Debbie Bachmann
Fire Your Agent

You Can Fire Your Realtor!

Most homeowners think that when they sign into a contract with a Realtor they are bound to it. We've heard
countless stories of Realtors just taking a property listing, putting it on the MLS (Multiple Listing Service), and
hoping for the best. A resulting sale is very rare in today's market, unless a property is way under FMV (Fair Market

Remember: it's your property, and you deserve the best quality in the sale of it. Before you sign anything, make sure
there is a right to cancel the contract under non-performance circumstances clause.

Your house is a large investment that should be taken seriously. We always tell our clients, "If you're not happy with
our performance, fire us," because in reality, you're hiring us when The Bachmann Realty Group lists your property.
Contact us now. The Bachmann Realty Group will be glad to guide you. Our consulting services are free to you and
there is no obligation at
(208) 695-9102 or

                      How to Fire Your Real Estate Agent!

Nobody likes to talk about actually "firing" somebody, but sometimes you're just not happy with the service you're
receiving and you need to part ways. However, when it comes to your real estate agent, before you evoke Donald
Trump and yell, "You're fired!" there are some rules of etiquette, as well as some legal technicalities that you need to
consider before cutting them loose.

The first thing that needs to be determined is whether or not you've signed a contract. If your agent has listed your
home for sale, you probably do have a contract. You probably sat down with them and discussed things like
commission, list price and marketing strategies for selling your home. And, at the end of the meeting, you most likely
signed a contract, authorizing your agent to represent you for a specified length of time. If this is the case, you need
to sit down and review your contract, as each one varies slightly. Some contracts will be able to be broken, in writing,
by either party; however a commission may still be due to the agent if you sell the home within a certain number of
days. Other times, the contract may not be broken until after a specific date. And so, before you fire your real estate
agent, it's crucial that you read the fine print on the contract you've signed.

If you are a buyer, there is a 50/50 or greater chance that you've signed a Buyer's Agency Agreement or similar
contract. Such contracts typically protect both parties; the agent promises to find the buyer a home with due
diligence and honest and trustworthy dealings, and the buyer, in turn, promises to buy any homes that the agent
shows to them through that particular agent-as opposed to cutting them out of the deal. This prevents buyers from
using another agent at the last minute (after the first agent has done all of the work) or from somehow working a
behind-the-scenes deal with a seller, without agent representation. Again, it's possible that if you have a signed
Buyer's Agency Agreement that it can be broken in writing. However, read the fine print to be sure.

The key when considering whether to terminate your real estate agent is first determining whether or not it's even
legal or ethical to do so. If you're a buyer who simply wants to purchase a home without your agent's help, either
because you believe you'll get a better deal, or have been wooed by another realtor -- or if you're a seller who has
suddenly decided you'd rather do a back-door, one-on-one deal with a buyer -- then it's probably not possible, nor
ethical, to fire your real estate agent. However, if you're a buyer or seller who has a personality conflict with your real
estate agent, or simply aren't happy with their services, then by all means discuss it with your real estate agent and
terminate your working relationship.

In the end, most conflicts can be settled simply by talking with your real estate agent. It's possible that the negative
feelings can be remedied with conversation and understanding. However, if the situation is really that bad, they will
probably also feel that ending the relationship or terminating the contract is the best thing to do. And it's likely that
the two of you will be able to fire each other as appropriately as possible.

Simply request termination of the contract with the Realtor. If the Realtor refuses, request termination with the
Broker (the real estate company) of the Realtor you are working with. If the Broker refuses, request termination with
the state association. Most Realtors will allow termination of a contract for valid reasons. Sometimes the process of
selling a home may not have been clearly explained in the beginning by the Realtor you selected. Sometimes the
seller comes to the table expecting too much from the Realtor depending on the product to sell or current market
conditions. Both you and your Realtor will need to execute a termination agreement.

Again, it is worth repeating: if you are unsatisfied with the service you're getting, the first step is to call the agent and
state your concerns. As a seller, ask to see what's been done to sell your house, how many showings they've had,
what the buyer comments have been, and if they have any recommendations on price, minor repairs, etc. Tell the
agent that you expect some showings, or in a slow market, good communication. If your agent is not available or
refuses to return your call -- go to the Broker of the firm.

Then, give them a week to get on track. If you're still unhappy, call back and tell them you are cancelling the listing
and you'll be in to pick up their signed release. This is an important point. Do not withdraw your listing, because that
signifies that the house is merely going off the market. If you list it elsewhere, you will still be bound to paying a
commission if the purchase agreement happens prior to the last day of their listing.

If the broker refuses to let you out of the contract and you feel you have good cause to cancel, call your state Board
of Realtors. They should be able to help you without you needing to pay an attorney. A listing IS a binding contract,
but if one party refuses to act in good faith, the other one does have a right to break the contract.

The two most important points to remember are the words "cancel" and the "signed release." Without those, you
could end up paying a DOUBLE commission. And nobody wants to pay someone for not giving service.

One last word: don't try to fire your Realtor if they've been giving service but you happen to stumble over a buyer on
your own. It's dishonest, unethical, and the money you save isn't worth the price of knowing you've acted illegally and

Contact us now. The Bachmann Realty Group will be glad to guide you. Our consulting services are free to you and
there is no obligation at
(208) 695-9102 or

                     How Do You Know When It's Time to Say Goodbye?

The best thing you can do for yourself (and for others) is to end a relationship before it escalates to the point where
you want to hurt each other.

If you're a client who is unhappy with your agent, your entire home selling / buying experience -- which should be a
pleasant and happy time for you -- will be affected by this negative attitude. You will probably need to fire your agent.

If you're an agent ticked at a client, you're wasting time and blowing energy that could be channeled into more
profitable ventures. In other words, you probably need to fire your client.

Here are some of the signs telling you that it's time to call it quits:

* Both of you disagree, are at opposite ends of the spectrum and will never see eye-to-eye.
* When you talk about the situation, your voice rises a notch or two in volume.
* Unflattering adjectives precede the person's name every time you talk about them.
* Irrational thought processes begin to cloud your judgment.
* You've made repeated requests that are ignored by the other party.
* When the person's name/number shows up on cell phone, you send the call to voice mail.

How do agents and clients reach the boiling point? It can happen to anybody. Say, the market changes. Prices start to
fall, and an agent calls her client to let them know the price they thought they could get is no longer viable. She
advises them to lower the price and provides them with recent comparable sales and market trend statistics to
validate her advice. But the client, for example says, "I don't agree; my husband has done research on the Internet.
We can get our price."

* The agent, realizing the client has no basis nor professional background for their convictions,   
is probably frustrated because the client cannot substantiate their position.
* The client, on the other hand, obviously does not trust nor rely on the agent's advice and may
wonder why they hired the agent in the first place. They may think the agent is just looking for a
fast sale at their expense.
* The end result is the client is not going to sell; the agent is not going to get paid. Nobody will
win, and it's time to end the association.

Communication Issues: the single most commonly heard complaint that clients voice about their agents is
dissatisfaction with communication. Some say it's the client's fault for not establishing preferred methods of
communication upfront, and others say it is the agent's responsibility to ask the client what is expected of the agent.
The Bachmann Realty Group believes the agent should determine the policy and then adhere to it. It can be very
irritating to work with an agent who doesn't promptly respond to voice mails, text messages or e-mails. If that
happens to you, it might be time to fire the agent and hire somebody else.

How to cancel agreements and contracts: you've determined that you're fed up and want out. How do you do it? Legal
issues aside, The Pepper Group Diversified Real Estate Company is not a law firm and cannot give legal advice, the
best way is by mutual consent. Do not enter into a contract in the first place if the other party will not mutually agree
to a release if requested.

                             Canceling listing agreements:

* Ask the agent to cancel the listing. Be aware that Exclusive Right-to-Sell listings contain a  
safety or protection clause.
* If the agent refuses, call the agent's broker and request a cancellation.
* If the broker refuses, contact your state Board of Realtors.
* If there are no workable solutions, call a real estate lawyer for termination assistance, but first
tell the broker of your intentions to do so. Sometimes that's enough to get a release
* Ask your agent to give you a form called "Termination of Buyer Agency." It will cancel oral or
written agency agreements.

Unless you already know the best professional to help you don't accept just anyone. It bothers us greatly when
people get mediocre service, lose money and/or get into legal problems. Contact us now. The Bachmann Realty
Group will be glad to guide you. Our consulting services are free to you and there is no obligation at
(208) 695-9102
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