Selling in Summer: Seven simple ways to keep your home viewing-ready

Summer is the selling season when it comes to homes. Everyone knows it.

From the hedgerows humming with birdsong, York stone patios glowing honey-gold in the sunshine, to the sweet scent of roses scrambling over walls and pergolas in the evening sun, a home really does look at its most sensational in summer. When the heat cracks the flags, the doors slide open to the patio and sunlight dances through the windows onto the granite worktops, there’s a holiday feel that fills every viewing with possibility, offering buyers a glimpse not just of a home, but of the lifestyle that comes with it.

The reality, however, is a little less glamorous. Summer may be peak selling season, but it is also peak living season. Children, home from school for the holidays, appear to be fuelled by irrational amounts of energy, spending their days charging between house and garden, leaving a trail of strewn shoes, wet footprints, crumbs and discarded toys and bikes in their wake.

Dogs shed enough hair to furnish a second puppy, while cats take full advantage of nesting season, occasionally arriving at the back door with unwelcome feathered offerings. And don’t forget alternating downpours and blazing sunshine that leave gardens demanding almost daily attention.

Maintaining a household in these conditions at the best of times requires poise and patience. Keeping up appearances while selling is another level of composure. The secret isn't perfection, but it is about creating simple systems that allow your home to be ready at short notice, while allowing you to still make the most of summer with the family.

1. Create a 15-minute viewing routine

When the call comes, there really isn't time for a deep clean. Take a moment to pause and plan. For this, a quick reset routine that every family member can take a role in is a sure-fire win. Focus on the essentials: kitchen surfaces cleared and wiped down, cushions plumped, beds made and ensure any shoes, chargers and water bottles are whisked into a designated basket (possibly consigned to the garage for the duration). Your home doesn't need to be perfect; it simply needs to look cared for and clear, so your buyer’s attention is focused on the home rather than your lives in it.

2. Create a cool, calm welcome

Summer light is one of this season’s greatest assets, creating an inviting, airy and open feel endearing buyers to a home, but on hotter days it needs managing. Open windows to let fresh air circulate before a viewing, draw blinds where the afternoon sun is particularly intense and ensure the house feels bright without becoming uncomfortably warm.

Buyers remember how a home feels every bit as much as how it looks and a fresh, airy atmosphere immediately creates a sense of comfort and calm.

3. Sell the lifestyle outdoors

In summer more than any other season, the garden becomes an extension of the home, so don’t be tempted to skimp on presentation when you are running through your pre-viewing checklist. Keep outdoor dining areas swept, clean and ready for use, straighten cushions, sweep patios regularly and tidy away children's toys before viewings. Wildlife can enhance a garden for the right buyer, but take care to ensure all birdfeeders are cleaned.

Ponds should be topped up and water features kept flowing; moving water has a remarkable ability to soothe, creating a sensory backdrop that encourages us to relax imperceptibly. It's no coincidence that the world's finest hotels, spas and show gardens so often feature fountains in their foreground.

If you're fortunate enough to have a swimming pool, now is the time to let it earn its keep. For some buyers, a pool initially represents maintenance and expense, yet in summer, if presented correctly, it can become the swing factor in the sale.

Crystal-clear water, neatly rolled towels, a pair of loungers angled towards the sun within reaching distance of a jug of iced water or lemonade beneath a parasol evokes the comfort and ease of a private villa on the Med in your own back garden. Ensure covers are removed, surrounding paving is spotless and pool equipment is neatly hidden away, enabling buyers to imagine elegant evenings entertaining beside the water, not the maintenance that comes with it.

4. Soundcheck before the show

Summer has a habit of exposing the smallest oversights, which is why it pays to be proactive. Deadhead flowers, edge lawns and keep borders looking immaculate, but don't stop at the garden. Ensure air conditioning is serviced and functioning efficiently, any bathroom (or swimming pool) tiles are cleanly grouted and crack-free and kitchens (indoors and out) are spotless. Check exterior lighting works, clean glazing to a sparkle and remove cobwebs from entranceways and garden buildings. Individually, these are small details; together, they signal a home that has been meticulously cared for.

5. Have a pet contingency plan

Even the most beloved pets can create challenges when selling. Keep grooming brushes close to hand, vacuum regularly and have a plan for litter trays, food bowls and dog beds during viewings. If cats have a habit of bringing home "presents", a quick patrol of the garden before prospective buyers arrive is never time wasted. Keep pets at a friend’s house for the duration of the viewing.

6. Let summer do the styling for you

Summer is the season of abundance, so let the garden become your florist. Rather than buying elaborate arrangements, what a personalised touch for the agent to share with your viewer that the vase of freshly cut hydrangeas in the hallway, fragrant sweet peas on the kitchen island, sunflowers on the dining table or stems of lilies in the master bedroom were gathered from your own garden.

As views from every window frame the garden beyond, repeating those same flowers and foliage indoors creates a home that feels cohesive, seasonal and connected to its surroundings.

7. Remember that buyers are buying a lifestyle

The best summer viewings really are the ones that help buyers imagine themselves living there. Open the doors onto the garden, let natural light flood in and make the most of the features that only shine at this time of year. A little authenticity often goes much further than you might think (see the tip above!).

Buyers are rarely expecting perfection. What they are looking for is evidence of a home that has been well cared for and maintained, and, genuinely enjoyed. A little life is no bad thing; in fact, it often helps buyers with less imagination conjure visions of creating memories of their own. The balance is in ensuring the glimpses of family life that can be seen on a viewing enhance the story of your home, rather than distract from it.

Every home has its season to shine and summer can be one of the most dazzling. If you're considering a move, we'd be happy to share practical advice on presenting your property, attracting buyers and making the most of the market this season – whatever the weather.