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Increase Property Showings By Treating Your Peers With Respect.

Hi folks. Earlier this week I re-posted an article titled "Does that 50 cents have to be on the HUD?". That post contained a comment about another REALTOR(R) giving the code to my lock box to a buyer, so the buyer could do his own final walk through. Maybe I should have reported the REALTOR(R) to his Broker or filed an Ethics complaint. But I didn't. This post explains why.

First, I list homes for sale in Poinciana Florida. That's what I do. I rarely work with buyers. Therefore, my business depends on other REALTORS(R) showing and selling my listings. With that in mind, my business plan has always been to "market" my listings to other REALTORS(R) and to give them as much incentive as I can to want to show my listings. My good reputation with REALTORS(R) is how I make my living. My listings get showings, because over the years, REALTORS(R) have learned that they can trust that my properties will be priced right, clean and easy to show. No surprises.

The REALTOR(R), in my previous post, had actually done a pretty good job up to the point of giving out my lock box code. I had a discussion with him about this and it will not happen again. I complemented him on the good job he did in getting the deal closed and hope to have many more deals with him in the future. We got through the situation with no bad feelings.

Would this had turned out this way if I reported him to his Broker or filed an Ethics complaint against him? No. Absolutely not. He would never had showed my listings again and my future Sellers would suffer because of that.

So, here is a short list of the things I do to ensure that my listings are getting shown. Not only shown, but shown constantly by other REALTORS(R).

My listings are:

1. Priced right, always. I am an expert on pricing.

2. Clean. Very clean.

3. Easy to show. No appointment necessary and always on a lock box.

Realtors can count on me to:1. Answer the phone. If not, return their call quickly. 8-8 seven days a week.

2. Always be professional.

3. Never loose my cool. Ever.

4. Negotiate the deal without voicing my opinion. It's the Seller's deal not mine.

5. Assist them in anyway I can to get the deal closed.

6. Take the time to help them if they are new to the business.

7. Discuss issues with them upfront and not in a confrontational manner.

8. Always be honest.

9. Always stay focused on the end result, getting my Seller a check.

10. Thank them for a job well done and let them know I really appreciate them showing and selling my listing.

Now, doesn't all this sound better than filing an Ethic's complaint or "telling on them" to their Broker? My Grandmother was the most loving, most generous, most caring and most honest person I have ever known. If I did anything less than this she would look down from heaven and shake her stick at me. I would never want that to happen.

So remember, treat your fellow REALTORS(R) with respect. Help them if necessary. Be patient with "newbies", we were all one once. What say you?

Posted by Bryant Tutas Broker/REALTOR(R) Tutas Towne Realty, Inc on 09/22/2008 10:45 PM

Comments (88)

Professional Respect in the Training Channel

ethics, opinion

88 Comments on Increase Property Showings By Treating Your Peers With Respect.

SEP

2008

Hi Bryany;

I thing you made the decission and move along with your business, great post.

Anthony

BB - This reminds me of the ole saying of not cutting off your nose despite your face:)

I agree todays newbie is tomorrowed seasoned agent, and the buyer that did not buy our listing is someone elses buyer. A little professional courtesy goes along way in our market

I say you're absolutely right. Great advise. I do know a couple of Realtors I wish would read your blog!!!

Broker Bryant, on those rare occasions when I have something to say about a colleague's behavior, I say it to the agent. The agent, not the manager, is the one who created the situation, and I think the agent should get to fix it! And yeah, I want them to love me in the future!

Another great post, BB! I agree with you entirely, and always give people the benefit of the doubt (until there is no doubt!). If that Realtor continued to giveout your code to others, however, I think I would not hesitate to report it for the protection of my client. In your circumstance, though, I would have done just what you did. R-E-S-P-E-C-T is the watchword in this business, as in most.

P.S. More love to TLW! Hope she's doing okay.

Great reminder. I think we all forget these things from time to time. Some more than others.

Broker Bryant, I feel the same way. I always treat everyone with the utmost respect. I have agents try to sell my because they know how I am to deal with. Besides, doesn't everyone, well most everyone, deserve to be treated with respect and kindness.

Give my best to TLW!

I think you have to do this to survive today. Some were happy working 9-5 or 8-12. Its just not enough.

And you must work together to get it done.

You give some very sound advice BB....and helping one another surely is what gets it done!

Great advice Bryant. I agree, treat people with respect and it will come back to you. Treat people poorly, it will also come back. There are agents who are notorious for not returning phone calls or acting unprofesionally, I try to avoid working with them if at all possible. It sounds like you have the right idea.

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I think you just need to judge each situation individually. In this case, the agent had done a great job and made one bad judgment call. That is a different scenario than an agent who doesn't handle earnest money correctly, misses time lines, and THEN gives out the code.

I cut rookies slack when I can, but I'm not inclined to cut "experienced" agents as much slack for an overall poor performance. We all have bad days, and I don't want someone to judge me based on my worst day. I look at the overall picture and that usually tells me what to do.

You are so right Bryant, of course the golden rule applies to realtors too.

Bryant- This is huge for us. We are listing agents and we need the buyers agents to show our listings. We even take their calls and help them understand the short sale process. We thank them for showing our listings and we give them weekly updates.

Realtors are the only profession where you are networking with your competition. We need each other, this is a unique aspect of our business.

We had one agent write us a testimonial about how well she appreciated our diligence in a short sale listing we had that her buyers bought. It helps us too. Since this listing is an hour away from us, she even brought the lock box and the sign to another new listing we had since she lives right there.

We now refer our buyers that call on our listings there to her! SO you see, it can turn into a lot more than is on the surface.

I like your style, BB. (not to mention the pic of BB as Big Boy). I do agree with Melina in that assessing the big picture/pattern could play into a decision on whether to report an agent. However, I would speak to the agent first in almost all cases.

Anyone can do some thing that might not agree with the code but for repeat offenders they need to be corrected.

I can sure remember the kindness of veteran Realtors when I got started in the business. Pay it forward!

Bryant - Great post...There's another old saying I'm reminded of "What goes around comes around"

Very astute thinking. You saw the big picture. We should all do that more often. However, the house I just sold last week, was listed by the worst agent I've ever met. Like you, I am usually the listing agent. But I had a buyer that I've been cultivating for 3 years. She was a lead through my web site. When she was finally ready, she came down and looked at this one house, and decided to buy it. If you saw my last blog post, I'm sure you'd agree that any agent worth his salt should have been jumping for joy at the prospect of a sale of this house. Instead, he acted like we were a waste of his time, and he had never even been inside the house which had been on the market for 2 years. The entire transaction was a nightmare from start to finish. So I will be blogging about the arrogance of this listing agent (no names mentioned, of course) very soon. In this case, I believe the public needs to know that the gross incompetence that I and my buyer experienced is NOT the norm! Nor is it considered acceptable under any circumstances.

Bryant,

Thanks for the post. Good lessons to be learned learned, by those who intend to succeed.

I had three experienced agents give out my codes in one week period at time of closing rather than deliver the keys. I now have Sentilock boxes. That will help prevent that from happening in the future.

In all three cases I handled them in the same way you did.

Great advice! Unfortunately, there are some crabby agents out there that you just have bite your lip and get through the transaction!!!

BB, loved the advice. Kudos and congrats on the feature. :-)

It's a double edged sword. I've found over the years that a conversation with the agent will be enough, but there are those folks who continue to operate in a reckless, cavalier fashion that no amount of polite conversation will fix. Their actions are as harmful to the profession as their not showing my listings might be to me. Those I'm happy to take to task in a formal arena.

BB, right on the mark!

BB - not sure I can add anything to the comments already made. Being helpful, professional and ethical is all part of the business. We all know who those who aren't and those who are. It just makes life so much simpler and it's better for our clients.

Jeff

Bryant... I have to agree with you 100%.....

By the way...... replace the hamburger with a house on that plate... many color it silver.... House on a silver platter !

I would have done the same thing and definitely spoken with the buyer's agent about it. I have seller's right now that won't do a lockbox because when they were buying, an agent gave them the code to go in on their own. They are afraid this will happen to them - they have an upscale home with many valuable stuff that someone could easily walk off with.

Great post.

Good decision. Handled well. We could all learn from your professionalism.

This advise can be applied in all areas of life! Respect one another! Not quite sure why we have such a hard time with this, but if we respect each other we in return gain trust from others as well!

very good decision.and new realtors like we can learn a lot from a post like this.I appreciate this post.thanks

BB - Your grandma taught you well - all good points - some agents just seem to enjoy making someone look bad, like Bill said, 'cutting off their nose to spite their face."

Agreed! I am all for everything 100% on this post, except # 6.

Not to be rude, but my take is this, if I have time GREAT I will help, but if not, isn't that what they pay their broker a % of their commission for?

I got an offer so badly writtenabout a week ago, I was so aggravated (at the day in general) and meeting deadlines etc, then I get this god-awful "where the F** did you get your contract training" from a agent with a brokers company that has a reputation for extremely SLOPPY WORK.

I was so appauled at how this agent could send this over, then I asked "With all due respect, I was there once, but Are you new?" adamant that she was not, I said, "there are a lot of things on here the really conflict with each other, you really should get with your broker, have him or her review it, and send me an offer that makes sense".

I don't have time to baby sit another agent, i am always cordial, and I go above and beyond to help others, but I just can't tell you how to fill out a contract, and go over the basics".

Have your broker do this, this is why you share your commission with them.

Ok, this is so dang long it's going to be a blog post for me.... some link love coming your way!

Katrina Madewell
Tampa, FL

SEP

2008

Bryant, it is all about respect and as a listing agent you are doing a GREAT job!!

I can't respond openly here but I will state that realtors, like you and many on AR, who command respect are many times the exception. Disrespect for clients, belittling of properties, and wanting to get by with as little effort as possible are the rule in too many instances.

Morning BB,

It is obvious why you are so successful. With an attitude like that who could go wrong! A learning experience for both of you, best way to deal with the situation.

Yes, be ethical with your buyer(s) agent, courteous, and respond to their phone calls and requests on a timely basis. That is what it is all about; being a professional. Giving a client an access code to enter a home would be a problem with me, but I don't think it is possible in our area. We have an access key that has to be used in conjunction with a code updated every 2 days (I would never give out my key to anyone), and it is all computerized so the listing agent knows who has been in the home, the date and time. But this is all about getting the escrow closed, and the desired result is to represent our clients to the best of our ability and to their benefit. The more we can keep our ego out of it and just take care of business for our clients, the better.

I say you are right on. It is no surprize in the poor markets whose listings sell more often, because we treat people with respect ALL the time, not just when times are tough. People have long memories. And they remember when you didn't say "I told ya so". Good post.

Thanks for the clarification to your previous post. I commented on that one too. You're definitely one of the good ones! To be able to keep your cool, rise above the situation, and most importantly, keep your focus, you're business will continue to thrive!

Bryant: This concept simply points out that we all need to understand who our customers are. They are on all sides of us: other REALTORS(R), title company reps, builder sales people, loan officers, etc. All these people and more can act as a customer at different times to an agent/broker in our business. If we treat them all professionally and with integrity and respect, it directly reflects on us and causes people to want to do business with us. This pays huge dividends to us in the long, not to mention it makes for a happier business life for us! This is a great article to help us keep attitudes in check, which can so easily get out of whack! Thanks for posting it!

Hi Broker Bryant

This is what makes you OUTSTANDING! I agree this throw someone under the bus way of thinking, may feel good for the moment, but what happens down the road? They will never want to work with you again. And in reality...it is a small planet-chances are your aths may cross more than once. So make the experience a good one regardless of how the other person chooses to handle it. The High Road is usually the path least traveled-so the scenery is much better!

Right on track as always BB... Your formula for respect and courtesy goes beyond business, we need to treat all others including family and friends like this. If I lived in your area I would definitely show your listings knowing my buyers and I would be treated with respect and honesty.

In all my years of real estate practice, I have never reported a REALTOR for an unethical practice and I've seen some doozies. I even had a BROKER sign documents for their buyer or seller clients to save themselves or their agent the inconvenience of getting the seller or buyer's signature. Other than escrow violation, that's about as serious as it gets.

Why don't I "report" agents for bad behavior? For one thing, you can't just "report". You must make a written complaint. You must document.

In Virginia, there is a new section of the code that requires a broker to report an escrow money violation to the board. No options. It's new law but it's law. In that case, should I have knowledge of an escrow money violation, usually timely deposit, I would have to make a report. I suppose that after a sufficient number of reports on a specific REALTOR, the board may take action by way of fine and repeated incidences could result in a suspension. This, however, is about the only area where I would take any action against another licensee.

The matter of short sale commissions may make me change my mind and cause me to recomment to agents in my network that they pursue arbitration for fee because there is serial contract abuse going on in the world of short sales and we must put it to an end. I'll write about that in a day or so.

Back to "report"ing fellow licensees. So much of writing a complaint would fall to opinion, it would be doubtful if a case could be made to establish a true code or law violation.

I am not the "enforcer" for code or law violations. If the board or commissions wish to pay me a very handsome income to investigate and/or enforce the code, I'll gladly do so. But, in the mean time, I have a business to run and a living to make and I can't further that goal by doing someone else's job.

I do, however vigorously enforce my copyright protections. That's my job.

I did have a buyer client make a written complaint against a listing agent/broker some years ago. I testified in the investigation and supported my buyer/client with facts. That's also my job.

In that case, filed with the Maryland Real Estate Commission, from the filing of the complaint to an award to my buyer/client of $6,000 by the Guarantee Fund, the procedure took 4 years.

Nuff said.

Good morning BB, Your grandmother would be proud! I Agree, everyone deserves to be treated with respect - no matter what.

Brian - an excellent post. It should be required reading for all agents. Most agents are wonderful to work with in my experience. But, some let their egos get in the way of the transaction and create bad feelings that come back to haunt them. It's important to keep the goals in mind and to know how to disagree without being disagreeable, not just in real estate but in life. Sounds like you would be a pleasure to work with.

BB, so often the responses (here and elsewhere) to an issue contain a suggestion to "tell the broker". I like your approach much better, and would absolutely seek out your listings, along with the others, in order to have a good transaction.

Being patient and giving the other agent the opportunity to fix the issue without going that far...but how many times do you give someone the chance if they aren't willing to cooperate?

BB you are on it my friend...our market became flooded with new agents so rapidly and nobody could even train the masses as they joined. Some of those newbies can be so rude and arrogant it was amazing!

Bryant,

I would enjoy working on a transaction with you---It's all about professionalism.

You have the right attitude and a very professional way of dealing with other agent. That is great and I try to do the same thing, but I have to admit, sometimes the hair on my neck is standing up and it is not easy to keep your "cool"

Treasure island real estate

Bryant, Good policy and one that I subscribe too also. Over the years I've seen a lot of agents get angry, complain, threaten and than do nothing. I believe that your position is the default, even if its the default by lack of inertia. Most people will file it away for future use though.

This business is all about reputation. Obviously yours has served you well.

BB, If you didn't do those things your grandmother would do more than SHAKE a stick at you. It would be more like RUN QUICK or you might find out how that stick FEELS!!!!

BB - You don't sweat the small stuff and I commend you for counseling your buyer's agent. What if, the unit was still occupied and something was stolen, would you have filed or mediated between the parties involved?

Bryant - Simply put, I LOVE the way you work. There's something brilliant about simplicity.

CAn't put it any other way. Great thoughts and a great topic. Real estate is simply an expansion of your own personal social network. The more people you know and the better your reputation is with those folks is the key. Your success then stems on follow through. Respect is the key and it's always wise to give even with the knowledge that you may not get anything back in return. For every 20 clients you treat respectfully, but no sale, comes 1 client who will give back the respect, time and money you spent on those other 20. Just treat people the way you'd want to be treated.

GREAT great post! All agents should be reading this, even if they don't have listings now. Just yesterday we were saying we'll never show .XXXX listings because of the way she treated us in another issue.

Linda

A RE transaction can be terrific, or miserable depending on the other agent you are working with! We need more agents like you!!!

My brokerage has a saying that we promote in our listing presentations: "I may not be the person who sells your home, but... I will be the reason your home sells!" According to NAR, 96% of sales involve two agents cooperating in the sale. I always try to be nice and accommodating and thank each Realtor for showing my listings, often before they even show them, and then afterward. Also, I always ask for feedback and give it to my sellers. You would be surprised at the number of agents who never call me to get feedback on a listing of theirs that I've shown.

BB,

Respect is like clothing that will never wear out or go out of style!

Holy crap!!!! I've been bombarded with comments.

Great comments as always. I really like Katerina Gasset's comment since it reflects how I operate my business as well. Getting our "competition" to want to work with us is a HUGE part of what we should be doing. Especially if you are a listing broker. REALTORS(R) in my area know they can call me at 9:00 on a Sunday morning for a showing in an hour and they will be able to get tin my property even if it's owner occupied. How many homes do you think I have sold over the years just by being available on a Sunday morning? These very small things can make a big difference in the amount of business you do.

OK as always I appreciate you guys stopping by. I have read each and every comment and will continue to do so BUT right now I have to go to work and then I have to go spend the day with TLW. I'll be back

You have a great attitude and are able to deal with 'life's little irritations' without burning down the barn. I also enjoy your sense of humor and the Big Boy graphic is priceless!

Bryant ... thanks for this post about TREAT YOUR FELLOW REALTORS WITH RESPECT. Good article. Best wishes in Florida on sale of your listing. Harrison

I love that you still care what your Granny thinks, and love the image of her shaking her stick at you!!!

Bryant - This is a terrific list of qualities for any listing agent, and I try to conduct myself in the same manner here in Austin. I think the only surprising part of your post was the fact that you have a lockbox that will open with a code. All of ours are electronic, so it would require the agent's key to gain access. Was this a combo lockbox on your listing?

Thanks again Bryant for putting into words things we all need to know and teach others.

Bryant,

I have other agents constantly ask me why I network locally with other agents and I've always said it's always easier to deal with people you have met and or know. I work about an 65% listings and the balance buyers; I have to work with the agents in my area and I'd like it to be as positive as possible for myself and my clients so I strive to be polite and professional at all times.

Great Post!

BB - great points to remember. Thanks for the nudge.

You are certainly a professional - in all ways. God bless.

Fabulous post, Bryant. Sometimes I'm amazed at the hassle that other agents put each other through. We all have the same goal in mind - to have a happy seller and a happy buyer when all is said and done. Great reminders... thanks for taking the time to post it.

I think you made a judgement call...and one that will benefit both your own and your seller's bottom line. Had you just ignored the situation and let it go, I would have been disappointed, but you personally took the time to continue fostering the relationship with the buyer's agent and let them know what was acceptable and what was not in future instances. Mentoring to other agents is a great way to reign them in without bringing them down. I think you handled it just right!

That's great advice and very articulate. I've run into a lot of hysterical realtors losing their cool the past year or so, I think it has a lot to do with the pressure everyone's under. But that's no excuse.

Yes it all sounds much better. I have had my issues with some of the local REALTORS of my area and could have made a big stink but I have turned the other check many a time and even offered to help people out more than a few times.

Nice piece of work, and I like your other blog as well. I was wondering if you ever allow guest bloggers to send you an article to post on your other blog, with credit back to the author? If so let me know, as I am looking to build some relationships and a more diverse link portfolio as well of course.

James Boyer
www.nj-realestate-agent.com

and yes I know that the link I put in this comment is no-followed.

I hear you Bryant. You know I read your list and one says "Never lose my cool. Ever." I have had agents hang up on me, rant at me, whine at me. Times are tough out there.....deals are falling through do to the economic problems and agents are reacting with this negative manner. I hope people read that and realize that doing such things won't change the situation. Good post. Thanks.

You are right. If you make a fellow realtor mad the will often avoid your listings.

I wrote a blog about other Agents not returning phone calls when I was a Newbie in RE and to AR. I'm amazed that it is still an issue. In this market, and business, we need to be respectful of one another. We're all busy.

It is no different than when you deal with that buyer or seller who completely and utterly frustrates you every time you speak. We have all been there, right? If you haven't you will one day and my best advice to you is KILL THEM WITH KINDNESS! Some of my most difficult clients have been the best source of referrals!

Broker Bryant - You are a honest and good hearted Realtor. I would not have reported it. We need each other to sell and show the listing. You are a good hearted Realtor.

This is a must read for all agents!

good for you for keeping an eye on the future - you let him know the error in his ways in a manner that maintains his dignity - and yours.

SEP

2008

BB - Excellent points. Never burn bridges. We never know when we might need somebody to sell our next listing.

I think you have to be a good judge of character to know if someone is making a mistake or IF it is their standard operating procedure. BUT...YES...I'd do the same thing in this case. GBU!

BB If you had listings in NH I would not hesitate showing them to my clients and customers.

BB- I really like the way you handled the situation. I read your related post and could see how it could of become a matter of pointing fingers had you handled it differently. I have bookmarked the post so I can review it from time to time as I need the reminder of who it is I am working with and for.

Best,

Scott

SEP

2008

What a great list! Sounds like you handled the situation with that realtor well and instead of acting impulsively and reporting him to his broker, you looked at the big picture.

What a super blog. Bryant I am amazed that you have the same figure as the Big Boy. I had imagined you are much thinner than he is or was. You know as in the burger joint "Kip's Big Boy" . I have not seen one of those in about 25 years. Where on earth did you find the picture?!?

Betina

SEP

2008

Bryant - Your points are great! I too wish more Realtors in my area would abide by them. Yes, we should make an effort to list homes that will sell in today's market and definitely when it comes to negotiation - we need to be the professionals and work together regardless of how emotional our clients get on either side. I too would be thrilled to work a transaction through with you :)

SEP

2008

Ok I can't keep up!!! As always you guys have left some great comments. It's really not that difficult to work together is it?

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