Published by Kelly Sells Boston · About Kelly Cui
Key points
- Agree in writing who books the photographer, who approves the listing text, how showings are booked and how feedback reaches you, before the listing goes live.
- Photos and floor plans should show the home as it is. A floor plan is a layout reference, not a survey or proof of legal use.
- Set showing rules that buyers can work with and that keep the home secure: notice periods, time windows, lockbox or accompanied access, and where valuables and medications go.
- Show the home to every buyer on the same terms. A visitor's request to bring an assistance animal is an accommodation request, not a question of pet rules.
Decide who does what before the listing goes live
Most problems during a listing come from tasks nobody owned: a photo nobody approved, a showing nobody confirmed, feedback that never reached the seller. Settle each item below with your listing agent and keep the answers in writing.
| Item | What to settle |
|---|---|
| Photos and floor plan | Who books them, when, which rooms and views, and who approves the final set |
| Listing description | Who writes it and which facts the seller confirms before it is published |
| Showing requests | Notice required, time windows, and who confirms each appointment |
| Access | Lockbox or accompanied showings, alarm codes, pets, locking up afterward |
| Open houses | Dates, who hosts, sign-in, and how the home is checked and locked at the end |
| Feedback and reporting | Who collects it, from whom, and how often you receive a summary |
Accurate presentation and photo preparation
Buyers decide whether to book a showing from the photos, so the photos have to match what they will find. Wide-angle shots that make a room look much larger, or edits that remove a neighboring building, power lines or a busy road, tend to disappoint at the door and make buyers doubt everything else in the listing.
Before the photographer arrives, clear counters and entryways, take out excess furniture, replace dead bulbs, open blinds and tidy the outside approach. Put away personal papers, valuables and prescription medications; they should not appear in photos and should not be within reach during showings.
- Clear counters, tables and entryways
- Replace dead bulbs and keep color temperature consistent
- Remove personal papers, valuables and medications from view
- Review the full photo set before it is published
Floor plans and the facts in the listing
A floor plan helps buyers understand flow and room sizes before they visit. It is a layout reference; it does not replace a boundary survey or title documents, and it does not show that a room or unit is a permitted, legal use. Buyers and their agents often compare listing figures with public records and, for condominiums, the master deed, so ask how measurements were taken and keep the description consistent with those records.
Before the listing is published, confirm the facts you know best: the number of bedrooms and bathrooms as described, how parking works, the heating system and fuel, the current condominium fee and what it covers, and recent permitted work. Keep supporting records ready for serious buyers: a year of heating and utility costs, ages of major equipment, permits for major work and, where applicable, the condominium budget and rules.
Showings and open houses
Showing rules should give buyers a fair chance to see the home and give occupants some predictability. Very narrow windows or long notice requirements reduce traffic, especially among buyers who can only tour in the evening or on weekends. Agree with your agent on the notice you need, the hours that work, and whether buyer's agents may use a lockbox or every visit must be accompanied.
For an open house, agree in advance who hosts, how visitors sign in, and how the home is walked through and locked at the end. Do not leave spare keys, alarm codes or garage remotes where visitors can see them. If you have pets, plan where they will be during showings so that agents are not left to handle them.
Equal treatment and accommodation requests
Massachusetts fair housing law prohibits treating buyers differently because of protected characteristics, so showing access, information and response times should be the same for every buyer. Feedback and offers are judged on the home and the terms, not on who the buyer is.
The law also protects people with disabilities, including the right to ask for a reasonable accommodation. If you ask that no animals enter during showings, a visitor who uses an assistance animal can ask for an exception; treat it as an accommodation request, not under pet rules. Do not ask for diagnoses or medical records, and do not treat a certificate bought online as automatic grounds to approve or refuse. What applies in a particular case can differ, so take specific questions to your attorney.
Collecting and sorting feedback
Feedback from buyer's agents is useful when it is collected the same way each time. Agree on when your agent follows up after showings and record the same points for each: layout, light, condition, systems, location and price.
Sort what you hear into two groups. Paint colors, clutter, a worn rug or yard cleanup can be fixed quickly. A busy road, a steep staircase or a layout buyers find awkward cannot be changed by cosmetic work; those comments belong in the conversation about price and positioning, not on a repair list.
- Look for comments that repeat across several showings rather than reacting to one visitor
- Separate fixable presentation issues from permanent features
- Read price comments alongside competing active listings and recent sales
A showing log to keep with your agent
A shared written log keeps marketing and showings organized and makes the periodic review with your agent concrete.
- Marketing materials: photo set approved, floor plan checked against records, description facts confirmed by the seller
- Records on file: heating and utility costs, permits, equipment ages, condominium documents if applicable
- Access rules: lockbox location, notice required, alarm, pet and lock-up instructions in writing
- Showing entries: date, buyer's agent, main comments, and any follow-up
General information for Massachusetts sellers. Fair housing, accommodation and disclosure questions depend on the facts; confirm specific situations with your attorney.