Hire a Professional Real Estate Agent

It is important to understand that not every real estate agent or broker is a REALTOR®. That term and the familiar Block "R" logo are trademarked by the National Association of REALTOR® and can only be used by those who are REALTOR® members through their local association of REALTORS®.

A qualified, competent real estate agent will help you navigate the myriad of decisions that arise when buying and selling a home. An agent provides value to the homeowner in many ways:  

• Pays for all marketing and advertising costs.
• Adds experience and expertise in all aspects of the sales process including marketing, financing, negotiations and more. 
• Handles all showings.
• Brings a network of known, trusted real estate professionals. If your agent doesn't have the answer, he or she likely knows someone who does.
• Always has your interests in mind so you always have someone on your side.
• Can handle and advise on all price and contract negotiations.
• Provides you with all the possible options and opportunities without holding back.
• Gives an unbiased, realistic view of your home and your options. Unlike buyers and sellers, an agent has no emotional attachment to property.
• Has the knowledge to help you ask the right questions.
• Being a third party, potential buyers are more likely to tell your agent the truth about your home, even if it is unflattering. This objective viewpoint will help you make the necessary changes to get your home sold.
• Your time is valuable. A real estate agent allows you to spend your time how you want.

The critical role of the Realtor®

The following is a list of nearly 180 typical actions that are stages in a successful real estate transaction that are normally provided by a full-service real estate.  These actions reflect the level of skill, knowledge and attention to detail required in o successful real estate transactions. These steps are a key answer to:  Why Use A Realtor®?

Pre-Listing Activities

1. Make appointment with seller for listing presentation.
2. Send seller a written or e-mail confirmation of listing appointment and call to confirm.
3. Review pre-appointment questions.
4. Research all comparable currently listed properties.
5. Research sales activity for past 18 months from MLS and public records databases.
6. Research "Average Days on Market" for this property of this type, price range and location.
7. Download and review property tax roll information.
8. Prepare "Comparable Market Analysis(CMA) to establish fair market value.
9. Obtain copy of subdivision plat/complex lay-out.
10. Research property's ownership and deed type.
11. Research property's public record information for lot size and dimensions.
12. Research and verify legal description.
13. Research property's land use coding and deed restrictions.
14. Research property's current use and zonings.
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 and explain impact of schools on market value.
20. Review listing appointment checklist to ensure all steps and actions have been completed.
21. Give seller an overview of of current market conditions and projections.
22. Review agent's and company's credentials and accomplishments in the market.
23. Present company's profile and position or "niche" in the market.
24. Present CMA results to seller including Comparables, Solds, Current Listings and Expireds.
25. Offer pricing strategy based on professional judgment and interpretations of current market conditions.
26. Discuss Goals with Seller to Market Effectively.
27. Explain market power and benefits of Multiple Listing Service.
28. Explain market power of web marketing, IDX and REALTOR.COM.
29. Explain the work the brokerage and agent do "behind the scenes" and agent's availability on weekends.
30. Explain agent's role in taking calls to screen for qualified buyers and protect seller from curiosity seekers.
31. Present and discuss strategic master marketing plan.
32. Explain different agency relationships and determine seller's preference.
33. Review and explain all clauses in Listing Contract and Addendum and obtain seller's signature.
34. Review current title information.
35. Measure overall and heated square footage.
36. Measure interior room sizes.
37. Confirm lot size via owner's copy of certified survey, if available.
38. Note any and all unrecorded property loines agreements, easements.
39. Obtain house plans, if applicable and available.
40. Review house plans and make copy.
41. Order plat map for retention in property's listing file.
42. Prepare showing instructions for buyer's agents and agree on showing time window with seller.
43. Obtain current mortgage loan(s) information, companies and loan 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 available.
49. Verify Home Owner Association Fees with manager - mandatory or optional and current annual fee.
50. Order copy of Homeowner Association bylaws if applicable.
51. Research electricity availability and supplier's name and phone number.
52. Calculate average utility usage from last 12 months of bills.
53. Research and verify city sewer/septic tank system.
54. Water System.  Calculate average water fees or rates from last 12 months of bills.
55. Well Water - Confirm well status, depth and output from Well Report.
56. Natural Gas - Research/verify availability and supplier's name and phone number.
57. Verify security system, current term jof 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 and assess market impact.
61. Prepare detailed list of property's inclusions and "Conveyances with Sale"
62. Compile list of completed repairs and maintenance items
63. Send "Vacancy Checklist" to seller if property is vacant.
64. Explain benefits of Home Owner Warranty to seller
65. Assist sellers with completion and submission of Home Owner Warranty Application.
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 units 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 showing will be handled
72. Arrange for installation of yard sign.
73. "New Listing Checklist" Completed Assist seller with completion of Seller's Disclosure form
74.  Review results of Curb Appeal Assessment with seller and provide suggestions to improve salability.
75. Review results of Interior Decor Assessment and suggest changes to shorten time on market.
76. Load listing into transaction management software program.
77. Prepare MLS Profile Sheet - agent is responsible for "quality control" and accuracy of listing data.
78. Enter property data from Profile Sheet into MLS Listing Database.
79. Proof read MLS database listing for accuracy - including proper placement in mapping functions.
80. Add property to company's Active Listing list.
81. Provide seller with signed copies of Listing Agreement and MLS Profile Sheet Data Form within 48 hours.
82. Take additional photos for upload into MLS and use in flyers.  Discuss efficacy of panoramic photography.
83. Create print and internet ads with seller's input.
84. Coordinate showings with owners, tenants, and other REALTORS® Return all calls - weekends included.
85. Install electronic lock box if authorized by owner.  Program with agreed-upon showing time windows.
86. Prepare mailing and contact list.
87. Generate mail-merge letters to contact list.
88. Order "Just Listed" labels and reports.
89. Prepare flyers and feedback faxes.
90. Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions, and availability.
91. Prepare property marketing brochure for seller's review.
92. Arrange for printing or copying of supply of marketing brochures or fliers.
93. Place marketing brochures in all company agent mail boxes.
94. Upload listing to company and agent Internet site if applicable.
95. Mail out "Just Listed" notice to all neighborhood residents.
96. Advise Network Referral Program of listing.
97. Provide marketing data to buyers coming through international relocation networks.
98. Provide marketing data to buyers coming from referral network
99. Provide "Special Feature" cards for marketing, if applicable
100. Submit ads to company's participating Internet real estate sites
101. Price changes conveyed promptly to all Internet groups
102. Reprint/supply brochures promptly as needed
103. Loan information reviewed and updated in MLS as required
104. Feedback e-mails/faxes sent to buyers' agents after showings
105. Review weekly Market Study
106. Discuss feedback from showing agents with seller to determine if changes will accelerate the sale
107. Place regular update calls to seller to discuss marketing and pricing
108. Promptly enter price changes in MLS listing database.
109. Receive and review all Offer to Purchase contracts submitted by buyers or buyers' agents
110. Evaluate offer(s) and prepare a "net sheet" on each for the owner for comparison purposes
111. Counsel seller on offers.  Explain merits and weakness of each component of each offer
112. Contact buyer's agents to review buyer's qualifications and discuss offer
113. Fax/deliver Seller's Disclosure to buyer's agent or buyer upon request and prior to offer if possible
114. Confirm buyer is pre-qualified by calling Loan Officer
115. Obtain pre-qualification letter on buyer from Loan Officer
116. Negotiate all offers on seller's behalf, setting time limit for loan approval and closing date.
117. Prepare and convey any counteroffers, acceptance or amendments to buyer's agent
118. Fax copies of contract and all addendums to closing attorney or title company
119. When Offer to Purchase Contract is accepted and signed by seller, deliver to buyer's agent
120. Record and promptly deposit buyer's earnest money in escrow account
121. Disseminate "Under-Contract showing Restrictions" as seller requersts
122. Deliver copies of fully signed Offer to Purchase contract to Selling Agent
123. Fax copies of Offer to Purchase contract to Lender
124. Provide copies of signed Offer to Purchase contract for office file
125. Advise seller in handling additional offers to purchase submitted between contract and closing
126. Change status in MLS to "Sale Pending"
127. Review buyer's credit report results - Advise seller of worst and best case scenarios
128. Assist buyer with obtaining financing, if applicable and follow-up as necessary
129. Coordinate with lender on discount Points being locked in with dates
130. Deliver unrecorded property information to buyer
131. Order septic system inspection, if applicable
132. Receive and review septic system inspection report and access any possible impact on sale
133. Deliver copy of septic system inspection report to lender and buyer
134. Deliver well flow Test Report copies to lender and buyer and property listing file
135. Verify termite inspection ordered
136. Verify mold inspection ordered, if required.
137. Confirm verifications of Deposit and Buyer's Employment have been returned
138. Follow Loan Processing Through to the Underwriter
139. Add lender and other vendors to transaction management program so agents, buyer and seller can track progress of sale
140. Contact lender weekly to ensure processing is on track
141. Relay final approval of buyer's loan application to selleer
142. Coordinate buyer's professional home inspection with seller
143. Review home inspector's report
144. Enter completion into transaction management tracking software program
145. Enter seller's responsibilities with respect to loan limits and interpret any clauses in the contract.
146. Ensure seller's compliance with Home Inspection Clause requirements
147. Recommend or assist seller with identifying and negotiating with trustworthy contractors to perform any required repairs
148. Negotiate payment and oversee completion of all required repairs on seller's behalf, if needed
149. Schedule appraisal
150. Provide comparable sales used in market pricing to Appraiser
151. Follow-Up on Appraisal
152. Assist seller in questioning appraisal report if it seems to low.
153. Contract is signed by all parties
154. Coordinate closing process with buyer's agent and lender
155. Update closing forms and files
156. Ensure all parties have all forms and information needed to close the sale
157. Select location where closing will be held
158. Confirm closing date and time and notify all parties
159. Assist in solving any title problems (boundary disputes, easements, etc) or in obtaining Death Certificates
160. work with buyer's agent in scheduling and conduction buyer's Final Walk-Thru prior to closing
161. Research all tax, HOA, utility and other applicable prorations
162. Request final closing figures from closing agent (attorney or title company)
163. Receive and carefully review closing figures to ensure accuracy of preparation
164. Forward verified closing figures to buyer's agent
165. Confirm buyer and buyer's agent have received title insurance commitment
166. Provide "Home Owners Warranty" for availability at closing
167. Review all closing documents carefully for errors
168. Forward closing documents to absentee seller as requested
169. Review documents with closing agent (attorney)
170. Provide earnest money deposit check from escrow account to closing agent
171. Coordinate this closing with seller's next purchase and resolve any timing problems
172. Have a "no surprises" closing so that seller receives a net proceeds check at closing
173. Refer sellers to one of the best agents at their destination, if applicable
174. Change MLS status to Sold.  Enter sale date, price, selling broker and agent's ID numbers, etc
175. Close out listing in transaction management program
176. Answer questions about filing claims with Home Owner Warranty company if requested
177. Attempt to clarify and resolve any conflicts about repairs if buyer is not satisfied
178. Respond to any follow-on calls and provide any additional information require from office files

Ron Gorman, Realtor Coldwell Banker Gundaker St. Louis Office 4320 Hampton Ave  St. Louis, MO  63109 Office: (314) 351-6005 Cell: (314) 570-5125 Fax: (314) 667-3016 Contact Me