What Every Buyer Should Know Before Scheduling a Showing

Normal Showing Hours

Showings are typically scheduled between 8:00 a.m. and 8:00 p.m. Occupied homes require the seller — and their pets and children — to vacate the property. When possible, mid-morning and mid-afternoon windows are considerate choices — they give sellers time to prepare without cutting into evenings. Requests outside normal hours should be expected to receive limited availability.

Animals Must Be Removed

Sellers are expected to remove animals from the premises during showings. It is the seller's responsibility — not an acceptable condition to walk into.

The same courtesy runs the other direction. Plan to have your pet supervised outside of the home — an unfamiliar animal inside a seller's space is not appropriate, regardless of temperament. If you bring children, keep them close and supervised. Sellers remember how their home was treated, and that memory doesn't stay out of the negotiation.

Notice Requirements

Owner-occupied homes typically need only a couple of hours of advance notice — though some sellers prefer more lead time, and occasional cases run to 24 to 48 hours. Tenant-occupied properties are protected under Utah Code § 57-22-4, which requires reasonable notice before entry. Short-term rental properties and homes with special circumstances may require longer lead time. A listing that requires extended notice often signals an occupied property with a specific tenant situation.

What It Costs a Seller When You Cancel

A showing cancellation may seem minor from the buyer's perspective. From the seller's side, it means preparing the home, vacating with family members and pets, and rearranging schedules. Repeated cancellations or late cancellations affect the seller's disposition — and sellers who feel their time is not being respected tend to be less flexible when it comes time to negotiate. Canceling is sometimes unavoidable. Same-day cancellations, when preventable, are worth avoiding.

Zillow Estimates and What They Miss

Zillow's Zestimate is a useful starting point and a poor substitute for a real comp analysis. Automated valuations cannot account for interior condition, finish quality, lot position, view value, seller motivation, or what similar homes actually closed at after negotiation.

In the greater St. George area, zoning and property-specific attributes alone can move value by tens of thousands of dollars. STR eligibility, golf community access, HOA restrictions, proximity to Snow Canyon or Sand Hollow, and lot features like views are not captured in any automated estimate. A Zestimate treats an STR-eligible property the same as one where rentals are prohibited — two very different assets at very different price points.

Zillow sources square footage from county tax records, which are frequently inaccurate. A measurement error in the original permit, an unpermitted addition, or a converted garage can mean the square footage Zillow shows is wrong — and the Zestimate is built on that number.

New construction comps are particularly unreliable. Builders typically record sales at list price, but the effective value can be significantly lower after rate buydowns, included upgrades, or seller-paid closing costs. Those incentives don't appear in the public record — so automated tools treat list price as market price.

Zestimates also lag a moving market. The underlying data takes time to flow through the system, meaning estimates can trail actual conditions by weeks or months. In a market shifting quickly in either direction, the gap between the estimate and current reality can be significant.

Lockbox vs. Agent-Accompanied Showings

A lockbox showing means the listing agent will not be present. An agent-accompanied showing means the listing agent — whose fiduciary duty runs to the seller — will be in the room. Neither format changes the representation structure, but buyers should understand that the person welcoming them at the door is working for the other side of the transaction.

Their Fiduciary Duty Belongs to the Seller. Not to You.

When you call the number on the sign, you are calling the seller's agent. That relationship was established — in writing — before the home ever hit the market. It is not a matter of opinion or ethics. It is a contractual obligation.

Utah ERS, §5.1 — the listing agent's fiduciary duties: loyalty, obedience, full disclosure, confidentiality — all owed to the Seller.

Loyalty. Obedience. Full disclosure. Confidentiality. Every one of those duties runs to the seller. A buyer dealing directly with the listing agent is dealing with someone whose primary legal obligation is to someone else — before the first handshake.

A Limited Agent Cannot Negotiate for You. The Law Prohibits It.

When a buyer works directly with the listing agent — or with another agent from the same brokerage — that agent becomes a Limited Agent. Utah law requires them to be neutral. And that neutrality has specific, documented consequences for the buyer.

Utah ERS, §5.2 — a Limited Agent "may not disclose to either party information likely to weaken the bargaining position of the other."

That sentence covers everything a buyer needs in a negotiation. The listing agent cannot tell you what price the seller will actually accept. They cannot advise you to offer less. They cannot tell you what other offers look like, or what the seller's timeline pressure is, or what they've observed about the seller's motivation. Neutrality is the legal requirement — advocacy for the buyer is legally off the table. A buyer's agent, by contrast, can use comparable sales and market data to negotiate price on your behalf — often saving thousands, if not tens of thousands of dollars.

Utah Limited Agency Consent Agreement, §5 — the same prohibition appears here, in the document both buyer and seller must sign to proceed.

The Commission Is Already Decided — Before You Walk In the Door

One of the most common beliefs among buyers is that using the listing agent saves money. The documents tell a different story.

When a seller signs a listing agreement, they authorize — at that moment — what they are willing to pay both their own agent and a buyer's agent. That number is written into the contract before any buyer exists. When a buyer arrives without representation, that commission does not typically flow to the buyer — it stays with the listing agent or is retained by the seller.

Utah ERS, §2.2 — "shall be added to the Brokerage Fee" when a buyer is unrepresented.

A Showing Agreement Is Enough to See a Home. A Buyer Broker Agreement Is Not Required.

Following the August 2024 NAR settlement, REALTORS® are required to have a written agreement with buyers before showing homes. This requirement is real. But the type of agreement required is often misrepresented.

A Showing Agreement satisfies the written requirement. It covers a specific property or specific showing. It does not lock the buyer into an agent for a geographic area. It does not create the ongoing financial obligation of an exclusive agreement. It does not require the buyer to notify other agents they have a prior commitment.

Utah Code § 61-2f governs real estate licensing and practice in Utah. Buyers with questions about their rights in a specific situation are always encouraged to consult with a real estate attorney.

What You Are Signing When You Go Exclusive With an Agent

The Exclusive Buyer-Broker Agreement is a binding contract. Before signing one, every buyer should understand what it commits them to.

1. The Scope Is Defined

The agreement covers a specific geographic area — typically a county — or can be limited to a specific address. It runs for a defined period of time, ending at a specific date (EBB §1.2).

EBB, §1.2 — the Buyer agrees not to enter into a conflicting buyer-broker agreement. Multiple non-conflicting agreements for different areas are permitted.

2. You — Not the Seller — Owe the Fee

The agreement establishes that the buyer is responsible for the brokerage fee. In most transactions, the seller's side covers it and the buyer pays nothing out of pocket. But the obligation is the buyer's — with the seller's payment satisfying it when the amount matches (EBB §2.1, §2.2).

3. The Agreement Includes a Protection Period

Most buyer-broker agreements include a protection period — typically two months after the agreement ends. If you enter into a purchase agreement on a property that was located or negotiated on your behalf during the term, the brokerage fee applies during that window — even if the purchase happens after the agreement has expired (EBB §3).

4. You Are Required to Disclose It

Once signed, in all communications with other real estate agents, you are required to notify them in advance that you have entered into an exclusive buyer-broker agreement (EBB §4a).

When Commitment Makes Sense

An Exclusive Buyer-Broker Agreement benefits both sides when there is mutual trust and confidence in the relationship. A committed buyer is more likely to receive deeper market research, proactive property searches, and full attention throughout the transaction. Many agents invest significantly more time and resources once both sides have agreed to work together.

An exclusive agreement should be the result of confidence in the relationship — not a prerequisite to discovering whether one exists.