Yes, the broker tours are done in this area. Sometimes though it is not possible to see all the new homes, although, foreseeably the agent would only be viewing new listings that meet the criteria of her buyers.

In CT we have open houses scheduled on specific days of the week, by town. It provides an opportunity for agents and brokers to view a new listing while the listing agent is present. If you do not do this already, I would suggest you try it. I think you'll also find that your buyer open houses will be better populated. Apart from the above two events, it is customary for the buyers' agent to handle the visit, as stated by others before me.

Yes, as long as the house is on lock box the property is generally shown by the buyer's agent. The listing agent just follows up on the appointments for feedback. The buyer's agent just makes an appointment either through the appointment center, office, or sometimes directly through the agent and the she handles the showing. However, there are certain circumstances where the listing agent is present. Generally in homes of higher worth because there may be special features to be pointed out or access to certain areas of the property may require alarm codes, etc. which the owner's may not want to share with buyer's agents. Also in new construction, a lot of times the listing agent is present on the first visit. However, when a property has a showing restriction that the "listing agent must accompany", it often places a hindrence on gaining access to the property which may turn some buyers off. In sum, it makes scheduling an appropriate time more of a hassle. Generally though, even when the listing agent is present, they should give the buyer's agent some space and allow the BA and their client to discuss privately. As a general rule of thumb, I would not expect a listing agent to be present at a showing in the Philly area if the property is priced below 2 million.

Your agent is marketing your property to other agents with buyers. Assuming you have a lock box on the property, the buyers agent will take their client to your home alone. If another agent shows up at your home with a buyer, ask them for their business card. Be sure to let your agent know they came by to take a look.

Showings by a buyers agent are done by that agent. The listing agent will follow up by contacting the agent after the showing. A buyer will feel more free to openly discuss the property without to seller's agent present. In certain circumstances a seller may insist their agent be in the home for showings, but even then they should only be available if questions arise. Mar Shelley-Weaver, Realtor Coldwell Banker Homesale Services Group Lancaster, PA

Diane,
In most cases it is better if the listing agent is not there. It is the norm for them not to be present. Some sellers make special requests to have their listing agent present, however that could limit your homes ablility to be shown. Let me explain further:
If the listing agent is present. I may make the buyers uncomfortable, they may not feel like they can talk freely about their likes and dislikes. You want your potential buyers to feel welcome and comfortable from the minute they walk into your home.

If you require the listing agent to be present it may decrease your showings. Showings will have to be scheduled around your agents availablility and their schedule may not fit into a buyers schedule.

I hope this helps a little. As a seller you can feel a little uneasy about other people walking around in your home. Just remember that they are with another agent. This agent has the responsibility to ensure homes are left the way they were entered.

When an agent takes a listing, most of the time they discuss what happens when the home is going to be shown and what to expect at this time, example: the times to show, what service will be calling you and what numbers to call you should you not be home to let you know someone is coming out to show/what to say or not say if you stay home/whether you should leave your home or just go outside/pets/lock boxes, then your agent will answer any questions/concerns you have regarding the showing. If you request the agent to be there, in my area we have to put this on the mulitple listing service so the agents are aware to make appointment at each parties convienence. On average I do not accompany the other agent, I consider myself a marketing agent and use a 800# with full verbal description of the home, I use a personal website for each of my sellers home, and I use online tours with up to 100 pictures, of the home and community. I put flyers inside with several disk about the property for them as well as a buyers book regarding community newsletters and/or info from seller, HOA info, sellers disclosure, addendums/survey/ utilty statements, maps to take.
On concerns of theft.. Please remember, agents are putting their life at risk if they allow someone they have no knowledge of in their car, we take every measure to assure you we have a bonfide buyer.

Hi - Well there are pros and cons as with everything else in life! If an agent has not seen the home, then it could be beneficial for the listing agent to be there and to walk the agent and his/her prospective buyer through the home..If the agent has already viewed the home then it can be disconcerting/off puting to have the listing agent there... However, many times - depending on the price of the home or just the seller's comfort level, the seller simply might prefer to have the listing agent there ... and if that is the case, then it just must be accepted. However, many times agents will NOT show homes that are hard to gain access to - such as having a listing agent coordinate his/her schedule to be there so sellers should be aware of this prior to making the request! Gay

Mostly, other than a "special situation", including safety or security, the listing agent shouldn't be giving a property tour but rather making contact with the buyer agent afterward the showing to obtain feedback.

However, I also agree with Tom-New York. In the case of a significant property (details, size, or value) the buyers & their agent would benefit from a guided tour and this responsibility may fall on the listing agent.

I think every market is different. In my experience and my area, if I am taking a buyer around to look at homes, neither one of us want the listing agent to be there.

I always get a seller's property disclosure before I take clients out and read the listing sheet. I will talk with the listing agent if there are any questions beforehand. I don't want anyone following us around or trying to "sell" the house to my buyer. I want the buyers to look at and absorb the things that are important to them, but neither I (as a Buyer's Agent) or my buyers - want the seller or the seller's representative at the showing.

Thanks Naima
I was going to tell him the same thing. Tom Your listing agent is responsible to present the home to the showing agent and point out all the features that you want mentioned. It has nothing to do with "seasoning" but rather with listing agent's presentation and professionalism. Buyers agent is there to support their client not your listing.

Tom, in a situation like that, I would recommend that when the listing agent is notified of the scheduled showing, they can call the agent that showed it and they can meet them there and show them all those items that they want highlighted... then let the agent show the house to their buyer alone.

Generally the presence of another agent or even seller can be somewhat annoying to buyers. They do not feel as if they can freely look around, open doors, express their opinions etc.
Another agent might be present if a house is very expansive or has some irreplaceable valuables inside.

As I am learning in another forum, I am considering the sale of my mother's home. It will likely price around 2-3 million and one of my mom's main concerns are the security of the property. She will definitely expect the listing agent or a representative to be present when a buyer is touring. Additionally the home has some very unique features which require pointing out, such as Zuber wall coverings, a "hidden" wet bar, a vault, Swarovski encrusted chandelier, etc. Some of those features may not be apparent to an agent who is not "seasoned" in that price range.

It is very rare that a listing agent is present. Under special circumstances, I have encountered a listing agent who is under strict instructions from the seller to be present for all showings. In these cases where I have been a buyer's agent, my clients have always been uncomfortable and the house was given far less time and attention simply because of the stranger in the room. I understand that under some circumstances, there are very valid reasons why a listing agent might need to be present and I always try to make everyone feel as comfortable as possible when it happens.

Interestingly, I had a problem with this very matter this weekend! It is very uncomfortable for the buyers to have the selling agent or the sellers in the home while the home is being viewed by a potential buyer. My clients felt that they really could not openly discuss the potential changes they would make, their thoughts, their likes or dislikes with one another. This situation then put a bad feeling toward the showing and made my clients feel uncomfortable about the sellers, their Realtor, and the house itself. This is unfortunate as the house was everything they were looking for and in different circumstances they may have actually made an offer but now they have eliminated it due to the "creepy showing"
I strongly urge all my sellers to allow the buyers agent room to show the house on their own. If you are concerned that someone may miss some of the important details about your home I would suggest making a handout or tent cards that show or explain the special features of the home to ensure those ammenities are not overlooked. Another consideration is that the buyers need to see the home as "their new home" they cannot visualize this if they are distracted and constantly directed by a seller or a sellers agent. They need to feel comfortable or they won't even consider the home.

Hi Diane,

I almost every situation I would say no. They, or the seller should not be on hand for the buyers showing. Rarely this is tempered by a seller who is requiring their agent to be available at all showings due to any number of reasons. Usually because they feel that their belongings that may be in the home or the home itself will be better protected. The listing agent, in these scenario's though, should be mindful of their position and tend to stay out of sight, if not outside, and give you and your agent privacy.

Duke

Customerly a seller's agent is not present during a showing unless the seller prefers it (generaly due to different situations such as animals or valuables...) I would prefer not to have a seller's agent during my showings so I can communicate freely with my client. Altough i wouldn't mind the agent's presence at the walk through in case some items are missing or damaged, then i can point it out right away and address it prior to closing!

When representing a buyer, I do not want the seller or the seller's agent there. If they insist, then we might just pass and look at others.

This behavior is not the norm.

Have a serious talk with your agent and have a written list of how they conduct their business, and how they will conduct it with you. Some agents may have a license, but lack the finesse and what I call "broughtupcy"

Broughtupcy, by Trinidad and Tobago definition is defined as "treat other people the way your Mother taught you.... (or should have taught you to), with courtesy and respect....And in the case of being some ones agent, when you represent them you should as a minimum:

1) Be expected to show a client the process....what you will do for them, and how you will do it.
2) Enable to the best of their ability the means and methods to show and sell your property.
3) Be consistent with the manner in which you treat all people, and this includes with respect, not just "Good morning Ma'am," etc..but in your case at least the first time, so you feel at ease about someone representing you the first time around at least the first time, and being there to answer any questions they may have about the home.

Print this out, go to my website and print some more, and then go have that little talk with your agent.

First time or last time... A listing agent shouldn't be present at all. Buyers are not comfortable by having the seller or the listing agent there. They can't comment honestly about the place if there is something negative that turns them off about the place. The listing agent should get the honest feedback from the agent that showed it and pass it on to you.