Getting the flat ready for viewings: what actually changes the decision

Whoever views a flat decides in the first few minutes, and almost never for the reasons the landlord assumes.

What weighs most and costs least

• Light. Blinds up, curtains open and every bulb working. A dark flat looks small and damp even when it is neither.
• Smell. It is the first thing noticed and the least attended to. Airing the place an hour beforehand is worth more than any air freshener.
• Taps and catches. Everything should open, close and not drip. A dripping tap suggests there are more things left unfixed.
• Emptiness. If it is unfurnished, it should be clean and clear; furniture from the previous tenant half removed reads as neglect.

What is not worth it

Refitting the kitchen before letting rarely comes back through the rent. Painting does: it is cheap and it shows in every photo and every viewing.

Have the energy certificate, the cadastral reference and a clear idea of the monthly costs to hand. Answering that on the spot signals seriousness and shortens the decision.

And about group viewings

Putting six people in at the same hour speeds up your diary but makes everyone uncomfortable and gives off an auction feel. Separate twenty-minute slots produce better candidates.