Explain all of the reasons why buyers are not comfortable with sellers hanging around.

This should have been discussed at the time you took the listing. If the seller still insisted, then find another agent.

I usually don't mind, but I once told a seller like that at least 3 times when he kept trying to inject himself and point out things he thought were import: " "we don't care about that right now" and we just kept moving and ignoring him. One of the buyers finally said " get me out of here". I just told the man " ok, we're done, good luck" and we left before even seeing the upstairs and downstairs.

Never never never.  If a seller insists on anything like that, you walk.

My role is to assist the seller in activities regarding the sale of their house.

If the seller chooses to over ride my recommendation, I will let them do so. However, I will compile the data resulting from that choice should the issue of 'Why has my house been on the market so long?" surface.

"Here's the buyer feedback received. It may prove helpful," is when I would suggest a correction.

Good morning Debbie. It must be a little difficult as buyers can't express themselves and may feel like they need to hurry through instead of really getting acquainted with the home. I used to discourage the practice.

Make it a great weekend!

 Good Saturday morning Debbie. From what I understand, sellers being home is more of a hindrance than help.

they may know the house the best. but maybe not how to sell... i would say, nobody knows the house like you... then please tell me (the agent) everything so i can sell it as if you were here.. but dont be here!

I would ask them to stand outside.  If the buyers have questions we will call you in.

Explain that he will delay the sale of his home

I entered into MLS that the Seller may be home during showings.   I REALLY discourage sellers from doing this though!

I have had this happen Debbie and it ruined the deal. If the seller can skedaddle then it is really hard to have a successful listing.

I'd tell the seller it is not advisable to be present for showings.  

Buyers and their agents can be merciless in throwing down the brutal comments.  They'll also try to negotiate directly with the seller and the next thing you know, there's a smack down at your listing.  The seller's presence at showings rarely if ever leads to anything good.

If the listing agent is present, they may be able to mitigate or prevent some of the damage. 

Show them the evidence, and ask them if they are serious about actually selling their home.

I tell my sellers it is better for the buyer to review their home in private.  As the buyer may feel rushed with you at home.  It is better that you go for a walk.

I would insist they are not there.  Let them know that once a/i period is done, if Buyer desires, the Seller can do their own "walk through" with the Buyer, so show them all the bells and whistles.  However, inform them that familiarity breeds contempt and such banter can sometimes make a deal go South. 

It would be made clear ahead of time that the seller has to go.

Debbie,

You pass on the listing.  A