Have you ever looked at listings and the photos and thought, "Wow! This home looks perfect for one of my buyers! It has 4 acres so that they can put a couple of horses on it and it has privacy." The buyer agrees and you set up an appointment to go see it. When you and your buyer go out to see it, both of you end up being disappointed. This has happened to me on several occasions.
Why are you disappointed? As you approach the home, you start to see the real picture. A dirt road with lots of pot holes leads up to the house. Four wheel drive vehicle seems to be a good idea for this. Approaching the home you see that the exterior needs cosmetic work. Well, OK. That's something that can be doable. You walk up to the front entrance and you see that the lawn has not been kept up and the stairs need work. All right, a little maintenance work. As you go up to the door, you notice that the storm door is falling apart. You ring the bell to make sure nobody is home. Hey, the bell works! One plus. Upon entering the house, there is an odd smell inside. Well, it could be pets (they did say they had a dog), or maybe not. Couldn't identify it.
Walking around the house we noticed it was in total disarray. Books and papers lying all over the place. Clutter in every room, including the attic and basement. Not a good way to show a home. We step out onto the deck. Nice view. Look around and OH, OH!! You are not going to believe this! There is a huge, and I mean HUGE, hornet's nest on the bay window on the deck. And it is still active. BIG no no.
Walking around the property, you look at the swimming pool and deck. That doesn't look like it's been used in quite a while. Weeds are coming up everywhere. Even though it has 4 acres, it is mostly mountain. A mountain of rock I must add. Not a single spot to safely put a barn, turn out and horses.
By this time, you have noticed your buyer's expression and it doesn't look good. Here they thought it was going to be the home of their dreams. The discription did say that it needed a little TLC, but this was not what they expected. They understood that a home would need a little work, but not this much.
Photographs are sometimes misleading. They tend to make the homes look better than they actually are, when taken at certain distances and angles. I realize our job is to sell the real estate, but honesty is the best policy. Let's not build up the buyers expectations of the home just to let them down when they see it in person. It wastes everyone's time and the home will still be on the market.
I have thought about this often. Is it better to:
A- show the home in the best light and best photos, even though it does not look that great in person. This option brings in more traffic, but few offers.
or
B- Give realistic photos, even if they don't look very good. This brings in less lookers, but the ones that come in know what they are getting and potential offers.
Brigita, The whole picture is never shown... I hope you do not mind if I do a link? (if you mind, please feel free to delete this comment)
http://activerain.com/blogsview/217901/BAD-PHOTO-Sinking
I just posted this right behind you and it shows too much of a picture! lol
Brigita - Why put your clients through that experience? I suppose it was just dumb luck, but I have previewed the majority of homes I have shown since the beginning. Actually, it wasn't dumb luck, it was floor duty. I just hated the feeling of not having a clue about homes I was taking people to see.
I agree, it would be nice if I had fair warning. I would be nice if I could depend on photo's or listings. I would be nice, but that is not the way it is.
Hopefully, some folks that may be behind the listings in question, will read this and as Emerill say's "kick it up a notch".
Very good post-
Thanks for sharing it.
Take care and good luck to you!
I'd have to ask what a "realistic" photo is? What is realistic to one person will not be to another. A cosmetic defect that bothers one person might never be given a second thought by a handyman looking at the home. How would you ever know who the home is going to appeal to while you are photographing it?
If realistic is not leaving out a photo of something you personally object to then I agree, add the photo. Make it a habit to photograph the front exterior from one corner, the back exterior from the opposite corner giving a good view of each side. Photograph each interior room as they are with a wide angle lens. Be sure to upload a disclosure to the MLS so everybody can see defects. I think this is fair to buyers and sellers both. 1. The photos show the home if you have photgraphed each room and 2. the disclosure highlights any defects as required by law.
If the photos looked good on MLS, then the house must have looked somewhat good at some point as well. Perhaps the agent needs to make sure the client understands that the house must be kept in "show ready" condition and maintained at all times during the listing period. A good reason to give the listing agent honest feedback so he or she can get the client to clean it up.
I do believe that the best photos should be used. It's a numbers game and you need to get as many buyers in there as possible.
I'm not a Realtor. I'm speaking from personal experience as a buyer in Southern California, so it may not be accurate for the rest of the country.
The term "needs a little TLC" is code for on the fence between needing major renovation and tear-down. Is that the code in your area as well? And if so, could you have done things differently?
Brigita, Please don't forget that it is the listing agents job to sell the house. If a bad photo keeps people away, then the agent is doing a disservice to their clients. On the other hand, the listing agent is not helping their clients home sell by allowing it to be shown in such disrepair.
Either way, you are the Buyer's agent and should have previewed the property first instead of wasting your buyer's time.
When I am contracted to perform a Home Inspection I make it a practice to drive by the residence the day before, on my way back from another inspection or I will make a "special" trip.
I hate "surprises", not to mention I hate being late because I could not find the address.
Lessons learned.
Life is a hard teacher, she tests first and teaches later.........
Al:
This is a difficult decision. At least the home should have been staged for buyers.
Danielle:
I agree. The hornet's nest should have been mentioned. Some people may end up with an allergic reaction to the sting.
Charles:
Checked out the link. Wow! That is a totally bad photo. The photos should show the good parts of the home. The seller should have at least maintained the lawn and made the home a little more presentable.
John & James:
Previewing the homes is a good idea, but not always possible. The past few weeks I have been busy with appointments and paperwork, that the only time I would possibly be able to preview the home would be late at night.
Armando:
Thanks.
Konnie:
I agree that the photo should show the good qualities. At least the seller should have it look presentable.
Simon:
Previewing is not always possible, especially in a rural area. I try to familiarize myself with the homes, though.
Phillip:
Photos are an important part of a listing. So is staging.
Keli:
This was the point I was trying to make, that photos can be deceiving.
Jason:
Good point. The listing agent should have at least disclosed the hornet's nest for safety reasons. Plus, the home should have been staged for the buyers.
Michael:
I was never informed by the agent about the specifics such as the hornet's nest and the bumpy dirt road. Fortunately the vehicle we had was high off the ground. If it sat lower, it would have bottomed out.
Barbara-Jo & Bill:
It would be nice if it was done that way. Unfortunately, some list it that way. It is as though you are not helping your seller in this sense.
Kelly:
No sense in getting a lot of buyers in to see the place if many of them end up being turned off. But the photo should show it's good points. There are buyers out there that don't mind putting in the extra work.
Bill:
The term "a little TLC" could mean a lot of things. It can mean just a little cosmetic work, or it can mean a lot more work.
I have mixed feelings about this because the majority of my business (about 70%) is done as a buyer's agent. However, as a listing agent it's my job to get as many buyers and buyer's agents to the property as possible. If my seller is unable (or more likely, unwilling) to get the home in "showcase" condition, then I have no choice but to show my product to preview only its best features. That's advertising and a responsibility that the marketing specialist - aka, the Realtor, has to his client! Unless you're touching up the photos or using a picture of the next door neighbor's house of the same model (which is highly unethical), then I think there's nothing wrong with that.
However, on the other hand, especially in this market, I always try to know the product first hand before I take my clients out. Obviously you can't preview everything...that's unrealistic. But knowing a community's resale and reputation are imperative for having a very clear picture of what to expect when you get there. Seems to me, in this market, we're working harder on both sides! What ticks me off more than the photos is the ad copy. "Completely updated kitchen with state of the art appliances." ... which translates to 15 year old countertops and appliances with painted over cabinets!
Ahhhhhh - Home Staging to the rescue we don't just make houses look good in pictures - we make them look good in person. As I do a visual walk aroung on the exterior of the property that hornets' nest would have been addressed and also the best time and best hornet killer suggested (you go after them at night when they are home sleeping)
Smells - yes, I go there
Front door - check
Clutter - busted
We make your life easier and you know a staged home will show well.
Dee:
I don't think the photos should show the worst of the home, but at least be honest about what needs to be done. At least having the inside of the home neat and clean would have helped a lot. This is something the agent should have spoken to the owner about.
Chelle:
I know the agent is trying to sell the house, but he is doing a disservice to the seller by not advising about staging the home to attract the buyers.
Victor:
In a rural area, it's not that simple to preview every home, especially when you're dealing with horse farms in an area that is being developed. The farms are a distance apart.
Chuck:
I am not always able to speak with the listing agent either. To set up an appointment, it is usually through the Listing Office and the agent does not always get back to me. Besides, the hornet's nest is something that should have been disclosed in the listing for safety's sake.
Irene:
I totally agree that the listing agent is to show the best features of the home. But, not being honest and not disclosing things (hornet's nest) on the listing is unethical.
Kathleen:
I agree that if the home were staged, it would show much better. If they were able to make it presentable for the photos, then why not keep it that way for the showings?
I have mixed feelings about this as well. As a listing agent, I think pics are the MOST important part of my listing. I need to make sure the house looks fabulous (to get showings), without being deceptive. However, when acting for my buyers, I NEVER rely on just the pics and comments when brining up property. I also deal in a lot of horse property so I make sure to bring up the tax records and aerial/topo maps to make sure I'm not showing my clients a hill. I also look VERY closely at the pics to see what kind of trees are showing (if any). If there's cedar, I know it's rocky land. I don't want to waste my time or my clients time.
It's amazing how many agents send me feedback that says "house won't work for horses" - well, duh, it's 5 acres of cliff. Did they even look at the MLS where it says "hilly" as opposed to "level"? Even the pictures show the landscape. *eye roll*
There's more to being an agent than pulling up and MLS sheet and driving to the property. A little research beforehand goes a long way in saving some time and energy.
THAT IS WHAT A LISTING AGENTS JOB IS!
One reason I became a real estate agent was because of the time we had when we were looking for our horse property. So many agents don't have a clue - "perfect for horses because it has 25 acres" should have read "perfect for horses' veterinarian because of 24 acres of limestone up and down and full of holes," for example, with the photos being of the one acre at the bottom of the hill.
A side note: I'm allergic to wasps. The result is that we start early in the spring killing wasps nests as soon as we see one little cell. However, just the other day, after my husband went over the barn roof with a finetooth comb and killed them, he STILL found an active one about 5 inches in diameter not two days later. (However, we would probably have noticed one on the door itself, I'll grant you.)
And previewing horse properties is not always feasible, when you have a multi-county coverage (not all that unusual for a horse property specialist).
It is a fine balance between doing the best job for your client in marketing the property and losing all credibility with your fellow agents when they see what it REALLY looks like, though.
This is why I say OVER AND OVER AGAIN: creating reasonable buyer expectations. That's why I don't think staged photography works in my market because people look at the great photographs, they come to open house, then they get disappointed when they show up at the open house.
Cheers,
Cindy
Tori:
Pictures don't always tell you everything. There are times you look at the photos and you just see trees, not a mountain. Hilly doesn't necessarily mean a mountain. You can still have hilly terrain for horses. The Lehigh Valley area is known for slate, so the type of trees do not necessarily mean a mountain.
Dan:
Thanks.
Joni P:
The listing agent should have at least informed the seller how to stage their home, even if it does need work. At least this way it is more appealing to the buyer and better chance of selling it.
Joni V:
I agree that being a REALTOR is hard work and you have lots of homework to do. I try to do research on the properties I'm showing, but not always are the listing agents there to speak to you. In addition, if they don't specialize in horse properties, they think that "Oh, yeah, there's 5 acres. You can have horses." I have personally gone through that myself years ago.
Michael:
It doesn't matter how many people you get through the house if you are totally wasting their time, looking at a home that's not for them. If they wanted to buy a home that needed that much work, they would specifically look for something like that. Honesty is the key to working with clients.
Tricia:
I, like you, decided to specialize in horse properties because many real estate agents had no clue about horse properties. 5 acres, to them, mean horse property, whether it's in a swamp or on a mountain. I totally agree with you.
Connie:
Honesty is good for your business. If you are honest, they'll keep coming back to you and send you referrals. That, in my opinion, is the best way to sell real estate.
Cindy:
The photo should show the actual home, but showing the best qualities, not hiding the flaws.
I do virtual tours as well as photos so I think that helps to make it more realistic. I agree that how people judge homes is slightly different. I personally believe that homes should represent what they really are warts and all.
Selling an occupied home is very stressful, keeping clean, moving kids, moving pets. Why stress yourself out over buyers who will rule it out with unrealistic photos?
Not even close. Photos do not give a true representation of the property, especially in older, and lower end housing.
Home Buyers are nearly always disappointed when thy actually see the properties. I had one elderly lady who was literally in tears after driving all day to finally see the property she was so excited about.
I have had several buyers who want to write up an offer on the properties they haven't even seen. They tell me they can tell from the pictures. From pictures you can't tell what the neighborhood is like, or even the blemishes of the house. A listing real estate agent isn't going to point those out for you on the online tour.
Smithfield Homes for Sale
Rosemary:
It is better that they see how it actually is. They will see it one way or another. I can't see wasting precious time, expecially when the buyers are out of state, if it wasn't something they weren't going to be interested in, anyway.
Melina:
I absolutely agree.
Alan:
Exactly. You could have beautiful home located in a run down section of town. Pictures will not tell you that.
Christina:
I have thought that, also, at times. Present the home as it actually is, and the buyers will appreciate it. No time lost.
Bob & Carolin:
Thanks.
Katerina,
Thank you! Photos are an important part and they should show the good points of a home. They should not make the home look like it is spectacular, when in reality it is not. But not revealing a hornet's nest, I feel, was a safety issue. Someone may have allergic reaction to their sting, then what? I like to be totally honest.
Thanks again!
Brigita
Speaking as someone who is allergic to wasps, as I said above, I appreciate the thought, but I'm also aware that it is my responsibility to be cautious about such things in an unoccupied house (and some occupied ones in the country - it's amazing how quickly a nest can be built. I also carry wasp spray (the 20 foot away kind) in my truck, along with an epipen in my purse. A wasp's nest is something you get rid of, not something you disclose or take a photo of, hopefully! ;-)
Tricia:
I agree. I can't believe the listing agent didn't have anything done about it. If the nest wasn't going to be removed, the least the Listing Agent should have done is disclose it.
Brigita...
Back in the day when we did work with Buyer's we always previewed the house prior to showing.
I learned early on that a picture in not really worth a thousand words :)
P.S. Nowadays...People are using photo programs to slap on a coat of paint :)
TLW...ROAR!
Still laughing at the photos and yes ... I always wondered what agents were thinking on soem of the photos shoot and placed on websites and mls. I went to one house - I thought I was at the wrong address!! The agent thought a little creative photo touch up wouldnt hurt!
Good Post! I'm glad others wonder what makes a person use certain photos!
TLW:
It would be great if I could preview the homes, but with specializing in horse properties, I cover a huge area and that makes it difficult to go and preview the homes. Traveling from place to place takes a lot of my time, which takes away from other clients.
ROAR!
Ann:
They certainly are deceiving. They don't give you the "whole" picture.
Eileen:
I did the same thing. Went to a certain house and had to double check the address to be sure it was the right place.
Brigita:
Photographs are sometimes misleading, but they shouldn't be. They should be of high quality, and accurately depict the property. I recently turned down an assignment because I was being asked to edit photos that would have been misleading or deceptive. Sure, I could have completed the requested fixes in a few minutes in Photoshop. I offered to do the assignment as-is and then have a second set of "possibilities" shots -- but my offer wasn't accepted. I'd bet you a cup of coffee some other photographer did the work as requested, and those photos will definetly be misleading.
George
George:
I agree with you. It should show exactly what it is, good and bad. Whetever happened to honesty? Bending the truth is not honest.
Brigita
Photos should not be deceiving because the buyers and agent are going to wasting their time and they will find out when they see the house.But we should show the house in the best light possible as listing agents.
Gita:
They should show the house for what it is. I know every home has it's good points, and we should show them. Not mentioning certain things about the listing is deceitful. It wastes everyone's time.