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They remember the time wasters - How it affects your credibility.

It was a whirlwind of a week, mainly spent showing homes to several different first time home buyers.

Common theme for this week: Taking advantage of the low housing prices and interest rates as well
as not wanting to miss out on the 1st time home buyers tax credit.

Something else that we saw in common this week: The embellishment by listing agents of the
information published about their listings.

There were more head scratching moments this week than I've witnessed this year while viewing homes: Bedrooms listed on the main floor that were really in finished basements, "completely updated" homes that looked as if there hadn't been any updates since 1970, "gorgeous views" that backed up to busy main roads, etc.

Listing agents: I know it's your job to get buyers in to view your sellers homes. The buyers know this also, they're not stupid. However they take names and notes and remember them. If another of your listings comes on the market they probably won't bother to make appointments to view them. I know I will remember, and if something does come up that seems to meet their wants & needs I will preview them first. However, I won't do that every time. If the pattern continues we'll just bypass your listings altogether.

Your wording and published printouts look awfully darned good to your sellers. Your stretching the truth probably leaves your sellers with a "Isn't he so smart!" smile on their faces. Think about this though: It's a huge turnoff to the buyers out there and a waste of their time. They remember the time-wasters.

Is this what your sellers really want to happen?

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Posted by Kris Wales - Macomb County MI real estate blog & homes for sale search site on 09/13/2009 06:28 AM

Comments (32)

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Originally posted at: Macomb County MI real estate - 1st time home buyers info & advice: They remember the time wasters - How it affects your credibility.

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32 Comments on They remember the time wasters - How it affects your credibility.

SEP

I too am upset with listing language. My pet peeve is Bank Owned property where the "high volume experts" are too busy to do a decent job.

Kris, the gorgeous views cracked me up!

Dave, on the bank owned properties here we see very little language, if any. Most of what we do see refers to the many hoops that a buyer must jump through :-) It's rare to see an interior photo. Sorry it's so difficult in Florida with your bank owned homes.

Janice, It cracked us up also. We stood in the yard trying to figure out if it meant pretty cars going by...

Good comments. Sometimes the lack of information is a bad as false information in listings. Too many REO listing lack disclosures of material facts.

Some listing agents could be excellent fiction writers. I once went to a home that said "Light, Bright and Open " and the darn thing had a hole in the roof! Really!

Roy, Truth be told, all the homes with embellished comments were privately owned. Not foreclosures. Sad huh?

Dick and Dixie, LOL! Oh my, that had to have been a hoot!

Kris, I guess that folks are hoping that embellishing will entice folks to look...

Michael, it worked. But it also can backfire. If I don't have time to preview the homes they have listed for these same buyers then the houses won't be looked at.

Someone should tell these "time wasters" that you can only polish a tird so much and you should price it right and be honest. As in this case, when the buyers show up, they see the polish and turn the other way. Also very true about reo brokers not bothering to put material facts. ive often wondered why they couldnt put down the type of heating system that is obviously there, or public or private water and sewer. a big N/A across the page just doesnt cut it.

Justin, I "get it" that a listing agents responsibility is to their sellers, and they really do need to do the best job that they can to get buyers inside the home. Some of the embellishments though are outright lies and really bother the buyers. As far as REO's...most here (the listing agents) haven't even been inside the homes. They just list them. There are a couple though that really do a fine job (interior photos, room sizes, mechanical descriptions) and when I see their listings I am excited to set appointments for them. Makes a difference doesn't it?

Kris, I can accept professional photos which tend to make a home nicer than it is, but the written descriptions and especially the room codes are so important. I hate finding "bedrooms" without a closet or "dens" that are actually just an extension of the Great Room. Like you, I rarely have time to preview the homes so I rely at least honest data.

I hear ya', Kris. I live in Jamestown, Tennessee which is called "The Trail Riding Capital of the Southeast" because the Big South Fork National Park has hundreds of miles of fabulous riding. The better the proximity to trails, the more desirable the property. I have to preview listings by agents who don't ride because I've become leery when they say, "PERFECT HORSE PROPERTY!" or "BRING YOUR HORSES!" or "MINUTES TO TRAILS!" This information is always in capital letters, with exclamation marks. How many minutes....800? Customers pick these listings off the internet because they sound so good and it's a huge waste of time and gas to rule them out.

Kris:

You are right. They are trying to impress their sellers with their flowery descriptions; however, they are doing damage to their credibility. As you said it will be tough to trust their descriptions of future homes.

Diane, I'm with you. Photos can be deceptive - and sometimes the house is much nicer than the photos. But when it comes to required fields and the embellishing in them, it ticks me off. And my buyers. We rely on them too much to have that den be part of the family room..

Leslie, I read your comment twice and girl, I give you credit. I'm done whining. How can I when you have to go through all of that? Your area sounds gorgeous with many amenities, but oh my you do have your work cut out for you when looking for specifics.

Claudette, I'm sure they impressed their sellers. I wonder though..when it comes to feedback (and I will tell the listing agent the truth) do they pass it along to their sellers? Do the sellers know the reason my clients won't buy their home is because they felt deceived coming in to it?

Making a habit of previewing homes is pretty much impossible, especially in larger cities. It does make it challenging to have to rely on accurate data & descriptions these days, when it tends to get unreliable---and even embarrassing when you're with buyers. They've been tightening up on the MLS RULES for this in our area---thankfully! Happy Sunday!

Mara, I try to preview, especially on days where I have a block of time free, but it isn't always possible. The rules have been tightened here, but there are always those that think they are for everyone else :-) Happy Sunday to you also :-)

Pet peeve, embarrasing to us, and our buyers...gorgeous home, impeccible condition, set appointment...seller in bed... bra hanging over the rail...I'm with a single guy....enough said.

Missy, Oh my. I bet you and he backtracked out of there pretty darned quickly! Embarrassing for both you and your buyer. I hate this kind of thing..

Kris,

I know we're allowed a bit of "editorial license" when writing remarks but I'm with you...I've seen some doozies lately.

Rich

Kris, I wonder if these agents who practice Real Estate this way realize what it is doing to their reputation. That is your most important asset. I guess some people will never learn.....

Kris,

We have enough Realtors listing properties they have never seen, it is no wonder they can't describe them properly.

When the Listing agent can just hire a measurer and a photographer, and take the listing electronicly on line, they are bound to mess up the description and directions to the house.

Oh. Yeah. A lot are just fabulous fibbers, too.

Rich, Doozies is right :-)

Carole, Reputation is everything. Their names will be remembed by the buyers, and you can bet they'll steer clear of their listings. What a shame.

Mike, "Oh. Yeah. A lot are just fabulous fibbers, too." You think?? :-)

Kris I object to the lack of important as well as the "puffery" Karen

Some agent don't think much about wasting our time but after a few obvious misstatements others will know.

Kris,

You are right..sellers do not want time wasters showing their homes! I have seen some real "doozies" (as Rich says) myself out there lately!

Kris, what is also challenging is a lack of consistency. Not knowing how the seller will present a home can really be a challenge for a listing agent especially if they got it looking 'gorgeous' for the pictures. Another thing that sellers have to be careful about is smell. Nice looking homes which feature strong odors are a huge turn-off to buyers.

SEP

Karen, You hit on something else - the lack of "important". Good call.

Terry and Bonnie, It stays right in our heads, especially when we see their names pop up on another listing. Thanks Terry & Bonnie.

Dorie, I bet you do like I do - shake your head and wonder "why in the world??" :-)

Lola, Odor is a toughie..if there are cooking odors it's hard to talk about to the sellers. I get that. Pet or cigarette odors? I'm straight up with 'em on it. I see your point on the lack of consistency being difficult for listing agents.

SEP

Listing agents try to write to two audiences - the sellers and prospects. A little honest verbiage would serve both well.

Hi Gary, I can really understand the listing agents take on things - they represent the sellers and it's their job to get the buyers in. However, a 3 bedroom house should never be referred to as a 4 bedroom if it doesn't exist..and so on, and so on :-) Thanks Gary.

Hi Kris,

I think some agents have their admin assistants write the copy as I'm sure some are written by people who have NOT seen the house.

What gets me are the homes that you walk into and there is a sign that says please remove shoes when it should say DON'T remove shoes. Have you ever gone home and washed your feet??

SEP

The best "gorgeous view" I've ever found was when the house had a view from the front porch and kitchen of the dumpsters at the mall across the street. I supposed so. Maybe for a raccoon or opossum.

Jenny, I had to laugh at your "remove shoes". Oh yes. Washed my feet...and my hands. We see that all too often :-)

Jim, That cracked me up. Don't you want to just ask that question when the agent calls for feedback???

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