| Critical Role of the Realtor |
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The Critical Role of the Realtor in the Real Estate Transaction Why Was This List Prepared? Surveys show that many homeowners and homebuyers are not aware of the true value a REALTOR provides during the course of a real estate transaction. At the same time, regrettably, REALTORS have generally assumed that the expertise, professional knowledge and just plain hard work that go into bringing about a successful transaction were understood and appreciated. Many of the most important services and steps are performed behind the scenes by either the REALTOR or the brokerage staff and traditionally have been viewed simply as part of their professional responsibilities to the client. But, without them, the tansaction could be placed in jeopardy. This publication seeks to close that gap. Listed on the following pages are nearly 200 typical actions, research steps, processes and review stages necessary for a successful residential real estate transaction and normally provided by a full service real estate brokerage and for which they are entitled to fair compensation. Comprehensiveness The list is by no means an attempt to set forth a complete list of services as these may vary within each brokerage and each market. Many REALTORS routinely provide a wide variety of additional services that are as varied as the nature of each transaction. By the same token, some transactions may not require some of these steps to be equally successful. However, most would agree that given the unexpected complications that can arise, its far better to know about a step and make an intelligent, informed decision to skip it, than to not know the possibility even existed. The REALTOR Commitment Through it all, the personal and professional commitment of the REALTOR is to ensure that a seller and buyer are brought together in an agreement that provides each with a win that is fair and equitable. The motivation is easy to understand. For most full-service brokerages, they receive no compensation unless and until the sale closes. By contrast, there are firms that offer limited services in exchange for an up-front flat fee, or perhaps offer a menu of pay-as-you-go or a la carte options. Some even offer a sliding scale ranging from limited to full service. In these cases, the compensation of the REALTOR is based on these reduced service levels with the seller bearing full responsibility for all the other steps and procedures in the selling process. In short, the marketplace truism is that you get what you pay for. Why Use A REALTOR? Not every real estate agent or broker is a REALTOR. That term and the familiar Block R logo are trademarked by the National Association of REALTORS and can only be used by those are REALTOR members through their local association of REALTORS. While all REALTORS are state-issued licensees as agents or brokers, the major difference between a real estate licensee and a REALTOR is that REALTORS have taken an oath to subscribe to a stringent, enforceable Code of Ethics with Standards of Practice that promote the fair, ethical and honest treatment of all parties in a transaction. Non-member licensees have taken no such oath and are not morally bound to the ethical practices and principles set for in the REALTOR Code. The Critical Role of the REALTOR Listed here are typical actions, research steps, procedures, processes and review stages in a successful residential real estate transaction that are normally provided by full service real estate brokerages in return for their sales commission. Depending on the transaction, some may take minutes, hours, or even days to complete, while some may not be needed. More importantly, they reflect the level of skill, knowledge and attention to detail required in todays real estate transaction, underscoring the importance of having help and guidance from someone who fully understands the process a REALTOR. And never forget that REALTORS are pledged to uphold the stringent, enforceable tenets of the REALTOR Code of Ethics in their professional dealings with the public. Not every real estate licensee holds REALTOR membership. Make sure yours does! Pre-Listing Activities 1 Make appointment with seller for listing presentation 2 Send seller a written or e-mail confirmation of listing appointment and call to confirm 3 Review pre-appointment questions 4 Research all comparable currently listed properties 5 Research sales activity for past 18 months from MLS and public records databases 6 Research "Average Days on Market" for properties of this type, price range and location 7 Download and review property tax roll information 8 Prepare "Comparable Market Analysis" (CMA) to establish fair market value 9 Obtain copy of subdivision plat/complex lay-out 10 Obtain aerial photo of property from County records 11 Research property's public record information for lot size & dimensions 12 13 Research property's land use coding and deed restrictions 14 Research property's current use and zoning 15 Verify legal names of owner(s) in county's public property records 16 Prepare listing presentation package with above materials 17 Perform exterior "Curb Appeal Assessment" of subject property 18 Compile and assemble formal file on property 19 Confirm current public schools and explain impact of schools on market value 20 Review listing appointment checklist to ensure all steps and actions have been completed Listing Appointment Presentation 21 Give seller an overview of current market conditions and projections 22 Review agent's and company's credentials and accomplishments in the market 23 Present company's profile and position or "niche" in the marketplace 24 Present CMA results to seller, including comparables, solds, current listings & expireds 25 Offer pricing strategy based on professional judgment and interpretation of current market conditions 26 Discuss goals with seller to market effectively 27 Explain market power and benefits of Multiple Listing Service 28 Explain market power of web marketing, IDX and REALTOR.com 29 Explain the work the brokerage and agent do "behind the scenes" and agent's availability on weekends 30 Explain agent's role in taking calls to screen for qualified buyers and protect seller from curiosity seekers 31 Present and discuss strategic master marketing plan 32 Explain different agency relationships and determine seller's preference 33 Review and explain all clauses in Listing Contract & Addenda, and obtain seller's signature Once Property is Under Listing Agreement 34 Order Title work 35 Measure overall and heated square footage 36 Measure interior room sizes 37 Confirm lot size via owner's copy of certified survey, if available 38 Note any and all unrecorded property lines, agreements, easements 39 Obtain house plans, if applicable and available 40 Review house plans and make copy 41 Order plat map for retention in property's listing file 42 Prepare showing instructions for buyers' agents and agree on showing time window with seller 43 Obtain current mortgage loan(s) information: companies and & loan account numbers 44 Verify current loan information with lender(s) 45 Check assumability of loan(s) and any special requirements 46 Discuss possible buyer financing alternatives and options with seller 47 Review current appraisal if available 48 Identify Home Owner Association manager if applicable 49 Verify Home Owner Association Fees with manager - mandatory or optional and current annual fee 50 Order copy of Homeowner Association bylaws, if applicable 51 Research electricity availability and supplier's name and phone number 52 Calculate average utility usage from last 12 months of bills 53 Research and verify city sewer/septic tank system 54 Well Water: Confirm well status, depth and output from Well Report 55 Natural Gas: Research/verify availability and supplier's name and phone number 56 Verify security system, current term of service and whether owned or leased 57 Verify if seller has transferable Termite Bond 58 Ascertain need for lead-based paint disclosure 59 Prepare detailed list of property amenities and assess market impact 60 Prepare detailed list of property's "Inclusions & Conveyances with 61 Compile list of completed repairs and maintenance items 62 Send "Vacancy Checklist" to seller if property is vacant 63 Explain benefits of Home Owner Warranty to seller 64 Assist sellers with completion and submission of Home Owner Warranty Application 65 When received, place Home Owner Warranty in property file for conveyance at time of sale 66 Have extra key made for lockbox 67 Verify if property has rental units involved. And if so: 68 Make copies of all leases for retention in listing file 69 Verify all rents & deposits 70 Inform tenants of listing and discuss how showings will be handled 71 Arrange for installation of yard sign 72 Provide seller with required Seller's Disclosure forms 73 Prepare office file 74 "New Listing Checklist" Completed 75 Review results of Curb Appeal Assessment with seller and provide suggestions to improve salability 76 Review results of Interior Dcor Assessment and suggest changes to shorten time on market 77 Schedule a tour for all office agents Entering Property in Multiple Listing Service Database 78 Prepare MLS Profile Sheet -- Agents are responsible for "quality control" and accuracy of listing data 79 Have property data entered from Profile Sheet into MLS Listing Database 80 Proofread MLS database listing for accuracy - including proper placement in mapping function 81 Add property to company's active listings list 82 Provide seller with signed copies of Listing Agreement and MLS Profile Sheet Data Form within 24 hours 83 Take additional photos for upload into MLS and use in flyers. Discuss efficiency of panoramic photography Marketing The Listing 84 Create print and Internet ads with seller's input 85 Coordinate showings with owners, tenants, and other Realtors. Return all calls weekends included 86 Install electronic lock box if authorized by owner. Program with agreed-upon showing time windows 87 Prepare mailing and contact list 88 Generate mail-merge letters to contact list 89 Order Just Listed labels & reports 90 Prepare flyers & feedback faxes 91 Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability 92 Prepare property marketing brochure for seller's review 93 Arrange for printing or copying of supply of marketing brochures or fliers 94 Place marketing brochures in all company agent mail boxes 95 Upload listing to company and agent Internet site, if applicable 96 Mail Out "Just Listed" notice to all neighborhood residents 97 Advise area agents of listing 98 Provide marketing data to buyers coming from referral network 99 Provide "Special Feature" cards for marketing, if applicable 100 Submit ads to company's participating internet real estate sites 101 Price changes conveyed promptly to all internet groups 102 Reprint/supply brochures promptly as needed 103 Order a Virtual Tour for MLS and internet 104 Attend photo sessions for Virtual Tour 105 Feedback e-mails/faxes sent to buyers' agents after showings 106 Review weekly Market Study 107 Discuss feedback from showing agents with seller to determine if changes will accelerate the sale 108 Place regular weekly update calls to seller to discuss marketing & pricing The Offer and Contract 109 Receive and review all Offer to Purchase contracts submitted by buyers or buyers' agents. 110 Hand deliver contract to sellers as soon as possible 111 Evaluate offer(s) and prepare a "net sheet" on each for the owner for comparison purposes 112 Counsel seller on offers. Explain merits and weakness of each component of each offer 113 Contact buyers' agents to review buyer's qualifications and discuss offer 114 Fax/deliver Seller's Disclosures to buyer's agent or buyer upon request and prior to offer if possible 115 Obtain pre-qualification letter from buyers agent 116 Discuss with sellers the time limit for loan approval and closing date 117 Prepare and convey any counteroffers, acceptance or amendments to buyer's agent 118 Fax copies of contract and all addenda to title company 119 When Offer to Purchase Contract is accepted and signed by seller, deliver to buyer's agent 120 Record and promptly deposit buyer's earnest money in escrow account. 121 Disseminate "Under-Contract Showing Restrictions" as seller requests 122 Deliver copies of fully signed Offer to Purchase contract to seller 123 Fax/deliver copies of Offer to Purchase contract to Selling Agent 124 Provide copies of signed Offer to Purchase contract for office file 125 Advise seller in handling additional offers to purchase submitted between contract and closing 126 Change status in MLS to "Sale Pending" 127 Fax copies of Offer to Purchase contract to lender 128 Provide credit report information to seller if property will be seller-financed 129 Assist buyer with obtaining financing, if applicable and follow-up as necessary 130 Coordinate any environment inspections with seller 131 Order septic system inspection, if applicable 132 Receive and review septic system report and assess any possible impact on sale 133 Deliver copy of septic system inspection report lender & buyer 134 Verify termite inspection ordered, and set appointment up with seller 135 Coordinate home access with termite inspector 136 Verify mold inspection ordered, if required Tracking the Loan Process 139 Receive copy of the termite report from buyers agent 140 Follow loan progress through buyers agent 141 Relay final approval of buyer's loan application to seller Home Inspection 142 Coordinate buyer's professional home inspection with seller 143 Attend the home inspection 144 Review home inspector's report 145 Review inspection response with seller 146 Assist seller in responding to buyers request for repairs 147 Ensure seller's compliance with Home Inspection clause requirements 148 Recommend or assist seller with identifying and negotiating with trustworthy contractors to perform any required repairs 149 Negotiate payment and oversee completion of all required repairs on seller's behalf, if needed 150 Arrange with Title Company to escrow for payment of repairs if necessary The Appraisal 151 Assure that the appraisal has been ordered in a timely matter 152 Provide comparable sales used in market pricing to Appraiser if requested 153 Assist seller in questioning appraisal report if it seems too low Closing Preparations and Duties 154 Assure that the contract is correctly signed by all parties 155 Coordinate closing process with buyer's agent and lender 156 Update closing forms & files 157 Ensure all parties have all forms and information needed to close the sale 158 Confirm closing date and time and notify all parties 159 Arrange for sellers to have all keys and garage door openers at closing 160 Remind sellers to contact utility companies for shut off date 161 Assist in solving any title problems (boundary disputes, easements, etc) or in obtaining Death Certificates 162 Work with buyer's agent in scheduling and conducting buyer's Final Walk-Thru prior to closing 163 Request final closing figures from closing agent (attorney or title company) 164 Receive & carefully review closing figures to ensure accuracy of preparation 165 Forward verified closing figures to buyer's agent 166 Request copy of closing documents from closing agent 167 Confirm buyer and buyer's agent have received title insurance commitment 168 Provide "Home Owners Warranty" for availability at closing 169 Review all closing documents carefully for errors 170 Forward closing documents to absentee seller as requested 171 Review documents with closing agent (attorney) 172 Provide earnest money deposit check from escrow account to closing agent 173 Provide tax card to buyers for possible tax exemptions 174 Coordinate this closing with seller's next purchase and resolve any timing problems 175 Have a "no surprises" closing so that seller receives a net proceeds check at closing 176 Refer sellers to one of the best agents at their destination, if applicable 177 Change MLS status to Sold. Enter sale date, price, selling broker and agent's ID numbers, etc. 178 Remove Sign and lockbox from property 179 Close out listing in transaction management program Follow Up After Closing 180 Answer questions about filing claims with Home Owner Warranty company if requested 181 Attempt to clarify and resolve any conflicts about repairs if buyer is not satisfied 182 Respond to any follow-on calls and provide any additional information required from office files. Used with permission from Orlando Regional Realtor Association |