What a buyer decides in the first ten seconds

After sixteen years of accompanied viewings, I can usually tell whether a buyer will make an offer before they have taken their coat off. That sounds unfair to the rest of the house, and it is. But it is also good news, because the things that shape those first ten seconds are rarely expensive to fix.

The street, then the door

Buyers start judging a house from the end of the road. They notice the bins, the state of the front wall, whether the hedge has been cut and whether the windows are clean. None of this is about money. It is about whether the house looks cared for, because a buyer who sees a cared-for front assumes the boiler has been serviced too.

The front door matters more than anything else on the outside. A freshly painted door, a working bell, a polished letterbox and a clear path cost very little and change the tone of the whole viewing.

The hall

The hall is where buyers decide how big the house feels. Coats, shoes, buggies and post all make it feel smaller. Clear it completely before every viewing, even if it means filling the boot of the car.

Light is the other half. Turn every light on, even on a sunny afternoon, and open every internal door so buyers can see through the house. A bulb that has gone is noticed every time.

The smell and the sound

Buyers notice smells long before they notice cornicing. Cooking, pets and damp are the three to deal with. Open the windows for an hour before a viewing, and do not reach for air freshener, which makes people wonder what you are hiding.

Sound matters too. A quiet house feels calm and well built. Turn off the television and the radio, and if the street is busy at certain times, ask your agent to book viewings outside them.

What not to spend money on

Sellers often ask whether they should replace a kitchen or redo a bathroom before selling. Almost never. Buyers discount the work they plan to do anyway, and you rarely get back what you spend. Paint, light bulbs, a deep clean and a tidy garden will do far more for the price.

If you are not sure where to start, ask us to walk round with you before the photographer comes. It takes half an hour, and the list is usually shorter than you fear.