Valerie Osterhoudt's Blog



valerie osterhoudt

Showing Instructions in MLS.. they ARE there for a reason.  We have all heard it is a buyers market.. but to what extent?  I have a property on the market that *NEEDS* 24 hour notice.. and it is stipulated on the MLS under showing instruction.

You are probably wondering why?  That if it is a buyers market why aren't the sellers being more flexible?  After all don't they want to sell their home?  The market is flooded, and they should do whatever it takes to bring in an offer.  I've heard all these comments.. but there is a reason for this notice. 

My client works at a hospital on the third shift.. 11:00pm to 7:00am.  She comes home, her husband goes to work, and she puts her son on the bus before she goes to bed.  Now there are times she has to pull a double, which makes showing her home even a little more challenging. 

The 24 hour notice is in there so when I get a call (say today for tomorrow) she can make arrangements for her husband to put their son on the bus, before *he* goes to work, and she will sleep at the hosptial. How many of your clients sleep at work to accomodate a buyers wishes?  How is this for a seller to make sure that buyers can view her home?  She has accommodated EVERY potential buyer up-to-date.. until this past Saturday. 

I received a call at 11:00am this past Saturday to see this home at 11:30 the same day, in less than an hour.  I informed them it would not work.  They begged to get in.  They mentioned that they called 5 DAYS EARLIER to schedule this appointment, and had called my cell and office to schedule this and left a message to this on both.  No call came in on the cell or the office.  How could both have missed this call?  If they hadn't heard back, by Thursday or Friday, why didn't they follow-up the phone call?  Don't they need to represent their client (the buyer) to their fullest ablity? 

The other realtor said they have a buyer who is preapproved, and ready to go.  My response.. "They all should be other wise all of us are wasting our time... to include your too". 

I called my client, but never got a call back until 4 in the afternoon... she was sleeping and didn't hear the phone.  Not her fault.  This is why I have 24 hour notice in the MLS showing instructions.

When I called the buyer's agent back, they were annoyed they could NOT get in to see the property at their clients requested time.  I mentioned that I'm sure my client would work with theirs as long as it could be the next day, and I reassured the other Realtor that no matter what time it was after the 24 hours the seller would let them in.   

I represent my client's best interest and the 24 hour notice is there for a reason.  Wouldn't you do the same for your client?

Once again I can't stress enough to both buyers and sellers to interview your realtor before signing up with them.  Make sure they have your best interest in mind.



 valerie osterhoudt

Info about the author:

Valerie Osterhoudt is a Cromwell Connecticut Residential Realtor who can assist you with the purchase and/or sale of real estate in the Middlesex County of CT, which includes Cromwell, Rocky Hill, Berlin, Middletown, Wethersfield, Newington, as well as all other surrounding areas.  Please visit me at for all your relocation and/or local needs.  

For real estate.. all you need to know, is VALERIEO  

If you're thinking about buying a home in Cromwell CT area, there are plenty of great buys in today's market.  There is no better time than now to take advantage of these homes while interest rates remain at an all time low.  For more information on Cromwell CT real estate's homes and/or condos please visit Johnson Real Estate to access the newest listings.

 Valerie Osterhoudt, ABR - Johnson Real Estate, Inc. - 860.883.8889 cell -

 Copyright ©2010 - By Valerie Osterhoudt, ABR - All rights reserved...... *** SHOWING INSTRUCTIONS IN THE MLS.. THEY **ARE*** THERE FOR A REASON   ***


Valerie Osterhoudt, ABR
(Accredited Buyers Representative)

Is a Full Time Realtor® with with Johnson Real Estate, in Cromwell, CT who specializes in Homes and Condos For Sale in the Middlesex and Hartford Counties in CT.


valerie osterhoudt

Valerie Osterhoudt, ABR ~Johnson Real Estate, Inc.
cell:  860.883.8889

email: Valerie Osterhoudt, ABR



Comment balloon 7 commentsValerie Osterhoudt • April 20 2010 01:16PM


Valerie that has to be difficult and I feel for your clients.  I had a listing a few months ago that was a "please give 6 hour notice".  I was lucky to get an hour notice most of the time.  Very frustrating.....

Posted by Home Design, Home Design and Real Estate over 9 years ago

Jennifer.. I realize that there are extenuating circumstances with listings, but for the most part.. which *you* understand.  There is a reason for the time notice in the showing instructions.


Posted by Valerie Osterhoudt, ABR, Cromwell, CT Real Estate ~ 860.883.8889 (Johnson Real Estate, Inc.) over 9 years ago

Valerie, some how I don't think that it was the Buyer that was annoyed, it seem to me it was the Realtor that was annoyed for not getting his/her way.

Posted by George Souto, Your Connecticut Mortgage Expert (George Souto NMLS #65149 FHA, CHFA, VA Mortgages) over 9 years ago

George.. You are probably right.  What I was thinking is that the realtor *forgot* to schedule this showing and the buyer reminded them. 


Posted by Valerie Osterhoudt, ABR, Cromwell, CT Real Estate ~ 860.883.8889 (Johnson Real Estate, Inc.) over 9 years ago

I recently had an agent tell me they called both my offices, my cell phone and sent me an email but never heard back from me - of course, she said this to me in front of her buyer. Sorry, but I just picked up the phone to your call -- and this is the first I've heard from you. . . It's very annoying when the other agent tries to throw you under the bus for their actions.

Posted by Debbie DiFonzo, Lebanon MO and Buffalo Missouri Real Estate (Debbie DiFonzo - United Country VIP Realty, SW Missouri) over 9 years ago

Debbie.. I couldn't agree with you more.  I'm not worried though.  All of this will catch up with them eventually... then they will no longer be in business and we will have their clients.  Remember, those who laugh last, laugh best.

Posted by Valerie Osterhoudt, ABR, Cromwell, CT Real Estate ~ 860.883.8889 (Johnson Real Estate, Inc.) over 9 years ago

It really drives you nuts when an agent tries to circumvent the system in place to schedule a showing. Messes up automated showing feedback also !

Posted by Michael J. Perry, Lancaster, PA Relo Specialist (KW Elite ) over 3 years ago