Every convenience brings its own inconveniences along with it, and scheduling showings of a property is no different. The deadline to be ready for those incoming showing requests is when the listing status goes active. Think of it like a green light or a neon open sign. An active status communicates to all members and their clients that your listing is ready for business.

What happens when everyone isn’t on the same page? Say, what is convenient for the homeowner is inconvenient for the tenant? What if what was suitable for the homeowner a month ago is inconvenient now? The 24-hours to show rule, applicable to residential and land listings, may clarify things.

CREB^® Rule Part III - 2.03(b) states:

Properties listed on the Board's MLS^® System shall be available for showings within 24 hours of a request being made to view it, with the following exceptions:

1. i. If the property is occupied by a tenant as defined in the Residential Tenancies Act, that property will be available for showing as prescribed by the Residential Tenancies Act.
2. ii. If the property is a judicially ordered sale, the property will be available for showing as prescribed by the judicial order.
3. iii. Commercial properties, which are not subject to Rule 2.03(b).

Here are some common obstacles you may encounter when scheduling showings and advice to overcome them.

Tenant-occupied properties

Tenant-occupied properties have the potential to raise tensions from the start. Even if the homeowner and tenant have a good relationship initially, the inconvenience of multiple showings can quickly become a friction point. Before the listing goes active and showing requests start rolling in, suggest that your client have a conversation with their tenant to set expectations of what the coming weeks to months could look like. Inform them of the 24-hours to show rule, so they can pass this information along to their tenants and follow the conversation up in writing.

In some cases, utilizing WEBForms related to tenancy can aid in setting these expectations. Such as the Tenant Consent Agreement For Photograph/Video Imaging Use. While this form is not mandatory, it can be applied to help tenants recognize that their space will be entered (and photographed) for the purpose of selling. It also prompts the opportunity to prepare their space for what they’re comfortable showing.

Under the Residential Tenancies Act, notice must be given to a tenant 24 hours before entry into the living space. Notice from the homeowner must be delivered in written form, signed by the homeowner or their agent, stating the reason for entry and the date and time of the entry. The notice is to be given to the tenant in person. However, when this is not possible, the notice can be affixed to the unit’s front door or sent electronically (a notice is not deemed delivered if posted in the common areas of a building).

24-hours to show, but the tenants won’t go? That’s okay; they don’t have to! Tenants are not required to leave their living spaces while potential buyers view the property. This can be used as a helpful negotiation point if leaving the property inconveniences tenants. Tenants also have the right to reserve one day of rest per week for religious observation.

Homeowners can also find common ground with their tenants by offering daily time restrictions. The 24-hours to show rule allows scheduling time restrictions during the day. Examples include:

• No showings after 8 p.m.
• Showings are allowed from 11 a.m. to 2 p.m. only
• Showings allowed before 3 p.m. Monday to Thursday and after 5 p.m. on Friday to Sunday

These arrangements can be input into ShowingTime so members submitting a showing request can keep track.

What if your homeowner has tried it all, and there is still no getting past the tenants? Refer them to Residential Tenancy Dispute Resolution Services (RTDRS). The province provides this service and is designed to be faster, more informal and less expensive than the court system.

For easy search and reference of the Residential Tenancies Act, use the RTA Handbook.

Home renovations

Say the homeowners decide to renovate their property to gain more traction on their listing. While improving a home’s value is a great idea, what does this mean for showings under the 24-hours to show rule?

If major construction is being done, or the homeowners don’t want to showcase their home until it is complete, withdraw the listing until it can be shown again. This is the best option to keep in compliance with the rule and lets the homeowners know they need to complete their projects to get their house sold.

Away on vacation

If you are in a situation where the homeowners will be away on vacation and feel unsure about their home being viewed while away, remind them that this is actually a great time for viewings. Their home will always be showcase ready, and there’s no need to be dashing in and out of the house. You can also offer to accompany showings while they are away.

If your homeowner doesn’t feel settled by these options, the listing must be withdrawn until they return, and showings can resume.

Pets

If the homeowner keeps their pet at home when they’re gone during the day, disturbing them may cause a ruckus or even a dangerous situation. Encourage clients to make alternate arrangements for their pets while their home is actively listed. Inform them that pets are no exception to the 24-hours to show rule.

If an alternate care plan cannot be made for their pets, the homeowners can schedule daily time restrictions for when they can care for their pets off the premises. A restricted schedule can be input into ShowingTime so members submitting a showing request will see the time blocked off.

Working from home

If the homeowner or tenant works from home, showings may cause a major inconvenience. Inquire if their employer offers office space they could work in for the time being or suggest they work at a coffee shop or library. You might surprise your client with a few new favourite remote work spots!

When no convenient option is available, you can lean on daily time restrictions to maintain compliance with the 24-hours to show rule. These time restrictions can be specific to their lunch breaks to maximize available showing times! This can be scheduled into ShowingTime to inform other members of the time block.

Family visits

The homeowners have done the work and made their home magazine-worthy; now, they want everyone to visit. Hold on a sec; the property must comply with the 24-hours to how rule.

If guests are accommodating, offer to schedule daily time restrictions such as weekend morning showings and weekday evening showings. If this arrangement is inconvenient for the homeowner and their guests, the listing must be withdrawn until it’s available to show again.

Room restrictions and accepted offer conditions

The homeowner works from home and keeps sensitive information in their office, so can this room be locked during showings? You’re listing a duplex, and both sides are virtually the same. Can only one side be available for showings? Under the 24-hours to show rule, the property in its entirety must be available to show. Explain to your client that sensitive items must be removed or locked in a safe or cabinet. The only exception to restricting access to a portion of the property is if it’s an additional building detached from the main residence or if the city or municipality has officially condemned it.

What if the homeowner or tenant will only allow showings to serious buyers? While showing fatigue is a very real thing, requiring an accepted offer with a condition to view is not permitted under the 24-hours to show rule. Refrain from advising your client to use this as a negotiation point with their tenant or a way to relax sellers!

Quick tip for withdrawing

When preparing to withdraw a listing, be sure to withdraw 24-hours before the date needed. For example, if the listing needs to be withdrawn from Friday to Sunday, submit for withdrawal on Thursday.

It's also important to remember that properties can only sit in withdrawn status for up to 10 calendar days per the seller's request. This means the seller can request back-to-back withdrawal requests. For example, on June 1 to 10, and then on June 11, they can request another withdrawal from June 11 to 20. While in withdrawn status, the days on market counter will continue to calculate, so if it’s past the 10-day withdrawal, it might not be as advantageous to continue to have it withdrawn. Be sure to explain this to your seller beforehand when discussing this strategy.

Every home sold has a unique story within itself. If your listing’s story wasn’t represented in this article, and you have questions, please contact Member Practice at crebmp@creb.ca and learn how the 24-hours to show rule applies to you.

Happy listing!