Do they do all these activities? like great Realtors and Marketers are doing?
Listed here are the 180 actions, research steps, procedures, processes and review stages that I have developed over the years and that I will typically provide in return for the privilege of listing someone's property.
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 today’s real estate transaction, underscoring the importance of having help and guidance from someone who fully understands the process.
Our commitment as Professinal Realtors is to ensure our clients get the best price, with the most protection and the least amount of stress.
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 this property 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 Research property's ownership & deed type
11 Research property's public record information for lot size & dimensions
12 Research and verify legal description
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
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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 Coldwell’s Banker profile and position 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 Coldwell Banker ’s dominating online presence
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 all 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 & Addendum and obtain seller's signature
EXTRA. At no cost to Seller place a contract for a Warranty with American Home Shield Warranty
Once Property is Under Listing Agreement
34 Review current title information
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 Water System: Calculate average water fees or rates from last 12 months of bills )
55 Well Water: Confirm well status, depth and output from Well Report
56 Natural Gas: Research/verify availability and supplier's name and phone number
57 Verify security system, current term of service and whether owned or leased
58 Verify if seller has transferable Termite Bond
59 Ascertain need for lead-based paint disclosure
60 Prepare detailed list of property amenities and assess market impact
61 Prepare detailed list of property's "Inclusions & Conveyances with Sale"
62 Compile list of completed repairs and maintenance items
63 Send "Vacancy Checklist" to seller if property is vacant
64 Explain benefits of Home Owner Warranty to seller
65 Assist sellers with completion and submission of Home Owner Warranty Application
66 When received, place Home Owner Warranty in property file for
conveyance at time of sale
67 Have extra key made for lockbox
68 Verify if property has rental units involved. And if so:
69 * Make copies of all leases for retention in listing file
70 * Verify all rents & deposits
71 * Inform tenants of listing and discuss how showings will be handled
72 Arrange for installation of yard sign
73 Assist seller with completion of Seller's Disclosure forms
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 Décor Assessment and suggest changes
to shorten time on market
77 Coordinate listing on Zip Agent Platform
Entering Property in Multiple Listing Service Database
78 Prepare MLS Property Profile Sheet
79 Enter property data from Profile Sheet into MLS Listing Database
80 Proofread MLS database listing for accuracy - including proper placement in mapping function
81 Add property to Featured Coldwell Baker listing list
82 Provide seller with signed copies of Listing Agreement and MLS Profile Sheet Data
Entry Form within 48 hours
83 Order professional photos for virtual tour and upload into MLS and use in flyers. Circlepix.com
Marketing The Listing
86 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 lock box if authorized by owner and 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 Network Referral Program of listing
98 Provide marketing data to buyers coming through international relocation networks
99 Provide marketing data to buyers coming from referral network
100 Provide "Special Feature" cards for marketing, if applicable
101 Submit ads to company's participating Internet real estate sites
102 Price changes conveyed promptly to all Internet groups
103 Reprint/supply brochures promptly as needed
104 Loan information reviewed and updated in MLS as required
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
109 Promptly enter price changes in MLS listing database
The Offer and Contract
110 Receive and review all Offer to Purchase contracts submitted by
buyers or buyer's agents.
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 or deliver Seller's Disclosure form to buyer's agent or buyer (upon request
and prior to offer being made if possible)
115 Confirm buyer is pre-qualified by calling Loan Officer
116 Obtain pre-qualification letter on buyer from Loan Officer
117 Negotiate all offers on seller's behalf, setting time limit for loan approval and closing date
118 Prepare and convey any counteroffers, acceptance or amendments to buyer's agent
119 Fax copies of contract and all addendums to escrow company
120 When an Offer to Purchase Contract is accepted and signed by seller, deliver signed offer to buyer's agent
121 Record and promptly deposit buyer's earnest money in escrow account.
122 Disseminate "Under-Contract Showing Restrictions" as seller requests
123 Deliver copies of fully signed Offer to Purchase contract to seller
124 Fax/deliver copies of Offer to Purchase contract to Selling Agent
125 Fax copies of Offer to Purchase contract to lender
126 Provide copies of signed Offer to Purchase contract for office file
127 Advise seller in handling any additional offers to purchase that may be submitted between contract and closing
128 Change status in MLS to "Sale Pending"
129 Review buyer's credit report results -- Advise seller of worst and best case scenarios
130 Provide credit report information to seller if property will be seller-financed
131 Assist buyer with obtaining financing, if applicable and follow-up as necessary
132 Coordinate with lender on Discount Points being locked in with dates
133 Deliver unrecorded property information to buyer
134 Order septic system inspection, if applicable
135 Receive and review septic system report and assess any possible impact on sale
136 Deliver copy of septic system inspection report lender & buyer
137 Deliver Well Flow Test Report copies to lender & buyer and property listing file
138 Verify termite inspection ordered
139 Verify mold inspection ordered, if required
Tracking the Loan Process
140 Confirm Verifications Of Deposit & Buyer's Employment Have Been Returned
141 Follow Loan Processing Through To The Underwriter
142 Add lender and other service vendors to Zip Agent Platform so everyone can track progress of sale
143 Contact lender weekly to ensure processing is on track
144 Relay final approval of buyer's loan application to seller
Home Inspection
145 Coordinate buyer's professional home inspection with seller
146 Review home inspector's report
147 Enter completion into Coldwell Banker’s Platform
148 Explain seller's responsibilities with respect to loan limits and interpret any clauses in the contract
149 Ensure seller's compliance with Home Inspection Clause requirements
150 Recommend or assist seller with identifying and negotiating with trustworthy contractors to perform any required repairs
151 Negotiate payment and oversee completion of all required repairs on seller's behalf, if needed
Appraisal
151 Schedule Appraisal
154 Provide comparable sales used in market pricing to Appraiser
152 Follow-Up On Appraisal
151 Enter completion into Zip Agent Platform
153 Assist seller in questioning appraisal report if it seems too low
Closing Preparations and Duties
154 Contract Is 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 Select location where closing will be held
159 Confirm closing date and time and notify all parties
160 Assist in solving any title problems (boundary disputes, easements, etc) or in obtaining Death Certificates
161 Work with buyer's agent in scheduling and conducting buyer's Final Walk-Thru prior to closing
162 Request final closing figures from closing agent (attorney or title company)
163 Receive & carefully review closing figures to ensure accuracy of preparation
164 Forward verified closing figures to buyer's agent
165 Request copy of closing documents from closing agent
166 Confirm buyer and buyer's agent have received title insurance commitment
167 Provide "Home Owners Warranty" for availability at closing
168 Reviews all closing documents carefully for errors
169 Forward closing documents to absentee seller as requested
170 Review documents with closing agent (attorney)
171 Provide earnest money deposit check from escrow account to closing agent
173 Coordinate this closing with seller's next purchase and resolve any timing problems
174 Have a "no surprises" closing and present seller a net proceeds check at closing
175 Refer sellers to one of the best agents at their destination, if applicable
176 Change MLS listing status to Sold. Enter sale date and price, selling broker and agent's ID numbers, etc.
177 Close out listing in Coldwell Banker’s Platform
Follow Up After Closing
178 Answer questions about filing claims with Home Owner Warranty company if requested
179 Attempt to clarify and resolve any conflicts about repairs if buyer is not satisfied
180 Respond to any follow-on calls and provide any additional information required from office files.
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