Verify Your Fingerprint Clearance Card Status
By Dennis R. Riccio
President, Central Arizona Association of REALTORS®
Every REALTOR® who works in Payson and the surrounding Rim Country understands that our market is a little different. We work with year-round residents, seasonal owners, second homes, cabins, and properties that may sit vacant for weeks at a time. Those realities make professional showing conduct especially important.
At the CAAR office, we regularly receive calls from listing agents and homeowners about properties being left unsecured after showings. The most common concerns involve lights left on, doors or gates left unlocked, thermostats changed, trash left behind, and, during the winter months, restrooms being used in homes where the water has been turned off.
This article is not about pointing fingers. It is about reinforcing a simple professional standard that protects everyone involved.
Leave the property how you found it.
This is about professionalism, client service, and risk management. Small oversights can create real problems for property owners, listing agents, and showing agents alike. With a little preparation and awareness, most of these issues are easily avoided.
These issues may seem minor, but they can expose agents and brokerages to complaints, property damage claims, strained relationships with listing agents, and even MLS access issues when showing instructions are ignored. In a small market like Rim Country, word travels fast.
A Rim Country Winter Showing Reality Check
Early February in Rim Country is not the same as showing homes in the Valley.
Many homes here are seasonal or vacant. Owners may live hours away. Water is often shut off to prevent frozen pipes. Thermostats may be set intentionally low. Some properties rely on propane, well systems, or special access instructions. When something goes wrong, it can take days, not minutes, for an owner or caretaker to respond.
That is why showing etiquette matters more here than almost anywhere else.
Neither the CAAR MLS nor ARMLS publishes detailed rules on lights, restrooms, thermostats, or trash. MLS rules focus on access authorization, cooperation, and security responsibilities, such as proper use of lockboxes and following showing instructions. The absence of a specific rule does not mean the absence of responsibility. These expectations fall squarely under professional standards of care and courtesy.
Before You Unlock the Door
Before beginning any showing in Rim Country, take a moment to confirm:
A 30-second check at the door prevents most of the issues that generate complaints later.
Why “Leave It As You Found It” Matters
Leaving a property exactly as you found it is not just polite. It helps to:
Most complaints CAAR receives are not about malicious behavior. They are about preventable mistakes.
Example misconceptions:
|
Winterized Homes: No Water Means No Restroom Use.
This deserves special emphasis.
If the water is turned off, restrooms must not be used. If you cannot immediately confirm that the water is on, restrooms must not be used. If a toilet cannot be flushed immediately, it should not be used. Period.
In winterized homes, flushing a toilet without water can create unsanitary conditions and damage plumbing. In vacant properties, there may be no one available to correct the issue quickly. This has been one of the most frequent and serious complaints we receive during the winter season.
As the showing agent, it is your responsibility to confirm the water status before allowing restroom use and to clearly communicate this to your clients before entering the home.
Leave It As You Found It: Showing Courtesy Checklist
This checklist is designed to be practical and easy to follow. Many agents screenshot a version like this and review it before locking up.
Rim Country Showing Courtesy Checklist ✓ Lock all doors, including deadbolts, garage doors, gates, and outbuildings |
Leaving a home clean, secure, and unchanged is part of the showing itself.
A Simple Client Briefing Script
Setting expectations with clients before you enter the property makes everything easier. Here is language you can use or adapt:
“Before we go in, a quick reminder. Some homes up here are winterized or vacant. We need to leave the property exactly as we find it. Please don’t use the restroom unless I confirm the water is on, and let me handle lights, doors, and thermostats. I appreciate your help with that.”
That short conversation can prevent most problems.
Locking Up Properly: Secure Every Access Point
Leaving a property secure after a showing is one of the most basic and important responsibilities we have as REALTORS®. In Rim Country, this responsibility carries added weight. Many homes are vacant, seasonal, or owned by individuals who may not be nearby or able to respond quickly if something is left unsecured.
Every exterior and interior access point must be checked before leaving a property. This includes front and back doors, deadbolts, sliding doors, garage doors, side gates, and any outbuildings that were accessed during the showing. If a door or gate was locked when you arrived, it should be locked when you leave. If something will not lock properly, the listing agent should be notified immediately with clear details.
Locking up properly is not just a courtesy. It is a security issue and a trust issue. Homeowners and listing agents rely on showing agents to treat access to the property with care and attention. How we care for other agents’ listings is often how clients judge our professionalism as a whole.
Lights: Return as Found
Lights are another frequent source of complaints, and they are one of the easiest issues to prevent. The expectation is simple. Lights should be returned to the exact on or off position in which they were found, unless showing instructions specifically state otherwise.
It may seem harmless to leave a light on, especially during winter afternoons or early evenings, but in vacant homes this can create concerns about security, energy use, and whether the property was properly closed up. In some cases, lights left on for extended periods have alerted neighbors or caretakers that something may be wrong.
Best practice is to let the showing agent, not the client, control lights. Before leaving, take a final walk-through with the specific purpose of confirming that lights are set correctly and all access points are secured.
A professional showing ends the same way it begins: secure, orderly, and unchanged.
Thermostats, HVAC, and Fireplaces
In Rim Country, heating systems are not always straightforward. Some homes use propane, wood stoves, or supplemental heat. Changing thermostat settings or system modes can cause damage or excessive fuel use.
Best practice is simple.
Do not adjust thermostats unless showing instructions specifically allow it, and always return them to the original setting. Do not activate fireplaces, stoves, or heating devices unless explicitly permitted.
Trash and Signs of Showing: Leave No Trace
Nothing frustrates homeowners more than returning to find evidence of a showing.
Please ensure that no trash, food containers, booties, or paper products are left behind. If something is accidentally forgotten, retrieve it promptly and notify the listing agent. A quick call or text goes a long way.
Providing Thoughtful Feedback Is Part of Professional Courtesy
Listing agents consistently tell us that feedback is appreciated, even when it is not positive. Good feedback is:
Comments like “price felt high compared to similar homes,” “floor plan didn’t fit buyer’s needs,” or “water was off during showing” are helpful. Silence is not.
Feedback helps sellers adjust expectations and helps listing agents better serve their clients. Consistent, professional feedback strengthens cooperation across our MLS systems and makes future showings easier for everyone.
If Something Goes Wrong
Even careful agents encounter issues. What matters is how you respond.
If a client uses a restroom and cannot flush, notify the listing agent immediately with clear facts.
If a door will not lock, contact the listing agent before leaving and document the issue.
If you discover water is off, a leak, an alarm problem, or a safety concern, report it promptly.
If you realize after leaving that a light was left on or a door unsecured, return if possible and notify the listing agent either way.
Transparency and quick communication protect everyone.
MLS Rules and Professional Responsibility
Both CAAR MLS and ARMLS emphasize proper authorization for access, compliance with showing instructions and secure handling of keys and lockboxes. While MLS rules may not spell out every showing courtesy, they clearly place responsibility on REALTORS® to act competently, professionally, and in a manner that protects clients and the public.
This guidance is intended as best practices and is not legal advice. It reflects the professional standards expected of REALTORS® working in Rim Country.
A Call to Recommit to Professionalism
Rim Country is a close-knit real estate community. Our reputations matter. How we treat other agents’ listings reflects directly on our professionalism and on CAAR as a whole.
I encourage brokers to review these expectations with their agents and teams, especially newer members and those who primarily work in other markets. Brokers may wish to incorporate these reminders into winter showing guidance, onboarding materials, or office policies.
“A professional showing ends the same way it begins: secure, respectful, and unchanged.”
Leaving a property as you found it is one of the simplest ways to demonstrate respect, competence, and professionalism.
Thank you for helping set the standard.
Interested in what CAAR does and how you can get involved? Contact us below to talk to our team.