Does the Listing Agent have to attend ALL Showings in their Listings?

By
Real Estate Agent with Godzyk Real Estate Services NH License 033394

Who should be at the showing of a home For Sale? In some areas, it common to have Buyer Brokers enter a sellers home without the Listing Agent there? There is a new debate growing as some Manchester NH area home owners realized their Seller Agents are not attending showings in their homes. There was some real concern for both safety and the lack of being represented during the selling process. In some parts of the country, a listing agent never attends the showing appointment. Here in New Hampshire it used to be that a Listing Agent always attended the showings. The trend has been for the large franchises to only offer unassisted showings where the listing agent does not attend.

 

THIS IS WHERE MY STORY STARTS when early on Thanksgiving Morning I get email. It is a list of questions labeled "Listing Interview". You see a home owner whose home was listed all summer and did not sell, is ready to hire a new agent, They have some very specific questions. I looked up their old MLS sheet and read through the questions. I could see a pattern right off. I answered their questions and emailed them back, I added a note I was available by phone until noon on Thanksgiving. 

 

Shortly after the phone rings. It is Mr. and Mrs. Seller. Their first line was "We do not want to waste anyone's time, our main request is an agent who will attend showings at our home." I said no problem. They were shocked and went on to tell me how many times their door was left unlocked, how the key was even left in the lock, that lights were left on and their small dog even let out. It was easy to believe a I see it often by buyer agents who dont take the time or care when they enter and leave a home.

 

They were quite excited that I responded so quick never mind answered my phone, on Thanksgiving. They gushed how excited they were. They said they wanted to list the home on the spot, but can we start showings after Christmas? We came to some agreements on how to proceed. I am heading over there to walk through the home and get signatures. They agreed to go over price, marketing and  what to expect during the selling process.

 

SUMMARY: On average it is common that Nearly ALL HOME OWNERS looking to sell that were aware of what unassisted showings were, do ask what the advantages or disadvantages are of having the listing agent present. I can say the only concerns seem to come from Buyer Agents or the listing agent that dont attend showings. Most often is they dont want the buyer to feel uncomfortable. But what about the seller? Are they comfortable strangers are in their home?

 

The benefits of an assisted showing are that the Listing Agent not just open the door for them. They meet the buyer and their agent, tell them in brief some home facts, what makes the home special, what upgrades there are, what no renovations are, where the lot lines may be, tells about the schools if they have school age kids and anything else that puts the home is a good spotlight.

 

A GOOD Listing agent then stands back, knows when to talk, when to listen and lets the buyer look at the home. They are their to answer questions. They then can give real life comments to their seller. It is rare if ever a buyer agent gives real feedback to the listing agent after a showing. 

 

The BOTTOM LINE is the home seller should be told of what the difference means and asked what they prefer. I get many listings because i am willing to do assisted showings where other agent will not do them. What is RIGHT, is what the home owner wants. They can choose to approve unassisted showings or can demand that the listing agent be there. It is their right and choice.

  

 

In Real Estate,  YOU deserve the BEST service when buying or selling a home. Real Estate is not time for trial and error or short cuts.  LEARN THIS ONE FACT: One should know that All Agents are not created equal and every buyer or seller should take the time to hire the BEST not just the biggest Agent or Company. It is important to Hire the BEST Agent. In NH that could be me.  

 

 

 

 

 

  

The most critical part of Buying or Selling a home is the Agent/Broker you choose. You have a choice of agents. Use your choice to hire the BEST agent in your area.

 

By using a philosophy, which is simple, to provide more personal and professional service to guide my clients through each step of the buying or selling process, I can help you find your dream home .

 

                                 

It does not take magic to turn your "For Sale" sign into a "Sold" sign. It takes a full time Local Agent who specializes in Listing homes like yours.

 

 To CONTACT Scott Godzyk please call 603.661.2121 or EMAIL: Sctprop@aol.com .

 

About the Author: Scott Godzyk is the Owner/Broker of the Godzyk Real Estate Services in Manchester NH. Proud to be locally owned and operated with 30 years of experience, Scott is a leading Agent for Listing and Selling Homes in this area.We are Full Time Agents ready to serve all of your Real Estate needs with an infamous philosophy, which is simple: To provide more personal and professional service to guide my clients through each step of the buying or selling process. 

 

You can search for Manchester area Homes For Sale by clicking here. what is for sale by clicking here.

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New Hampshire Hillsborough County Manchester
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Rainmaker
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Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

That would be a nice market to be in Ron and Alexandra Seigel 

Nov 26, 2016 08:25 AM #8
Rainmaker
2,587,840
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

Same here Barbara Todaro , this seller said it was a must. We spoke at great lengths of their concerns and past experiences to make sure their wants and needs are taken care of

Nov 26, 2016 08:26 AM #9
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Kathy Streib
Room Service Home Staging - Delray Beach, FL
Home Stager - Palm Beach County,FL -561-914-6224

Hi Scott- as they say, real estate is local.  When I was in Houston, most of the high end homes were accompanied but not necessarily.  It does tend to give the seller peace of mind. 

Nov 26, 2016 08:28 AM #10
Rainmaker
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Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

My REO homes are all single broker, but about more than half my owner occupied listings are assisted at the sellers request. I get alot of listings because i am willing to do what the sellers want Kathleen Daniels  

Nov 26, 2016 08:41 AM #11
Rainmaker
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Sandy Padula and Norm Padula, JD, GRI
Realty One Group - Carlsbad, CA
Presence, Persistence & Perseverance

AS Wayne Martin stated, Scott Godzyk . I know specifically the brokerage of whom Wayne had in mind and this agency seems to do this for all listings making it difficult for buyers' agents to schedule showings. It appears to be a strategy to increase the odds that the listing agents will sell their own listings. In your instance, I know this is an exception, and not the rule.

Nov 26, 2016 08:53 AM #12
Rainmaker
2,587,840
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

It does Kathy Streib and is something we discuss and let the seller decide if they want or not. 

Nov 26, 2016 11:23 AM #13
Rainmaker
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Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

For me Sandy Padula and Norm Padula, JD, GRI NMLS#1483386 most often it is requested, some agents will not do no matter what. I do what the sellers asks, causing them to hire me over those who wont. When I show a home to another buyer broker, I know enough what to say, when to get out of the way,  do a lot of listening and answer any questions they ask. As a listing agent my job is to sell homes, the more i sell , the more new listings i seem to get. In the end it works out better. I have a great relationship with local buyer agents who know they will be treated fair when they call on my listing

Nov 26, 2016 11:26 AM #14
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Joe Pryor
The Virtual Real Estate Team - Oklahoma City, OK
REALTOR® - Oklahoma Investment Properties

I am rarely if ever at a showing of a listing. The issue is I don't think you represent the seller well if you have to be there for two reasons: First, it limits when it can be shown since it has to be on my time, and second it creates intimidation or at the least a lack of freedom on the prospective buyers part.

Nov 26, 2016 01:01 PM #15
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Dick Greenberg
New Paradigm Partners LLC - Fort Collins, CO
Northern Colorado Residential Real Estate

Hi Scott - In some areas, it's a standard practice; in others, like ours, it isn't. But doing what will make the client happy is always a great strategy for success. I hope you're having a great weekend!

Nov 26, 2016 01:02 PM #16
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Chris Ann Cleland
Long and Foster REALTORS®, Gainesville, VA - Bristow, VA
Associate Broker, Bristow, VA

You do a great job for your sellers, and attending showings is just the beginning of it.

Nov 26, 2016 01:55 PM #17
Rainmaker
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Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

It is pretty easy for me as the listings require an over night notice any way to make my self or some available to be there Joe Pryor  . Seling is a high priority so accomodating buyer agents is right up there. When I have to assist, i am not following the buyer they go off and i stay close, but never in the way. 

Nov 26, 2016 02:15 PM #18
Rainmaker
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Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

That is the key Dick Greenberg ,making the client happy

Nov 26, 2016 02:15 PM #19
Rainmaker
2,587,840
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

It is Chris Ann Cleland , and if it makes them happy, it goes a long way

Nov 26, 2016 02:15 PM #20
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Paul S. Henderson, REALTOR®,CRS,
RE/MAX Professionals. - Tacoma, WA
Tacoma Washington Agent/Broker & Market Authority!

I, for the most part, don't attend all of my listings showings, on the other hand I have had clients where I sat with them at each showing. I do what my sellers request Scott Godzyk.

I can't imagine agents with more 3 or 4 listings being able to attend all showings...

Nov 26, 2016 02:19 PM #21
Rainmaker
2,587,840
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of Manchester NH's Leading Agents

I do not attend all either Paul S. Henderson, REALTOR®, Broker, Tacoma Washington , just the ones that home seller request assisted showings. The good thing is I have been selling my listings quite quickly so managing them has not been an issue for time. 

Nov 26, 2016 02:26 PM #22
Rainmaker
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Roy Kelley
Realty Group Referrals - Gaithersburg, MD
Roy and Dolores Kelley Photographs

Thanks, Scott, for sharing this story. This is very good reading for prospective home sellers. In our area, it is not comment for the listing agent to be present during showings.

Nov 26, 2016 04:47 PM #23
Rainmaker
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Myrl Jeffcoat
GreatWest Realty - Sacramento, CA
Greater Sacramento Real Estate Agent

My stance on that question is similar to that left by Barbara Todaro .  The job of a listing agent is to try to do anything reasonable to get a seller's home sold.

Nov 26, 2016 05:04 PM #24
Rainmaker
481,187
Hella M. Rothwell, Broker/Realtor®
Carmel by the Sea, CA
Rothwell Realty Inc. CA#01968433 Carmel-by-the-Sea

If your seller has had bad experiences, I can see why they want you to be at all showings. However, here in California there are many ways to report a "bad" agent and, frankly, we don't seem to have a problem. The agent's name who has entered my listing is reported through Supra or Sentrilock. Often the seller or tenant is at the listing and leaves for a short period when it's shown. However, on some listings the LA has to open the house for a variety of reasons like turning off the alarm or get through a gate and they usually hang out in their car or otherwise stay out of the way.

Nov 26, 2016 05:27 PM #25
Rainmaker
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Lawrence "Larry" & Sheila Agranoff. Cell: 631-805-4400
The Top Team @ Charles Rutenberg Realty 255 Executive Dr, Plainview NY 11803 - Plainview, NY
Long Island Condo & Home Sale Specialists

It all depends on the seller. We had one that wanted to "run the show"...herself!

Nov 26, 2016 06:42 PM #26
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Debbie Laity
Cedaredge Land Company - Cedaredge, CO
Your Real Estate Resource for Delta County, CO

It isn't common for a listing agent to attend the showings of other agents. Only in rare situations does this happen in my area. 

Nov 27, 2016 10:10 PM #27
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