Home Showing Checklist

Verify the showing window, lockbox or supra access, and any seller-required notice (pets, security system, no-shoes). Re-check the morning of — sellers cancel last minute more often than ShowingTime notifies.

Post-NAR settlement, a written buyer rep agreement is required before touring most MLS-listed homes. Confirm it is on file in Dotloop or SkySlope before you leave for the property — not at the curb.

Send the agreement via DocuSign or Dotloop Sign and get it back signed before crossing the threshold. Touring without an executed agreement is a license violation in most states post-settlement.

Run a quick CMA in Cloud CMA or RPR for active and 90-day sold comps within a half-mile. Pull the seller's property disclosure, lead-based paint disclosure if pre-1978, and any HOA docs already attached to the MLS listing so you can speak to red flags during the tour.

Note grading toward the foundation, mature tree limbs over the roof, and any deferred yard work the buyer would inherit. Photograph anything you'll want to reference in repair-credit negotiations later.

Look for curling shingles, missing flashing around the chimney, or sagging gutters. Roof age is a top inspection-period objection — flag obvious wear so the buyer is not surprised by the inspector's report.

Stick to factual observations — traffic, parking, proximity to major roads. Do not editorialize on demographics or schools; steering language is the most common Fair Housing violation at the showing stage. If the buyer asks about schools, point them to GreatSchools or the district website rather than offering an opinion.

Compare against the MLS room dimensions — discrepancies between MLS-stated and on-site measurements are common and matter for furniture-fit conversations. Note the square footage source listed on the MLS (tax record, appraisal, builder).

Open the oven, run the disposal briefly, check the dishwasher rack condition, and confirm what conveys per the listing remarks. Built-ins convey by default in most state contracts; freestanding appliances often do not.

Note window orientation, single vs. double pane, fogging between panes (failed seals), and any windows painted shut. Window replacement is a frequent post-inspection negotiation item.

Most states require working smoke detectors on every level and CO detectors near sleeping areas at closing. Missing or expired units are a routine repair-request item; flag now to set buyer expectations.

Photograph the data plate on the condenser and furnace — manufacture date drives remaining useful life and is a major financing/insurance factor. HVAC over 15 years old often triggers home warranty discussions during inspection negotiations.

Run hot water at the kitchen sink and a far bathroom simultaneously. Slow recovery suggests an undersized or aging water heater; low pressure suggests galvanized supply lines on older homes.

Pools require a separate pool inspection during the inspection period in most states. Note equipment age (pump, heater), fencing/gate compliance, and whether the cover or robotic cleaner conveys.

Note clubhouse, fitness center, and pool condition — deferred maintenance in common areas often signals an underfunded HOA reserve. Confirm monthly dues, special assessments, and rental restrictions against the MLS listing before leaving.

Ask before you leave the driveway while the impression is fresh. A clear yes/no/maybe drives the rest of this checklist — write-an-offer prep only kicks in for High interest.

Respond to the ShowingTime feedback request within 24 hours — listing agents track this and it affects future co-broke relationships. Keep buyer-identifying details out; stick to feedback on the property.

Save notes against the buyer's record in Follow Up Boss or kvCORE — not in personal email. Brokerage owns the lead per the agent agreement; using a personal system is a common dispute source when agents leave.

Request the full disclosure packet, lead-based paint disclosure if pre-1978, and the HOA estoppel from the listing agent. Walk through the disclosure with the buyer line by line — items left blank that the seller actually knows about are a frequent post-closing dispute.

Refresh the CMA in Cloud CMA with same-week solds, then walk the buyer through price, escalation clause options, EMD amount, inspection and financing contingency timing, and proposed close date. Confirm the co-broke compensation in writing before submitting the offer.