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I’m going to do a flat fee MLS listing to sell my hotel condo. There’s an onsite property manager who will show the unit to either buyers and/or buyers’ agents. It makes no sense to list with an agent because our HOA rules don’t allow non-residents to freely roam the property so anyone viewing the condo has to be escorted.
The question is what to do about the electricity. Our building provides water and gas but not electricity. When we bought the unit, the electricity was turned off. We didn’t mind viewing it that way; but the owners had to get the electricity turned on for the inspection. I’d prefer to keep the electricity on but don’t want the thermostat adjusted. Wondering about putting a thermostat guard (locked cover) on the thermostat and just setting the heat to 60 degrees, and AC to 85.
My DH thinks buyers will perceive there’s something wrong with the HVAC system if they see a locked thermostat and the temp is cold/warm in the condo; he thinks we should just cut off the electricity.
How do the majority of sellers in the complex handle electricity?
If cutting off service is the custom and units sell fairly briskly, you might as well.
But, it would not be my preference, if I was viewing.
Will appliances or bathrooms get odor from no air movement?
Then there is lighting. Will your unit show better if people can turn lights on and off?
If your unit is in either of your locations, I would think "warm" is at the low end of how it could feel in your unit. I would say, mostly closed up, it would get pretty hot. Some days, more of a steam bath.Now that's when I'd perceive there's something wrong.
Even in a temperate climate, even a cool climate with sunlight coming in, this can happen.
Even cleaned meticulously, there can be an unpleasant odor from appliances and carpet, fabrics etc when air flow is lacking. Stuffy.
In Florida, even when we have a/c on, when we're away and the place is empty we have someone come in every few days to be sure the a/c is on, not off. I have had neighbors in hot areas that thought they were okay with the a/c turned on and it went off in a storm and they returned to bad mildew in commodes, wallpaper peeling off, mildew on tile floor and drapes, refrigerator nothing they would want to keep.
But, for you, the manager I suppose can check on that. Otherwise I vote for keeping the temperature at least temperate. Lots of people have locked temp controls. Nothing wrong with saying it's in case potential buyers want to turn it up or down. But you can blame teenagers or vacationing family doing the same.
Couple of thoughts... First, escorting buyers isn't really the primary job, or a reason to hire, your own agent. You would hire your own agent for the marketing and advocacy they would provide. Most buyers are going to be coming with their own agents anyway, whether or not you have one, and whether or not there is a property manager.
If a property manager would be there, why can't you just instruct them to leave the thermostat alone? Even a sign next to it would likely suffice, if even that is necessary. I think you might be overthinking the risk of someone moving the thermostat a few degrees. How much would that cost, really?
Leave electric on. Closets, baths are dark without electric, and seem dingier. And put heat/ac at 68/78. You want buyers to walk in and feel comfortable. You don't want buyers to be sweltering in the heat, and have a bad impression of your place. It will sell quicker.
Couple of thoughts... First, escorting buyers isn't really the primary job, or a reason to hire, your own agent. You would hire your own agent for the marketing and advocacy they would provide. Most buyers are going to be coming with their own agents anyway, whether or not you have one, and whether or not there is a property manager.
If a property manager would be there, why can't you just instruct them to leave the thermostat alone? Even a sign next to it would likely suffice, if even that is necessary. I think you might be overthinking the risk of someone moving the thermostat a few degrees. How much would that cost, really?
Good points. I have been monitoring all the units sold at that property over the years I’ve owned it and never have noticed any listing agents doing any marketing that impressed me. Having bought and sold a couple of dozen properties in my adult life, I believe I can self-advocate. However, if I did feel the need, I would absolutely engage a listing agent.
We have had a few occasions when traveling that maintenance staff has come in change HVAC filters or flush toilets or clean (when we’ve arranged for hotel housekeepers) and they have messed with the thermostat. But you do bring up a good point — a sign might be a better solution.
Good points. I have been monitoring all the units sold at that property over the years I’ve owned it and never have noticed any listing agents doing any marketing that impressed me. Having bought and sold a couple of dozen properties in my adult life, I believe I can self-advocate. However, if I did feel the need, I would absolutely engage a listing agent.
We have had a few occasions when traveling that maintenance staff has come in change HVAC filters or flush toilets or clean (when we’ve arranged for hotel housekeepers) and they have messed with the thermostat. But you do bring up a good point — a sign might be a better solution.
I have been in houses where there was a reminder sign for agents/potential buyers to please turn off the lights and lower the thermostat.
How do the majority of sellers in the complex handle electricity?
If cutting off service is the custom and units sell fairly briskly, you might as well.
But, it would not be my preference, if I was viewing.
Will appliances or bathrooms get odor from no air movement?
Then there is lighting. Will your unit show better if people can turn lights on and off?
Cutting off service is quite common. We can always tell which units have turned off service b/c the doorbell isn’t illuminated and we see alot of dark doorbells on vacant units. Lighting isn’t a real issue because the unit has all exterior walls with floor to ceiling windows and we’ll leave the drapes open (but not the sheers). Good point about odor!
The units do not sell briskly. They tend to languish on the market for a long time because its an outrageous HOA fee (due to the amenities.) and I am going to price it below market to try and move it —
Put in a Nest or other thermostat that you can control remotely, then you can turn it up/down for showing and back down later on. You can also double check it periodically to make sure housekeeping or some other service person hasn't left it turned to a temperature you don't want.
If you are taking a hit on pricing to try to dump it, another couple of hundred dollars isn't going to make that much difference, and might help it sell a little faster
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