Listing Agent who attends all their showings - Asset or pain in the former?

All I can say is OMG!!!  I got into real estate for the very reason that I HATED it when the listing agent opened the door, sat her perfumed butt on the kitchen stool and told my buyers agent to show me the property!  NO - this is the listing agent's job!  This is what they are hired for.  If I want to see the home a second time, my buyer's agent can accompany me, but the first time it is essential that the listing agent be present to educate the prospective buyer about the home, its features, the neighborhood, shops, etc.

Sure, as a buyer, I could go through the house on a Sunday during an open house, but there is no one showing me the property, I come up with my own opinions (right or wrong, but no one is there to correct them).

As a broker/owner, I insist on accompanied showings on all of our listings.  Lockboxes are rarely used.  And from what I've seen of late, with lights left on, doors left unlocked, keys taken from lockboxes, etc.  I'm glad that I have this policy in place.

Martin, thanks for the posts. Your initial post in this thread is exactly what prompted me to partake to this thread in the first place.

If I am paying an excess of $5,000 commission to my agent, she had best be marketing my property!  I am not paying her to put a lockbox on my unit, only to have Buyer Agents do exactly what you stated which they have done just that (i.e. leave lights on, doors open, doors unlocked, etc.) 

I have been in commercial real estate for most of my career but obtaining my license in 2006 was the best thing I could have done for myself.  I market my own property more than my agent with education, creative writing, staying knowledgeable in the trends of the business, and doing all that is possible of me as a seller. 

My agent is lucky to have a listing with someone like myself.  I am certain her other clients don't work with her in their properies and rely on her solely for the effort.

I guess the agent just wants to control the situation. I hear of realtors that do not receive feedback so this agent may be getting feedback for the client, even if it wouldn't be completely honest. 

It's as though if the listing agent is the type to be present at showiings, they are almost exclusively the type to follow the buyer and buyer's agent around.  YIKES!  Back off people, these are my clients and your listing is NOT the first property I have shown.

The caveat is mentioned above, a VERY high end property or commercial situation.

Michelle,

Thank you for posting this to your blog.  It has been a very interesting read.

Hi Michelle, sometimes it's the homeowner that wants the listing agent there. If it were me, I would make sure to be out of the way and out of earshot. That would be the fair thing to do. Great post!

I have to agree that a listing agent does not need to be present at all showings. It does hinder the buyers in their candid talk and makes everyone feel they need to tiptoe around the property. Unless it's a high end deal, I think letting the buyers roam with their agents is crucial to a comfortable showing.

I do not think a listing agent needs to be there in this range.  I believe it hinders the buyers being candid ad may deter an offer.  Now I am seeing this in higher end homes but again I think it is awkward for the buyers.  I have had one agent try to make me look incompetent at the appointment and that is not appreciated or very professional.

I dont run across this in my area hardly ever. I agree that Im more comfortable showing with just my clients. I wont hesitate telling a LA that.

I beg to differ on the high end and commercial versus the lower price.  My condo is not selling for 24K nor is it selling for 250K, however, that does not negate my needs or warrant any less committment from my agent on behalf of my interests. 

I think this subject will always be debateable depending on who you ask.  Personally I don't feel my agent is doing all she can in her best efforts to procure a buyer and I have had over 40 showings from buyer agents and don't believe they have necessarily done all they can in showing my property to their clients.  As a referral agent and as a Seller, I can see both points of view and can agree to disagree to a certain extent.

good post, listing agent being present does put pressure on the buyers, but that is not necessarily what you want.

I have no problem showing anytime . I prefer to show my listings as I have done alot of homework on the property. I always want to inform the buyers of all the pros and cons. Many times another agent has given buyers the wrong information and not necessarily on purpose.

I'd have to agree.  I would have told the lister that I'd really prefer that she not attend.  Sounds like she's trying too hard ... which usually helps reverse the end result.

Most of the time when its Listing agent must be present, I find something else to show. If listing agents must be there for the alarm code or Dogs, they need to stay in their car while we show it.

I have had a few listings in my career where it has been a request of the seller that I be present for all showings. Typically they are higher end homes where questions often arose of property lines, adjacent property uses, etc.

I have also had several listing agents attend my showings. When we leave the property and are in my car, we 'digest' the listing. Or, we ask for a few moments alone in the family room to discuss the house while we're there. Don't be shy about asking for a moment alone with your clients to confer and find out of they have any other questions.

Often, any objections can be covered while you're there and you just might write a contract because of it. As long as the listing agent is not overbearing and doesn't try to steal your thunder or interrupt you - or come in between you and your clients - look at their presence in a positive way. They are there to help you make a sale. And you are there to help them as well.

I have not ran into this situation in a lower priced property.  I often see it in properties that are in the million and multi-millon price range.  I, personally, do not know how a busy agent would have time to meet every showing on lower end properties.   

Sellers in the luxury market are a different animal.  Most are concerned with privacy and security.  Often the sellers are high profile in the community.  I do have properties that require this arrangement, and completely agree that it is necessary to make these sellers feel comfortable as well as to assure that all the amenities are seen.

I arrive early and get the lights turned on and am waiting at the door for the agent and clients.  I say hello to everyone but address any comments to the agent.  I NEVER ask any questions of the prospective buyer.  I have a package that I give, not to the client, to the agent which includes the seller disclosure, amentity list, brochure and area information.

Usually sellers are concerned that all parties stay together during a showing.  Many times a group will split up and go off in different directions.  This makes proper security difficult and results in missing many of the features of the home. 

I state at the beginning, that seller has requested that we please all stay together.  I say that I will be along to be sure they do not miss anything, and that I will immediatelsy allow them plenty of time to go back through the home with their agent.  I tell the agent that I will be seated in a central location if there are any questions.  I tell them to take as much time as needed and assure them that their privacy will be respected.  I always take a book, magazine, or laptop with me and say something like, "Take your time, I am looking forward to a break and have plenty to do."

Since the appointment for this type of showing has to be made through me, I explain to the agent on the telephone.  I assure the agent that I will be in the background, and that they will have plenty of time for a privacy.

Agents usually appreciate this approaceh.  Most of these large listings have many amenties that can not be readily seen and the agent wants to be sure that they see everything.  They also appreciate the fact that I then leave them so that they can have privacy and time to talk.

 This type of arrangement pleases my sellers and is not threating to the agent.  I have had agents call me and tell me that they appreciated the way this was handled.  

On second showings, I do meet the showing, but stay completely out of hearing from the other parties.     

We insist the listing agent not be present. If they need to be there to open the door or remove a pet, we will wait till the agent leaves. We know our Buyer Clients motivation to see this particular property and this motivation is confidential. If the listing agent hears our client say, "this is the perfect house for us", it would certainly play to the sellers' favor during negotiations.

Further, we have had listing agents attempt to hand our clients a brochure with their contact information printed on the bottom. We have also had listing agents attempt to hand our clients their business card and say, "if you have any questions, give me a call". It is difficult to be graceful when this occurs and can become embarrassing for all concerned.