Can I set specific showing hours?
Want to control when buyers walk through your home? Here’s the proven way to set showing hours and still sell fast in Georgetown, ON.
Why this matters if you’re selling while living in the home
Selling while you live in the house is a different game. You want top price and smooth offers, but you also want your privacy, routine, and sanity. You can—and should—control showing hours. Done right, a clear showing schedule protects your life and makes your home feel valuable to buyers.
This post gives a direct, no-nonsense plan you can use today in Georgetown, ON (Halton Hills). Read it, apply it, and stop being at the mercy of random showings.
Quick answer: Can I set specific showing hours?
Yes. You can set specific showing hours, but they must be reasonable and communicated through your listing agreement and MLS showing instructions. Your listing agent will manage access and negotiate flexibility when needed. In Ontario, real estate professionals work under REBBA/RECO rules to act in your best interest—so set boundaries, be clear, and expect your agent to protect them.
The no-fluff 3-step plan to set showing hours and keep buyers interested
- Decide firm showing windows
- Pick two predictable windows each day: one evening (e.g., 5–8 pm) and one daytime block (e.g., 11 am–2 pm).
- Weekends: 11 am–3 pm are prime. Avoid early mornings or late nights.
- Leave one flexible slot per week for agents who need special access.
Why this works: buyers and agents like predictable windows. It reduces cancellations and concentrates traffic into high-impact times.
- Put rules in writing—on MLS and in the listing agreement
- Use the MLS showing remarks to state exact hours and preferred notice (e.g., 2-hour or 24-hour notice).
- Include any hard no-show times (family dinners, school pick-up, work-from-home hours).
- If you need keys or a lockbox, say so. If you refuse a lockbox, state how showings will be scheduled.
Why this matters: MLS instructions are the first thing buyer agents read. Clear instructions reduce confusion, no-shows, and agents circling your house.
- Make trade-offs smartly
- Offer short, targeted windows for high-demand times, then relax for urgent buyer interest.
- Consider a limited number of weekend open houses if market demand is high.
- Agree in writing about early access for pre-inspections or appraisals when serious offers are on the table.
You’re negotiating access, not surrendering control. Decide where you’ll bend and what’s non-negotiable.
Practical showing-hour policies with templates you can use
Use these sample lines for MLS showing remarks and when talking to your agent:
- “Showings by appointment only. Preferred hours: Weekdays 5–8 PM, Saturdays 11 AM–3 PM. Please provide 24-hour notice. No showings Sundays 6–9 PM.”
- “Lockbox authorized. Please text agent 30 minutes before arrival. Maintain social distancing; shoes off.”
- “Tenanted property—showings limited to Tuesdays and Thursdays 5–7 PM. Please provide 48-hour notice.”
Copy and paste, tweak times, and put them in the MLS remarks and your listing agreement.
Local realities in Georgetown, ON you must factor in
- Market tempo: Georgetown moves with GTA momentum. When inventory tightens, buyers will schedule more showings. Be ready to expand windows for serious interest.
- Commuter patterns: Many buyers tour evenings after work or weekends. Prioritize 5–8 pm and Saturday midday slots.
- Family neighborhoods: Schools and pick-ups create natural no-show times—avoid 3–5 pm.
- COVID/health concerns: Keep clear rules for masks, shoes off, and sanitizing if you prefer.
Your agent should know typical showing patterns in Halton Hills and help you set hours that match buyer habits.
Safety and privacy: non-negotiables
- Secure valuables and personal documents. Remove prescription drugs and jewelry.
- Turn off automatic garage openers and clear photos of family from counters.
- Keep a phone and a plan if you’re home during a showing. If you feel uncomfortable, ask your agent to be present or require appointments only.
Safety is not optional. Set showing rules that protect you.
Handling tenants or long-term occupants
If you’re selling a home while a tenant lives there, you must balance tenant rights with buyer access. Typical steps:
- Check the lease: many leases require landlord notice for non-emergency access, or include clauses about showings.
- Give tenants reasonable notice and compensation if needed (like modest rent credit for disruption).
- Limit showings to certain days and times, and always document consent in writing.
Your agent will coordinate with tenant and legal counsel if necessary.
Lockbox vs. appointment-only: which to choose?
- Lockbox: Best for hot markets. Enables more showings and often faster offers. Requires trust and good agent oversight.
- Appointment-only: Best for privacy, pets, and complex households. Fewer showings, but higher-quality traffic.
Decide based on your comfort and local demand. You can switch mid-listing if traffic or offers demand it.
How showing hours affect pricing and speed
Tight, predictable showing hours create urgency. Buyers who know there’s a concentrated viewing window act faster. Too many random times cause cancellations and hurt competition. A smart schedule balances exposure with convenience.
If the market is slow in Georgetown, expand your windows. If you get multiple showings and offers, tighten windows and create a sense of scarcity.
Staging checklist for occupied homes (quick wins)
- Clear countertops and counters off personal clutter.
- Make beds, hide laundry, and keep floors clean.
- Remove strong odors; neutralize pet smells.
- Keep lights on and curtains open for daytime showings.
- Have a 15-minute tidy kit: garbage bag, spray, cloth, vacuum, broom.
These small moves make your showing window hugely effective.
Negotiating last-minute requests
Agents will ask for flexibility. Your decision should follow this rule: allow one true exception per week for a highly qualified buyer. Keep records of every exception. If a request becomes frequent, adjust your official showing hours.
What your listing agreement should say about showing hours
- Include your chosen windows in the broker instructions.
- Specify lockbox authorization or deny it explicitly.
- Require agent to give X hours’ notice (choose a number you can live with).
- Add a clause for emergency showings when an offer is imminent.
Your agent will incorporate this language. Make it part of the contract.
Closing the deal without sacrificing daily life
Selling while living in the house doesn’t mean living in limbo. Create clear showings, set expectations in writing, and let your agent enforce the plan. That’s how you sell fast and keep your life intact.
Tony Sousa — Georgetown’s local seller advantage
If you want a tailor-made showing plan that matches Georgetown’s buyer habits, call an experienced local agent who negotiates access and protects your privacy. Reach Tony Sousa at tony@sousasells.ca or 416-477-2620. More info: https://www.sousasells.ca
FAQ — Selling while living in the home (Georgetown, ON)
Q: Can I refuse last-minute showings?
A: Yes, you can refuse, but be reasonable. Too many refusals can slow the sale. Use a firm showing schedule and allow limited exceptions for high-quality buyers.
Q: Do I have to allow a lockbox?
A: No. Lockboxes are common and speed up showings, but you can require appointments only. State your choice in the listing agreement.
Q: How much notice should I require?
A: 2–24 hours is typical. Many sellers in Georgetown use 24 hours during the day and 2–3 hours for evening windows. Put your preference in MLS remarks.
Q: What if my tenant refuses showings?
A: Check the lease and local tenant law. Often, leases allow reasonable showings with notice. If disputes arise, get legal advice and document all communications.
Q: Will setting strict hours hurt my sale?
A: Not if the hours match buyer habits and are marketed well. Restrictive, unpredictable access hurts sales; predictable, reasonable windows help them.
Q: When should I switch to open houses or relax hours?
A: If you see low traffic after two weeks, widen windows or add weekend open houses. If you get buyer interest or multiple showings, tighten access to create urgency.
Q: Who enforces showing rules?
A: Your listing agent enforces them. They manage showing requests, vet buyers, and keep records. Choose an agent who enforces your boundaries.
Q: Are there legal rules that force me to allow showings?
A: No law forces daily access, but your listing agreement can obligate reasonable access. Real estate professionals must follow REBBA/RECO rules to act in your best interest. Consult a lawyer for contract specifics.
Q: What are the best showing hours in Georgetown, ON?
A: Start with weekdays 5–8 PM, Saturdays 11 AM–3 PM, and one flexible weekday slot. Adjust based on buyer feedback and market speed.
Q: How do I protect valuables during showings?
A: Remove or lock them. Keep medications and documents in a secure place. Ask your agent to be present or require appointments only.
Take control. Set the hours. Protect your life. Sell at the right price.
Contact Tony Sousa — tony@sousasells.ca | 416-477-2620 | https://www.sousasells.ca
