SO, WHAT EXACTLY DOES A REALTOR DO FOR YOU?

This is what we do everyday and this is an example of just one transaction. We sell over 100 homes every year. We wouldn't have it any other way because of the smile on your face when you see "The One", the relief you feel when we help you make that life change, the accomplishment you feel of making money on your first sale, watching your kids have their very own room, presenting the keys to your first home and combining two lives into one. We are apart of your life changes and are forever thankful.

Pat Vredevoogd-Combs, past president of the National Association of REALTORS, testified before the House Financial Services Committee on Housing to blunt government complaints about industry pricing.

"By all accounts,' she said, ''the general public is not aware of all the services that agents provide to sellers and buyers during the course of the transaction, probably because most of the important services are performed behind the scenes."  

As part of her testimony, she submitted a list of 184 things that listing agents do in every real estate transaction. This list has been modified to reflect updates and additions. This list also does not include the numerous amount of hours spent on the phone with the seller early morning or late evening and weekends being a confidant, therapist and friend. Along with hours on the phone and emails back and forth with agents and potential buyers.  


Pre-Listing Activities

1. Make appointment with seller for listing presentation

2. Send a written or e-mail confirmation of appointment and call to confirm

3. Review appointment questions

4. Research all comparable currently listed properties

5. Research sales activity for past 6 months from MLS and public database.

6. Research "average days on market" for properties similar in type, price, and location

7. Download and review property tax roll information

8. Prepare "comparable market analysis” (CMA) to establish market value

9. Obtain copy of subdivision plat/complex layout

10. Research property's ownership and deed type

11. Research property's public record information for lot size and dimensions

12. Verify legal description

13. Make adjustments based on over the phone discussed upgrades

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 

20. Review listing appointment checklist to ensure completion of all tasks


Listing Appointment Presentation 

21. Give seller an overview of current market conditions and projections

22. Review agent and company credentials and accomplishments

23. Present company's profile and position or “niche" in the marketplace

24. Present CMA results, including comparables, solds, current listings, and expired listings

25. Offer professional pricing strategy based and interpretation of current market conditions

26. Discuss goals to market effectively

27. Explain market power and benefits of multiple listing service.

28. Explain market power of Web marketing, IDX, Social Media presence

29. Explain the work the broker and agent do “behind the scenes” and agent’s availability on weekends

30. Explain agent's role in screening qualified buyers to protect against curiosity seekers

31. Present and discuss strategic master marketing plan

32. Explain agency relationship

33. Review all clauses in listing contract and obtain seller’s signature


After Listing Agreement Is Signed 

34. Order Photos, Videos

35. Give seller home staging tips

36. Receive interior room sizes to input in to MLS

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 & make copy if available

41. Create flyers

42. Prepare showing instructions for buyers’ agents and agree on showing time with seller

43. Obtain current mortgage loan(s) information, companies, and 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 Home Owner Association bylaws, if applicable

51. Research electricity availability and supplier’s name and phone number

52. Obtain average utility usage from seller of last 12 months of bills

53. Research and verify city sewer/septic tank system

54. Receive Seller's Property Disclosure and upload

55. Obtain from seller waterfront restrictions

56. Research/verify natural gas availability, supplier's name and phone number

57. Verify security system, 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

61. Prepare detailed list of property’s “Inclusions & Conveyances with Sale”

62. Complete list of completed repairs and maintenance items

63. Order virtual staging for vacant homes

64. Explain benefits of Home Owner Warranty to seller

65. Review with seller potential repairs necessary for financing

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 involved, and if so-

69. Make copies of all leases for retention in listing file

70. Verify all rents and deposits

71. Inform tenants of listing and discuss how showings will be handled

72. Arrange for yard sign installation

73. Arrange for lockbox installation

74. Complete "new listing checklist"

75. Receive seller "homework packet"

76. Attend photo shoots and stage more if necessary

77. Enter Coming soon on Facebook


Entering Property in MLS Database

78. Prepare MLS Profile Sheet-agent is responsible for quality control and accuracy of listing data

79. Enter property data from Profile Sheet into MLS listing database

80. Proofread MLS database listing for accuracy including property placement in mapping function

81. Add property to company’s Active Listings

82. Provide seller with signed copies of Listing Agreement and MLS Profile Data Form within 48 hours

83. Upload photos and arrange in specified order, upload videos, virtual tours

84. Upload documents for potential buyers ( seller's disclosure, HOA, Feature sheet, etc)


Marketing the Listing

85. Write description for the property

86. Coordinate showings with owners, tenants, and other agents. Return all calls-weekends included

87. Program showing instructions per seller needs

88. Prepare mailing and contact list

89. Generate mail-merge letters to contact list

90. Order "Just Listed" postcards and marketing

91. Prepare Open House Flyers

92. Enter Open house dates in MLS and websites

93. Pass out door hangers to neighbors for open house

94. Door knock neighbors to invite to open house

95. Prepare Open House Marketing

96. Post Open House on Social Media

97. Place Open House signs out the night before or morning of

98. Host Open house 2-3 hours on Saturday or Sunday

99. After Open House is complete, pick up all signs

100. Follow Up with Open House visitors

101. Prepare property marketing brochure for seller's review

102. Arrange for printing or copying of supply of marketing brochures or flyers

103. Reverse prospect for agents that have potential buyers

104. Upload listing to company and agent Internet sites, if applicable

105. Mail "Just Listed' notice to all neighborhood residents

106. Upload videos to YouTube

107. Provide marketing data updates

108. Respond to Buyer inquiries from websites

109. Ensure Buyers are pre approved 

110. Show potential buyers the property

111. Convey price changes promptly to all Internet groups

112. Reprint/supply brochures promptly as needed

113. Review and update loan information in MLS as required

114. Send feedback e-mails to buyers’ agents after showings

115. Review weekly Market Study

116. Discuss feedback from showing agents with seller to determine if changes will accelerate the sale

117. Place regular weekly update calls to seller to discuss marketing and pricing

118. Promptly enter price changes in MLS listing database


The Offer and the Contract

119. Receive and review all Offer to Purchase contracts submitted by buyers or buyers' agents

120. Evaluate offer(s) and prepare "net sheet” on each for owner to compare

121. Counsel seller on offers. Explain merits and weakness of each component of each offer

122. Contact buyers’ agents to review buyer’s qualifications and discuss offer

123. Deliver Seller's Disclosure to buyer's agent or buyer upon request and prior to offer if possible

124. Confirm buyer is pre-approved by calling loan officer

125. Obtain pre-approval letter on buyer from loan officer

126. Negotiate all offers on seller's behalf, setting time limit for loan approval and closing date

127. Prepare and convey any counteroffers, acceptance or amendments to buyer's agent

128. Send copies of contract and all addendums to closing attorney or title company

129. When Offer-to-Purchase contract is accepted and signed by seller, deliver to buyer's agent

130. Record and promptly deposit buyer's money into escrow account

131. Change MLS to reflect Under Contract

132. Deliver copies of executed Offer to Purchase contract to sellers

133. Deliver copies of executed Offer to Purchase contract to selling agent

134. Deliver copies of executed Offer to Purchase contract to lender

135. Provide copies of executed Offer to Purchase contract for office file

136. Advise seller in handling additional offers to purchase submitted between contract and closing

137. Update seller on next steps

138. Send copies of executed offer to purchase contract to Transaction Manager



Tracking the Loan Process

139. Confirm verifications of deposit 

140. Follow loan processing through to the underwriter

141. Add lender and other vendors to transaction management program so agents, buyer, and seller can track   progress of sale

142. Contact lender weekly to ensure processing is on track

143. Relay final approval of buyer's loan application to seller


Home Inspection

144. Coordinate buyer's professional home inspection with seller

145. Review home inspector’s report

146. Receive and review septic system report and access any impact on sale

147. Deliver copy of septic system inspection report if applicable 

148. Deliver WDO report to seller

149. Verify well water test if needed

140. Upload reports into transaction management system

141. Enter completion into transaction management system

142. Negotiate repairs

143. Explain to seller what could be lender required repair

144. Ensure seller's compliance with home inspection clause requirements

145. Assist seller with identifying and negotiating with trustworthy contractors for required repairs

146. Negotiate payment and oversee completion of all required repairs on seller’s behalf if needed


The Appraisal

147. Schedule appraisal

148. Provide comparable sales used in market pricing to appraiser

149. Provide upgrades, dates and costs to appraiser

150. Enter completion into transaction management program

151. Follow up with lender for appraisal results

152. Assist seller in questioning appraisal report if it seems too low

153. Provide more comps to fight low appraisal if necessary

154. Address with seller any noted necessary repairs on appraisal


Closing Preparations and Duties

155. Make sure repairs are completed

156. Send any open invoices to closing attorney or title company

157. Order new home warranty if necessary

158. Coordinate buyer final walk through with seller

159. Coordinate closing date with seller, buyer's agent, lender and title

160. Update closing forms and files

161. Ensure all parties have all forms and information needed to close the sale

162. Select location for closing

163. Confirm closing date and time and notify all parties

164. Ensure survey has been ordered and available

165. Work with buyer’s agent in scheduling and conducting buyer's final walkthrough prior to closing.

166. Request any seller product paperwork

167. Request final closing figures from closing agent (attorney or title company)

168. Receive and carefully review closing figures to ensure accuracy

169. Forward verified closing figures to buyer's agent

170. Request copy of closing documents from closing agent

171. Attend Closing

172. Provide "Home Owners Warranty'· for availability at closing

173 Review ail closing documents carefully for errors

174. Forward closing documents to absentee seller as requested

175. Present closing gift

176. Provide earnest money deposit from escrow account to closing agent

177. Coordinate closing with seller's next purchase, resolving timing issues

178. Have a “no surprises” closing so that seller receives a net proceeds check at closing

179. Refer sellers to one of the best agents at their destination, if applicable

180. Change MLS status to Sold. Enter sale date, price, selling broker, and agent's ID numbers, etc.

181. Close out listing in transaction management program

182. Prepare Just Sold post cards to mail out to neighbors

183. Prepare Just Sold to social media 

184. Pick up sign and lockbox


Follow Up After Closing

185. Answer questions about filing claims with Home Owner Warranty company, if requested.

186. Attempt to clarify and resolve any repair conflicts if buyer is dissatisfied

187. Respond to any follow-up calls and provide any additional information required from office files

188. Schedule Follow Up calls in Contact Management system