here are some of the questions we recommend buyers ask during the viewing process – do mug up on them and make sure you have all bases covered.
How should sellers prepare for the second viewing?
It’s a good idea before any viewing (first or second!) to make sure your home is in the best possible condition, and that everything works.
While it can be a hassle keeping the place tidy for viewings, it’s a good idea to clear out cupboards and neaten up any storage areas to show how they can be efficiently used.
It’s sensible to make things easily accessible, too. Don’t leave anything locked or inaccessible. If anything is broken or appears shonky, get it sorted.
In short, imagine that all the cracks and dark corners that might have been missed in the haze of a first meeting are now going to be examined with a torch.
For more tips, here’s our extensive guide into how to get your home ready for viewings.
What comes next after the second viewing?
After a second viewing…you wait.
Chances are, if all went well, you’ll hear from your estate agent with an offer.Sometimes, no offer will be forthcoming. Then, a new set of viewers will begin the process again.
To understand all the steps involved in selling a home, here’s our step-by-step guide.