About Buyer Brokerage

Definition:
Exclusive Buyer Representation:
A buyer enters into a contractual agency relationship with a brokerage and retains them to act as their fiduciary in the acquisition of real estate.

Buyer Brokerage is a relatively new concept in the real estate market. But the concept has been around for quite a while under another name and in other types of markets. It’s been called Consumer Advocacy and it is now available to consumers of real property.

Buyers basically have four choices of real estate representation.

EXCLUSIVE BUYER AGENT
Works for an office that does not take listings of any kind and represents only buyers.

SINGLE AGENCY BUYER AGENT
Works for an office that takes listings, represents buyers and sellers, but will represent only one client in any Real Estate transaction. Will not practice dual agency.

BUYER AGENT
Works in a traditional office that takes listings. Will work with a buyer under contract but if that buyer wishes to purchase real estate listed by that office they will declare dual agency.

TRADITIONAL AGENT
Works in a real estate office that takes listings. Represents the seller and will declare dual agency anytime they represent a buyer.

WHICH WOULD YOU PREFER?
An agency representing the seller?
An agency representing the seller and you, the buyer?
An EXCLUSIVE BUYER AGENT representing only you, the Buyer?

Why Use An Exclusive Buyer Agent?

  • Only an Exclusive Buyers Agent is contractually obligated to represent you and negotiate on your behalf.
  • An Exclusive Buyers Agent will provide compete information regarding value, market/neighborhood condition and obvious physical condition.
  • An Exclusive Buyers Agent will insist that the buyer utilize a qualified home inspector that regard the buyer as a client and not as a customer.
  • Listing agents (the ones with the sign in the front yard) and the company they work for represent the seller and it is their job to get the best price and terms for the seller.
  • An Exclusive Buyer Agent’s job is to get the best price and terms for the buyer.
  • An Exclusive buyers Agent will help you find the financing products you need. We always insist our buyers to be pre-qualified by a lending institution and in most instances we advise our clients to be pre-approved by their lender. WHY? Because a pre-approved loan essentially makes you a cash buyer.
  • Exclusive Buyer Agents have a legal and ethical obligation to put the buyers interests first
The benefits of Buyer Brokerage are numerous. However, a review of the chart below helps to more clearly illustrate how having an agency relationship with your Buyer Broker puts you in a superior bargaining position throughout the real estate acquisition process.

Services/Duties Provided

Seller
Agent

Buyer
Agent

Arrange property showings

*

*

Assist with financing

*

*

Provide property data

*

*

Explain forms/agreements

*

*

Monitor closing

*

*

Prepare property value study

 

*

Represent buyers on MLS listed properties,
PLUS bank properties, auctions, FSBO's, new construction

 

*

Promote and protect interest of the buyer at all times

 

*

Advise the buyer even if it means pointing out reasons not to buy

 

*

Disclose all research about property history and liens

 

*

Negotiate best price and terms in favor of the buyer

 

*

Structure offer with the buyer's interest in mind

 

*

Keep buyer's financial capabilities/thoughts confidential
unless authorized to disclose

 

*

Negotiate home inspection repairs in favor of the buyer

 

*

 

"You save big bucks by hiring a buyer broker."
Money Magazine

"Exclusive Buyer's Agents work only for consumers and often can save them money."
Los Angeles Times

"Understanding the difference between buyer agents and traditional real estate agents is akin to mastering the subtle difference between defense and prosecuting attorneys. Their jobs are essentially the same. The people they represent are not."
The Boston Sunday Globe

"Realizing your agent isn't on your side is a little like learning there is no Santa Claus. For buyers, the worst form of this arrangement is when one company handles the whole shebang: listing and showing the house, bringing the buyers, closing the deal and getting the entire commission."
This Old House

"Nader again held up exclusive buyer brokerage as the only legitimate option for the home buying public."
Ralph Nader-Agency Law Quarterly

"Exclusive buyer broker -- aims to get best deal for home buyer"
Business Week

"Groups such as the Consumer Federation and the AARP recommend using buyer's agents ... the reason is they work."
Smart Money

"Buyer brokers make a great deal of sense"
The New York Times

"You can't have partial loyalty, an agent either works for you or works for someone else."
Consumer Reports

"Hiring a buyer's broker costs the home buyer nothing extra."
Chicago Tribune

"…you can assume the broker is working for the seller. Such agents must pass on information such as the buyers income to the seller, who has a better idea of what price to hold out for."
Business Week

"Find out how the broker will dig out price information for you. A buyer's broker should be your own professional Colombo, willing to pore through public records to find out what price the seller paid for the house & when."
Money

"Buyers who provide their agents confidential information such as salary, the maximum they will spend for a home, their assets and credit history, believe it will facilitate the approval process. But these buyers may subsequently be shocked to learn that the agent to whom they have given this information actually represents the seller and, even more importantly, has an obligation to disclose this information to the seller."
Real Estate Development