How much notice should I give for showings?
“How much notice should I give for showings?” — Use This Exact Window to Sell Faster in Milton
Quick answer up front
Give buyers 24–48 hours for private showings. For tenant-occupied properties follow Ontario’s 24-hour written notice rule. For open houses, give 48–72 hours. Be flexible during peak Milton times (weekends and weekday evenings). That small stretch of flexibility beats missed offers.
Why this matters in Milton, Ontario
Milton isn’t a sleepy suburb. It’s a fast-growing, commuter-focused market with families and professionals juggling school runs, shifts, and GO train schedules. Buyers here are decisive. Miss a showing or make it hard to view your home and you’ll lose momentum — often to a neighbour two streets over.
You’re not just selling four walls. You’re selling convenience. The easier you make viewing your home, the more buyers will see it, and the more likely you are to get competitive offers.
The practical rule: 24–48 hours for private showings
- Standard: 24 hours is the minimum most agents expect. It’s respectful, professional, and often required for tenant situations.
- Ideal: 48 hours gives buyers and their agents time to plan, increases first-showing quality, and reduces cancellations.
Why 48 hours helps: buyers can arrange childcare or work breaks, book the Milton GO commute, and come prepared. Prepared buyers make better offers.
Tenant-occupied homes — follow the law
If your property has tenants, Ontario law matters. Landlords (or listing agents) must provide 24 hours written notice for entry and can only enter between 8 a.m. and 8 p.m., except emergencies. Always: document the notice in writing and keep records. Failure to comply creates legal risk and stalls the sale.
Open houses: plan ahead — 48–72 hours
Open houses attract more local buyers in Milton than you’d expect. Parents, neighbours, and commuters looking at weekend schedules show up. Give 48–72 hours notice to build traffic, promote across local Facebook groups, Realtor.ca, and community boards.
When shorter notice is okay
- High-demand properties: if you have multiple offers, 12–24 hours may be all you need.
- Pre-qualified buyers: if the buyer is qualified and eager, a same-day showing can work.
- Virtual-first approach: video walk-throughs or 3D tours reduce the need for long notice.
Use short-notice showings strategically — but not as your default.
Scheduling tips tailored to Milton sellers
- Peak windows: Saturday late morning–early afternoon and weekday evenings (6–8 p.m.) after politicians, school pick-ups, and commuter hours. Milton buyer traffic spikes here.
- Avoid: school drop-off (8–9:30 a.m.) and rush hour (7–9 a.m., 4–6 p.m.) unless you’re near Milton GO and buyers can arrive easily.
- Weather-proof times: winter showings should avoid dark early mornings and late nights; weekends are best when salt and snow can be managed.
- Developers and inventory: new subdivisions in Milton mean buyers often tour multiple new builds on weekends. Make your older and more-established property easy to see on those same days.
How to give notice — templates that work
Use clear, professional messages. Here are scripts you can copy and paste.
Private showing notice (48-hour):
“Hello [Name],
This is a 48-hour notice that we will be showing your home at [address] on [date] between [start time] and [end time]. Thank you for preparing the home for viewing. If you have questions, call [agent contact].”
Tenant showing (24-hour written):
“Hello [Tenant Name],
Per the RTA, this is 24-hour written notice that we will enter [address] on [date] between [time window] for a buyer showing. If you need us to adjust within 24 hours, please call [contact].”
Open house notice (72-hour):
“Public Open House: [date], [time]. For private tours before or after the open house, contact [agent].”
Always include a direct agent contact and a short reason (selling for market exposure). Keep copies of all notices.
Prep checklist to limit last-minute headaches
- Remove personal photos and clutter. Neutral is faster to sell.
- Secure valuables and prescriptions.
- Clear driveway and walkway — Milton buyers judge curb appeal fast.
- Turn on lights, open blinds, and set a comfortable temperature.
- Hide pet bowls or secure pets off-site. Many buyers avoid homes with roaming pets.
- Have a one-page home fact sheet available (schools, taxes, recent updates). Milton buyers like details on school catchments and commute times.
A tidy home saves you from rescheduling and low offers.
Virtual showings first — reduce in-person demand
Offer a high-quality video tour, floor plan, or 3D walkthrough upfront. This filters out casual lookers and increases the quality of in-person traffic. For Milton sellers, include local highlights in the virtual tour: proximity to Milton GO, parks, and schools.
Safety and privacy — no excuses
If you’re nervous about strangers in your home, do this:
- Keep a phone and agent nearby.
- Lock personal documents and valuables in a safe.
- Request agents accompany buyers.
- Use sign-in sheets at open houses and require ID for private showings.
Buyers who want to look around unsupervised are rare. Insist on accompaniment.
Pricing vs. convenience: what’s more important?
You won’t win every negotiation with convenience, but making your home easy to show is one of the cheapest ways to improve market outcomes. Flexible showings frequently mean more comps, more offers, and better leverage. If you’re unwilling to be flexible, expect to give buyers a price incentive instead.
Negotiating showing windows with buyers and agents
If a buyer asks for a late-night or very early showing, push back with alternatives. Offer a compromise: an evening showing one hour earlier or a morning showing one hour later. Be firm but reasonable. Agents want access; you want respect.
If multiple buyers request urgent showings, set a single-day showing block to create competition and reduce repeated disruption.
Final checklist before the first showing
- Notice sent and recorded (email/text) for 24–48 hours
- Home clean and de-personalized
- Pets secured
- Lights on and temperature set
- Home fact sheet and local info ready
- Agent contact posted
Local touch that sells in Milton
Highlight things Milton buyers care about: school zones, proximity to Milton GO Station, parks (Rattlesnake Point nearby for some buyers), community events, and local development plans. Put that on your one-page fact sheet. Buyers in Milton often choose commute-friendly homes with family amenities.
Call to action
If you want a custom showing strategy for your Milton home, I handle every calendar, message, and showing script so you don’t lose a sale to poor timing. Email tony@sousasells.ca or call 416-477-2620. Visit https://www.sousasells.ca to start.
Frequently Asked Questions — Selling in Milton, Ontario
How much notice should I give for showings in Milton?
Give 24–48 hours for private showings. If tenants occupy the unit, provide 24 hours written notice per Ontario law. For open houses, aim for 48–72 hours.
What are the best days and times for showings in Milton?
Weekends (late morning to early afternoon) and weekday evenings (6–8 p.m.) get the most traffic. Avoid rush hours and school drop-off times.
What if tenants refuse to allow showings?
If tenants refuse, follow the Residential Tenancies Act: 24-hour written notice is required for entry. If they still refuse, document communications and consult your agent or a lawyer. A smooth sale depends on compliance.
Can I require buyers to wear shoe covers or remove shoes?
Yes. It’s reasonable to request shoe covers or that visitors remove shoes. Communicate this in your showing notice.
Do virtual tours reduce the need for in-person showings?
Yes. High-quality video tours and 3D walkthroughs filter out casual buyers and increase the quality of in-person traffic.
How should I prepare my Milton home quickly for a showing?
Clean, de-personalize, secure valuables, remove pet cues, and open blinds. Put out a one-page sheet with local details (schools, commute times, updates).
How many showings before I should get an offer?
There’s no exact number. In Milton, a well-priced and well-marketed home can get offers within the first 10–25 serious showings. Quality over quantity matters.
What if a buyer requests a last-minute showing outside the notice window?
Consider it if the buyer is qualified. If not, counter with an alternative within 24–48 hours. Keep records of all scheduling decisions.
Who handles showing logistics?
Your listing agent should handle booking, notices, and confirmation. If you don’t have an agent, you’ll manage notices and coordination yourself.
Want personalized guidance? Call Tony Sousa at 416-477-2620 or email tony@sousasells.ca. Visit https://www.sousasells.ca for more Milton-specific selling strategies and walk-through videos.
Author: Tony Sousa — Milton real estate agent. Practical, direct, and local-first. I’ll handle the calendars so you sell for top dollar.
