Christian Real Estate Professionals : BUYERS: Anything You Say CAN and WILL Be Used Against You!

BUYERS: Anything You Say CAN and WILL Be Used Against You!

Recently I had a buyer phone me who had already decided which community he wanted to reside.  He phoned me to show him a listing in that community; it wasn’t my listing but, one that he had found on my website so, he presumed it was my listing.  He refused my offer to view other properties in the area.  He also confirmed that he is not working with a real estate agent and that he had already spoken with Joe Lender and had a pre-approval letter in-hand.  

Sounds like the perfect buyer candidate, right?

So I referred him to one of our agents who specializes in this particular area.  This agent took time out of an already jam-packed day, to show this gorgeous high-end property to the perspective buyer.  I knew this agent would land him because of the wealth of knowledge this agent possesses about that particular area.

I set the showing up for the agent and ‘introduced’ the two (buyer and agent) and felt confident that, based upon the buyer’s preferences, this was the perfect home for he and his family.

Shortly after showing time, I received a call from the agent telling me that the buyer loved the home but, that he was going to be using HIS agent!  When my agent suggested that the buyer had confirmed with both of us the previous day that he was not working with an agent, he stated, “I’m so sorry.  I told a little white lie!  I didn’t want to ‘bother’ my agent to have to show me homes.

Charlotte home buyers--protect YOUR wallet by using YOUR agentReally?  So, your agent is going to make TENS of thousands of dollars on a transaction with you when you do ultimately purchase a home but, you don’t think that he or she should have to actually WORK for it?

Writing an Offer and orchestrating Due Diligence is only HALF of what we do!  You think that YOUR agent shouldn’t be bothered but, it’s okay to bother mine, who will not get a DIME out of your transaction?  

We are NOT professional door-openers!  We represent our buyers to the fullest extent including any and all fiduciary duties.  Because you were basically representing yourself in the viewing of this home, ANYTHING that you said to my agent about this property, can and will be shared with the SELLER as my agent is legally representing the SELLER, not you.  

So, if you suggested in passing that you believe that the list price is fair and you revealed that you qualify for more than the list price to my agent, that information, going straight to the SELLER, does not benefit you at all when you present an Offer on that particular home.  Anything that you disclosed, inadvertently or not, can and will be used against you by not simply phoning YOUR agent who is representing YOUR best interests!

The same goes for every other agent that you ‘used’ to show you homes that wasn’t your own.  Your agent represents YOU.  Why on EARTH would you choose NOT to use YOUR AGENT to represent YOU?

The next time you want to view a property, protect your wallet and call YOUR agent.  Believe me, they’re adequately compensated and they are there to represent your best interests, not the sellers.


The Maxwell House Group Charlotte NC


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Debe Maxwell, Realtor®/Broker/CRS

RE/MAX Executive
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Comment balloon 79 commentsDebe Maxwell, CRS • March 11 2012 08:48PM


Amazing!  When buyers "fib" about their intentions and their actions, it seals the deal that this will be an interesting purchase.  Why should you trust the buyer, trust their agent, or trust their offer.  Gheez!

Posted by Jan Green, HomeSmart Elite Group, REALTOR®, EcoBroker, GREEN (Value Added Service, 602-620-2699) over 8 years ago

Debe, I remember that happened to me few times. After that I had a corrective action taken - ask for their email and send them the Agency Disclosure form with property address and buyer's agent checked. If they refuse to sign, I don't show the home! Simple!

(Oh, by all means, I agree with what you have written. There are some buyers who want someone else to work hard and share the cake with someone else!)

Posted by Praful Thakkar, Andover, MA: Andover Luxury Homes For Sale (LAER Realty Partners) over 8 years ago

Jan, you're absolutely right--I'm not the listing agent though but, I did let her know EVERYTHING!

Praful, we implemented that as well.  However, with this guy, we had such a lengthy conversation that I trusted him completely.  My gut is almost always right but, not this time.  I felt bad for my agent but, thankfully, he phoned him and asked the same question and got the same answer, NO!  

Marilyn, Thank you!  Even after explaining agency to them, they still don't care--they just want to 'save my agent time!'  Who THINKS like that?  I certainly didn't before I was in real estate!

Posted by Debe Maxwell, CRS, The right Charlotte REALTOR! ( | The Maxwell House Group | RE/MAX Executive | (704) 491-3310) over 8 years ago

Debe pressing suggest on this one, I have had this happen before and its just not fair when it happens, buyers just dont get how things work!

Posted by Marilyn Boudreaux, Lake Charles LA Century 21 Realtor (Marilyn Boudreaux, Century 21 Bono Realty) over 8 years ago

I'm not even an agent any more and this one made my blood start to boil. The names for that guy that are going around in my head are not fit for this publication.

Good for you for letting the listing agent know everything he disclosed to your agent.

I think if I was an agent today I'd insist on that buyer agency form being signed before I took time to show anything that wasn't my own listing.

Posted by Marte Cliff, Your real estate writer (Marte Cliff Copywriting) over 8 years ago

Marte:  Exactly!  We knew that we should do that with every single customer but, for some reason, this guy was high-end and a very smooth talker who convinced us he was telling the truth!  Lesson learned--again!  ;-)

Posted by Debe Maxwell, CRS, The right Charlotte REALTOR! ( | The Maxwell House Group | RE/MAX Executive | (704) 491-3310) over 8 years ago

Debe-This just reinforces the idea that not everyone has the same level of ethical behavior. And of course some have none.

Posted by Wayne Johnson, San Antonio REALTOR, San Antonio Homes For Sale (Coldwell Banker D'Ann Harper REALTORS®) over 8 years ago

So true, Wayne!  There's plenty to go around but, when they pull things like this, it makes you thankful for your ethical AND loyal clients, for sure!

Posted by Debe Maxwell, CRS, The right Charlotte REALTOR! ( | The Maxwell House Group | RE/MAX Executive | (704) 491-3310) over 8 years ago

Debbie, Have encountered the same.  Except their agent is "out of town", "at a funeral", or some other rationale.  Most times it seems they're using an agent providing a rebate (which we'd assume is for NOT being bothered to actually show any homes).  And you bet, if we've shown you as the buyer our listing, we will (subtly) get information from you and we WILL share all that we find out with our seller to the SELLER'S advantage because that is who we work for.....while YOUR agent didn't want to be bothered.  We'd all be better off if buyers got this totally figured out....resale or new construction, have your own dedicated agent and make them work for you, no excuses.

Posted by Liz and Bill Spear, RE/MAX Elite Warren County OH (Cincinnati/Dayton) (RE/MAX Elite 513.520.5305 over 8 years ago

I think this is really low of the buyer, especially because it sounds like this did this knowingly.  In the end, it will bite them.  Glad your office represents the seller.

Posted by Debbie Gartner, The Flooring Girl & Blog Stylist -Dynamo Marketers (The Flooring Girl) over 8 years ago

It amazes me that buyers are so quick to waste our time - time taken away from being with my family. So frsutrating and disrespectful!

Posted by K.C. McLaughlin, Realtor, e-PRO, Homes for Sale - Cary, Raleigh NC (RE/MAX United) over 8 years ago

Debe, this has been a hot topic lately.  I guess the good weather is bringing them all out of the woodwork.  I had a similar situation last week.  Have a great Monday!

Posted by Mike Cooper, GRI, Your Neighborhood Real Estate Sales Pro (Cornerstone Business Group Inc) over 8 years ago


Been there, done that, got the tee shirt. I've actually had the other agent recommend to their client to call and lie the "listing agent" has to show you the house.


Posted by Richard Iarossi, Crofton MD Real Estate, Annapolis MD Real Estate (Coldwell Banker Residential Brokerage) over 8 years ago

Deb, If this guy writes an offer on this property.  I think your showing agent has some cause for a piece of the action.

Posted by Gabe Sanders, Stuart Florida Real Estate (Real Estate of Florida specializing in Martin County Residential Homes, Condos and Land Sales) over 8 years ago

We are NOT professional door-openers!

And...I also find this very irritating however, if the house is MY listing, I will show it to buyers like this. Of course, like you I will be listening to them carefully in case they actually make an offer. Still...buyers who are this dishonest should never be trusted!

Posted by Russell Lewis, Broker,CLHMS,GRI (Realty Austin, Austin Texas Real Estate) over 8 years ago

Hi Debe- When this happens it reminds us of all the things we don't like about this industry. This white lie is probably only indicative of what this buyer is truly like to work with, and I certainly hope your showing agent can get something out of it if an offer is in fact written. Well noted that anything you say can and will be used against you, and in this case, the buyer will be deserving of anything that comes his way!

Posted by Charlie Dresen, Steamboat Springs, CO e-Pro (Steamboat Sotheby's International Realty) over 8 years ago

Dear Debe -

Thanks for writing what I have been thinking. One actually said that to me -"I didn't want to waste my agent's time so I called you." Fortunately for me it was with a second phone call that the truth came out - no travel time!

All the comments support the same principle - don't they? DO UNTO OTHERS ... The only benefit is that you were not stuck with the person as a client with more tricks every day.

Have a happy day -

Posted by Lynn B. Friedman, Concierge Service for Our Atlanta Sellers & Buyers (Atlanta Homes ODAT Realty Call/Text 404-939-2727 Buckhead - Midtown - Westside -- and more ...) over 8 years ago

Debe this reminds us of similar experiences we have had.   I just can't understand why a buyer need to lie, and as you rightly pointed out what is said can be used against the party.

"I did not want to bother my agent," some people just don't listen to what they are saying.

Posted by Jennifer Fivelsdal, Mid Hudson Valley real estate connection ( JFIVE Home Realty LLC | 845-758-6842|162 Deer Run Rd Red Hook NY 12571) over 8 years ago

Debe - I have had this happen too and it is a bummer!  I like Praful's suggestion about sending them an email.  Congrats on another great feature! 

Posted by Barbara Hensley, Homes for Sale in Rockwall County, Texas (RE/MAX Properties) over 8 years ago

The rudeness we have to endure sometimes is unbelievable.

Posted by Ron Barnes, "Most agents claim they're #1 - I THINK YOU'RE #1! (Associate Broker at Berkshire Hathaway Home Services Georgia Properties) over 8 years ago

Get in the habit of having them sign an exclusive agreement on THAT property before even opening the door. I do it EVERY time! If a buyer wants to see just ONE house - that is a red flag to me. Bring an exclusive and set it on the hood of your car and state "This is required by my office that I'm not wasting my time showing homes...if you choose to buy this home, then you are using me since I'm the procuring agent that took the time to show it to you."

If he refuses, leave. If he signs, good!

Posted by LaNita Cates (REMAX of Joliet) over 8 years ago

This is a terrible thing that happens more often than we think.  When it happens I do try and talk to the other agent to work out a type of fee for our time.  It doesn't always work,  but it is worth a try since you did have a hand in the buyer side of the transaction.

Posted by Cherie L. Gottshall, Realtor (Ramus Realty Group) over 8 years ago

Lanita couldn't of said it any better.  I'm telling you utilizing a BA works for me EVERYTIME.  That was just a straight out, I'm pissed...SMH

Posted by Cheryl Thomson REALTOR Army Ret, Associate Broker in Northern Virginia ( United Real Estate (703.216.5635) over 8 years ago

Debe, this has happened to all of us at one time or another. Time to bring out the Buyer Broker Agreement. Their little white lie will surface when they have to admit they are working with another agent.

Posted by Michael Setunsky, Your Commercial Real Estate Link to Northern VA over 8 years ago

He clearly knew what he was doing - admitted he lied for heaven's sake. Miserable for your agent and yourself.

Posted by Susan Thompson-Solomons, Southern MD Real Estate-Solomons Specialist (Berkshire Hathaway Home Services McNelis Group Properties) over 8 years ago

Debe, great share we have all dealt with disrespectful people who don't cherish their time or agents as well as ours...i do the drill now but some will always get by...i'd be upset!

Posted by Ginny Gorman, Homes for Sale in Southern RI and beyond (RI Real Estate Services ~ 401-529-7849~ RI Waterfront Real Estate) over 8 years ago

Buyers like this lie because they simply do not care how/or if the agent is compensated. After all, we all make a nice salary as agents right?

Posted by Doug Rogers, Your Alexandria Louisiana Agent (Bayou Properties) over 8 years ago

I like LaNita's #21 way of doing things if a buyer comes out of the woodwork for only ONE home. If they swear up and down that's the one. There are so many different variatons, a buyers agreement is the best way. Although with my listings, I don't have them sign anything since we have dual agency in California. If they want to get their own representation, that's fine with me.

Posted by Hella Mitschke Rothwell, Hawaii & California Real Estate Broker ((831) 626-4000) over 8 years ago

We are the Rodney Dangerfield of professionals.  We get no respect.  LOL.  So frustrating!                          

Posted by Amanda Christiansen, Christiansen Group Realty (Christiansen Group Realty (260)704-0843) over 8 years ago

Debe - I've never had anyone lie to me about this, but I have had people who honestly say I am not working with an agent and then sign a Buyer's Agency with another agent later.  There's not much you can do about a direct lie.  I'll bet your gut is correct 99% of the time.  I did have an agent last week ask me to show her buyer client one of my listings because she was on vacation in Florida!  She managed to find someone else from her firm to do it. 

Posted by Gail Robinson, CRS, GRI, e-PRO Fairfield County, CT (William Raveis Real Estate) over 8 years ago

There are great lessons to learned and re-learned in this story. Signing an Agency Disclosure form in the beginning can prompt a conversation they SHOULD define the relationship...but as we all know not even that guarantees anything.


Posted by Vanessa Saunders, From Manhattan to the Catskills of New York (Global Property Systems Real Estate) over 8 years ago

This is what makes me want to insist on a BBA before I show the first house.  I don't do it, but yeah, that gets the lie out when pull out that piece of paper.  I recently had someone sit in my office after I'd used half an ink cartaridge finally admit she didn't want to "bother" her agent on a Sunday.  I swear I was tempted to snatch that stack of fliers right from her stupid little hand. 

Posted by Tammy Lankford,, Broker GA Lake Sinclair/Eatonton/Milledgeville (Lane Realty Eatonton, GA Lake Sinclair, Milledgeville, 706-485-9668) over 8 years ago

"it wasn’t my listing but, one that he had found on my website so, he presumed it was my listing.  He refused my offer to view other properties in the area."

Fairly sizable red flag. I shudder at the thought that some buyers either don't 'get' that they are wasting our time by doing this, or don't care.

I have discovered that the ease with which people can lie makes it absolutely necessary to formalize the relationship or NEXT!

Posted by Candice A. Donofrio, 928-201-4BHC (4242) call/text (Next Wave RE Investments LLC Bullhead City AZ Commercial RE Broker) over 8 years ago

I am wondering what makes his real estate agent so special they can't be bothered. It is not because he is conscientious and respectful of mankind!  What comes around, goes around!

Posted by Gary L. Waters Broker Associate, Bucci Realty, Fifteen Years Experience in Brevard County (Bucci Realty, Inc.) over 8 years ago

Debe Great Info and a great blog,good luck wit your business and good luck in 2012.E

Posted by Ed & Tracy Oliva, The Oliva Team Arizona Agents (West USA Realty - Arizona) over 8 years ago

Oh this just goes all over me.  I had the same thing happen last weekend during a very busy time.  The buyer called and wanted me to show a very high-end lot.  When asked on the phone if he had an agent he said he did not.   The minute I showed up and got out of the car, he explained that he DID have an agent and that she was busy!  Oh my - really????  I guess he just assumed that I wasn't busy!  How rude!

Posted by Paula McDonald, Ph.D., Granbury, TX 936-203-0279 (Beam & Branch Realty) over 8 years ago

Great info!  thank you for a great blog.

Posted by Jamey "Milly" Milheiser (Fairway Independent Mortgage Corp.) over 8 years ago

$100 for your time is very reasonable and the apology or confession whatever you want to call it is optional

Posted by Richie Alan Naggar, agent & author (people first...then business Ran Right Realty ) over 8 years ago

I also had this happen to me a few times. They seemed like the perfect buyer. They had the knowledge of the area, knew the market and had a pretty good idea of which house they wanted to see. Come to find out, their relative agent was going to cut them on the share of the commission. I learn to request for a buyer's agreement.

Posted by Les & Sarah Oswald, Broker, Realtor and Investor (Realty One Group) over 8 years ago your graphic pinochio buyer.

Posted by Les & Sarah Oswald, Broker, Realtor and Investor (Realty One Group) over 8 years ago

No matter what...I (and many others) live by a a code of good morals and values in our every day life. No lie is allows big ones to develop. In any case, this buyer USED your agent's valuable time and IF his agent instructed him to call her/him and he went ahead and called you that is MORE of a lie. If his agent did not instruct him....then shame on him/her.

Not only is it using other agent's time, it is clearly not in their best interests to run around and think that whatever they say will not be used against them. Thanks for will help those agents that do not instruct their buyers correctly :)

Posted by Celeste "SALLY" Cheeseman, (RA) AHWD CRS ePRO OAHU HAWAII REAL ESTATE (Liberty Homes) over 8 years ago
Great blog! I agree with you one hundred percent! I do have to apologies to all the realtors who have been bugged by a buyer who I have been working with... I just can't seem to get him, to behave!! However, I do know that he is only bugging you, not using you, since he resides in another country and only makes calls. In his defense, the style of agency work here is completely alien to him. Where he lives (I lived there too) real estate agents are only order takers and can only sell their own listings -a multiple listing service does not exist. That being said , I too, am about sick of rude and uncaring people who won't be educated in the protocol for our job. I do ask these days though, if they would work for love, fun or nothing? This tends to hit home!!
Posted by Alison Klump, GRI, BPOR, AHWD (Legacy Realty & Associates) over 8 years ago

Debe, hear hear! i have run into similar situations so many times over the years... Often people don't want to bother "their" agent if it's either a relative or family member and/or an out of the area agent. Their agent doesn't really work in our community so either the agent or buyer don't want them to have to drive all the way to Long Beach from Timbuktu until it's time to collect the commission check. Sometimes I get a feeling that even though the buyer says they don't have an agent, they really do. Perhaps it's just a slight hesitation or the tone in their voice before they say "no." Normally I like to have a consultation in my office to discuss their plans, priorities, etc. and establish our working relationship before we ever see homes. But if there's just one home they're going to see and I have any doubt, I will ask them point blank, "So, if I show you this home and you like it, would I be the agent representing you?"

Posted by Shannon Jones, Long Beach CA Real Estate (The Shannon Jones Team) over 8 years ago

Hi Debe. As with all the others who've commented, I've been lied to as well. And while it's a bit different, I've actually been told by people at open houses that "their agent" told them to go out an look around, then let [the other agent] know what they saw. Amazingly the buyers are OK with this method. I got the impression from one guy that he felt more in control this way?? Glad they aren't all this way!
Thanks for sharing.


Posted by Bruce Kunz, REALTOR®, Brick & Howell NJ Homes for Sale (C21 Solid Gold Realty, Brick, NJ, 732-920-2100) over 8 years ago

Hi Debe,  Doesn't it make you wonder what else this type of person is involved in ?  Taking advantage of another and covering with a " fib " is creepy !

Posted by Bill Gillhespy, Fort Myers Beach Realtor, Fort Myers Beach Agent - Homes & Condos (16 Sunview Blvd) over 8 years ago

I guess this is where the saying "buyers are liars" comes from - how so very sad. 

Posted by Jo Olson, Retired - HOMEFRONT Realty @ LAKE Roosevelt (HOMEFRONT Realty) over 8 years ago

It's extremely frustrating when this "white lie" is used, if you list enough properties it's bound to come up.  I find that asking the buyer enough questions you can usually get some indication of how they are going about their purchase process and if they are working multiple agents to show them homes. 

Posted by Eileen Hsu, LICENSED REAL ESTATE SALESPERSON (Douglas Elliman Real Estate) over 8 years ago

Another question I have is who are these agents who are giving the impression that they are "very busy" and can't be bothered to adequately assist their clients.  I just have to wonder if this behavior is not partially encouraged by agents who are less than eager to work for their commission.

Posted by Kathryn Maguire, Serving Chesapeake, Norfolk, VA Beach ( (757) 560-0881) over 8 years ago

I use the buyers rep agreement for two things.


1. out of state/town buyers (unless referred) who are in town interviewing blah-blah-blah.

2. When I show my own listing. You get the truth out of a buyer REAL FAST when you demand a buyers rep agreement when showing your own listing.

Posted by Greg Nino, Houston, Texas (RE/MAX Compass, formerly RE/MAX WHP) over 8 years ago

And now you know why the phrase, Buyers are Liars, was coined.  The nerve of some people, and I suspect there are a lot of people who call me to pick my brain about a property, price and/or condition and they are just getting a "second opinion" and have a buyers agent.  I've had that feeling a few times with callers.  People are weird! 

Posted by Carla Muss-Jacobs, RETIRED (RETIRED / State License is Inactive) over 8 years ago

Debe -- sorry to hear you had to re-learn this lesson of getting the BA form signed.  I would tend to agree with Gabe (#14) as to some compensation for your agent.

Posted by Steven Cook (No Longer Processing Mortgages.) over 8 years ago

Buyer's Agreement can take of that problem. I have had this happen several times. People that do this make themselves appear to be so sleezy!

Posted by Blatt + Cutino, Broker-Associate 831/206-8070*Call today* (Coldwell Banker Realty) over 8 years ago

Debe- I am speechless.  How can someone do this?  Are they lacking in ethics or perhaps they don't have a clue.  

Posted by Kathy Streib, Home Stager - Palm Beach County,FL -561-914-6224 (Room Service Home Staging) over 8 years ago

Debe- After reading this post and picking up my jaw, all I can think about is how I'd love to be that guys Agent. Sounds like he makes that Agent's job pretty darn easy...

Posted by Margie Kopp Sorrell, Lake Oconee Real Estate (Coldwell Banker Lake Oconee Realty and Lake Country) over 8 years ago
It look like this has happened to a lot of us. Some of the suggestions will help stop this in the future.
Posted by Gary Burleson, Myrtle Beach Homes, Condos, Foreclosures, Investment Propery (Beach Water Realty - over 8 years ago
It look like this has happened to a lot of us. Some of the suggestions will help stop this in the future.
Posted by Gary Burleson, Myrtle Beach Homes, Condos, Foreclosures, Investment Propery (Beach Water Realty - over 8 years ago

He Debe... this was very upsetting.. I can't believe someone would do this.. Your agent had to really be ticked off and rightfully so.. I truly believe that without a contract we shouldn't show anyone anything... But this story really takes the cake... This is a new one on me... can't wait to share it with our agents!!

Posted by Beth and Richard Witt, Long Island Cash Home Buyer 516-330-6940 (Long Island Cash Home Buyer) over 8 years ago

Pretty amazing but we see and hear it all the time! I think anybody who has been in this business awhile has experienced this..........makes you want to scream!

Posted by Barbara-Jo Roberts Berberi, MA, PSA, TRC - Greater Clearwater Florida Residential Real Estate Professional, Palm Harbor, Dunedin, Clearwater, Safety Harbor (Charles Rutenberg Realty) over 8 years ago

Debe, if your agent showed the home that had not been seen by this customer, you might want to explore how the subject of procuring cause would apply to this particular incident.  You may still get the commission since you showed and introduced the property to the customer.

Posted by Silvia Dukes PA, Broker Associate, CRS, CIPS, SRES, Florida Waterfront and Country Club Living (Tropic Shores Realty - Ich spreche Deutsch!) over 8 years ago

Hi Everyone!  An appraisal, an inspection and a couple of showings later, I have 58 comments!  YIKES!  

I do agree with LaNita that I definitely have to make it policy to use the 1-and-done BA agreement with these folks. I've done it for many but, this guy just seemed to be incredibly honest and forthcoming.  Because we didn't have him sign one, my agent gets no compensation.  At last contact with the listing agent, this guy hasn't made an Offer just yet but, they are on the lookout for his Offer.

The out-of-state and international buyer phoning for information is one thing but, to actually be on-location (so to speak) and use someone else because they didn't want to bother their agent is just ludicrous!  If it were my listing, that would be one thing but, for it to be a random listing, not my own, is yet another.

Thanks for your comments and believe me, I've learned my lesson to its fullest this time!  The BA will be signed BEFORE heading out to meeting a client at all!

Posted by Debe Maxwell, CRS, The right Charlotte REALTOR! ( | The Maxwell House Group | RE/MAX Executive | (704) 491-3310) over 8 years ago

But, Debe, I thought this wasn't your listing.  How can you share that information with the seller?  Although I definitely would, if it were my listing.

Posted by Suzanne McLaughlin, Sabinske & Associates, Realtor (Sabinske & Associates, Inc. (Albertville, St. Michael)) over 8 years ago


It's a sad state of affairs.  In many cases, they probably do cost themselves a lot of money, as the agent they are working with - who is not showing them homes is possibly not as involved or engaged in helping them as well as they can, but closing a sale.

Very frustrating.

All the best, Michelle


Posted by Michelle Francis, Realtor, Buckhead Atlanta Homes for Sale & Lease (Tim Francis Realty LLC) over 8 years ago

Debe:  so sorry!  I hate white lies!  Karma is a bit#$%.  Kristine :)

Posted by Kim & Kristine Halverson, Sisters, Realtors (Compass) over 8 years ago

Wow!  This really got my mad. LaNita, comment #21 had it so right!

Posted by Marti Steele Kilby, CRS, Broker/Owner, San Diego, CA (Steele Group Realty) over 8 years ago

Debe so if this guy does end up buying the home your agent showed it would be a case of procuring case here in AZ.  Is that not the case in your state.  I actually won a case such as this several years ago. The buyers came to an open and took up a lot of my time - while many others were looking as well.  Later that evening I got a contract with their name on it from their agent who had been up north and couldn't be bothered to come back to town. The buyer continued calling on us with questions until I your agent!! We waited until just before closing and made the call the her broker.  She wasn't happy but had she done her job and took care of her clients properly she wouldn't have created what she did.

Posted by Anna Banana Kruchten Arizona's Top Banana!, 602-380-4886 (HomeSmart Real Estate BR030809000) over 8 years ago

Hi Debe, I think we all have been there.  I would love to put buyers on a retainer system, something like attorneys do. Perhaps the retainer would be refunded upon close, just thinking out loud.  And the Buyer Broker form can help as well.

Posted by Kathy Stoltman, Ventura County Real Estate Consultant 805-746-1793 (Rockwood Realty) over 8 years ago

Wait - we're not professional door openers?  Geez. . . I thought that was in our job description.  :)  I laughed and cryed when I read your post.  Thanks!

Posted by Joy Daniels (Joy Daniels Real Estate Group, Ltd.) over 8 years ago

LOL Joy!  I know sometimes we feel as though we are but, there is SO much more than meets the eye to our jobs, isn't there?!

Anna:  Had we signed a 1-and-done BA with the guy, yes, we would have been procuring cause but, because we trusted this guy not to 'use' us, we lost out completely.  However, if he does bid on the property, the seller knows his details so, I think Karma does come into play here.

Posted by Debe Maxwell, CRS, The right Charlotte REALTOR! ( | The Maxwell House Group | RE/MAX Executive | (704) 491-3310) over 8 years ago

Man, that;s too bad.  Here is VA I'd fight for procurring cause for tens of thousands.  Too bad you need a BAA in NC to secure procurring cause :-(

Posted by Justin Dibbs, REALTOR® - Ashburn Virginia Homes for Sale (Pearson Smith Realty) over 8 years ago

It happens so often that now I just do not trust any buyer. It's time for buyer's reps no matter what. If I lose a sale or two becuase of it, so be it. I will still come out ahead for the time not wasted. 

Posted by Joni Bailey, Your Huntsville / Lake Livingston Area REALTOR® (101 Main St. Realty) over 8 years ago

I think some buyers just don't get it.  Part of it is the industry's fault for not better educating the public on the benefits of having a buyer agent and the risk they may run when contacting a listing agent/company.  In this case, it sounds like the buyer new what he was doing.....

Posted by Joan Whitebook, Consumer Focused Real Estate Services (BHG The Masiello Group) over 8 years ago


Well none of us should be surprised, sicne this seems to happen pretty often. But it still grates.

This is certainly not someone I would trust to enter into a transaction with since he so readily lied. And what about the agent?? How well is that person going to be able to represent this sneaky buyer's best interests? I see a red flag waving!


Posted by Jeff Dowler, CRS, The Southern California Relocation Dude (eXp Realty of California, Inc.) over 8 years ago

Debe - This is so frustrating and just further indicates to me how little many members of the public understand what we do and how we get paid. Or, maybe it's simply that they don't respect what we do.

Posted by Christine Donovan, Broker/Attorney 714-319-9751 DRE01267479 - Costa M (Donovan Blatt Realty) over 8 years ago

As I'm learning in my class "buyers are liars"!

I need to have some kind of proactive game plan to at least avoid some of them.

Posted by Pete Xavier, Outstanding Agent Referrals-Nationwide (Investments to Luxury) over 8 years ago

Debe, excellent post. I have a couple of questions related to understanding your state laws. You mention it is not your listing, but note that whatever was said to your agent will go right to the seller. Is their implied agency in your state? So that when you cross the threshhold without a buyer agency you are a subagent of the seller? Or was that simply a helpful comment to the consumer if you were the listing agent?

It is just a good reminder why I have begun to insist that you meet me at the office before seeing any homes. Do not always follow the rule, but it has begun to help me.


Posted by Cal Yoder, Homes For Sale in Lancaster PA - 717.413.0744 (Keller Williams Elite) over 8 years ago

Debe, Referencing comment #70.  In PA we would do the same thing.  Should that property sell to that particular buyer we have a case for procuring cause against the selling agent.

We are required to have a Consumer Notice signed when we first meet with a prospective client.  That serves as proof of the contact and the Supra Key records support our showing on that date.

Posted by Bonnie Vaughan, CNE SFR - Buyers/Sellers - Lackawanna & Surroundin over 8 years ago

LaNita in post #21 is right.  Do the job properly and you won't have to complian about this.  If the agent spends 15 seconds to explain the reason you asked "Are you working with an agents?", then that would take care of this problem.

Posted by Anonymous over 8 years ago

It happens all of the time and to the nicest agents. It really floors me that they have no respect for our time.All you can do is rise above it and move on to the next one

Posted by Joan Congilose, Helping Sellers & Buyers (New Jersey Properties) over 8 years ago

Hi Debe - I'm sure that it never crossed his mind that your agent might just call the listing agent to tell them everything (I would). If I were the listing agent, I would probably be very hesitant to trust an offer from this client, because he obviously believes that being dishonest is ok, where would he draw the line. I've had a few of those people, and they never get a closing done. Run as fast as you can from these people.

 On the other hand, it's a good case of where a signed buyers agreement would have probably stopped this from happending. 

Posted by Larry Brewer - Benchmark Realty llc (Benchmark Realty LLc) over 8 years ago

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