At What Point Do You Have a "Relationship" With a Realtor?

[Noah930]

My wife and I are looking into buying a home. We started casually looking about a year ago. Just browsing local open houses and stuff. No real plan--just reconnaissance.

Along the way, hosting an open house was a local Realtor/Agent. She asked for our contact info (or maybe she stopped by our house one day, I believe, as we just lived around the corner to the house she was showing) and got my wife's email address. Since then, she's been emailing my wife listings of houses that fit the general criteria for what we're looking. These emails might come on a daily basis. Essentially, it's like sending us a listing of the MLS (albeit tailored to our bare minimum requirements). She'll call and leave us messages about local open houses, too.

As far as I know, my wife hasn't really maintained a two-way relationship. I mean, she'll answer the phone when it rings, but she won't go out of her way to contact this agent. The only recent time was when my wife actually emailed this agent, letting her know that we've decided to scale back our house-hunting, and wouldn't be looking until summertime. The agent responded something to the effect of "Well, summer it is, then." In the meantime, she's still been sending my wife email listings off the MLS.

So does this constitute some official business relationship? I mean, if we find a house that we like, and actually go through and make an offer, does this agent our agent? It's not like she's showing us the houses. In this slow market and with the internet, we can search the MLS, too. So she'll email my wife a listing that'll show up in next Sunday's paper, anyway. Big whoop. Stuff is languishing for weeks and months. And if it gets snapped up quickly, heck, we're not planning on buying for several months, at least, anyway. No real loss for us, IMO.

Just because someone is sending us MLS listings on the internet--does that constitute a business relationship? What if I find a house on my own (without the assistance of her emails)? What if I decide to go with another agent? What if I chose to go directly to the listing agent? I mean, she can't claim domain on every listing on the MLS just because she sends us email updates on them, can she?

[slodave]

Is she hot?

What relationship? She asked for your info, you gave it and she's looking for business. Do what you want. No obligation.

[Noah930]

Um, she's attractive, IMO. Not hawt, though. If I ever see her at an open house, I'll check to see if she's got on a ring for ya.

[competentone]

She is effectively working for the sellers of those properties. You have no business relationship with her. (Although if you mention that she has directed you to a property, or that you have looked at other properties she has suggested, other agents may look at her as working "with you" and may not try to sell to you as a courtesy to her as a fellow agent.)

If you find her selling "helpful" you might want to call her if you decide to look at a property, as she will share in the commission if you buy a property she shows you. (That's what she's hoping for.)

If you are annoyed with her "helpfulness," then just tell her to "go away" and call the listing agent directly, or some other agent you want to work with.

[therotman]

The e-mails you get are automated- she is doing nothing but plugging in your search parameters.

I'll assume "stuck in traffic" means the LA area. In California you have no legal duty to actually use her as you Realtor. I would guess it is the same in other states.


As the buyer you don't pay her anything anyways- if you find a house on your own and don't get a significant discount from the listing/sellers agent for them not having to share their commission with another realtor I would highly suggest you using this or some other Realtor.

[Eric Coffey]

Originally Posted by Noah930

Just because someone is sending us MLS listings on the internet--does that constitute a business relationship?

No "business" relationship until you sign a buyer/broker agreement, or listing/purchase/lease contract. When you get around to showings/offers, You may be asked to sign an agency disclosure up front, but even that is just an acknowledgement/election of representation (not an employment agreement). That said, it would be seriously tacky if you went behind her back on a property that she brought to your attention IMO (not that you would).

I mean, if we find a house that we like, and actually go through and make an offer, does this agent our agent?

Not at all. But, unless you are very RE savvy, you would be wise to use a good buyer's agent when the time comes.

What if I find a house on my own (without the assistance of her emails)? What if I decide to go with another agent?

Again, no (binding) business relationship until it's in writing. If you haven't entered into any written agreements prior, you can use anyone you want. I just wouldn't let an agent think you are working with them exclusively, if you are not doing so.

What if I chose to go directly to the listing agent?

Unless you are very knowledgeable with RE contracts (and the possible/common scenarios), I would not recommend going directly to the listing agent (or representing yourself). It is very difficult for any agent to represent their seller and the buyer (you) equally. In a courtroom, you wouldn't want the same lawyer as the "other side" and you typically wouldn't represent yourself. Dual-agency and self-representation are usually not the best options in real estate as well.

[HardDrive]

You have zero relationship to this woman. But that does not mean you should cast her aside either.

She is doing what a good real estate agent does. She's trying to get you to buy a house, and she's wants to represent you in that effort. If she offends you somehow, or does not seem to understand your taste, well then ignore her. But if she has a good ear, and has some history as an agent, then let her represent you. I think having a buying agent is a god send. It cost you nothing, and you have an extra set of trained eyes to make sure there are fewer problems.

Keep in mind ANY agent, on either side of the equation wants to close the deal, so you need to keep your own eyes and ears on whats happening.

My wife and I are always looking. We have an equity ball, and we are not afraid to move it. We recently went to an open house, met an agent, and she chatted us up the same way. Well she knew WTF she was talking about, she knew our area, and she understood immediately what we would, and would not do. She get its. So we had her present an offer on house for us. Everything is moving slowly right now, but long term, we could end up closing on a place using her.

A realtor is like any other service.

[Monza_dh]

If you want to get the best deal on a house deal directly with the listing agent. WIth the MLS there is no need to to have an agen to glom on to your search and take 1/2 the commission for virtually no work. Unless you have no time and are relocating there's no need to have some part timer or housewife forwarding an automated MLS search that you can do yourself. You can do a lot more research now with Zillow.com, etc anyway. I've been thru this twice and have a few local realtors that I am friendly with and once they were trying to be "my agent" I told them sorry I only deal with listing agents and they understood. Depending on the situation a Listing agent may take less$$ to close a deal and will be dealing directly with the owner. Where I live 90% of the agents are gloriofied housewives that don't know shtt so cutting one out of a very emotional, complex, business transaction is just comon sense.
my 2 cents.

[911Rob]

^ Pretty much got her covered here.

If you want her to stop emailing you, simply email her and let her know, she'll stop.
I have about 1,000 clients that I do a variety of searches for; if one falls of the truck, whoopie!

There's a knack to building a buyer's loyalty.

[poorsche930]

Originally Posted by Monza_dh

If you want to get the best deal on a house deal directly with the listing agent. WIth the MLS there is no need to to have an agen to glom on to your search and take 1/2 the commission for virtually no work. Unless you have no time and are relocating there's no need to have some part timer or housewife forwarding an automated MLS search that you can do yourself. You can do a lot more research now with Zillow.com, etc anyway. I've been thru this twice and have a few local realtors that I am friendly with and once they were trying to be "my agent" I told them sorry I only deal with listing agents and they understood. Depending on the situation a Listing agent may take less$$ to close a deal and will be dealing directly with the owner. Where I live 90% of the agents are gloriofied housewives that don't know shtt so cutting one out of a very emotional, complex, business transaction is just comon sense.
my 2 cents.

My feelings exactly. Realtors are salepeople. Thats how I do it. I deal with the listing agent, my lawyer, and my pocket.

[vash]

i jumped from RE to RE until i found one that i gelled with. i met her at some condo i looked at. she was the seller agent. i asked her about any other properties she knew about, and she picked me up at home and drove me about. i verbally told her that i wanted her to rep me as my buyer agent...it was based on my word. as much as any seller agent wanted to steal me away, i stayed with shirley. great agent. i never signed anything official.

i did ask her about people jumping ship. she said it bummed her out, but there is nothing not legit about it. she will call and ask if she did anything to warrant the move.

[HardDrive]

Some of you guys don't like the idea of using a buyers agent, and thats fine. But if you need to sell your house as part of the process, you can negotiate a lower commission with the agent for the sale of your own home. We hammered that all down with the gal we are working with.

[T77911S]

i dont give my email out to ANYBODY like that. if i think they might sell my email or bug me about buying something, they dont get it. its hard enough to keep the junk down as it is

you are not obligated to her in any way.

thats interesting that she coulod do that automated.

[CROWSC]

I had to read all of this, just to find out that
it wasn't a sexual relationship.
I was going to share stories.

[Noah930]

Originally Posted by Eric Coffey

That said, it would be seriously tacky if you went behind her back on a property that she brought to your attention IMO (not that you would).

That's my question: She sends my wife email listings of local homes that fit our basic search criteria. Essentially, this is off the MLS. Heck, through a variety of online sources, I can look at the MLS, myself. Does her regurgitating the MLS constitute "bringing attention to"? I'm inclined to think not.

My wife did try to tell her to stop emailing us. She said OK, but has continued to do so. I'm not pissed at the realtor. I understand she's trying to earn a living and provide a service. But, when we get serious about buying, if we choose to go with another realtor, I don't want there to be any misunderstandings.

[Eric Coffey]

Originally Posted by Noah930

That's my question: She sends my wife email listings of local homes that fit our basic search criteria. Essentially, this is off the MLS. Heck, through a variety of online sources, I can look at the MLS, myself. Does her regurgitating the MLS constitute "bringing attention to"? I'm inclined to think not.

With you 100%. I should have expanded on "bringing attention to" to include showings/legwork/use of her time/etc. while letting her believe you were going to use her as your agent. Emailing listings is a courtesy at best. Just because a house you like may have been in one of her automated MLS emails, entitles her to zip. Anyone can pull listings off the MLS.

Once you get serious, I would suggest interviewing a few buyer's agents that specifically work the area(s) you are interested in. Some agents specialize in very small geographic markets (even down to specific neighborhoods), which allows them to become experts on everything in those areas.

[911Rob]

Just email her...."Our Realtor recommended informing you that we're working with another Realtor and there is no requirement for you to be emailing us."

It'll stop. Dead. That's agency.
Otherwise, give the gal a crack and put her to work.

[techweenie]

Originally Posted by crowsc

i had to read all of this, just to find out that
it wasn't a sexual relationship.
I was going to share stories.

+1

[Noah930]

Originally Posted by techweenie

+1

Hey, if you or crow have got stories to share regarding sexual escapades with attractive female realtors, feel free to threadjack.

Thanks to all for your suggestions.

[therotman]

Originally Posted by Noah930

That's my question: She sends my wife email listings of local homes that fit our basic search criteria. Essentially, this is off the MLS. Heck, through a variety of online sources, I can look at the MLS, myself. Does her regurgitating the MLS constitute "bringing attention to"? I'm inclined to think not.

No, it does not.


She doesn't even look at what is sent to you. It is all automated.

She signed you up for a e-mail program. She hopes you see one you like and call her. If not, no biggie.