Home Showing Tips for Sellers: Pets, Kids, Valuables and Feedback

The best showing strategy is simple: keep the house available, keep it ready in 15 minutes, and get yourself, your pets and your valuables out of the way. Buyers decide fast, and anything that makes a showing awkward, from a barking dog to a locked bedroom, costs you attention. Then use the feedback, not your feelings, to decide what to change.

Here’s the playbook I give sellers in Northern Virginia, built for real life with jobs, kids and pets.

Before the first showing: set the ground rules

1. Agree on showing windows. I usually suggest allowing showings most days from about 9 a.m. to 8 p.m. in the first two weeks. Blocking off too much time quietly shrinks your buyer pool.
2. Decide on notice time. One hour of notice works for most households; 30 minutes is better if you can manage it.
3. Set lockbox and alarm instructions. Give agents clear entry steps and turn off any alarms or make sure codes work.
4. Write showing notes. Pets on site, which lights are on timers, whether shoes should come off, and which doors stay locked.
5. Plan where you’ll go. A coffee shop, a park or a quick errand list for each part of the day saves stress.

Strong presentation still starts before the listing goes live. My home staging tips and listing photo guide cover the prep work.

Pets: out of sight, out of mind

Buyers love animals in general. They don’t love tripping over a cat bowl, meeting an anxious dog at the door, or smelling a litter box. Some buyers have allergies, and some agents won’t enter with an unsecured pet.

• Best: take pets with you, use doggy daycare, or arrange a friend’s backyard for peak weekends.
• Next best: crate the pet in a low-traffic room with a sign on the door, and note it in the showing instructions.
• Always: pick up toys, food bowls, litter boxes and pet beds, and vacuum pet hair before each weekend.
• Yard check: clean up the yard daily so buyers can walk the lawn freely.

Kids: make a showing routine they can follow

• Give each child a bin or basket for a 10-minute pickup before you leave.
• Plan regular outings for the busiest windows, like Saturday and Sunday afternoons.
• Keep a go-bag in the car with snacks, chargers and a few activities.
• Store photos with names, school schedules and anything that identifies your children out of view.
• Make beds and close toilet lids as part of the routine, even for little ones.

Valuables, medications and privacy

Most buyers and agents are respectful, but open houses and back-to-back showings bring a lot of strangers through a home. Assume anything left out can be seen, photographed or handled.

Item	What to do
Jewelry, cash, small electronics	Remove from the home or lock them in a safe
Prescription medications	Lock up or take with you; dispose of unused ones safely
Firearms and ammunition	Store in a locked safe or remove from the property
Mail, bills, tax documents	Shred or lock away
Laptops and passwords	Log out, lock screens and remove sticky notes
Keys and garage remotes	Keep with you; never leave spare keys in drawers
Family photos and personal items	Pare down to a few, which also helps buyers picture themselves there

The FDA has guidance on disposing of unused medicines if you’re clearing out a cabinet anyway.

Security cameras and doorbell recordings

Many Northern Virginia homes have doorbell cameras and indoor cameras. Video recording in your own home is common, but audio is where sellers get into trouble. Under Va. Code § 19.2-62, intentionally intercepting an oral conversation without the consent of a party is a crime, and it’s a Class 6 felony. If you’re not part of the conversation, recording buyers talking to their agent can cross that line.

• Turn off audio on indoor cameras during the listing period.
• Consider a note in the showing instructions that the property has video cameras.
• Never contact buyers or adjust negotiations based on something you overheard. It can backfire badly.
• Ask a Virginia real estate attorney if you have questions about a specific setup.

The 15-minute showing reset

1. Open blinds and turn on every light, including lamps and closet lights.
2. Clear kitchen counters and load the dishwasher.
3. Wipe bathroom sinks, hang fresh towels and close toilet lids.
4. Take out trash and recycling.
5. Set the thermostat to a comfortable temperature.
6. Do a quick walk-through with your phone’s camera. Photos show clutter your eyes skip.

How to use showing feedback

Feedback from individual buyers is uneven. Look for patterns instead. After 8 to 10 showings, if several buyers mention the same issue, it’s real.

Feedback pattern	What it usually means	Possible fix
“Loved it, but it’s priced high”	Price is ahead of comparable homes	Reprice, or offer a credit
“Smaller than expected”	Photos or furniture oversell the space	Remove furniture; update photos
“Dark” or “dated”	Lighting and finishes need attention	Brighter bulbs, paint, new fixtures
“Concerned about the roof or HVAC”	Condition worries	Get an inspection or estimate to share
Few showings at all	Price or marketing issue	Revisit pricing within 2 to 3 weeks

What this looks like in practice

Here’s an illustrative example, not a real listing. A Burke colonial lists on a Thursday and has 14 showings over the first weekend. Feedback from five agents mentions the same thing: the finished basement smells musty. The seller runs a dehumidifier, replaces a stained carpet, and shares a recent radon and moisture check. The next weekend brings 9 more showings and two offers. Price wasn’t the issue; one condition worry was.

Common mistakes

• Staying home or hovering in the yard during showings.
• Limiting showings to a few hours on weekends.
• Leaving a dog loose with a note saying it’s friendly.
• Recording audio on indoor cameras.
• Taking feedback personally or ignoring it for a month before adjusting.

Related reading: how to price your home to sell and the seller moving timeline. If your property is rented, see selling a home with tenants.

Frequently asked questions

Should sellers be home during showings?

No. Buyers relax and talk more freely when the owner isn’t there. Plan to leave 10 to 15 minutes before each showing.

What do I do with my dog during house showings?

Take your dog with you if possible. If not, crate it in a quiet room, put a sign on the door and note it in the showing instructions.

Can I record buyers during a showing in Virginia?

Video is generally common, but recording audio of conversations you’re not part of can violate Va. Code § 19.2-62. Turn off audio and consult an attorney if unsure.

How many showings before an offer is normal?

It varies with price, season and location. If you’ve had 10 or more showings with no offers, the feedback usually points to price or a specific condition issue.