Playbook · Seller & Listing

Open House, start to follow-up.

One checklist for every AMRE open house — what happens a week out, the night before, the two hours before doors open, during the event, and in the 48 hours that turn sign-ins into pipeline.

T-7 days
Schedule & market
T-1 day
Prep & confirm
T-90 min
Setup on site
Live
Work the room
T+48 hours
Follow-up & CRM
1 Week OutNothing here can be done day-of — this is where attendance is won
Confirm date & window with the seller in writingGet it in email or text, not verbally. Standard window is 2 hours (1–3pm or 2–4pm). Note showing restrictions, pets, and off-limits rooms.
Michael
Post to MLS + CompassAdd the open house so it syndicates to Zillow, Redfin, and realtor.com. Post by Wednesday for a weekend open — later loses portal placement.
Michael
Order marketing from Compass Marketing CenterProperty flyer, neighborhood one-sheet, any print. Allow 3–5 business days if anything ships.
Ania / VA
Email the neighborhood + farm listSend to the NB tag for that neighborhood plus Tier 2/3 in the area. Neighbors bring both buyers and future listings.
Claude drafts
Social + newsletter pushInstagram post and stories; slot the property into the next AMRE newsletter if timing lines up.
Claude / Buffer
Text matching buyers personallyAnyone in the buyer pipeline in that price band and area gets a personal text — not the blast.
Michael
Notify the co-op agent communityCompass agent network plus the relevant Agents - Compass {City} tags. Agents bring buyers.
Ania
Day BeforeEverything physical gets staged tonight so tomorrow is only execution
Reconfirm with the sellerProperty vacant, pets removed, cars off the driveway, valuables and prescriptions secured.
Michael
Print the kitSign-in sheets (2+ copies), flyers, disclosure/HOA summary, comps sheet, business cards, AMRE collateral.
Ania / VA
Order or bake the cookiesIndividually bagged cookies, each with an AMRE card tucked in — set out in the holder on the entry table. Every visitor leaves with one.
Ania / VA
Load the carDirectional signs and riders, A-frame, balloons, booties, sanitizer, pens, clipboard, iPad, charger, water, lockbox key.
Host
Plan the sign routeMap 4–8 placements from the nearest arterial. Check HOA and city sign rules for that neighborhood first.
Host
Confirm cleaning & staging touch-upCleaner scheduled; stager notified if flowers or a refresh are needed.
Ania
Post a reminderInstagram story plus a reminder text to the buyers who confirmed.
Claude / Michael
Day Of · Arrive 60–90 Minutes EarlySigns go out first — they generate the walk-ins
TimeTaskDetail
T-90Place directional signsFurthest sign first, work back to the house. Riders and balloons on the corner signs.
T-60Walk the propertyEvery light on including closets, blinds and curtains open, ceiling fans off, TV off, thermostat comfortable.
T-50Smell and soundAir it out, trash out, low background music. No strong candles or air freshener.
T-45Secure the homeLock the master closet and anything the seller flagged. Confirm valuables, mail, medications, and firearms are put away.
T-30Set the entry tableSign-in sheet and iPad, flyers, disclosure summary, comps, business cards, booties, sanitizer, pens that work.
T-25Set out the cookie bagsCookie holder on the entry table, each bag with an AMRE card in it. Restock as they go.
T-20Bathrooms & kitchenToilet lids down, counters clear, fresh towels, no dishes in the sink.
T-15Shoot social3–5 stills and a short walkthrough clip for stories before anyone arrives.
T-10Know your numbersRe-read price, taxes, HOA, sqft, lot size, year built, permits, school district, and the three nearest comps.
T-0A-frame out, door openPost the open-house-live story with the address.
During the Open HouseOne rule above all — every person signs in
Greet at the door, get the sign-inName, phone, email. Frame it as required by the seller for security — never optional. Agents leave a card or write their brokerage.
Ask the four questionsHow long have you been looking? · Are you working with an agent? · Are you pre-approved, and with whom? · What brought you to this neighborhood?
Let them tour, then re-engage on the way outPoint them in, stay near the entry, catch them at the exit. That exit conversation is where the real feedback lives.
Note reactions in real timeWhat they liked, what they flinched at, any price commentary. Write it in the sheet margin or your phone — you will not remember it Monday.
Never leave the entry unattendedIf solo, don't follow visitors upstairs. Two hosts is standard for anything above $2M or any vacant property.
Mention the rest of the bookEvery visitor should leave knowing AMRE has other inventory and does buyer representation.
Hand every visitor a cookie bag on the way outCard is already in the bag — it goes home with them and stays on the counter longer than a flyer does.
Count the trafficTotal groups, agents vs. public, how many were serious. This number goes to the seller.
Close outCollect every sign on the way home, lock up, reset lights and thermostat, key back in the lockbox, confirm the alarm.
Follow-Up · The 48 Hours That MatterRun by the open-house-followup Claude skill — hand it the sign-in photos and cards
WhenActionWhere it lands
Same dayPhotograph every sign-in sheet and business card; send to ClaudeTranscribed and verified — illegible digits flagged, never guessed
Same daySeller recapTraffic count, agent vs. public split, verbatim feedback, price read, recommended next step
Within 24hThank-you text to every attendee with a mobileQuo (Michael's inbox) — sent individually, scope confirmed before sending
Within 24hVisitor log on the client trackerGated #openhouse section on amre.group/clients/{address}/ — agents and public in separate tables
Within 48hContacts into Quo + CompassQuo create-contact; Compass via semicolon CSV import (31 columns, manual upload)
Within 48hTag to the CRM taxonomyLead Source - Open House plus Geo/NB and client type. Tier assigned at the next scrub.
Day 7Second touch on anyone unrepresentedPersonal call, not a drip. Unrepresented and pre-approved = Tier 1.
Skill shortcut: say “log the open house at {address}” with the sign-in photos attached and Claude runs transcription → tracker update → follow-up text → Quo and Compass imports end to end.
The Open House KitLives in the car — restock it the night before, every time
Signage
A-frame4–8 directionalsRidersBalloons / flagsStakes + mallet
Paper
Sign-in sheets ×2FlyersDisclosure summaryComps sheetBusiness cardsNeighborhood one-sheet
Entry table
BootiesSanitizerPens ×10ClipboardiPad + chargerCookie holderBagged cookies + cards
Property
Lockbox keyAlarm codeTrash bagsPaper towelsLight bulbsBluetooth speaker
Host
WaterPhone chargerSnackUmbrella
Master files and reorder links live in Drive → 01 Internal (Team) → 07 Open House.
Non-NegotiablesSafety, compliance, and data integrity
1
Everyone signs inNo exceptions. It is the security record for the seller and the entire ROI of the event.
2
Never host a vacant or high-value property aloneTwo people above $2M or any vacant home. Share live location with the team, park facing out, keep your phone on you.
3
Never guess a phone numberIllegible digit means leave it blank and flag it. A wrong number texted is worse than no text.
4
Respect representationIf a visitor has an agent, say so plainly and route through that agent. Note it on the sheet.
5
Disclose, don't speculateMaterial facts come from the disclosure packet. No guessing on permits, square footage, schools, or HOA. “Let me confirm and send it to you” is the answer.
6
No fair-housing commentaryNever characterize a neighborhood by demographics, school “quality,” or who lives there. Give data sources and let the buyer draw conclusions.
7
Visitor PII stays gatedSign-in data goes to the confidential client tracker and the CRM only — never a public page, never an aggregated repo.
8
Confirm before any outbound blastFollow-up texts need explicit approval on scope — buyers only vs. buyers and agents — before a single message sends.