Buyers agents take seriously their responsibility of looking out for their buyers' best interests. They make the process easier for their buyers as well. And, the best buyers agents are formattable negotiators. In my opinion, every buyer needs a buyers agent. Here are some insights about how buyers agents work that might be helpful to know whether you are buying or selling.
- Buyers agents are pressed for time during showings, often driving 100+ miles a day during showings is common. They often show 5-15 homes in a single day and run on a tight schedule dictated by short home availability windows. Buyers agents want to get in and out of a home quickly; but, without rushing their buyers.
- Buyers agents want EASY to show homes that are well prepared for showings. Every home they show reflects back on them. Their clients expect to see homes that meet their criteria and are ready to show.
- Their buyer-clients expect them to know a great deal about any listing they present. Information on the MLS needs to be accurate and complete. Any unusual issues should be communicated to the buyers' agent in advance so they are prepared to handle questions from their buyer.
- They show homes based on 1. homes the buyers requested in advance 2. homes the agents have found in advance that are likely to match the buyers' needs 3. and, far less often, homes that the buyers request during the showing day (such as homes they see as they drive by).
- Buyers agents exert considerable influence over which homes clients view and which homes clients favor
- As they research potential showings, buyers agents often limit showings based on the evident quality of the listing, ease of showing, and experience with past showings of that home.
- Buyers agents have the duty to put their clients’ best interests first and foremost in selecting homes to show. Even so, be aware that some sellers offer higher commissions, which may impact the buyer's agent's choices of homes to show (although it should not; still, buyers agents are human).
- Frequently, they are working with demanding, tired, and stressed clients - many of whom are in the area for just a day or two to buy a home. This means that part of their job is helping their clients with a smooth, efficient schedule.
- Buyers agents typically begin working with their buyers between 2 months and 18 months in advance of first meeting them. It is common to have had many communications in advance and to have invested considerable time in the relationship. Consequently, the relationship is quite valuable to the agent even before they meet with their clients for the first time.
- Buyers agents understand that most buyers are excited but under stress. They work hard to keep their buyers "in the game" and comfortable with the process.
- They do not want to show a home with the homeowner present. This can slow showings and sometimes create awkward situations such as when the buyers find something offensive about the sellers. When sellers are present, it also makes it harder for potential buyers to see themselves as the owners.
- Buyers agents appreciate homes that are well-prepared for showings. A well-prepared home reflects back on the showing agent. It also makes it easier for the buyer to see the home rather than the distractions.
- Buyers agents want to be able to access information about the home while on-site. Sellers agents need to be available to communicate during showings.
- Anything that disrupts the flow during a showing will irritate the buyers’ agent, harming your chances of making the sale or of having additional showings by that agent.
Whether you are considering purchasing a home or your considering selling your home, I can help.
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