---
name: open-house-plan
description: "สกิลสำหรับ OPEN House แผน ใช้เมื่อต้องการแนวทาง ขั้นตอน Template หรือคำแนะนำเชิงปฏิบัติสำหรับงานผู้ประกอบการ ธุรกิจ โปรดักต์ การเงิน ลูกค้า และการเติบโต ในหัวข้อนี้"
allowed-tools: Read Write Glob
metadata:
  author: matthewhitcham
  version: "1.0"
---

# OPEN House แผน

## When to Use This Skill

Use this skill when you need to:
- Plan and execute a successful open house event
- Create preparation checklists for staging and presentation
- Build visitor registration and lead capture systems
- Design follow-up sequences that convert visitors into buyers

**DO NOT** use this skill for virtual tours, property photography shoots, or listing launch events. This is for in-person open house planning and execution.

---

## Core Principle

AN OPEN HOUSE IS NOT A TOUR — IT IS A LEAD GENERATION EVENT. EVERY ELEMENT FROM SIGNAGE TO FOLLOW-UP SHOULD CAPTURE AND CONVERT INTERESTED BUYERS.

---

## Phase 1: Event Planning

### Required Inputs

| Input | What to Ask | Default |
|-------|------------|---------|
| **Property address** | "What is the property address?" | No default — must be provided |
| **Date and time** | "When is the open house?" | Sunday 1-4 PM |
| **Listing price** | "What is the asking price?" | No default — must be provided |
| **Target attendance** | "How many visitors are you hoping for?" | 15-30 visitors |
| **Unique features** | "What are the top selling points of this property?" | No default — must be provided |

**GATE: Confirm date, property details, and goals before building the plan.**

---

## Phase 2: Preparation Checklist

### One Week Before

- [ ] Confirm date and time with seller — ensure property is available
- [ ] Create and schedule social media posts (at least 3 posts across platforms)
- [ ] Send email blast to buyer leads and agent network
- [ ] Order directional signs (minimum 5 signs at key intersections)
- [ ] Print sign-in sheets or set up digital registration (tablet with form)
- [ ] Print property flyers with photos, specs, and your contact info
- [ ] Prepare a property highlights sheet for visitors

### Day Before

- [ ] Walk through the property — check cleanliness, lighting, temperature
- [ ] Stage any empty rooms with minimal furniture or accessories
- [ ] Remove personal photos and clutter (coordinate with seller)
- [ ] Test all light switches and replace burned-out bulbs
- [ ] Confirm refreshments (water, light snacks)
- [ ] Charge tablet or phone for digital sign-in

### Day Of (1 Hour Before)

- [ ] Arrive 60 minutes early for final setup
- [ ] Place directional signs from main roads to the property
- [ ] Open all blinds and curtains — maximize natural light
- [ ] Turn on all interior and exterior lights
- [ ] Set comfortable temperature (68-72°F)
- [ ] Place sign-in materials at the entrance
- [ ] Set out property flyers and business cards
- [ ] Light a subtle candle or use a light air freshener (nothing overwhelming)
- [ ] Play soft background music at low volume

---

## Phase 3: Visitor Experience

### Registration System

Capture every visitor's information:

```
## Open House Sign-In

**Property:** [Address]
**Date:** [Date]

| Name | Email | Phone | Currently Working with an Agent? | How Did You Hear About This Open House? |
|------|-------|-------|--------------------------------|----------------------------------------|
| | | | Yes / No | Social / Sign / Zillow / Agent / Other |
```

### Digital Alternative

Use a tablet with a simple form (Google Forms, Open Home Pro, or Spacio):
- Faster for visitors
- Automatically syncs to your CRM
- Reduces illegible handwriting issues
- Can trigger automated follow-up emails

### During the Open House

- Greet every visitor at the door — introduce yourself and hand them a flyer
- Ask what brought them in and what they are looking for
- Let visitors explore freely — do not follow them room to room
- Be available for questions but not pushy
- Point out key features as they pass through: "The kitchen was fully renovated in 2023"
- Collect feedback: "What is your overall impression?"

---

## Phase 4: Follow-Up System

### Same-Day Follow-Up (Within 4 Hours)

```
Subject: Thanks for visiting [property address] today

Hi [Name],

It was great meeting you at today's open house at [address].

I'd love to know — what was your overall impression of the property?

If you're interested in scheduling a private showing, making an offer,
or viewing similar properties, I'm happy to help.

[Your name]
[Phone]
[Email]
```

### Follow-Up Sequence

| Timing | Action | Purpose |
|--------|--------|---------|
| Day 0 | Thank-you email with property details | Stay top of mind |
| Day 2 | Text or call to gauge interest level | Personal touch |
| Day 5 | Email with comparable listings or market update | Add value |
| Day 14 | Check-in email — "Still looking?" | Re-engage |
| Monthly | Add to newsletter list (with permission) | Long-term nurture |

### Feedback Collection

Ask every visitor (verbally or via form):

1. What did you like most about the property?
2. Any concerns or drawbacks?
3. How does it compare to others you have seen?
4. Are you pre-approved for financing?
5. What is your timeline for purchasing?

### Post-Event Seller Report

```
## Open House Report — [Address]

**Date:** [Date]
**Duration:** [Time range]
**Total visitors:** [Number]
**Visitors with agents:** [Number]
**Visitors without agents:** [Number]

### Visitor Feedback Summary
- **Most praised feature:** [Feature]
- **Most common concern:** [Concern]
- **Price perception:** [Feedback on pricing]

### Recommended Next Steps
- [Action 1 based on feedback]
- [Action 2]
```

---

## Anti-Patterns

- **No sign-in process** — visitors who walk through without registering are lost leads. Make sign-in easy but required.
- **Overselling during the tour** — hovering and narrating every feature makes visitors uncomfortable. Let them explore.
- **No follow-up** — the open house is worthless if you do not contact visitors within 24 hours.
- **Poor staging** — dark rooms, clutter, and personal items make properties feel smaller and less appealing.
- **Only promoting on MLS** — social media, email, signs, and agent networking drive attendance. Use all channels.

---

## Recovery

- **Low attendance:** Increase signage, promote on social media with property photos, and consider a weekday evening open house as an alternative.
- **All visitors are already represented by agents:** Focus on relationship-building with those agents. They may bring future buyers.
- **Negative visitor feedback:** Report honestly to the seller and discuss pricing or staging adjustments.
- **No leads captured:** Improve your sign-in process. Use a digital form that requires email before viewing property details.
- **Seller wants too many open houses:** Set expectations — 1-2 open houses in the first 2 weeks of listing, then evaluate based on results.
