Selling your home comes with a lot of questions.
From wondering whether now is the right time to sell, to figuring out how to prepare your home, price it well, and navigate offers, selling property in the Waikato can feel overwhelming. And because no two homes, markets, or situations are the same, the questions don’t stop at the obvious ones.
At Lodge, we’ve helped homeowners across Hamilton and the wider Waikato through every stage of the selling process — and we’ve heard just about every question along the way. Some are practical, some are emotional, and some are the kind you’re not sure you’re supposed to ask at all.
This FAQ page brings together the questions we’re asked most often, with clear, straightforward answers based on local market experience. If you don’t see your question here, just ask. There’s no such thing as a silly question when it comes to selling your home.
Thinking of selling
How do I know if now is a good time to sell?
A good time to sell depends on your goals as much as the market. While buyer demand and pricing trends matter, timing is really about whether selling now helps you move forward.
At Lodge, we look at current local sales, competition, and buyer activity to show you what selling now would realistically look like. That way, you’re not relying on headlines or guesswork — you’re making a decision based on evidence and your next step, not perfect timing.
What’s my home worth right now?
Your home is worth what buyers are prepared to pay in today’s market. That’s based on recent comparable sales, current listings, and how your home compares in terms of condition, layout, and location.
Lodge appraisals use real local data and on-the-ground buyer insight, not automated estimates. We don’t just give you a number — we explain how that price works in the market and what strategy supports it, so you understand the “why,” not just the figure.
Should I wait for the market to improve?
Waiting can make sense — but it isn’t always the best move. If prices rise, the cost of buying your next home often rises too, which can cancel out the benefit.
Lodge helps sellers understand what current conditions mean for their situation, not just the market in general. Sometimes the better result comes from smart pricing, strong presentation, or the right sale method — not waiting for a future market that may or may not arrive.
Is it worth selling if I still have a big mortgage?
Yes — many sellers do. What matters is your equity, which is the sale price minus your loan balance and selling costs.
At Lodge, we help estimate your likely sale outcome so you can see what you’d be working with after settlement. We can also coordinate with your lender or broker to help align timing and options. Once the numbers are clear, the decision often becomes much simpler.
What if I’m just “testing the waters”?
That’s very common. Testing the waters usually means getting an appraisal and understanding your options — not committing to sell immediately.
Lodge treats this stage as information-gathering, not pressure. We’ll explain market conditions, buyer demand, and what preparation would actually make a difference, so you can decide if and when selling makes sense. Curiosity is encouraged. Commitment comes later.
Will selling cost more than I expect?
Selling costs are predictable when they’re explained upfront. Typical costs include agent commission, marketing, legal fees, and optional preparation expenses.
Lodge agents walk through these early so you can estimate your likely net proceeds and avoid surprises. We’ll also help you understand which costs are optional and which are likely to add value, so you’re spending strategically — not unnecessarily.
How long does selling usually take?
There’s no fixed timeframe — it depends on the market, the property, and the strategy. Homes that are priced well and marketed properly often attract strong interest early.
At Lodge, we focus on creating momentum in the first few weeks, when buyer attention is highest. If a sale takes longer, we review feedback, adjust where needed, and keep you informed so the process stays proactive, not stressful.
Do I need to decide where I’m moving first?
Not always. Some sellers buy first, others sell first — both approaches can work. What matters is having a plan, even a flexible one.
Lodge helps sellers map out different scenarios, including settlement timing and backup options if plans change. You don’t need every detail locked in — you just need clarity around your priorities and support coordinating the moving parts.
Can I sell privately instead of using an agent?
Yes, but selling privately means handling pricing, marketing, enquiries, negotiations, and legal coordination yourself. Many sellers choose an agent to reduce risk and stress.
Lodge manages the full process, including buyer communication and negotiation, while protecting your position throughout. Even if you’re considering selling privately, a Lodge appraisal can give you a benchmark so you can compare options with confidence.
What’s the biggest mistake sellers make early on?
Overpricing. It’s often driven by emotion rather than market evidence, and it can reduce buyer interest quickly.
At Lodge, we use real sales data and buyer feedback to help sellers price strategically from the start. Another common mistake is underestimating preparation — small changes often have a big impact. The right advice early can prevent costly adjustments later.
First steps when selling a home
What’s the first thing I should do if I want to sell?
The first step is getting a clear picture of what selling would look like — price, timing, and options. A property appraisal gives you that baseline without committing you to anything.
At Lodge, an appraisal includes recent local sales, current competition, and buyer demand, not just an estimate. We’ll also talk through likely next steps so you understand the process before you start it. Clarity early makes every decision easier later.
Do I need to commit to an agent straight away?
No. Talking to an agent and getting an appraisal doesn’t lock you in.
At Lodge, early conversations are obligation-free and focused on information, not pressure. This stage is about understanding your options, not signing paperwork. You should feel confident in the agent you choose — and that takes time, questions, and comparison.
How do I choose the right real estate agent?
Look for someone who knows your local market, explains things clearly, and backs recommendations with evidence. Experience, communication style, and strategy matter more than the highest price promise.
Lodge agents use local sales data and buyer insight to explain why a strategy makes sense — not just what they think you want to hear. The right agent should feel like a guide, not a salesperson.
What fees should I expect when selling?
Selling costs usually include agent commission, marketing, and legal fees. Preparation costs like cleaning or staging may also apply.
At Lodge, fees are explained upfront so you understand both the costs and the value behind them. We’ll also help you estimate your likely net proceeds, so you can plan with confidence and avoid surprises later.
Can I talk to more than one agent?
Yes — and it’s encouraged. Comparing agents helps you understand different approaches, fee structures, and strategies.
Lodge welcomes comparison because we’re confident in our process, local knowledge, and results. Talking to multiple agents gives you perspective — and makes it easier to choose someone you trust.
How long does it take to get a house ready to list?
It depends on how much preparation is needed. Some homes can be ready in a couple of weeks, others take longer if repairs, staging, or compliance checks are involved.
Lodge helps you prioritise what’s worth doing and what isn’t, so you don’t waste time or money. The goal isn’t rushing — it’s launching well.
What decisions do I need to make early on?
Early decisions usually include pricing strategy, method of sale, and marketing approach. These choices shape how buyers respond once your home goes live.
At Lodge, we guide you through each decision using market data and buyer behaviour, so you’re not guessing. You don’t need all the answers immediately — just a clear starting direction.
Do I need a lawyer at this stage?
You don’t need a lawyer before listing, but it’s a good idea to have one lined up early. Once offers come in, timing matters.
Lodge works closely with lawyers and can help coordinate the process when it’s time. Having legal support ready helps things move smoothly when decisions need to be made quickly.
What documents will I need to sell?
Common documents include the property title, council information, and details about any renovations or consents. Some sales may also involve LIM reports or compliance documents.
Lodge helps identify what’s needed early and can assist with sourcing information, so you’re not scrambling later in the process.
Can I change my mind after starting the process?
Yes. Until you sign an agency agreement and list the property, nothing is locked in. Even after listing, strategy can be reviewed and adjusted.
At Lodge, we understand that selling is a big decision. Our role is to support you, not rush you. The process should move at a pace you’re comfortable with — and we’ll guide you every step of the way.
Preparing Your Home for Sale
Do I need to renovate before selling?
Not usually. Most homes don’t need major renovations to sell well. In many cases, simple improvements like cleaning, decluttering, and fixing obvious maintenance issues deliver a better return than big projects.
At Lodge, we help you identify what will actually add value in the current Waikato market and what’s unlikely to pay off. The goal isn’t to make your home perfect — it’s to make it appealing to the widest range of buyers without overspending.
What’s the most important thing to do before listing?
Creating space. Buyers want to see room to live, move, and store their things. Decluttering and removing excess furniture helps rooms feel larger and more inviting.
Lodge agents regularly walk through homes with sellers and give practical advice on where small changes can make a big difference. Often, it’s less about what you add and more about what you take away.
Is home staging worth it?
In many cases, yes. Staging helps buyers imagine how a space could work, which can increase interest and emotional connection. That’s especially useful online, where photos do most of the selling.
Lodge can advise whether full staging, partial staging, or simply rearranging your existing furniture is the best option for your home. Not every property needs the same approach, and we’ll recommend what makes sense for your situation and budget.
What should I remove or hide before photos and open homes?
Personal items, excess furniture, and anything that distracts from the space itself. Family photos, collectibles, and busy décor can make it harder for buyers to picture themselves living there.
Lodge provides clear guidance on how to present your home for photography and viewings so it appeals to as many buyers as possible — without stripping away all personality.
Do I need professional photography?
Yes. Most buyers will see your home online before they ever step inside, and professional photography makes a significant difference to first impressions.
Lodge uses experienced property photographers who know how to capture homes in the best light. Combined with good preparation, strong imagery helps your property stand out in a competitive market.
What about gardens and outdoor areas?
They matter more than many sellers expect. Street appeal sets the tone before buyers even walk through the door. Tidy lawns, trimmed hedges, and cleared outdoor spaces help buyers imagine using those areas.
Lodge will help you prioritise outdoor preparation so you focus on what buyers actually notice — not unnecessary work.
How clean does the house need to be?
Very clean. Buyers notice dirt, marks, and smells quickly, and these can distract from otherwise good features.
Lodge often recommends professional cleaning before photography and open homes. It’s one of the simplest ways to improve presentation and buyer perception.
What should I do about pets?
Pets should be out of the house or securely contained during photos and open homes. Not all buyers are animal lovers, and pet hair, smells, or noise can be off-putting.
Lodge will help you plan viewings in a way that works for you, your pets, and potential buyers — without adding unnecessary stress.
Do buyers really notice small details?
Yes. Things like chipped paint, loose handles, or dripping taps can suggest poor maintenance, even if the home is otherwise solid.
Lodge agents regularly help sellers identify small, low-cost fixes that improve buyer confidence and reduce objections during negotiations.
What’s not worth worrying about?
Perfection. Buyers expect homes to show signs of living — they just want to see that they’ve been cared for.
Lodge’s role is to help you focus your time and energy where it matters most. You don’t need to do everything — you just need to do the right things.
Pricing & Marketing Your Home
How is the price of my home set?
Your home’s price is based on what buyers are currently paying for similar properties — not what it cost you or what you hope to achieve. Recent local sales, buyer demand, competition, and your home’s condition all play a role.
At Lodge, pricing recommendations are backed by Waikato sales data and real buyer feedback. We don’t just suggest a number — we explain how that price fits into the market and how it supports your selling strategy.
Should I aim high and see what happens?
It’s tempting, but overpricing can reduce enquiry and stall momentum early — when buyer interest is highest. Many buyers won’t engage if a home feels out of reach, even if they like it.
Lodge focuses on strategic pricing that attracts attention and competition. The goal isn’t to undersell — it’s to position your home so buyers engage, inspect, and emotionally invest.
What different ways can I sell my home?
Common sale methods include auction, deadline sale, tender, and fixed price. Each creates buyer urgency in different ways and suits different properties and markets.
Lodge will recommend a method based on your home, your goals, and current Waikato conditions — not a one-size-fits-all approach.
Which sale method is best?
There’s no universal “best” method — only the best fit. Factors like buyer demand, property type, location, and your flexibility around timing all matter.
Lodge explains the pros and cons of each option so you understand how buyers are likely to behave and what outcome each method is designed to achieve.
What does a marketing campaign usually include?
Most campaigns include professional photography, online listings, signage, and digital promotion. Some also include video, social media, or targeted buyer marketing.
Lodge marketing is designed to maximise exposure where buyers are actually looking — online, locally, and within our buyer networks — rather than spending money for the sake of it.
How important are photos and online listings?
Very. For most buyers, photos are the first inspection. Strong images can dramatically increase click-throughs and viewings.
Lodge works with experienced property photographers and ensures listings are written clearly and accurately, so buyers know exactly what they’re seeing before they arrive.
How long does a marketing campaign run?
Campaign length depends on the sale method, but many run for three to four weeks. This creates urgency and focuses buyer attention.
Lodge sets clear timelines so you know what to expect at each stage and when decisions may be needed.
Can I control how much I spend on marketing?
Yes. Marketing budgets are agreed upfront and tailored to your property and goals.
Lodge will recommend options that provide value and visibility, and explain what’s optional versus essential — so you stay in control of spend.
What if buyers think the price is too high?
Buyer feedback comes through quickly — especially in the first few weeks. This information is valuable, not negative.
Lodge shares honest feedback with you and helps interpret what it means, so adjustments (if needed) are timely and strategic, not reactive.
Can the price or strategy change during the campaign?
Yes. Pricing and strategy aren’t set in stone. Markets respond to data and behaviour.
Lodge actively reviews enquiry, inspections, and buyer response throughout the campaign and will recommend changes if they improve your chances of a strong result.
Open Homes & Viewings
Do I need to be home during open homes?
Preferably not. Buyers tend to feel more comfortable exploring the home and asking questions when the owner isn’t present. It also avoids putting you in the position of answering questions on the spot or unintentionally oversharing.
At Lodge, we manage open homes professionally — welcoming buyers, answering questions, and keeping the experience relaxed and controlled.
Afterward, we’ll share feedback so you know how buyers responded. Your role is to have the home looking its best; ours is to guide buyers through it and handle the conversations that matter.
How often will open homes be held?
Most homes are open once or twice a week, with additional private viewings as needed. The right frequency depends on buyer demand, your property type, and what else is on the market locally.
At Lodge, we schedule open homes around peak buyer activity rather than holding them unnecessarily. We’ll also adjust quickly if enquiry is strong or if serious buyers want extra time. The aim is to create momentum without disrupting your life more than necessary.
What should I do before each open home?
Focus on the basics: tidy surfaces, make beds, clear clutter, and clean kitchens and bathrooms. Open windows beforehand so the home smells fresh, and remove pets and pet-related items. Valuables and personal documents should be put away.
Lodge will provide practical guidance specific to your home, so you know where to focus your effort. As the campaign goes on, preparation often becomes quicker and easier because the main work is already done.
Will buyers look through cupboards and wardrobes?
Yes. Storage is important to buyers, and opening cupboards helps them understand how the home works day to day. This is normal and expected. Before open homes, make sure cupboards aren’t overfilled and doors open easily.
At Lodge, we supervise viewings so buyers are respectful and focused on the property. If privacy is a concern, we can talk through alternatives like private appointments or adjusting how viewings are run.
What about security and privacy?
Before any open home, it’s a good idea to put away valuables, medications, and personal paperwork. While most buyers are genuine, open homes involve strangers in your space.
Lodge agents are present throughout viewings to manage access, record visitor details, and ensure everything runs smoothly. We’re also happy to discuss private viewing options if security or privacy is a priority for you.
Can I say no to open homes?
Yes. Open homes are common because they’re efficient and can create competition, but they aren’t the only option. Some sellers prefer private appointments due to lifestyle, privacy, or security concerns.
Your Lodge salesperson will explain the pros and cons of each approach and help you choose the option that best balances exposure with your comfort. The key is making an informed choice, not following a default.
What if buyers ask questions I’m not comfortable answering?
That’s why your agent should handle buyer conversations. Buyers may ask about neighbours, noise, or reasons for selling, and it’s easy to say more than you intend in the moment.
Lodge manages these questions professionally, sharing what needs to be disclosed while protecting your position. You don’t need to be involved — and it’s often better if you’re not.
Do smells really matter?
Yes. Smell is one of the quickest ways buyers form an impression, and strong or unpleasant odours can distract from a home’s positives. Fresh air and cleanliness are far more effective than strong fragrances.
Lodge will flag any issues early and suggest simple, practical solutions so the home feels welcoming rather than overwhelming.
Will I get feedback after open homes?
Yes. Buyer feedback helps you understand how your home is being received and whether anything is holding buyers back.
At Lodge, we collect feedback and explain what it means, looking for patterns rather than one-off comments. This insight helps guide decisions during the campaign and ensures you’re responding to the market, not guessing.
What if no one comes to an open home?
Low turnout can happen, especially early on, and it doesn’t automatically mean something is wrong. It’s simply information. Lodge will look at online views, enquiry levels, timing, and market conditions to understand why attendance was low and recommend next steps if needed. Acting early keeps the campaign proactive and on track.
Offers, Auctions & Negotiation
What happens when we receive an offer?
When an offer comes in, your agent will present it to you and explain each part clearly — price, conditions, deposit, and settlement date. It’s not just about the number; the terms matter too.
At Lodge, we walk you through what the offer means in practice and how it compares to your goals and market expectations. You’re under no obligation to accept straight away. This is the point where strategy becomes important, and our role is to help you decide whether to accept, negotiate, or wait for a stronger position.
Do I have to accept the first offer?
No. You’re always in control. The first offer can be a strong one, but it can also be a starting point for negotiation. At Lodge, we’ll help you assess whether the offer reflects market value, how serious the buyer is, and whether negotiating could improve the outcome. Sometimes the best decision is to accept; other times it’s to counter or wait. The key is making a considered decision based on evidence, not pressure.
Can I negotiate more than just the price?
Yes. Price is important, but it’s only one part of an offer. Settlement dates, conditions, deposit amounts, and included chattels can all be negotiated.
At Lodge, we look at the full picture and help you understand where flexibility could strengthen your position. In some cases, a slightly lower price with better terms may be more attractive than a higher, riskier offer. Negotiation is about balancing certainty and value.
What happens at an auction?
At auction, buyers bid publicly and the highest bid above your reserve price wins. Before auction day, Lodge will work with you to set a reserve and explain how the process works, so there are no surprises. On the day, we manage bidding, communicate clearly with you, and guide decisions if bidding stalls. Auctions can create strong competition, but they’re just one method — and they work best when they suit the property and market conditions.
What if bidding stalls or no one bids at auction?
This can happen, and it doesn’t mean the property won’t sell. If bidding stalls or doesn’t reach the reserve, the home often moves into post-auction negotiation.
At Lodge, we’ll talk through options with you immediately and manage follow-up conversations with interested buyers. Many properties sell shortly after auction once buyers have clarity on expectations. The important thing is having a plan in place before auction day.
What is a multi-offer situation?
A multi-offer occurs when more than one buyer submits an offer at the same time. There’s a clear process that must be followed to ensure fairness and transparency.
Lodge will explain how it works, help you understand each offer, and manage communication so buyers submit their best terms. While multi-offers can feel stressful, they often indicate strong interest and can work in your favour when handled correctly.
Can buyers change their offer after submitting it?
Yes — buyers can change or withdraw their offer until contracts are signed. This is why timing and clear communication matter. At Lodge, we manage negotiations carefully to minimise uncertainty and keep momentum. Once an agreement is signed, changes can only happen under very specific conditions. We’ll guide you through each step so you know where things stand and what’s locked in.
Is a cash buyer always better?
Not always. While cash buyers don’t need finance approval, other factors matter just as much — such as conditions, deposit size, and settlement timing.
At Lodge, we assess each offer based on risk and certainty, not just funding type. A conditional offer from a well-prepared buyer can sometimes be stronger than an unconditional offer with other drawbacks. The best offer is the one that balances value and certainty for you.
How do counter-offers work?
A counter-offer lets you propose changes to price, terms, or both. This keeps the negotiation moving while protecting your position. Lodge will recommend counter strategies based on buyer behaviour, market conditions, and your priorities. Countering isn’t about being difficult — it’s about testing the buyer’s commitment and seeing where the deal can land. We’ll guide you on when to counter, when to hold firm, and when it’s time to accept.
What is the agent’s role in negotiation?
Your agent’s role is to represent your interests, manage communication, and negotiate calmly and strategically on your behalf. At Lodge, we take emotion out of the process, keep discussions professional, and focus on achieving the best possible outcome. Good negotiation isn’t about pressure or confrontation — it’s about understanding leverage, timing, and buyer motivation. That’s where experience makes a real difference.
Going Under Contract
What does “under contract” mean?
“Under contract” means you and the buyer have signed a Sale and Purchase Agreement, but there are still conditions to be met before the sale becomes final. These conditions might include finance approval, a building inspection, or the sale of the buyer’s existing home. During this phase, the deal is active but not yet locked in.
At Lodge, we track timelines, monitor progress, and keep you informed so you always know where things stand. It’s a structured stage with clear deadlines, and good communication here helps prevent unnecessary stress.
What is a conditional sale?
A conditional sale means the agreement depends on certain requirements being satisfied within an agreed timeframe. Common conditions include finance, building reports, LIM reports, or solicitor approval. Until these conditions are met, the buyer can withdraw if they can’t satisfy them in good faith.
Lodge helps you understand which conditions are standard, which carry more risk, and how likely they are to be met. We also keep an eye on deadlines and follow up with the buyer’s side to ensure progress is being made.
What does unconditional mean?
Unconditional means all conditions in the agreement have been met or waived, and the sale is now legally binding. At this point, neither party can back out without serious legal consequences. This is a key milestone — it’s when plans can be locked in with confidence.
Lodge will confirm when the sale goes unconditional and guide you on next steps, such as booking movers and finalising your own plans. Until this point, flexibility is important; once unconditional, certainty replaces uncertainty.
How long do conditions usually take?
Condition timeframes vary, but most range from five to fifteen working days. The exact length depends on what conditions are included and how organised the buyer is.
At Lodge, we monitor progress closely and follow up before deadlines, rather than waiting for issues to arise. If extensions are requested, we’ll explain the reason and help you decide whether it’s reasonable. Clear timelines and proactive communication keep this stage moving smoothly.
Can a buyer pull out during the conditional period?
Yes — but only if they can’t satisfy their conditions despite making a genuine effort. Buyers can’t simply change their mind without reason. Lodge ensures the process is handled correctly and that any withdrawals comply with the agreement.
If a buyer does pull out, we’ll immediately discuss next steps, whether that’s re-engaging other interested parties or adjusting strategy. While disappointing, it’s a situation we manage regularly and calmly.
How much is the deposit and when is it paid?
Deposits are commonly around 10% of the purchase price, but this can be negotiated. The deposit is usually paid once the agreement goes unconditional, though sometimes part is paid earlier by agreement.
Lodge will explain how the deposit works, where it’s held, and what timing to expect. Understanding this upfront helps avoid confusion and ensures everyone knows what’s happening financially.
What do I need to disclose during this stage?
You must disclose anything that could materially affect the property or the buyer’s decision, including known defects or issues. If something arises after the agreement is signed — like damage or a system failure — it’s important to inform your agent straight away.
Lodge will guide you on what needs to be disclosed and how to handle it properly, helping protect you legally and maintain trust throughout the process.
What if something breaks after we’ve signed?
If something breaks or is damaged after signing but before settlement, it needs to be addressed. The home must generally be in the same condition at settlement as it was when the agreement was signed, allowing for fair wear and tear.
Your Lodge salesperson will advise you on next steps, whether that means repairing the issue or discussing it with the buyer’s side. Acting quickly and transparently usually prevents small issues from becoming bigger problems.
Who handles the paperwork during this stage?
Your lawyer manages the legal paperwork, including title checks and settlement preparation. Lodge works alongside your lawyer, coordinating information and keeping timelines aligned. While the legal side can feel complex, our role is to help you understand what’s happening at each step without needing to manage it yourself. Clear communication between all parties is key at this stage.
When should I book movers?
It’s best to book movers once the sale has gone unconditional. Before that point, timelines can change if conditions are extended or not met. Once unconditional, your settlement date is locked in and plans can be made confidently.
Lodge will confirm when it’s safe to book movers and help you think through timing so the move is as smooth as possible.
If Things Don’t Go to Plan
What if my house doesn’t sell?
It happens, and it doesn’t automatically mean something is wrong with your home. A property not selling is usually a signal that something in the strategy needs adjusting — price, presentation, marketing, or timing.
At Lodge, we review buyer feedback, enquiry levels, and market conditions to understand what’s happening. From there, we’ll recommend practical next steps rather than guessing. Not selling straight away can be frustrating, but it’s a common part of the process and one that can be managed calmly with the right information.
Does this mean the price is wrong?
Sometimes — but not always. Price is often the biggest factor, but presentation, competition, or market shifts can also affect buyer response. At Lodge, we look at how buyers are behaving, not just what they’re saying. Are they enquiring but not viewing? Viewing but not offering? This helps us pinpoint the real issue. If price alignment is needed, we’ll talk it through using evidence, not pressure, so you understand why a change may help.
Can we change the price during the campaign?
Yes. Price changes are allowed and sometimes necessary. The key is timing and approach. Early, strategic adjustments tend to be more effective than late, reactive ones.
At Lodge, we’ll recommend a price change only when there’s clear data to support it — such as consistent buyer feedback or low enquiry. The goal is to re-engage the market, not signal desperation. When handled properly, a price adjustment can bring fresh interest and momentum.
Can we change the sale method?
Yes. If buyer behaviour suggests the current method isn’t working, switching approach can help. For example, a property that didn’t sell at auction may respond better to a priced or negotiation-based method.
Lodge will explain the pros and cons of changing strategy and help you decide whether it makes sense. Changing method isn’t a failure — it’s an adjustment based on how the market is responding.
What if no one bids at auction?
This can be disappointing, but it’s not uncommon. In many cases, serious buyers are still interested and move into post-auction negotiation once expectations are clearer.
Lodge prepares for this scenario in advance, so there’s a plan in place. We’ll follow up with interested parties, manage negotiations, and keep you informed about realistic options. Many properties sell shortly after auction through this process.
Should we take the house off the market?
Sometimes pausing or withdrawing a listing is the right decision, especially if timing or circumstances change. At Lodge, we’ll help you assess whether staying on the market, adjusting strategy, or taking a break is the best option.
The decision should be based on your goals and the current market — not frustration alone. If you do relaunch later, we can advise on how to reposition the property effectively.
Does a slow sale hurt the value of my home?
It can if a property sits on the market too long without adjustment. Buyers may start to wonder why it hasn’t sold. That’s why early momentum and timely decision-making matter.
Lodge monitors campaign performance closely and recommends changes before a listing becomes stale. A slow start doesn’t have to mean a poor result — it just means the strategy needs refining.
Will buyers think something is wrong with the house?
Not necessarily. Buyers are influenced by how a property is positioned and explained. At Lodge, we manage communication carefully, using feedback and clear pricing to maintain buyer confidence. When strategy changes are handled well, buyers often see them as clarity rather than concern. Perception matters, and that’s something we actively manage throughout the campaign.
What’s the most common fix when a property isn’t selling?
Price alignment. It’s the single biggest factor in reactivating buyer interest. That doesn’t always mean a dramatic drop — sometimes it’s about adjusting expectations to match the current market.
Lodge approaches pricing conversations with evidence and empathy, helping you understand how buyers are responding and what change would likely achieve.
Is it okay to relaunch the property later?
Yes. Many successful sales involve a relaunch, especially if market conditions improve or circumstances change. Lodge can advise on timing, presentation updates, and marketing adjustments to give the property a fresh start. Relaunching works best when it’s planned thoughtfully, rather than rushed. The aim is renewed interest, not repeating the same approach.
Settlement & Moving Out
What happens on settlement day?
Settlement day is when ownership of the property officially changes hands. Your lawyer and the buyer’s lawyer coordinate the transfer of funds and title, and once this is confirmed, the sale is complete. You don’t need to be present, but it’s still an important day.
At Lodge, we stay in touch with your lawyer and keep you updated so you know when settlement has gone through. Once confirmed, keys can be handed over and the process is officially finished.
Do I need to be there on settlement day?
No. Settlement is handled between lawyers and banks, so you don’t need to attend in person. That said, it’s still wise to be contactable in case any last-minute questions arise.
Your Lodge salesperson will let you know when settlement is confirmed, so you’re not left waiting or wondering. While it can feel anticlimactic after everything leading up to it, settlement day is the moment your sale becomes real.
What condition does the house need to be left in?
The property needs to be left in a clean and tidy condition, and in the same state it was in when the agreement was signed, allowing for fair wear and tear. All chattels listed in the contract must remain. At Lodge, we’ll remind you what’s included and help you avoid common misunderstandings. A smooth final inspection helps ensure settlement isn’t delayed.
What stays and what goes?
Anything listed as a chattel in the Sale and Purchase Agreement stays with the property. This often includes items like curtains, fixed appliances, and heating systems. If you plan to take something that could be considered a fixture, it needs to be clearly excluded in the contract. Lodge ensures these details are confirmed early, so there’s no confusion or disputes at the end of the process.
When do buyers do a final inspection?
Buyers usually carry out a final inspection shortly before settlement to check that the property is in the agreed condition. This isn’t a chance to renegotiate — it’s simply to confirm nothing has changed.
Your Lodge salesperson coordinates timing and access for this inspection and will contact you if any issues arise, so they can be resolved quickly and calmly.
When do I hand over the keys?
Keys are handed over once settlement is confirmed by the lawyers. This usually happens on settlement day after funds have been transferred. Lodge manages the key handover process so it’s clear and straightforward for everyone involved. It’s important not to hand over keys early, even if you’ve already moved out, as ownership doesn’t officially change until settlement is complete.
What about utilities and services?
You’ll need to arrange final readings and cancel or transfer services such as power, gas, internet, and insurance. This is often overlooked in the rush of moving. Lodge can provide a simple checklist to help you remember what needs to be done and when, so nothing gets missed. We also have a service we use called Moving Hub, which manage the transfer of your utilities to your new home.
What if settlement is delayed?
Delays are uncommon but can happen, usually due to banking or legal issues. If settlement is delayed, your lawyer will manage the legal side, including any penalties or revised timelines.
Lodge stays in close contact with all parties and keeps you informed so you understand what’s happening and what to expect. Clear communication helps reduce stress if plans need to shift.
Do I need to be fully moved out by settlement?
Yes. The property must be vacant unless the agreement specifically states otherwise. This means all personal belongings should be removed, and the home left clean and ready for the new owners. Lodge will remind you of timing and expectations so there are no last-minute issues on settlement day.
When do I get paid?
You receive the sale proceeds on settlement day, once funds have been transferred and the transaction is complete. Your lawyer will confirm when the money has been received and released. Your salesperson will also check in so you know everything has gone through as planned. It’s the final step — and the moment the sale truly wraps up.
Selling & Buying at the Same Time
Should I sell first or buy first?
There’s no single right answer — it depends on your financial position, risk tolerance, and market conditions. Selling first gives you certainty around your budget and reduces financial risk, but buying first can reduce pressure if you find the right home early.
At Lodge, we help you weigh the pros and cons of each option based on your goals and the local Waikato market, so you can choose the path that best suits your situation.
Can settlement dates be lined up?
Often, yes. Aligning settlement dates can reduce the need for temporary accommodation or storage. This usually involves negotiating settlement terms during the offer stage.
Your salesperson works closely with buyers, sellers, and lawyers to coordinate timelines wherever possible. While perfect alignment isn’t always achievable, early planning makes it far more likely and reduces stress during the transition.
What is bridging finance?
Bridging finance is short-term lending that helps cover the gap between buying a new home and selling your existing one. It can be useful if you’ve found your next home before your current property has sold. Bridging finance needs careful planning, as it can come with higher costs and conditions. Your salesperson can help you understand how it fits into the selling timeline and encourage early conversations with your lender or broker.
Is bridging finance risky?
It can be if not planned carefully. The main risk is if your existing home takes longer to sell than expected, leaving you carrying two properties for a period. At Lodge, we help sellers assess realistic timelines and sale strategies before bridging finance is considered. Clear expectations and conservative planning reduce risk and help ensure this option is used safely, not as a last resort.
What if my new home settles before my old one sells?
You may need temporary accommodation or storage for your belongings. While not ideal, this situation is manageable with planning. Lodge helps sellers consider these scenarios early, so there’s a backup plan in place. In some cases, negotiating settlement flexibility or short-term arrangements can reduce disruption. The key is preparation rather than reacting at the last minute.
Can one agent help with both transactions?
Yes — and it often helps. Managing both your sale and purchase together allows better coordination of timing, communication, and strategy. At Lodge, we regularly assist clients through both sides of the move, helping align settlements and manage expectations. Having one team involved reduces the risk of miscommunication and makes the process feel more joined-up.
What’s the biggest risk when selling and buying at the same time?
Timing mismatches. Delays or unexpected changes on one side can affect the other. Lodge focuses on early planning and clear communication to minimise this risk. By understanding key dates, conditions, and contingencies upfront, we help reduce surprises and keep both transactions moving smoothly.
How can I reduce stress during the process?
Start planning early, stay flexible, and surround yourself with experienced support. Selling and buying at the same time is common, but it involves many moving parts. Lodge’s role is to guide you through decisions, manage timelines, and keep communication clear so you’re not juggling everything yourself. Knowing what to expect makes the process far more manageable.
Should I talk to my bank early?
Absolutely. Early conversations help you understand borrowing limits, timing, and options such as bridging finance. This clarity makes decision-making much easier once you’re actively buying or selling. Lodge encourages sellers to speak with their bank or broker early and can help align property timelines with financial advice.
Is selling and buying at the same time common?
Very. Many homeowners make this transition, especially when upsizing or downsizing. With the right planning and support, it’s entirely manageable. Lodge has helped many Waikato homeowners navigate this process and understands the challenges involved. Experience and preparation make all the difference.