Your home's not selling thanks to 'biggest August mistake'

Summer holidays ought to be a period for family enjoyment, but for UK homeowners attempting to offload their property, it can transform into a nerve-wracking balancing act. Between keeping the children occupied, controlling domestic pandemonium, and trying to showcase their home at its finest, sellers frequently discover themselves under pressure.

According to one property specialist, there's a glaring blunder that British families continue making when attempting to flog their homes during the school break – and it could be losing them substantial cash. Kevin Barzegar, managing director of Kaybridge Residential, an award-winning independent estate agency, witnesses this error repeatedly during the summer period.

"The biggest mistake I see families making is failing to adapt their selling strategy to the reality of school holidays," explains Kevin. "They're booking viewings without considering that their home is now full-time family central, with toys everywhere, noise levels through the roof and zero time to prepare properly."

The blunder? Arranging property viewings without accounting for the "lived-in" mayhem that accompanies having children at home full-time, thereby creating an atmosphere that feels disorganised, loud, and off-putting to prospective buyers. Kevin breaks down precisely why this approach fails and shares his expert guidance on how families can dodge these expensive traps.

The summer selling blunder that's costing families The issue is more than just a bit of extra clutter. During school holidays, family homes morph into round-the-clock activity hubs, yet sellers often carry on scheduling viewings as if it's business as usual.

"I've walked into viewings where the TV is blaring, kids are running around, and there are toys scattered from the front door to the back garden," says Kevin. "The sellers look frazzled, apologising every two minutes, and the buyers can barely concentrate on the property itself."

The mistakes typically fall into several categories that Kevin encounters regularly:

Poor timing decisions

Families frequently arrange viewings during lunch hours when kitchens are in disarray, during afternoon nap times with grumpy toddlers, or just as they're setting off for family outings.

"I've seen sellers try to rush potential buyers through a viewing while simultaneously packing picnic bags and dealing with meltdowns," Kevin explains. "It's impossible to showcase your home's best features when you're in survival mode."

Failure to control children's areas

Playrooms turn into disaster zones, children's bedrooms resemble toy shops post-explosion, and family bathrooms are littered with bath toys and towels.

The balancing act catastrophe

Parents may try to conduct viewings whilst juggling childcare, resulting in distracted conversations and interrupted tours that leave buyers feeling like an afterthought.

The potential impact on sales is substantial. Kevin highlights that buyers often find it difficult to imagine themselves in a home that feels overwhelming or chaotic.

"When buyers walk into a home during peak family chaos, they're not seeing the beautiful kitchen or the spacious living room," he says. "They're seeing stress, noise, and wondering if they could ever feel relaxed there."

Kevin suggests that properties which appear too 'lived-in' during viewings frequently receive lower offers or lose interested buyers altogether, particularly those without children who might feel overwhelmed by the family atmosphere.

Kevin provides his tactics for families who need to sell during school holidays:

Strategic timing: "Book viewings for early morning or early evening when children are naturally calmer. Avoid meal times, nap schedules, and the witching hour before bedtime."

Establish viewing-day routines: "Have a plan for where the kids will be during viewings. Whether that's a trip to the park, visiting grandparents, or setting up a quiet activity in one room, don't wing it."

Quick reset systems: "Develop a 15-minute reset routine you can do before any viewing. Focus on clearing surfaces, putting toys in designated bins, and opening windows for fresh air."

Honest scheduling: "Don't over-commit to multiple viewings in one day during holidays. Give yourself proper time between appointments to reset and recharge."

Kevin said: "Selling during school holidays doesn't have to be a nightmare, but it does require a different approach. You just need to be realistic about what 'show-ready' looks like when you have children at home full-time. You don't need magazine-perfect staging – buyers understand that families live in homes.

"What matters is creating an environment where potential buyers can focus on the property's strengths rather than being distracted by chaos. This might mean accepting that your child's bedroom won't look like a showroom, but making sure toys are contained rather than scattered everywhere.

"I always advise families to think about the buyer's experience from arrival to departure. Small adjustments to timing and preparation can mean the difference between a successful sale and months on the market. A lot of buyers are families themselves, so they're looking for a home where they can imagine their own family thriving, not a sterile showpiece."