Most sellers worry about the same thing: strangers in the house. A portal campaign usually means a sign, an open home and a crowd. Selling off market works differently. You decide who comes through, on which days, and whether anyone comes at all before an offer is on the table.
This guide walks through how to set those terms, in order, when you sell your house off market on OFFE. It also covers the trade offs, because tight control has a cost as well as a benefit.
Why inspection control is one of six terms you set
On OFFE, who walks through your home, and when, is one of six things you decide before anyone makes an offer. The other five are when you sell, your settlement length, your price, whether the listing ever touches a public portal, and extras such as rent back, early access or a staged move.
That matters because inspections are not a fixed part of the process. They are a term. You write it into your listing the same way you write your price.
A listing here has no sign, no open home and no agency agreement. Buyers can see the home and make an offer or request a chat, but nothing binds until a contract is signed. So you are not agreeing to a schedule of public viewings just to find out what a buyer might offer.
Step one: decide what you are comfortable with
Start with the honest question: at what point would you let a stranger inside? Write the answer down before you list.
Some owners are fine with a buyer visiting after a conversation. Others want an offer, with a price they would accept, before anyone books a time. Others are living in the home with kids or pets and want a single fixed window each week, or none until a deposit ready buyer is serious.
A few useful questions to settle first:
- Do you want to talk to a buyer before they see the house?
- Is there a day or time that never works for you?
- Do you want people to come one at a time, or are small groups fine?
- Would you rather someone else is present, such as an agent you have chosen?
You do not need perfect answers. You can adjust later, but starting with a clear position stops you reacting under pressure.
Step two: write your inspection terms into the listing
Your terms are your listing. Write them and you are live, with no sign and no permission required. The listing takes about four minutes, is free, and needs a photo from your phone.
When you set the inspection term, be specific. "By arrangement" is vague. Something like "inspections only after a written offer" or "weekday evenings, by appointment" tells a buyer exactly where they stand and saves both sides wasted messages.
Buyers register free to see the full address and make an offer, so the street number is not on show to everyone browsing. Every home also says who it is from, up front, so a buyer knows whether they are dealing with an owner or an agent.
Clear terms filter for you. A buyer who is not willing to work within them simply does not proceed, and you have lost nothing.
Step three: how do you screen buyers before they visit?
You screen through conversation and offers, not through a crowd. Buyers connect with you directly, so you can ask questions before any door opens.
Sensible things to ask, as general practice for any private sale:
- Are they buying to live in the home or to invest?
- Have they sold their own place, or does their purchase depend on a sale?
- Do they have finance approval, and who is their broker?
- Does your settlement length suit them?
That last point links to another of your terms. Settlement can be 30 days or 300. A buyer who needs 60 days when you want 120 is a mismatch you can spot in a message, before anyone spends a Saturday on it.
If a buyer has a broker or buyer's agent, they can work through those people. OFFE lists partners on a flat list with no paid ranking, so a buyer's agent appearing on the platform has not bought their place at the top.
Step four: running the visit itself
When you do agree to a visit, treat it as a short, planned event rather than an open invitation. A typical private inspection runs best when you set the time, know who is coming, and have the house ready.
A few habits most sellers find useful, offered as general advice:
- Confirm the name and number of everyone attending beforehand.
- Put valuables, documents and medication out of sight.
- Keep pets secured and tell the buyer if they are in the home.
- Do not leave visitors alone in the house.
- Keep a brief note of who came and what they said.
If you want someone else in the room, you have options. You can bring in a registered agent for the parts that need a licence, such as the contract and representing you in a negotiation, for $2,000 + GST. There is no agency agreement over your home. Or an agent can run the whole sale while your terms still lead.
Can you sell without anyone inspecting at all?
Yes, you can set your terms so that no one inspects until you are ready, but most buyers will not commit to a purchase without seeing the home. So the practical question is when, not whether.
The trade off is real. The tighter your inspection terms, the fewer buyers will meet them. Allowing visits only after an offer filters out casual lookers, but it also filters out some serious buyers who want a look first. Opening more windows widens the pool but costs you more of your time and privacy.
One owner on OFFE described having had "a handful of offers already" without any being quite right, and being happy to hold out for the move that works. That is the point of the model: you are not racing a campaign timetable. If you are testing the market, you can keep inspections minimal and see what is actually out there first.
Step five: from offer to contract
Once an offer suits your terms, an inspection is often the last step before contract rather than the first. Nothing binds until a contract is signed, so a visit does not commit you to anything.
From there, you pick how much help you want. Doing it yourself means you pick a settlement agent to handle the paperwork and the money, and you pay their fee. With a bit of help, you bring in a registered agent for the contract. With full help, an agent runs the sale, and you can see the agents who take off market listings and the rate each one charges before you engage them directly. You can move up at any point, and nobody can move you down.
The OFFE fee is $500 + GST at settlement, taken from the proceeds, only if the home sells to a buyer from OFFE. Nothing is paid upfront. The full breakdown is on the what it costs page. For the paperwork side, the settlement agents page shows who is available to work with you.
If you are only thinking about moving, you can still list. Setting tight inspection terms and waiting for the right offer is a legitimate way to test before committing to a full campaign.
Frequently asked questions
Do I have to hold an open home?
No. Listings on OFFE have no sign, no open home and no agency agreement. Who walks through, and when, is a term you set yourself.
Can buyers see my full address straight away?
Buyers register free to see every home, the full address, and to make an offer. Browsing without registering shows less detail.
What if I change my mind about inspections after listing?
Your terms are yours to set. Nothing binds until you sign a contract, so you can tighten or relax who comes through as your situation changes.
What does it cost if nobody inspects and the home does not sell?
Nothing. Listing is free, and the $500 + GST applies only at settlement if your home sells to a buyer from OFFE.
Can I get an agent to handle visits for me?
You can ask for a registered agent for the parts that need a licence, for $2,000 + GST, or hand the whole sale to an agent whose rate you can see first. Questions can go to hello@offe.com.au.
Related pages
This article draws on the following pages.