How to Get Rid of Bad Smells Tenants Leave Behind

Dusty Rhodes • February 7, 2022

Getting rid of bad smells after a tenant moves out is one of the unpleasant parts of being a landlord. But, if you don’t take the time to do this, issues with funky odors or a foul stench can severely impact your cash flow. That’s because, after a tenant vacates the rental unit, you typically want to rent it out to a new tenant as quickly as possible. If there’s a rotten smell when you open the door, though, you will find it tough or impossible to land a suitable tenant for your unit. And that can cut into your profitability significantly if you let the issue go unresolved over a long period of time.

As such, you’ll want to get rid of the stench before you lease out the unit to a new tenant. And, that’s true whether the bad smell was caused by normal wear and tear to the apartment—like cooking foods with certain spices or ingredients—or by other things that the tenant did that violated the lease. Here are some tips for getting rid of smells in your rental apartment or unit. These tips will help you do that effectively—no matter what’s causing the stench.

The bad smells tenants may leave behind

Some bad smells that tenants cause are part of the normal wear and tear of the unit. For example, ridding the unit of cooking smells or cleaning stinky drains are both a part of the regular cleaning you should do between tenants. And, if you allow pets in the apartment, chances are that you will also need to eliminate pet odors.

However, other smells could result from lease violations—including things like cigarette smoke, marijuana odors, or the stench of rotten eggs caused by methamphetamines. Let’s suppose the nasty smell is because the previous tenant violated a lease clause. In that case, you can deduct the cleanup cost from the security deposit.

But whether it’s from normal wear and tear or something else entirely, the issue has to be dealt with. So what do you do if a foul odor hits you when you open the front door? Here’s what you should know.

Start by sanitizing the unit and tackling the carpet

Current homeowners are sitting on record amounts of equity thanks to today’s home price appreciation. According to the latest report from CoreLogic, the average homeowner gained $56,700 in equity over the past 12 months.

That much equity can open doors for you to make a move. If you’ve been holding off on selling because you’re worried about how rising prices will impact your own home search, rest assured your equity can help fuel your next move. It may be just what you need to cover a large portion – if not all – of the down payment on your next purchase.

How to get rid of cooking smells in a small apartment

Smells from certain foods and spices can linger in the unit long after tenants have vacated the property. For example, pungent spices, like cumin and curry, can permeate soft furnishings, like drapes, chairs, carpets, and couches—especially if they were used regularly. What that means is that in a small apartment, these types of cooking smells can seep into every room.

If you need to get rid of overpowering odors leftover from cooking, it will typically require you to scrub all hard surfaces in the unit. That’s because things like oils and spices can permeate the air and land on surfaces throughout the unit—and you’ll want to wipe them off of every surface to get rid of the smell.

Once that’s done, you may need to use professional-grade cleaning equipment with deodorizing chemicals that can neutralize smells in upholstery—especially if the rental unit is being rented as a furnished unit. Depending on what you’re trying to clean, though, it may be easier and more cost-effective to simply replace the item. For example, it may be cheaper and easier to replace the drapes than to spend the time and money cleaning the current ones in the unit.

How to get rid of musty smells

If you’re dealing with musty smells, it can be tricky to get rid of them in an empty rental unit. The source of the stale air could be due to the prior tenant not opening the windows and airing out the apartment. Or, the musty odor could be due to mildew or mold issues in the unit.

Opening the windows and letting fresh air into the unit should be the first step to eliminating musty smells left by the prior tenant. Ventilation fans, a dehumidifier, or electric fans can also be useful to increase airflow and remove damp, stale air. However, if the musty stench remains after you’ve employed these methods, you may have to check the apartment for mold growth being caused by water damage.

And, it’s also important to remember that breathing in mold spores is a health risk. According to the Environmental Protection Agency (EPA), you should fix plumbing leaks and water problems to avoid these types of issues—or stop them from happening again if they’ve already occurred.

It’s also extremely important to dry the surfaces throughout the home. However, mold can get into porous materials, so if you have a problem with mold or mildew, it may be necessary to replace these materials or surfaces. And remember, you may be able to remedy minor issues with mold, but with more widespread or serious mold cases, it’s important to call professional mold remediators to remedy the issue.

How to get rid of cigarette smell in apartments

If you find your prior tenant smoked in the unit, you’ll need to get rid of the lingering scent of smoke in the unit. That said, getting rid of cigarette and nicotine smells can be incredibly challenging. The smell of cigarette smoke gets everywhere—and it can be problematic when trying to rent out your unit to a nonsmoker.

But, it’s not just the stench of stale smoke you have to contend with. Cigarette smoke odors contain nicotine residue, which can create serious health issues associated with third-hand smoke. That’s true for any tenant but is especially true for children or adults with severe allergies or other preexisting health conditions.

A study in the journal Proceedings of the National Academy of Sciences found that third-hand smoke contains carcinogenic substances. These can remain on carpets, clothes, furniture, walls, drapes, and flooring well after the smoker has vacated the property. And, if you don’t take steps to remove the substances leftover from the smoker, the new tenant or tenants’ health will be at risk because the toxic substances can be inhaled in dust, absorbed through the skin, or accidentally ingested, as a normal byproduct of living in the unit.

To completely get rid of smoke odors after a tenant has left, you may need to completely replace the carpets, drapes, and furniture in the unit. However, dry-cleaning drapes or upholstery may be enough in some cases. Repainting the unit may also be necessary, as it’s the only way to stop cigarette odors from affecting the air quality.

How to get rid of pet odors

If the tenant had a cat or dog in the apartment, pet odors are expected to linger—and are just part of renting a unit to a pet owner. That said, you’ll still want to get rid of the smell before renting out the unit to a new tenant.

For example, carpets are notorious for harboring bad pet smells because pet dander and urine are difficult to remove from the padding and carpet pile. If you want to get rid of the pet stench in the carpet, the most straightforward approach is to sprinkle baking soda on the carpet, let it sit for a few minutes, and then vacuum it up.

But what if you do that and the pet smells are still noticeable after you’ve cleaned the carpet with baking soda? In that case, you can use a blacklight to find where old pet urine stains are located. Once you’ve surveyed the damage, you can decide whether spot cleaning, steam cleaning, or replacing the carpet makes the most sense.

How to prevent bad smells in your rental unit

The best way to reduce vacancy time and maximize cash flow is to prevent bad smells from permeating the unit in the first place. Preventative measures may involve some investment, but you will save time and resources related to deep cleaning after the tenant moves out.

For example, it can be pretty costly to clean or replace carpets, soft furnishings, or upholstered furniture—but if you don’t take preventative measures, you’ll likely have to do so at some point. Likewise, repainting walls to remove unpleasant odors takes time and money. And hiring a professional cleaning crew will eat into your profits.

Of course, thoroughly screening prospective tenants is one way to prevent cleanliness issues or look after the rental unit. But even when you screen your tenants, these types of issues can occur. As such, here are a few tips on preventing the foul smells that are difficult to remove.

Conduct bi-annual or annual inspections

You should always have a clause in the lease that specifies your right to carry out regular inspections of the unit. These inspections allow you to address any issues in the apartment before they are completely out of control. For example, you will typically be able to detect bad smells from issues like pets, garbage buildup, smoking, or illegal activity, like drug use.

Regular inspections also encourage tenants to clean the place thoroughly before you arrive. During the inspections, you can also check for maintenance issues like dripping plumbing, poor ventilation, or blocked air filters, which will help you to further reduce these types of issues.

Spell out policies in the lease

It is also vital to include pet policies and smoking policies on the lease to provide guidance for tenants on what you expect. If you’re going to allow pets, make sure you have the right guidance for your tenant in the lease. And, you’ll want to make it clear what the smoking restrictions are for the unit, too.

Change the flooring

Carpets tend to retain smells from all types of sources. As such, getting rid of the carpet and replacing it with good quality vinyl laminate floors can help cut down on the lingering bad smells in a rental unit. While a vinyl floor may not have the sound-dampening properties of carpets, it is easier to clean and maintain.

Final thoughts

Eliminating smells from a rental unit is typically part of the normal clean-up routine between tenants. However, you may also have to deal with foul, stubborn odors from time to time. Removing the source of the stench, using the right equipment and chemicals, or replacing some of the items in the unit can typically get rid of the smells and help get the unit ready for the next tenant.

Source: Bigger Pockets Blog

Dusty Rhodes Properties is the Best Realtor in Myrtle Beach! We do everything in our power to help you find the home of your dreams. With experience, expertise, and passion, we are the perfect partner for you in Myrtle Beach, South Carolina. We love what we do and it shows. With more than 22 years of experience in the field, we know our industry like the back of our hands. There’s no challenge too big or too small, and we dedicate our utmost energy to every project we take on. We search thousands of the active and new listings from Aynor, Carolina Forest, Conway, Garden City Beach, Longs, Loris, Murrells Inlet, Myrtle Beach, North Myrtle Beach, Pawleys Island, and Surfside Beach real estate listings to find the hottest deals just for you!

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How Can I Prepare My House for Sale?

By Dusty Rhodes • August 31, 2026

Wondering how to prepare your house for sale? Learn what to fix, clean, update and avoid before selling your Myrtle Beach, SC home.

What Questions Should I Ask at a House Showing? 25 Questions Every Homebuyer Should Ask

By Dusty Rhodes • August 24, 2026

Walking into a house showing can be exciting. You may immediately start picturing where your furniture will go, imagining your morning coffee on the back patio, or thinking about how quickly you could make the house your own. But before you fall in love with a property, it is important to slow down and ask the right questions. A house showing is more than an opportunity to look at the kitchen, bedrooms, and backyard. It is your chance to gather information that may help you determine whether the home is actually a good fit—and whether there could be expensive surprises waiting after you move in. As a real estate agent, I recommend that buyers come prepared with questions. You do not need to ask every question at every showing, but knowing what to look for can help you compare homes and make a much more informed decision. Here are the most important questions to ask at a house showing. 1. Why Is the Seller Moving? This is one of the first questions I recommend asking. The answer may tell you something about the seller's situation and potentially the property itself. Maybe the sellers are relocating for work. Perhaps they are downsizing, moving closer to family, or simply ready for a change. There may not be anything wrong with the house at all. However, if the seller is moving because of a problem with the neighborhood, recurring property issues, excessive maintenance, or something else that isn't immediately obvious, it is useful information to know. Your real estate agent may also be able to provide additional context about the seller's motivation. 2. How Long Has the House Been on the Market? Ask how long the home has been listed and whether it has been on the market previously. A house that has been sitting for several months isn't automatically a bad house. There could be many explanations, including pricing, seasonality, buyer demand, or a previous contract that fell apart. Still, extended time on the market can be a reason to ask additional questions. You may also want to ask: Has the price been reduced? Has the property gone under contract before? If so, why did the contract fall through? Has the home been listed with another agent previously? The answers can give you useful negotiating and due-diligence information. 3. How Much Are the Property Taxes? Property taxes are an important part of your monthly housing costs. Don't simply look at the current owner's tax bill and assume your taxes will be exactly the same. Depending on the location and circumstances, taxes can change after a sale or reassessment. Ask your real estate agent to help you understand the current property taxes and estimate what your taxes could look like after purchasing the home. This is especially important when comparing homes in different neighborhoods or communities. 4. How Much Is the HOA Fee? If the home is located in an HOA community, ask about the HOA fee and exactly what it covers. An HOA fee can vary dramatically from one community to another. Ask: How much is the current HOA fee? What does the fee include? Are there separate amenity or community fees? How often can the HOA increase dues? Are there any pending special assessments? Are there rental restrictions? Are there restrictions on pets, vehicles, or exterior modifications? A home with a seemingly attractive price can become considerably more expensive if it comes with substantial HOA fees or upcoming assessments. 5. Are There Any Special Assessments? This deserves its own question. A special assessment is an additional charge imposed by an HOA or condominium association for a specific expense, such as major repairs, infrastructure improvements, roofs, or other community projects. If you're buying a condo or a home in an HOA community, ask whether any special assessments are currently pending or have recently been approved. This can be particularly important in coastal areas where properties and communities may face significant maintenance expenses. 6. How Old Is the Roof? The roof is one of the biggest potential expenses associated with owning a home. Ask when the roof was installed and whether there are records documenting the work. A newer roof may provide peace of mind, while an older roof doesn't necessarily mean you should walk away. It simply means you should understand its remaining useful life and potential replacement cost. During your inspection, have the inspector take a close look at the roof and related components. 7. How Old Are the HVAC Systems? Ask about the age and maintenance history of the heating and air-conditioning systems. In a warm climate like the Myrtle Beach area, air conditioning is particularly important. Questions worth asking include: How old is the HVAC system? Has it been serviced regularly? Has it ever needed major repairs? Is there more than one HVAC system? Are there warranties that transfer to the buyer? Replacing an HVAC system can be a significant expense, so knowing its age can help you plan ahead. 8. How Old Is the Water Heater? Water heaters don't last forever. Ask how old the water heater is, whether it has been serviced, and whether the seller has experienced any leaks or problems. Also look around the water heater for signs of previous water damage or corrosion. Again, an older water heater isn't necessarily a deal breaker. It is simply something to factor into your ownership costs. 9. Have There Been Any Major Repairs or Renovations? Ask the seller or listing agent about major improvements made to the property. You may want to know about: New roofing HVAC replacement Plumbing work Electrical upgrades Kitchen renovations Bathroom renovations Window replacement Foundation or structural work Water intrusion repairs Additions or conversions Whenever possible, ask whether permits were obtained and whether documentation is available. A beautiful renovation is great—but you want to know that the work was done properly. 10. Have There Ever Been Any Water Intrusion or Flooding Issues? This is a particularly important question for buyers in coastal areas. Ask whether the property has ever experienced flooding, water intrusion, roof leaks, drainage problems, or other moisture-related issues. Don't stop at asking whether the house has "flooded." Water problems can take many forms. Look for signs such as: Musty odors Discoloration Fresh paint in isolated areas Stained ceilings Warped flooring Damaged baseboards Cracks or deterioration around windows Your home inspection should investigate potential problems further. 11. What Is the Flood Zone? If you're buying near the coast, ask about the property's flood zone and whether flood insurance is required or recommended. Even if flood insurance isn't required by your lender, you may still want to consider whether purchasing coverage makes sense. Your real estate agent can help you locate the appropriate flood-zone information, but insurance questions should ultimately be discussed with an insurance professional. 12. How Much Is Homeowners Insurance? Don't wait until you're under contract to find out whether the home is expensive to insure. Ask for an estimate before getting too far into the process. This is particularly important for properties in coastal areas where wind, hail, flood, and other coverage can affect your total housing costs. A home that looks affordable based on the mortgage payment alone could have considerably higher carrying costs once insurance, taxes, HOA fees, and utilities are included. 13. What Are the Average Utility Costs? Ask whether the seller can provide an idea of typical utility expenses. Consider asking about: Electricity Natural gas Water Sewer Trash Internet Utility costs can vary depending on the season and how the home is occupied, so treat these numbers as estimates rather than guarantees. Still, they can be helpful when comparing homes. 14. What Stays With the House? Don't assume everything you see is included in the sale. Ask about appliances, fixtures, outdoor equipment, furniture, and other items that may or may not convey. For example: Refrigerator Washer and dryer Garage refrigerator Outdoor television Mounted televisions Curtains and rods Security systems Smart-home equipment Outdoor furniture Shed Generator Your purchase contract should ultimately specify what is included, but asking during the showing can prevent confusion later. 15. Are There Any Known Problems With the House? Sometimes the best question is the most direct one: "Is there anything about this house that you think a buyer should know?" Ask the listing agent whether there are any known defects, recurring maintenance problems, neighborhood issues, or other concerns. Your agent can also help you determine what questions should be asked based on what you observe during the showing. Remember, the seller's disclosures and your inspection are extremely important. A showing is not a substitute for professional due diligence. 16. Have There Been Any Insurance Claims? Ask whether there have been previous insurance claims involving the property. Depending on the situation, claims could involve things such as: Roof damage Water damage Storm damage Fire Plumbing issues Mold A history of claims doesn't automatically make a property a bad purchase, but it can give you additional information to investigate. 17. How Old Are the Windows and Doors? Windows and exterior doors can have a meaningful impact on energy efficiency, maintenance, and storm protection. Ask when they were installed and whether they have been replaced or upgraded. For coastal properties, you may also want to ask whether windows and doors have hurricane or impact ratings. 18. What Is the Neighborhood Like? You're not just buying a house. You're buying the location around it. Ask your agent about: Traffic Noise Nearby development Schools Shopping Restaurants Commute times Flooding Future construction Neighborhood amenities And don't rely exclusively on what someone tells you. Drive through the neighborhood at different times of day and, if possible, on a weekend. A neighborhood can feel very different at 10 a.m. on a Tuesday than it does at 8 p.m. on a Saturday. 19. Are There Any Planned Developments Nearby? This is an often-overlooked question. Ask whether there are plans for new homes, commercial development, roads, apartments, hotels, or other major projects nearby. The vacant lot behind the house may not stay vacant forever. Future development could be positive—or it could change the view, traffic, noise level, or overall character of the neighborhood. 20. How Are the Neighbors? Your real estate agent may not be able to answer every question about your potential neighbors, but it is still worth paying attention to the surrounding properties. Look at: Property maintenance Parking Noise Outdoor activity Nearby construction Shared driveways or boundaries You can also visit the neighborhood on your own and talk with residents if you're comfortable doing so. 21. Is There Anything Unusual About the Property? Ask whether there are any easements, shared driveways, boundary issues, access agreements, leased equipment, or other unusual circumstances associated with the property. These things aren't necessarily problems—but you want to know about them before purchasing. For example, an easement could affect where you can build a fence, add a structure, or make other improvements. 22. What Are the Seller's Preferred Closing and Move-Out Dates? If you're serious about the house, ask about the seller's preferred timeline. Their ideal closing date may affect your offer and negotiations. For example, they may need additional time to purchase another home, or they may be ready to move quickly. Understanding their timeline can sometimes help your offer stand out without necessarily increasing the purchase price. 23. What Is the Seller's Asking Price Based On? This is a conversation I'd have with your real estate agent rather than simply asking the seller. Your agent should be able to explain how the asking price compares with recent comparable sales and competing properties. Don't just ask, "Is this house worth the asking price?" Ask: "What do the comparable sales tell us about this home's value?" That's a much more useful question. 24. Are There Any Rental Restrictions? If you're purchasing a property that you may eventually rent out, ask about rental restrictions before making an offer. This is particularly important for condos, townhomes, and HOA communities. Find out: Are short-term rentals allowed? Are long-term rentals allowed? Is there a minimum lease period? Is there a rental cap? Is there a waiting list? Are there restrictions on the number of rental properties? Don't assume that because another property in the community is being rented, you will automatically be allowed to do the same. 25. What Should I Be Looking for During the Showing? Finally, ask your real estate agent this question: "If this were your house, what would you be paying attention to?" A good agent shouldn't simply unlock the door and let you walk around. They should help you notice things you might overlook, such as: Signs of water intrusion Drainage issues Age and condition of major systems Unusual odors Cracks Deferred maintenance Location concerns HOA considerations Resale factors Your agent isn't a replacement for a licensed home inspector, contractor, insurance professional, or other specialist. But an experienced local agent can help you know which questions deserve further investigation. The Most Important Questions to Ask at a House Showing If you don't want to carry a list of 25 questions around with you, start with these ten: Why is the seller moving? How long has the house been on the market? Has it been under contract before? If so, why did it fall through? How old are the roof and HVAC system? Have there been any water, flooding, or insurance issues? How much are the property taxes and HOA fees? Are there any upcoming HOA special assessments? What major repairs or renovations have been completed? Are there any rental restrictions? What concerns do you see with this property that I should investigate further? These questions won't tell you everything you need to know about a house—but they'll help you move beyond the surface-level details. Don't Let a Beautiful House Distract You From the Important Details It's easy to fall in love with a house because of the kitchen, the flooring, the backyard, or the view. But buying a home is one of the biggest financial decisions most people will make. The goal of a house showing isn't simply to decide whether you like the property. It's to gather enough information to determine whether the property deserves a closer look. If you find a house you love, that's when the real due diligence begins. Review the seller disclosures, analyze comparable sales, investigate insurance and property taxes, research the neighborhood, review HOA documents when applicable, and have a professional home inspection performed. The right questions can save you from making the wrong purchase. Looking at Homes in the Myrtle Beach Area? If you're searching for a home in Myrtle Beach, North Myrtle Beach, Carolina Forest, Murrells Inlet, or anywhere along the Grand Strand, having a local real estate agent who understands the market can make a big difference. After nearly a decade in the Myrtle Beach real estate business, I've seen firsthand that buying a home isn't just about finding a property you like. It's about understanding the property, the neighborhood, the numbers, and the potential issues before you commit. If you're getting ready to start looking at homes, I'd be happy to help you understand what to look for, what questions to ask, and what you should investigate before making an offer.

How to Choose the Right Real Estate Agent for Your Home Sale

By Dusty Rhodes • August 17, 2026

I've had a lot of people ask me over the years, "How Do I Choose the Right Real Estate Agent for My Home Sale?" As a Myrtle Beach-area Realtor with 10+ years of experience, here are the questions I get asked frequently and my responses. 1. What have you learned about selling homes that you wish you knew when you first started? The biggest thing I’ve learned is that selling a house is not the same thing as putting a house on the market. When I first started, I probably put too much emphasis on getting the listing, getting it in the MLS, and getting people through the door. After more than 10 years in the business, I understand that the real job starts after the listing agreement is signed. You have to know how to price the property correctly, position it against the competition, identify problems before they become deal-killers, interpret showing feedback, negotiate effectively, and recognize when the original strategy isn't working. I've also learned that every seller and every property is different. There isn't one magic marketing plan or pricing formula that works for everyone. A good agent needs to be able to adapt. And probably most importantly, you need an agent who will tell you the truth, even when it's not what you want to hear. Sometimes that means telling a seller their house is overpriced. Sometimes it means telling them they need to make repairs. Sometimes it means telling them to accept an offer they aren't thrilled about because it's the best offer they're likely to get. I'd rather have an uncomfortable conversation with a client today than let them lose months and thousands of dollars because nobody was willing to be honest with them. 2. What should homeowners look for when interviewing agents? I'd look at experience, local knowledge, communication, marketing strategy, negotiation skills, and honesty. But I wouldn't necessarily choose the agent with the most sales, the biggest team, or the highest listing price. One of the biggest mistakes sellers make is interviewing three agents and choosing the one who tells them their house is worth the most. That's not necessarily the agent who will get them the most money. I'd ask each agent: How did you arrive at this recommended listing price? What properties are we competing against? What is your marketing plan beyond the MLS? How often will you communicate with me? What happens if we don't get showings? What happens if we get showings but no offers? How do you handle inspections and appraisal issues? How do you negotiate multiple offers? What happens if the first contract falls apart? The agent should have thoughtful answers—not just a sales pitch. 3. What's your philosophy on pricing? Price is a strategy, not a wish. I completely understand why sellers want to get the highest possible price for their home. It's usually one of the largest financial transactions they'll ever make. But the market doesn't care what a seller needs to get out of the house or what they believe it's worth. Buyers are comparing your property against everything else available to them. One of the worst things an agent can do is intentionally overprice a property just to win the listing. If comparable homes are selling for $400,000 and an agent tells you, "We can definitely get $450,000," you should ask them to prove it. Sometimes you can price slightly above the most recent comparable sales because of improvements, location, condition, or market momentum. But there needs to be a reason behind the number. The first few weeks on the market are extremely important. If a home is overpriced, you can lose the buyers who would have been most interested in it when it first hits the market. Eventually, the listing starts accumulating days on market, buyers begin wondering what's wrong with it, and the seller ends up making price reductions anyway. I'd rather price a home correctly from the beginning than chase the market downward for six months. 4. What do you actually do to market a listing? Putting a property in the MLS is the starting point, not the marketing plan. My approach is to make sure the property is presented correctly before we ever start marketing it. That means looking at condition, presentation, pricing, photography, description, and how the property compares to its competition. Then I want the property exposed where potential buyers are actually looking. That can include professional photography, video, social media, online advertising, email marketing, agent-to-agent exposure, open houses when appropriate, and targeted marketing depending on the property. But there's another part of marketing that gets overlooked: positioning. If you're selling a condo, a second home, an investment property, or a primary residence, the person most likely to buy it may be completely different. You don't market an oceanfront investment condo the same way you market a single-family home in Carolina Forest. After more than 10 years in the business, I've learned that good marketing isn't about doing the most things. It's about doing the right things for the property and the likely buyer. 5. What should sellers expect from their agent when it comes to communication? Your agent shouldn't disappear after putting a lockbox on your door. I believe sellers should know what's happening with their property throughout the process. That means communicating showing activity, sharing relevant feedback, discussing market changes, reviewing competing listings, and having honest conversations about what we're seeing. But communication isn't just about answering the phone. It's about proactively communicating. If we're getting 15 showings and no offers, that's information. If we're getting almost no showings, that's information too. If three competing homes just reduced their prices, that's something we need to discuss. I also think sellers should know how their agent prefers to communicate. Some people want a phone call; others prefer text or email. Whatever the preference, the important thing is that the seller doesn't have to constantly chase their agent down to find out what's happening. 6. Tell me about a time your negotiation or problem-solving skills made a difference. One thing I've learned over the years is that getting a property under contract is only half the job. I've had transactions where everything looked great when the offer was accepted, and then something came up during inspections, appraisal, financing, title work, or another part of the transaction. That's where experience matters. A less experienced agent may see a problem and immediately think, "We're going to lose the deal." An experienced agent starts asking, "What are our options?" Can we renegotiate? Can we find another solution? Can we bring in the right professional? Can we change the timeline? Is the problem actually as serious as it initially appears? I've learned not to panic when something unexpected happens. Real estate transactions rarely go exactly according to plan. My job is to keep the transaction moving while protecting my client's interests. 7. Tell me about a difficult listing that ultimately sold. I've had listings that took much longer to sell than anyone wanted and deals that fell apart after everyone thought we were headed to closing. Those are frustrating—but they're also some of the transactions where you learn the most. I've had a property go through multiple contracts that didn't make it to closing. At that point, the easy answer would have been to blame the buyers, the market, or everyone else involved. Instead, you have to step back and ask: What can we control? Is the price right? Is the property being presented properly? Are we attracting the right buyers? Is there something about the property that needs to be addressed? Are there terms we could structure differently? Eventually, persistence and adjusting the strategy paid off and the property sold. That's one of the biggest lessons I would give a seller: don't confuse activity with progress. A property can have showings, open houses, online views and even multiple offers and still not be moving toward a successful closing. The goal isn't simply to get a contract. The goal is to get you successfully to the closing table. 8. What makes the Myrtle Beach/Grand Strand market different? The Grand Strand isn't one market. That's something I think is incredibly important for sellers to understand. Myrtle Beach, North Myrtle Beach, Carolina Forest, Surfside Beach, Murrells Inlet, Conway, and the surrounding areas all have different types of properties, buyers, price points, communities, and market dynamics. And within those areas, you can have completely different markets. An oceanfront condo is different from an inland single-family home. A second home is different from a primary residence. An investment property is different from a home being purchased by a local family. There are also factors that buyers in this market pay particularly close attention to, including HOA fees, rental restrictions, insurance, flood considerations, property condition, amenities, rental income potential, and proximity to the beach. That's why I believe local experience matters. You don't just want someone who has a real estate license and can put your house in the MLS. You want someone who understands what buyers are looking for in your specific part of the Grand Strand. 9. What are the biggest red flags when interviewing an agent? The biggest one? An agent who tells you exactly what you want to hear. If three agents tell you your house is worth $425,000 and one agent tells you it's worth $500,000, don't automatically assume the $500,000 agent is the best one. Ask them to show you the evidence. Another red flag is an agent who spends the entire presentation talking about themselves but barely asks you questions. I want to know why you're selling, your timeline, what you're hoping to accomplish, what concerns you have, and what is important to you. I'd also be cautious of agents who make huge promises about how quickly they'll sell your house or how much money they'll get you without explaining how they're going to do it. And finally, pay attention to what happens before you even hire them. If an agent is difficult to reach, late to appointments, unprepared, or doesn't follow through during the listing presentation, don't assume they'll suddenly become highly responsive once you sign the paperwork. How an agent treats you before getting your business can be a pretty good indication of how they'll treat you after they get it. 10. If you were interviewing agents to sell your own home, what would you ask? I'd probably ask five questions: 1. "What would you price my house at, and why?" I want to understand the reasoning—not just hear a number. 2. "What is your actual marketing plan?" Not "We'll put it everywhere." I want specifics. 3. "What happens if it doesn't sell?" This tells me whether the agent has an actual strategy for adjusting when something isn't working. 4. "Tell me about a difficult transaction you've handled." I don't want to hear about the easy ones. I want to know what they do when things go wrong. 5. "What do you think I need to know that I don't want to hear?" That last question might be the most important. I want an agent who is willing to tell me the truth. After more than 10 years in real estate, I've realized that the best agent isn't necessarily the person with the flashiest presentation or the highest suggested listing price. It's the person who understands the market, knows how to create a strategy, communicates with you, negotiates when it matters, solves problems when they arise, and has the experience to know what to do when the transaction doesn't go according to plan.