What Sellers Should Never Say to Buyers

The door bell rings, you grasp the knob and throw one last glance around then open the door with a big smile. There stands an associate and prospective buyers. "Hi! How are you? Come in..." Those are probably the last three unsolicited comments that should pass your lips for the remainder of the visit.

The real estate field is littered with stories of potential sales that were killed by sellers who inadvertently uttered the wrong thing. You should understand that the types of "better left unsaid" things have nothing to do with the Seller's Disclosure Addendum, or hiding anything from a potential buyer. To the contrary, all of the suggested "DON'T SAY IT!" topics presented here are based on personal preferences. Sellers often find it difficult to keep from offering opinions or information they think makes them appear credible to the buyer.

Please do not talk about...
... how many kids there are in the area. Even if the buyer has children, you have no way of knowing whether they want hordes of them banging down their door on Halloween.
... the stone birdbath in the backyard which is visited by hundreds of birds each year. How could you know the wife is afraid of birds? She knows she doesn't want one in the house, but she hadn't thought about all the birds outside.
... how great your church is. They might be of a different faith.
... how quiet the neighborhood is. They may want a social atmosphere and  making friends.
... information on existing warranties. Items in the home may be new to you, but old to others. The warranties may expire before the new owners close on the house, or they may be non-transferable. (Note here: purchase a Home Warranty.)
... how many showings you have had. Buyers could interpret this as no one else wanted the house, or "I wonder what's wrong with this house?"
... the death of a family member. Some people have phobias about moving into a house where someone has died.
... how the house is too big for you. If the buyer has the same number of family members as you have, they may have second thoughts about their need for such a large home.
... how the home is too small for you. The buyer might feel that your home is plenty big until you put the idea in their head about it being small. Your comment may give them the push to look for a bigger house.
... you have bought another home. If a buyer knows there is urgency, this can be used against you in negotiating.

If you feel that everything you say could get you into trouble, you're right! Make yourself scarce after the greeting. This extricates you from a potential foot-in-the-mouth encounter and does not make you appear to be avoiding the buyer's questions.

Just say "Hi," then make yourself scarce.

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Contact Information

Postal Address
Wayne Barnes, Broker Associate
ERA, John Hausam, Realtors
6550 East 71st
Tulsa, OK 74133
918-499-7102

E-mail Address: Wayne Barnes
Work Phone #: 918-499-7102
Fax Phone #: 918-492-6337
Toll Free #:  877-689-0746

Selling Real Estate in, and aiding in relocation to, the Greater Tulsa, Oklahoma Area - Tulsa, Broken Arrow, Jenks, Owasso, Glenpool, Collinsville, Claremore, and Sand Springs in Oklahoma.

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Last modified: January 27, 2003