Stop Wasting Time at Open Houses: 5 Pro Tips from a Springville Realtor with checklist

by Lori Collins

Are you ready to find your dream home? Open houses can be an exciting part of the home-buying process, but they can also be a significant waste of time if you don't have a plan. In this blog post, we'll dive into five pro tips from local realtor Lori Collins to help you make the most of your next open house visit.

1. Develop Your "Unstaging Eye"

When you walk into a beautifully staged home, it's easy to get swept away by the stylish furniture and trendy decor. However, it's crucial to remember that those items won't be there when you move in. To be a savvy homebuyer, you need to develop your "unstaging eye."

Take a closer look at the home's structure and systems. Open the cabinets under the kitchen sink to check for signs of past or current water leaks. Peer into the closets to see if they're packed to the brim, which could indicate a lack of storage space in the house. By looking beyond the staging, you'll get a better sense of the home's true condition and potential.

2. The Vibe Check: Start Outside

A home's "vibe" isn't just about what's inside its walls; it's also about its surrounding environment. To get a true sense of the neighborhood, arrive at the open house 15 minutes early and park a couple of blocks away. Use that time to take a walk and observe the area.

Listen for noise from nearby highways or busy streets. Are the neighbors' yards well-maintained, or are they overgrown and messy? Does the neighborhood feel safe and inviting? By doing a "vibe check" before you even step foot in the house, you'll gain valuable insights that you might have missed otherwise.

3. Grill the Hosting Agent (Nicely)

The agent hosting the open house is a wealth of information about the property and the sellers. Don't be afraid to ask them questions, but remember to be polite and professional.

Inquire about the sellers' reason for moving and how long the house has been on the market. Ask about the age of major systems like the roof and HVAC. However, be cautious about oversharing your own personal information. The hosting agent has a fiduciary duty to the seller, so keep your budget and timeline to yourself.

4. Trust Your Nose and Check for Cover-Ups

Our sense of smell can often tell us things that our eyes might miss. If you walk into a home that's heavily scented with air fresheners or candles, be on high alert. These strong smells could be masking unpleasant odors like pet urine or mildew.

Additionally, keep an eye out for fresh patches of paint, especially on ceilings. While it could just be a recent touch-up, it could also be an attempt to cover up signs of a water leak. Trust your instincts and ask the hosting agent about any suspicious-looking areas.

5. Stop the Memory Blur

After visiting several open houses in one day, the details can start to blur together. To avoid "memory blur," take notes and rate each house immediately after your visit.

Use the property's flyer to jot down the three best things and the three worst things about the home. Give the house a rating from 1 to 10 based on your overall impression. By capturing your thoughts in the moment, you'll have a clear record to refer back to when you're making your final decision.

Conclusion

Open houses are a fantastic way to research the local real estate market and get a feel for different neighborhoods. However, in a competitive market like Springville, the best homes often sell before an open house even happens.

If you're serious about finding the perfect home, you need a dedicated buyer's agent who will work tirelessly on your behalf. As a local realtor in Springville, Utah, I would be honored to help you on your home-buying journey. Contact me today to get started!

🏠 The Ultimate Open House Walkthrough Checklist

Property Address: _______________________________________ Date: ____________ Host Agent Name: ____________________

1. The Neighborhood "Vibe Check"

Before you go inside, walk the block for 5–10 minutes.

[ ] Street Noise: Is it quiet, or can you hear traffic/construction?
[ ] Neighboring Homes: Are the yards and exteriors well-maintained?
[ ] Parking: Is there enough street parking for guests?
[ ] Proximity: How close are the neighbors? (Privacy check)

2. The "Unstaging" Inspection

Look past the pretty furniture and art to see the actual structure.

[ ] Under the Sinks: Open kitchen and bath cabinets. Any signs of water stains, mold, or active leaks?
[ ] Closet Space: Open all closets. Are they "full" or "functional"? (If they’re packed tight, storage may be lacking).
[ ] Flooring Condition: Look under rugs where possible to check for hidden scratches or stains.
[ ] Ceiling Check: Look for "fresh paint" patches on ceilings that might hide roof or plumbing leaks.

3. The Sensory Test

Use your nose and ears as much as your eyes.

[ ] The "Masking" Scent: Do you smell heavy candles or plug-in air fresheners? (Could be hiding pet or mold odors).
[ ] Temperature: Is the house comfortably cool/warm? (Listen for a loud or struggling HVAC system).
[ ] Natural Light: How much light does the home get without the lamps turned on?