Special offer

Why I Refuse To Provide Feedback When Showings Houses - In The Raw

By
Real Estate Agent with RE/MAX Compass 0524642

I used to "provide feedback" but not anymore. Providing feedback is supposed to give the seller constructive information while a home is listed. It's meant as way to "help." If the listing agent gets 3 or 4 buyer's agents commenting about the "price" then the seller and listing agent might question their pricing strategy. That's a good example of feedback being used appropriately.


Here's why I quit...

 

1. If I compliment the listing and say.. "buyer's loved this listing, great price. We'll let you know if the interest materializes to the point of an offer." Then this is LIKELY what will happen:

The seller will jump the gun and call me. Yes this has freakin happened. They immediately call me and assume they have to "sell" the house to me. They call me in paranoia that if they or they agent doesn't call me in 2.1 nano-seconds that I'll somehow skip over their listing. If the seller doesn't ring my bell, then the Listing Agent will begin to blow my phone up asking...... "where's the offer? are we getting an offer? How bout that offer?"

2. If my buyer says.. "Greg, I liked this house, but it's not worth the price, lets MOVE ON." NOTE: I am not going to attempt to strong arm my buyer and convince them otherwise! If I leave feedback saying "buyer didn't like price for home" then typically  the Listing Agent AND/OR Seller to....

a) defend their price (blab about upgrades)

b) talk about comps and "what has sold"

c) This is the one I hate the most.... "Greg, submit your offer and we can see what happens!"

 

Note to seller and buyer's agent. YOU can't expect a buyer's agent to "push" his buyer after he has said.. "lets move on." Nobody knows the buyer (besides the buyer) better than the buyer's agent. Don't assume you can or need to "think" for the buyer's agent. It's insulting, annoying and completely unnecessary.


BUYERS hire their OWN Realtor because they don't want to deal with a seller or the listing agent, remember?

 

The point I'm trying to make is simple. Don't READ too much into feedback. Don't ASSUME anything. Take feedback for what it is, and that's it.

If a buyer is SERIOUS about "loving" your home, an offer will follow. You calling, pushing or asking won't make that offer come any faster.

Some feedback is stupid. I don't like it either. As a listing agent it is VERY frustrating to read.. "buyer didn't like square footage." Especially when the square footage is POSTED ON THE MLS!

 

What you should also know:


Listing Agents sometimes give usernames and passwords to the seller so they can have access to the showings service FEEDBACK. Many buyer's agents don't know, or don't remember that the SELLER is reading this feedback. When a showing is made.. The BUYER'S agents information is posted WITH the feedback. This is how the seller has that information.

If it was up to me, I'd remove the buyers agent information so the seller can't view it. I'd allow it only for the LISTING AGENT to see. But that's just my opinion.

 

 

 

Posted by
Greg Nino
Realtor
RE/MAX Compass 
Direct & Text 7 days a wk: 832-298-8555 
 
 
Realtor since 2004
Mediator & Arbitrator for the TX Assoc. of Realtors
Member of the Professional Standards Committee for the TX Assoc. of Realtors
Arbitrator for the Comptroller's office for the State of TX for Arbitration of Property Tax Values

 Member of the RE/MAX Hall of Fame & Platinum Club

 

The information contained in this blog is believed to be reliable and while every effort is made to assure that the information is as accurate as possible, the author of this blog, and its comments disclaim any implied warranty or representation about it's accuracy, completeness or appropriateness for any particular purpose. All information is copywritten and the property of Greg Nino.  

Comments (27)

Debe Maxwell, CRS
Savvy + Company (704) 491-3310 - Charlotte, NC
The RIGHT CHARLOTTE REALTOR!

Good grief!  I just looked back and realized I should have written my own blog with that long-winded comment, huh?!!

:-)

Jan 17, 2010 03:06 AM
Joy Canova - Seattle
Coldwell Banker Bain - Seattle, WA

When called by a listing agent for feedback, I ask for a follow-up email rather than a call.  That way, my notes are in front of me and I try to offer constructive remarks.

If hounded for more, which rarely occurs by the way, I ignore the requests.  If I ever approach a transaction with that agent, I will remember the unprofessional behavior and approach the transaction accordingly.

As a listing agent, I simply try to model my professionalism. If a deal with a showing agent materializes, they will remember my reasonable and fair-dealing attitude.  Listing agents who behave overly anxious and annoying do so at their own peril.

Jan 17, 2010 03:37 AM
Gary Woltal
Keller Williams Realty - Flower Mound, TX
Assoc. Broker Realtor SFR Dallas Ft. Worth
Somehow Greg this SIMPLE feedback has gotten convoluted and people, agents and sellers, can go nutty with it. If you are dealing with too many flakes I would stop it too.
Jan 17, 2010 03:55 AM
Donna Harris
Donna Homes, powered by JPAR - TexasRealEstateMediationServices.com - Austin, TX
Realtor,Mediator,Ombudsman,Property Tax Arbitrator

When I had CSS, sellers could on see the agent's name, not even their brokerage company name or phone number.  As for buyers letting go after they say "let's move on", this isn't always true.  I've sold houses to many people who thought they were over a house, but they weren't and we went full circle right back to it.

I never tell a listing agent that the buyer is considering the property, though I might say it's in their top 3, but discussions are still in the works.  Maybe the listing agent will call back saying the seller is willing to come off $50k, you never know.

Jan 17, 2010 04:32 AM
Steve Shatsky
Dallas, TX

Hi Greg... I had a lot to say, but Debe beat me to much of it.  I believe that providing simple feedback is just common courtesy.  I agree with what you say about some agent being aggressive in responding to feedback, but the feedback is ultimately for the seller and if kept on a professional level and not insulting I have never had a seller who did not genuinely appreciate the couple of minutes of feedback in return for the courtesy of accomodating a showing request.

Jan 17, 2010 05:53 AM
Renée Donohue~Home Photography
Savvy Home Pix - Allegan, MI
Western Michigan Real Estate Photographer

I am with you on this issue because of something simple called "agency law".  The only thing I like about this distressed market is that NO ONE HOUNDS me for feedback anymore (or it is rare to get a feedback request!)  So there is the upside of list agents with 500 listings in their inventory.  They simply don't give a crap.

Jan 17, 2010 06:13 AM
Gerry Michaels
Glasswork Media Arts - Gettysburg, PA
GettysburgGerry Social Meida

Greg, great points, I don't know why but it seems that agents are really pushing and pestering for feedback over the last year, maybe because they know the house is overpriced and are looking for some amunition to deal with their seller.

Jan 17, 2010 07:07 AM
Greg Nino
RE/MAX Compass - Houston, TX
Houston, Texas

Renee - lol, 500?

Steve - yeah, I always provide usernames and passwords so my sellers can view the "feedback."

Donna - yeah right.. Come down 50k?

Gary - it's something that I've always experienced when providing feedback, nothing new.

Joy - I showed 4 condo's yesterday.. 2 of the listing agents called wanting to chat about the improvements, "their great list price" and why they thought my buyers would love it. I think the agents are more "motivated" than their sellers!

Debe - WOW.. I hear you clearly. :-)

Mike - Thanks for sharing.

Bob - Sorta how I feel as well.

Stacey - Ann - The doctor? When did this happen??

Michele - Undrstood, it can just be frustrating at times.

Jan 17, 2010 07:09 AM
Craig Rutman
Helping people in transition - Cary, NC
Raleigh, Cary, Apex area Realtor

Not leaving feedback is typically feedback enough. It clearly conveys, "We're not buying this house."

However, I always leave feedback. Even if it's just to thank the sellers for letting me show the home, my feeling is that if feedback is requested, I'll do my part and leave some.

Jan 17, 2010 08:06 AM
Vanessa Reilly
domoREALTY - Atlanta, GA
domoREALTY, Homes for Sale - Atlanta

I couldn't agree more. I hate it when an agent asks me: "will you call me back to give me feedback?" I want to say, " Um, no... if I call you back it will be to make an offer. If I don't call you back it means your listing sucks and my buyers don't want to buy it."

This isn't brain science ya'll.

Jan 17, 2010 01:10 PM
Dawn A Fabiszak
Private Label Realty ( Denver metro area, Colorado - Aurora, CO
The Dawn of a New Real Estate Experience!

Greg ~ I always summarize the feedback.  My seller do have the showing agent's number because we ask for the agent to leave a card so the seller knows that someone has been in their home.  I have never had a seller call me directly when I have shown their home.  I think that is a bold act, but some sellers are desperate to sell their home.

Jan 17, 2010 01:16 PM
Larry Story ALC
Total Care Realty - Greensboro, NC
Beneath it all is the Land, Covering all of NC

Greg,

I understand you point but I am with Debe.  The difference being is we have a third party website here in this area called Listingbook.com.  It is an excellent tool for any agent.  They have their own appointment desk for scheduling appointments.  They are directly tied to our MLS board so every listing is displayed even expireds, pending, sold, and everything.  They do not see all the information.  Buyers can see most of the MLS info.  They cannot see tax information or anything about the listing agent.  Sellers can see the activity that their home has on the website and we can all communicate back and forth.  I cannot imagine life without anymore.  The founder is getting ready to go to alot more areas, cities, and states.  If it comes your way you need it believe me. 

But getting back to the subject the website will automatically forward to the showing agent a standard form for some basic questions.  The site will send it three times.  The third time it will send me a faxable form.  At this time I will email directly the showing agent to get some feedback.  My sellers expect something.  I am not concerned what the feedback is I will clean it up and send to the seller.  A)My sellers never know who the showing agent is or their contact info.  Even when the system sends them feedback it will not show the agents contact info.

 

Jan 17, 2010 01:34 PM
Carla Muss-Jacobs, RETIRED
RETIRED / State License is Inactive - Portland, OR

I HATE feed back calls!

1)  I'm NOT an agent in YOUR office!  I do not work in "cooperation" with you.  When, and if, my clients want to make an offer it will not be based on ANYTHING they've told me in confidence, which I have told YOU by way of a "feed back."  I'm NOT an agent in YOUR office!  What my clients tell me about YOUR listing is confidential.

2)  I'm NOT an agent in YOUR office!!  It's YOUR listing.  YOU priced it!  YOU represent the SELLER.  I DO NOT.  I represent the buyer!  If you want ME -- the BUYERS AGENT -- to tell you that YOU/YOUR client are off price . . . then that tells me you don't know how to price a property.  I would also think that your SELLERS are at a DISSERVICE with YOU if you have to go to agents who are NOT in YOUR brokerage to PRICE ADJUST YOUR property!!  GEEZ . . .

3)  I'm NOT an agent in YOUR office!!!  If you want me to do a BPO for you, PAY ME!!  If you want MY PROFESSIONAL OPINION after I have toured with my clients, you need to compensate me for my value wisdom, knowledge, expertise and TIME!! 

4)  I'm NOT an agent in YOUR office!!  I am bringing in my clients.  We are NOT negotiating verbally.  We are NOT mandated to provide information abour YOUR listing.  Didn't YOU do a comp?  Didn't YOU have a broker's tour?  Can't YOU see the shit, clutter all over the house that isn't presenting YOUR listing in the best light.  Can't YOU talk with YOUR client without UNDUE INFLUENCE from outside brokerages?!? 

If I was a seller, and my agent came to me with information on how I should adjust the price -- taken from 'feed-back' from BUYERS AGENTS and their clients -- I'd fire you on the SPOT!!  YOU are NOT representing me and MY best interests going to ANYONE outside of YOUR brokerage for "feed back."

SPEW WHEW . . . I'm done!

Jan 17, 2010 03:14 PM
Suzanne McLaughlin
Sabinske & Associates, Inc. (Albertville, St. Michael) - Saint Michael, MN
Sabinske & Associates, Realtor

Amazingly well-put.  I do not like leaving feedback for those very same reasons.  While we do not share the links to the feeback with our sellers, I usually feel that what a buyer's agent says is worthless.  Not every time, but frequently. 

Jan 17, 2010 10:42 PM
Lyn Sims
Schaumburg, IL
Real Estate Broker Retired

I would be more angry with the agent. Is it your fault that you said one positive thing about the house and now SHE/HE assumes your buyer is interested?  My favorite is 'burn it for the insurance money'.  No one ever calls back to dispute that comment!

Jan 18, 2010 05:54 AM
J. Philip Faranda
Howard Hanna Rand Realty - Yorktown Heights, NY
Associate Broker / Office Manager

People buy a home because it feels like home. I've never sold a house where the buyer bought because their reasons for not buying (feedback) was successfully rebutted. Most feedback is indeed redundant. 

Jan 18, 2010 09:32 AM
Debe Maxwell, CRS
Savvy + Company (704) 491-3310 - Charlotte, NC
The RIGHT CHARLOTTE REALTOR!

I just had to come back again to pay you a visit on this one!  I had read a post a few months back with a similar feel and did a little research but, I could not find it yesterday when I originally commented.

Just to be clear, I'm not debating this, simply providing you with information to let you understand my position on this and why I wrote what I did in my comment above.  It is our ETHICAL duty to provide feedback--it's the manner in which we do it that can hurt us when it comes to negotiations.  Here is a link to what is expected of us by NAR - #107 is applicable here.

Here in Charlotte, we are mandated to provide feedback; we can be cited with a violation if we do not do so.  Many choose to ignore that but, I've never spoken to anyone who has been cited to see what type of citations they hand out.  However, we are 'threatened' on occasion with this so, most of us do comply!

The NAR Board of Directors produced guidelines called "Pathways to Professionalism" for our reading pleasure (if the link doesn't work for you, do a search on NAR to find it--I had to be logged in to pull the link up).  I think that is what my Board has based their mandatory guidelines upon.  

So, here, we ARE mandated to provide feedback, hence my original comment!  Hope I didn't seem like I was YELLING it earlier!!

Have a great week...

 

 

Jan 18, 2010 04:43 PM
William James Walton Sr.
WEICHERT, REALTORS® - Briotti Group - Waterbury, CT
Greater Waterbury Real Estate

Greg, this makes perfect sense. Real feedback on a listing = a contract to purchase. 'Nuff said.

Jan 19, 2010 05:12 AM
Jen Anderson
Exit By the Bay Realty - Chesapeake Beach, MD

I try to provide constructive feedback when asked in a timely manner, by e-mail is best.  I love when an agent calls a week after I show their listing and can't believe I don't remember the listing to give feedback. 

Jan 20, 2010 11:25 PM
Dana Devine
Charles Rutenberg Realty - Apollo Beach, FL

i did not know that when i gave a feedback the seller cold read it also

Feb 08, 2010 02:37 AM