My estate agent is not selling my house — what can I do?

Your house has been on the market for weeks or months with little interest. Your agent seems disengaged. Viewings are infrequent. Nothing is moving. Before you panic or fire your agent, you need to diagnose the real problem. It might not be their fault.

1. Is the problem the price or the agent?

Start here. An overpriced property will not sell no matter how good the agent is. A well-priced property will sell even with a mediocre agent.

Look at recent sold prices for comparable properties in your area — similar size, age, condition. Use Rightmove and Zoopla to see what similar homes sold for in the last 3 months. If your asking price is 5–10% above these comparables, that is likely your problem. If you are 10%+ above, that is definitely the problem.

Ask your agent for a CMA (Comparative Market Analysis) showing recent sales. If they resist or seem evasive, that tells you something. A good agent should be able to justify the asking price with hard data.

2. Check these things before blaming the agent

Before you assume poor agent performance, verify these factors:

• Photos and description. Look at your listing on Rightmove and Zoopla. Are the photos professional and well-lit? Is the description compelling and error-free? Poor photos are a major reason properties do not get viewings.
• Portal placement. Is your listing featured or buried? Check if it appears in top search results when you search for properties in your area. Some agents invest in portal promotion; others do not.
• Viewing feedback. Ask your agent what viewers are saying. Are people interested but backing away due to something specific? Or are no serious buyers viewing at all? Feedback reveals the real issue.
• Market timing. Is it the season? Winter is slower than spring. New Year is slower than autumn. This is normal and not the agent's fault.

3. How to have a productive conversation with your agent

Do not complain. Come prepared. Schedule a meeting or call with data in hand.

Bring: a list of recent comparable sales and their prices, questions about their marketing plan, a record of viewings and feedback, and a list of what you want to improve. Ask directly:

• "Why do you believe this price is justified?"
• "What feedback have you received from viewers?"
• "What would you do differently if we reduced the price by 5%?"
• "What is your plan to increase viewings in the next 4 weeks?"

Listen to their answers. A good agent will have clear, data-driven responses. A weak agent will be defensive or vague.

4. When you have grounds to push back

If you get concrete evidence of poor agent performance, you have grounds to push back:

• Outdated or poor-quality photos. Photos should be professional, bright, and updated regularly. If the photos are clearly old or poorly taken, request new ones immediately.
• Listing errors or typos. A professional listing should be error-free. Typos and vague descriptions reflect poorly.
• Lack of marketing plan. A good agent should be active on social media, sending property alerts, and hosting open days. Ask what they are doing beyond the standard portal listing.
• Delayed response to inquiries. If your agent is slow to respond to viewings or inquiries, that is a red flag.
• No feedback from viewings. After 6 weeks with few viewings, your agent should be able to explain why. "No feedback" is not an acceptable answer.

5. Your options if things do not improve

If nothing improves after 8–12 weeks, you have options:

• Negotiate a price reduction. This is the most honest fix. A lower price will generate more interest.
• Request a formal complaint process. If the agent has breached their agreement, you can lodge a formal complaint. This may allow you to exit early.
• Wait out the tie-in period. Most contracts have 8–12 week tie-ins. Once it ends, you can move to another agent.
• Negotiate early exit. Many agents will negotiate early termination if you make a compelling case. It is worth asking.
• Switch to a different agent. Once you are free of the contract, move to an agent with a stronger track record in your area. This is where ValuQ can help — get multiple valuations from competing agents to see who has the strongest profile.