Our Role & Comprehensive Activities
A full list of tasks we manage on behalf of seller clients — from preparation through closing.
We compiled this list to show the many tasks we perform to facilitate a successful transaction. Some items won't apply to your specific property; we share the full list because it gives you a complete picture (and someday you may have another property to sell, or know someone who could benefit from our help).
Our overarching goal is to minimize work and reduce stress for our clients. This list is a starting point — if there are other ways we can help, we hope you'll tell us. Some clients prefer to do many of these tasks on their own; we're happy to step back when that's more comfortable.
- Develop and maintain a schedule throughout the process of preparing and listing the property.
- Collect property information: deed, plot plan, latest tax bill, building permits, and anything else on file at the registry of deeds or town/city offices.
- Fully research the property and surrounding area — easements, upcoming paving, tax assessments, etc.
- Analyze comparative market data to recommend an appropriate listing price.
- Advise on repairs and improvements that could increase sale price or avoid concerns during open houses and inspections.
- Contact vendors for improvement projects and get quotes.
- Review information with sellers and move forward with agreed-upon projects.
- Develop timeline for home improvement projects and oversee them as requested.
- Recommend a stager for initial consultation and work with them to stage the home.
- Assist with property preparation — pack boxes, pare down furniture, arrange contractors (painters, landscapers, cleaners).
- Schedule and pay a professional photographer for interior and exterior photos.
- Continually monitor the market and keep sellers up to date on changes that might affect price or timeline.
- Ascertain need for lead-based paint disclosure.
- Write a detailed description of features and benefits for online and print marketing.
- Invite Gibson Sotheby's agents to preview the home before it goes on the market.
- Have a sign placed on the property (with owner's permission and if allowed).
- Prepare an MLS profile sheet with accurate information and publish it on the MLS.
- Ensure the property is picked up by third-party sites (Zillow, Trulia, Redfin) within 24 hours with accurate information.
- Host a Broker Open House so agents and their clients can preview the home.
- Notify neighbors of Open House times (with owner's permission).
- Advertise on social media when appropriate (Facebook, LinkedIn, Instagram).
- Develop marketing materials for Open Houses.
- Send neighborhood postcards advertising the property when strategic.
- Accompany prospective buyers on all showing appointments and provide timely feedback.
- Conduct Open Houses, typically Friday, Saturday, and Sunday.
- Be available for appointments outside Open House times — showings are top priority until an offer is accepted.
- Receive and review all offers to ensure paperwork is complete.
- Call prospective buyers' lenders to inquire about financial strength when there is uncertainty.
- Advise on the strength of offers and negotiate on your behalf.
- Facilitate and oversee home inspection(s).
- Negotiate any inspection concerns.
- Work closely with buyers' agents, attorneys, and lenders to ensure a smooth transaction.
- Prepare a packet of information for the bank appraiser (if required) to support the purchase price.
- Obtain Smoke/Carbon Certificate from the town/city.
- Conduct a pre-inspection of smoke and carbon monoxide detectors if status is uncertain.
- Schedule and attend the official smoke and carbon monoxide inspection with the fire department; send certificate to attorneys.
- Arrange for final utility readings (water, electricity, gas, oil) and forward to attorneys.
- Conduct final walk-through with the buyer and their agent.
- Put together a closing packet (smoke certificate, final invoices, keys, garage door openers) and attend closing when appropriate.
We embrace a hands-on, collaborative approach. Beyond marketing and sales, we manage every part of the transaction and can immerse ourselves through our Prep-to-List management services — coordinating movers, cleaners, painters, flooring companies, roofers, carpenters, plumbers, electricians, landscapers, stagers, photographers, and other specialists. All of these efforts are included in my fees.
我们的角色与全方位服务
从售前准备到交易交割，以下完整列出我们为卖方客户统筹办理的各项工作。
我们整理这份清单，是为了让您了解我们为促成成功交易所开展的各项工作。其中部分事项可能不适用于您的房产；我们仍提供完整清单，以便您全面了解我们的服务（也许未来您还有其他房产需要出售，或认识能从我们的协助中受益的人）。
我们的首要目标是尽可能减轻客户的工作负担与压力。这份清单只是起点，如果还有其他方面需要我们协助，欢迎随时告诉我们。有些客户更愿意亲自完成其中许多事项；如果这样让您感到更自在，我们也乐于尊重您的安排。
- 在房产准备及挂牌的整个过程中，制定并持续更新时间表。
- 收集房产资料：契据、地块图、最新房产税账单、建筑许可，以及契据登记处或市镇政府部门存档的其他相关文件。
- 全面调查房产及周边地区的情况，包括地役权、即将开展的道路铺设工程、税务估值等。
- 分析市场可比数据，建议合适的挂牌价格。
- 就维修和改善项目提出建议，以提高售价，或避免在开放看房及房屋检查时引发疑虑。
- 联系改善工程的服务商并获取报价。
- 与卖方共同审阅信息，并推进双方商定的项目。
- 制定房屋改善项目的时间表，并按要求监督实施。
- 推荐房屋陈设布置师进行初步咨询，并与其合作完成房屋布置。
- 协助做好房产准备，包括打包装箱、精简家具，以及安排承包服务商（油漆工、园林养护人员、清洁人员）。
- 预约专业摄影师拍摄室内外照片，并支付摄影费用。
- 持续关注市场，并及时向卖方通报可能影响售价或时间安排的变化。
- 确认是否需要进行含铅油漆披露。
- 撰写详尽的房产特色与优势介绍，用于线上及印刷营销。
- 邀请 Gibson Sotheby's 的经纪人在房产上市前预先看房。
- 在获得业主同意且规定允许的情况下，为房产设置售房标牌。
- 准备信息准确的 MLS 房源资料表，并发布至 MLS。
- 确保第三方网站（Zillow、Trulia、Redfin）在 24 小时内收录房源，且信息准确。
- 举办经纪人开放看房活动，让经纪人及其客户提前了解房产。
- 经业主同意，通知邻居开放看房的时间。
- 适时在社交媒体（Facebook、LinkedIn、Instagram）上刊登广告。
- 制作开放看房活动所需的营销资料。
- 在符合营销策略时，向周边社区寄送房产推广明信片。
- 陪同潜在买家完成所有预约看房，并及时提供反馈。
- 举办开放看房活动，通常安排在周五、周六和周日。
- 在开放看房时段之外也可安排预约带看；在接受报价之前，带看始终是首要工作。
- 接收并审阅所有报价，确保文件齐全。
- 当潜在买家的财务实力存在不确定性时，致电其贷款机构了解情况。
- 就各份报价的竞争力提供建议，并代表您进行谈判。
- 协助安排并监督房屋检查。
- 就房屋检查中发现的问题进行协商。
- 与买方经纪人、律师及贷款机构紧密合作，确保交易顺利进行。
- 如有需要，为银行估价师准备一套资料，以支持成交价格。
- 向市镇相关部门取得烟雾及一氧化碳探测器合格证明。
- 若烟雾及一氧化碳探测器的状况不明，先行进行预检。
- 预约并到场配合消防部门开展正式的烟雾及一氧化碳探测器检查，并将合格证明发送给律师。
- 安排公用事业的最终抄表或读数确认（水、电、燃气、燃油），并将结果转交律师。
- 与买家及其经纪人一同进行交割前的最终验房。
- 整理交割所需资料及物品（烟雾探测器合格证明、最终账单、钥匙、车库门遥控器），并在适当情况下出席交割。
我们秉持亲力亲为、紧密协作的服务方式。除了营销与销售，我们还统筹交易的各个环节，并可通过我们的 Prep-to-List（挂牌前准备） 管理服务深度参与，协调搬家公司、清洁人员、油漆工、地板公司、屋顶施工人员、木工、水管工、电工、园林养护人员、房屋陈设布置师、摄影师及其他专业人士。以上所有协调与管理工作均已包含在我的服务费中。