What You Say at an Open For Inspection Could Cost You

What’s an Open For Inspection?

Pretty simple really. It’s when the agent opens the doors to the public so people can come through and check out the property.

You might also come across private inspections. These are one-on-one appointments with the agent at a time that suits you. Both are a chance to inspect the property in person, and both are treated the same way from the agent’s point of view.

The main thing is, if you’re thinking about buying a place, it’s worth seeing it properly before making any decisions. It’s very different to what we had to do during COVID where people were buying homes over Zoom or FaceTime.

Be Careful What You Say

Now this is a big one.

When you walk into a property, it’s not just about you looking at the place. The agent’s looking at you too. They’ll often ask for your full name, number, email and sometimes even your driver’s licence. And you might wonder why they need all that.

Well, some agents will use that info to figure out where you live. If they think you might be a neighbour, they might try to pitch to you later on to sell your home.

But here’s what most buyers don’t realise. When you give that information, especially at one of the bigger agencies, it goes into a shared database. So if you tell an agent in the northern suburbs that your budget’s a million dollars, and then a few weeks later you inspect something in the east, that agent might see the notes you gave earlier.

This can affect your position later. If you go to make an offer on a place and you’re sitting at $980,000, but they know you’ve got pre-approval for a million, they’re going to push for that extra $20,000.

So it’s not about lying or being rude. Just don’t give away too much.

What Should You Say?

If an agent asks what your budget is, keep it a little under your actual number. For example, if your pre-approval is for a million, you might say you’re looking around $950,000. That gives you a bit of room to negotiate later.

Same goes if you like the property. No need to go over the top. Avoid saying things like, “This is perfect” or “We’ve been looking for something just like this.”

Instead, keep it neutral. You can say something like, “Yeah, we’re still thinking about it” or “We’ve seen a few recently so just comparing at the moment.”

Agents are listening closely, and everything you say helps them figure out how serious you are and how far they can push you.

What Should You Look For?

When you go to an open, especially the first time, don’t overthink it. Just walk through and get a feel for the place. Picture how your furniture would fit, where your bed might go, whether one of the rooms would work as a study.

Agents will often have all the lights on to make the place look its best. Try turning them off to see what the natural light’s actually like. Open the blinds, open the windows, and see if there’s any noise outside.

If there’s music playing, don’t be shy about asking the agent if they can turn it off. You want to hear what the place actually sounds like.

Look Out for Staging Tricks

Staging’s a big one now. Nearly every vacant home gets styled. It can help make a space look better, but it can also be used to distract from poor layouts or awkward spaces.

Sometimes they’ll put a print where a TV should go because a TV wouldn’t fit properly. Or they’ll use small furniture to make rooms feel bigger than they are.

Try to picture your furniture in the space. And if the property’s vacant, think about why. Sometimes a property is left empty because it actually presents worse when styled.

Also take note of things like PowerPoints. It’s a small thing but it matters. Poorly placed outlets can be a real pain later on.

Watch How Many People Are There

One of the best indicators of how much interest a property has is how many buyers are turning up to the opens.

If you’re the only one there, it could be overpriced or there might be something off about it.

If there’s a queue out the front and the place is packed, you’re probably looking at strong competition. It’s usually a sign that the property’s well-priced and ticking a lot of boxes for buyers.

Don’t Just Drive to the Front Door

Here’s a little tip most buyers don’t think about.

Don’t park right out the front. Instead, stop a street or two away and walk to the property.

It gives you a much better sense of the area. You’ll notice if the neighbours keep their houses tidy, if the street feels safe, and if it’s somewhere you’d actually want to live.

You can change plenty of things about a house. But you can’t change the street it’s on.

Final Thoughts

Just remember, open for inspections aren’t just about you looking at a property. It’s also a chance for the agent to learn about you. Be polite, be honest, but be smart with what you say.

And while you’re there, take the time to check things you can’t find out online — the light, the sound, the feel of the space. You’ll get a much better idea of whether the property’s right for you.

In the next post, I’ll be talking about how to research properties before you even get off the couch, so you’re not wasting your Saturdays on places that were never going to work in the first place.

And if you need help working through the property search or want to chat about your next move, feel free to get in touch. Always happy to help.