The last couple of years public open houses were cursory in most markets as homes sold before the advertised date. Listing agents used them to prospect for new clients and let curious neighbors and too-little-too-late buyers see what could have been. Not so in 2006. Softening sales and rising inventories of available homes have made public open houses the bread and butter this year in residential real estate marketing.Spring's arrival kicks off the largest annual exchange of residential real estate in the United States. Open houses are as much a part of this ritual as cherry blossoms, your Saturday or Sunday best and freshly mowed grass.

Who will you expect to see flocking to these business affairs held to market private homes? New real estate agents trying to see inventory or experienced ones with clients or previewing homes for time-starved ones, nosy neighbors, those looking for decorating tips, trends or nightmares and course the proverbial real estate groupies who make an event of seeing how the rest of the world lives. Oh yes, and the occasional real thing; a homebuyer. The real thing are hard to come by at public open houses as less than five percent of all homes are sold at public open houses according to industry sources. Mark Nash author of 1001 Tips for Buying and Selling a Home offers do's and don'ts for those planning to attend public open houses in 2006.

Do's

-Expect to be asked to sign in and show identification. Even with do-not-call realty agents and property owners want to know that they're safe during open houses. If you don't want to sign in which can create a relationship where an agent can follow-up from an open house, than be prepared to show identification. There has been a rise in crimes against real estate agents in recent years and safety is a number one priority with them.

-Observe starting and ending times. If you run early wait outside until the designated starting time. From experience I can tell you home sellers are frantic preparing and vacating their home before a public open house. If you arrive at the very end of an open house don't be surprised if the hosting agent can't wait an additional fifteen minutes after hours. They most likely have another appointment after and week-end days are their busiest, especially in spring.

-Wipe your shoes before entering a home. Many a homebuyer never made it to the kitchen after walking across freshly cleaned carpet with dirty shoes.

-Do leave wet umbrella, bicycles and helmets outside. These items should be parked outside the front door, not on hardwood floors or entry tables and chairs.

-Be prepared, do wear socks or stockings. No sandals, period. If you are asked to remove your shoes, owners dont necessarily want your bare feet on their floors.

-Omit questions related to neighborhood safety. Real estate agents under Federal Fair Housing Laws are not allowed to answer these types of questions, as their answer could be construed as discrimination. Call the local police department for statistics.

-Put cigarettes, cigars and pipes out of view. Discard and extinguish appropriately before entering any home.

-Feel free to open cabinets and closets. Homeowners and realty agents expect open house guests to investigate built-in cabinets and closets, built-in being the key word. If your in doubt remember built-in yes, otherwise no. In doubt ask the host or hostess.

-Ask before taking pictures. If you need to take some photos, do, but limit to overview photos and not every detail such as the insides of kitchen cabinets. Pick up the listing sheet for additional information. Ask if there is a virtual tour available on the Internet.

-Respect others property. Don't sit down, turn the television on and watch the ball game unless your invited. Close up garages if you found them that way. Don't turn air-conditioning on or off unless asked. If you want to see the amount of natural light ask the host or hostess to turn lights down or off.

Don'ts

-Gossip about the property when you're in it. Decorating style, property condition and personal photos might prompt you to make unfavorable comments. Save them for later.

-Don't bring coffee into open houses.Coffee is easily spilled on carpets when walking up stairs or opening closets and cabinets when touring properties. Ditto all beverages.

-Turn cell phones to vibrate. If you need to make or receive a call go to a place where you wont disturb others at the open house. Never negotiate a home purchase contract on a different property contract while your viewing a home.

-Bring too many people with you. Leave the children, your ten closest friends and your fourth cousins at home. You'll keep focused on evaluating the property with less distractions and obligatory entertaining.

-No pets. Period. Except seeing-eye dogs. Many people today are allergic and afraid of strange dogs, even if they are the love of your life.

-Don't ask to use the bathroom unless an emergency. Homeowners don't want strangers using their bathrooms. Don't ask to change diapers and don't arrive with a soiled one to through in some strangers kitchen garbage.

-Arrive intoxicated. Open houses are business events, would you go to the office in that condition?

-Wear high-heel shoes. Spiked heels on shoes can easily dent bamboo and other softer wood floors. Plus if you get into the yard to take a look at the roof you might end up aerating the lawn.

-Present verbal offers. In most states offers to purchase are only enforceable in writing. Besides you might be tipping your hand in front of another interested party.