Although I appreciate what you are saying about making the home more welcoming, in our area, no lockbox means reduced showing activity and agent-accompanied reduces it even more.  

LOL Jordan, you would hate commercial! I go into dark buildings with freaking critters and cobwebs and dust, w flashlights because we don't know what we'll encounter. And that's after going to the listing office and picking up a key on a keyring with 30 other keys and they don't know which one fits that door. Welcome to my world LOL!
Now to your point, an electronic LB is important esp. in a vacant, because it keeps a record of who pops it open, when and for how long. Owner occupied or higher-end homes, we may want to control access a little more. But not too much, because impediments to showing are impediments to selling.
Ideally, when showing a home, you'd like to present it in the best light.
It's not always possible, and it's our job to use creativity and Imagination to help our clients fill in the blanks with theirs and see if they can make their vision happen in that property.

PS. Our Association requires LBs on all residential or an opt-out signed by the seller on file.

Ain't nobody got time for that!

Thanks for the suggestion but I will keep my lockboxes on & tell the seller to leave the lights on. Not to mention electronic lockboxes give me back information on the who, what, when & where of the showing providing the date & time the agent entered & that agents info plus it will request feedback on an easy to complete electronic feedback form emailed to the showing agent. That also works well to forward to the client because it's in writing. Lockboxes are proof an agent went in when there is a dispute. I mean, going to each & every showing when you have 12-15 listings in peak season, as we do, would be insane. 

Prior to LB's , we were required to PICK UP keys and RETURN them in a prompt manner !!!(what a pain if you were showing 4-5 properties !!!)

Lockboxes have nothing to do with presentation of a home. They are simply a means of access. Lack of them will reduce showings. I don't want to ever see a listing agent in a home I'm showing to my clients and I've found clients don't like having a listing agent there either. And I don't show up for showings on my listings. I do, however, provided kick-a$$ marketing material in each home and explain to my sellers the condition in which to leave the home with lights, etc. for showings.

I agree with Silvia Dukes PA, Broker Associate, CRS, CIPS, SRES. Agents are put off by listing agents being present and not having easy access to show property to their buyers.

If you have two requests for the same time for showings, what do you do? Someone has to be inconvenienced and that doesn't go over well! Some refuse to show after one decline.

"The sellers must not want to sell their home" is what I hear from my buyers who are inconvenienced with showings. Again, many of them don't waste their time trying to schedule again; they move on to other properties.

In my market, much like Silvia Dukes PA, Broker Associate, CRS, CIPS, SRES said, no lockbox equals fewer showings.  What I tell clients is when a buyer agent is picking homes to show they go in the following order:

1. Vacant, go direct
2. Occupied, give an hour notice
3. Occupied 24 hours notice
4. Appointment only

On luxury listings there often is no lockbox and listing agents get there early and prep the listing (on vacant homes) and either accompany the showing or hang in the background.  This is an expected thing out here in certain parts of town and with prices over 1m or 1.1m   If there is a lockbox it is hidden and the agent has to tell you where to find it if they can't be there.

Yes, homes look better with the lights on and such.  For occupied listings I tell the sellers to leave the lights on and windows open all day.  For vacant we can only hope they show it during the day or go and turn on some lights before their clients enter the door at night.  That's what I do.

I really like using the supra ibox lockboxes and agree with Silvia Dukes PA, Broker Associate, CRS, CIPS, SRES 

If an accompanied showing simply meant that the listing agent got there before me, turned the lights, and fireplace on, provided a brief overview and then made themselves scarce that would be great.  But the reality is totally different.

We often find ourselves waiting for the listing agent to arrive... we have a very brief window of opportunity, 'cause they're running from showing to showing... and they want to blah, blah, blah while we're trying to view the property.

Often, the listing agent isn't available when we'd like to show, and that means 'missed showings'.

My buyers would really prefer to visit the house... look around and decide if they even LIKE the house first.  As the buyer's agent, I can manage the turning on of lights, and if the listing has been properly written, provide that overview, and if there is any interest or add'l questions, I can use that high-technology in my pocket to contact the listing agent and get the answers.

every listing we have is on lockbox, unless the seller wants the showings accompanied.... we will accompany....all of our listings are local so it's not a big deal.... there are two members who are available....

High end luxury comes with a totally different set of customer expectations.  Plus the high end commission compensates for time.  Not so with "average" listings.

I like them - they are a dream invention. The new lockboxes are CRAP. Was talked in to the new ones because the old ones no  longer had a warranty (which they hadn't for 7 years at that point). 

As a BA I would say you are intrusive by being there. I also think it's dangerous to start someone's fireplace no matter what the situation. Not all your sellers can be home for showings & that is where pre-planning comes in mind. Tell them you want light switches to light up a room well when an agent comes thru.

As a buyer I like to have the listing agent and even the seller at every appmt, but in the world of busy lives this would just limit the amt of homes that it would be possible to see.

We need the lock boxes for efficiency and convenience for buyers, sellers, and their agents.

Without them few properties would be seen or sold.

I am prescent for all my luxury showings, if I get enough notice.  I know the property better that the showing agent and I can answer all questons.  It enables me to provide better feed back to my sellers as well,  

I have Supra keyboxes on all my listings and do not participate with agents who do not use this system.  

They are mandatory in our market.

Here in our community, lock boxes are the only way we could get into a home, as more homes are vacant, than occupied Jordan Ayan.  Even in occupied homes, the seller who is leaving (age restricted community, so no one is at a 8 - 5 job during the day), does not leave the lights on.  Fortunately, our homes are viewed during the day and not at night.  We are only at Home Showings if the seller requests it, or, if they have a pet that is remaining in the house while they have left for a showing.  All pets are not crated nor taken with them.  I do not think lock boxes reduce the value at all, in our niche.

I use lockboxes and when I represent the buyer, I would rather NOT have the listing agent around.  Most buyers that I have worked with do not want to say single word about the property when touring it and feel uncomfortable when the listing agent is around.  When I represent the seller, I can always turn the lights on first prior to any showing.

Realtors carry a tool called flash light. As most homes here start at $1.4M. How do you sell homes if you have no lock boxes provided? Better homes are $3M+ and up. No realtor or seller has a problem where there is 6 figures of commission waiting for realtors.  

Have to go with Silvia Dukes PA, Broker Associate, CRS, CIPS, SRES  on this one! On luxury listings it pays to be present and have the home ready before you vanish in the background.

How in the world agents are at every single showing of their listings is beyond my comprehension. We had a new listing go live yesterday at 2 p.m. Four showings by 7 p.m. and more today. John was at back to back appointments yesterday unrelated to that listing and two appointments today. We wouldn't be able to accommodate more than one listing at a time if we're spending an entire weekend showing a house we have listed, let alone work with Buyers at the same time and trying to coordinate a third party in the showing equation. Lockboxes are gold in my opinion. -Kasey

I don't think we can effectively make the home readily accessible without a lockbox.  I find that a lot of Sellers leave the lights on, and sometimes the fireplace too which  makes it very inviting.

     Here in Tallahassee, high end, luxury, unique etc. you can do "must be accompanied".   But on your typical residential, you will kill off 99% of showings if there is no lockbox.

I think it just helps to keep things organized and all the pieces together. I have had to run to offices to pick up keys before and that is not really a fun or efficient use of time. I also only use electronic boxes so I can monitor showings and access to the properties. There is no right or wrong way to run your business (as long as it is within the confines of the law and COE), so, you do you.

Yes, lock boxes can be a double-edged sword.  Particularly if it is an occupied home. We see many complaints about agents entering homes without properly scheduling an appointment.

Your point about making sure the home is showing ready is well taken. It could make a difference, as some buyers get turned off by a house that is closed up tight or smells like last nights dinner.

Jordan,

Interesting thoughts from you, and I would say real estate sold just fine before lockboxes and when the listing agent showed the property.  On the high end, lockboxes do not exist for the most part.  A

I am with Silvia Dukes PA, Broker Associate, CRS, CIPS, SRES and Debe Maxwell, CRS - we need the lockbox for access or it is a PITA and turns many off. 

There. Nina Hollander said it all. If you want to spend your valuable time being the door opener and closer or valet, that's fine. You can open the door for me when I get there, then get out of the way and stay outside in the 115 degrees Arizona sun in the summer for as long as I show (read 'sell') the house. If I'm early to your listing on my showing route, you better be there. If I'm late, you better be there and not say a word.  

When I call to book a showing on your listing on my route of showings, you work on my schedule, not yours as to wheter or not you are available to 'open' and 'close' the door for me.

Make it easy to show your listings, not hard or restrained. Your client may find out one day that you are missing out on showings or curtailing their listing. Unless, you have nothing else to do.

I expect all homes to be on lockbox, and I have million dollar houses on lockbox. I don't have time to be there for all showings, I'm way too busy.

I understand some listings restricting the use of lockboxes  However, for the most part, the easier it is to access a listing the better. Also, lockboxes keep a record of all access.

Sorry, but the lock boxes are a must.   I have shown ones without lock boxes and was not able to get in because the owner didn't leave the door unlocked

Lockboxes are definitely progressive and make life easier, although I agree that dark, cold homes can be daunting and I hate searching for all the hidden light switches. 

Locked doors. Interesting. Don't see 'em in small rural Maine. Keys in the vehicles parked in the yards or left running outside the post office, etc. We list and sell 90% of our properties so can't chide the other agent or broker for not lighting it up or making it toasty warm and inviting. I don't need an overview, I listed it, made the video. Every size and location market is so so different. More one on one, do it all and less layers of players Jordan Ayan in small town list and sell.

It's sellers choice. usually best to have some sort of lockbox. That doesn't mean an agent can get there ahead of time and prepare for the showing.

Lock boxes should be a component of the level of service the home buyer selects.

Too often real estate professionals. self-described as full-service, have no intent of providing full service. They are not present for showings, inspections, appraisals and weekly drop-ins.  These limited service agents need a lock box to keep up their facade.

Then, they cry, the buyer agent does not want me present for showings. Boo-hoo. The buyer agents did not hire the agent, the homeowner did. 

Such real estate agent frauds should be exposed.

Hmm, imagine how the business would change if there was no 'unatttended' access allowed. However, that is not the direction the business is headed. Buyers and sellers willl be connecting directly.  Fabricating relevance which is NARS last play in the book,  won't work.

Luxury is understandable, but I wouldn't want the LA at my showings, I need the privacy to chat with my clients freely.

Same as I do not want the store manager following me around as I shop.

I bet principals look at that and say and think things like:

1. Is this what I pay all this money for?

2. I can do that

3. Impersonal service

In Albuquerque and in the rurual areas I have to have both a lock box and a contractor box (for rural areas since I have found they are not part of MLS). My practice is to show up at the home if I am meeting my client(s) there a little early and get the first home "show ready". Many of the sellers make the home "show ready" by playing music, turning lights on or opening blinds for natural light, some even provide cookies and bottled water.

Lock boxes enable the most showings.  When an agent has to contact the listing agent to schedule a showing, it's imperative the listing agent is flexible and accommodating with this request.  Unfortunately, that's not always the case.  Also, I always like to get to showings early to turn on all the lights etc, when possible.  Sometimes, when we have a number of showings lined up back to back, this isn't possible.

Only Supra box.

I agree with your thoughts, but the affordable homes have to have a lockbox, as there is an endless line of showings right now.  On the upper end luxury listings, I have met the agents, turned on lights, and set the mood prior to the showing.  It is all in the price point.

we use lockboxes in my market and listing agents never attend.  I don't wan them there.  I have no problem as we have homes with lots of windows with finding light switches and turning on and off as we look.

We have an agent within our brokerage whose business plan involves being there for all showings on her higher end listings. This does provide for a better experience for most sellers and the home is prepped for each showing.

I have two thoughts, first i use lock boxes more for me so the key is there and i dont have to go back to ever get it. I get many listings where sellers request accompanied showings, i do get there early, turn on lights, make the home welcoming, greet the buyer and let them go through answering questions at the end. 

 I use Supra.

I prefer showing homes with lockboxes and no other agents or sellers.

Gary L. Waters, Broker Owner, Waters Realty of Brevard, LLC nailed this one!

Jordan Ayan - a necessity for sure.

As a listing agent, I expect the buyer’s agent to do something to earn the commission that my seller is paying them (through me, of course). One of those things is that the buyer’s agent gets to show the house using the lockbox. They get to contact seller and make an appointment if the property is occupied. I don’t need to or want to be there for the showing. Could there be an exception based upon the needs or request of a special client…or course. That is not the norm. The norm is that the buyer’s agent uses the lockbox that is put there for that very purpose.

I think we all need lockboxes on our listings.

Love them. We use Supra on listings and Rently on rentals.

in my market, for any typical home, it would be extremely rare for a property to not have a lockbox or listing agent present... but in the ultra high-end home, the help of the listing agent may be something to think about and could be very helpful at times.