3 Reasons to stay loyal to your listing agent…

Not every house sells in 90 days. And, if you ask top producers, the main reason is the price. Yet, real estate markets are not so simple. Many agents invest thousands of dollars in your listing. If it doesn’t sell, the risk and loss to the agent are high. Whether your house sells or not, is not a reason to let your agent go and try a new one. Here are my thoughts as to why you should stick with your agent.

One: Professional Marketing. Did the agent use professional HD photos? Was the listing posted on the top real estate sites? Were the listing details compelling and accurate? Did the property look good? Many agents cut corners to save money and these short cuts and omissions can reduce exposure and cost you money. Selling property requires good marketing. Your listing does not need to appear in every magazine in town (in fact, print is the last place I would post) but the marketing plan needs to look good and cover the bases.

Two: Regular Reports and Contact. Do you get the “stats” on your listing? How is it doing in regards to page views, internet hits and likes? How has the data changed since the listing start date? How is it tracking now? The best thing about internet marketing is 100% of it is traceable. All clicks lead back to the listing and the “data” does not lie. You NEED this information. It will help you understand if you are priced correctly and if there is buyer action in your area and so much more. You should also get feedback from showings. Some say feedback is not really helpful. The best feedback is an offer of course!

Three: Your agent is full time and active in the area. I live in a unique area. So do you. My neighbour listed their house with an agent from a different town about 30 miles away. Not a long distance but far enough that the agent does not show or sell in our area much, if ever. The house was listed slightly overpriced in a heat of the market last year. A minor adjustment in price and the house could have sold. Instead, more than a year later, it’s sitting there. While I don’t know the seller’s motivation, I see this often. Hiring the local expert and one who works at the profession full-time is always prudent.

Staying loyalty to your full-time agent is the best gift you can give. Working by contingency (getting paid if something happens) is a hard road and many people just can’t handle the ups and downs. Giving your agent an extension, price change or relist is a solid strategy. It shows them that you respect their advice and appreciate their work. At the same time, make sure you are getting the real service you deserve.

D.Desrosiers 2019

Showing Properties…Simple?

Have you ever called your real estate agent to book a showing? Here is what happens.

  1. Your agent contacts the listing agent to make sure the property is not sold.
  2. Your agent sends a formal request to show the property at a set date and time.
  3. The listing agent receives the message and makes a log entry, contacts the seller and waits for approval. If all is good, the showing is confirmed by the listing agent sending a confirmation message back to the buyer’s agent via email and text message.

You simply meet the agent at the listing and are quickly escorted throughout the home. Simple!


What if the seller cannot accommodate the showing as requested? What if there are tenants who do not respond timely to the listing agent’s request. What if the showing is cancelled or delayed by the seller or tenant? And, what happens when the buyer’s agent has lined up two or three showings and now has a gap in the schedule? What if there is a pending offer? What’s the status of the offer? Is the offer in negotiation? What’s the process now?

Booking a showing may seem simple but there is a lot that goes on behind the scenes. In most jurisdictions the timing of offers and showings comes under legal scrutiny should a conflict arise. Agents have specific legal and ethical rules that govern their conduct designed to benefit the public.

Often, these rules and ethics are not crystal clear and agents do their best behind the scenes to ensure fairness. This is one reason why top agents often say such great things about other top agents. A solid transaction always takes two talented agents!

Veteran full-time agents will agree:

  1. Negotiation starts when the showing is booked. Every comment, question and nuance is important should the buyer write an offer later on.
  2. Every showing is important to the seller and to the buyer. If it’s not, don’t book it. Be respectful. You are not buying every house you look at but someone took a lot of time out of their day to prepare the home. Respect.
  3. Feedback is appreciated. What did you like or dislike? This could help the seller in the future. And, more importantly, what did you purchase instead?
  4. Work with a full-time agent. You will notice the difference.

Viewing and screening properties is the most important element in real estate sales. It may seem like a simple appointment but it can lead to a great real estate purchase with the right advice.



Make it a great day!

My life changed when I finally realized that each day when I awake…

1. It’s a miracle to wake up. Not everyone gets to. I have my wits and my hands, feet and legs all seem to be working just fine. Exercising a grateful attitude rather than angst for the day ahead has helped to shape my mood. Not every day is fluffy and bright but I am truly excited for the day ahead.

2. My day will be filled with challenges. I have replaced, “why is this happening to me?”, with “alright, these are my cards, what’s the best hand I can play?”. I am also getting better with leaving past events in the past. It’s not easy to forget the mistakes, fumbles and times when things don’t go my way but waking up with a fresh slate each day is refreshing.

3. The type, quality and value of my challenges will define my life. Speaking with people who seem to be “stuck” in their lives, it’s often easy to see what they are stuck on is low-value issues. What problems am I helping with today? Am I at 30,000 feet or am I stuck in the weeds of anger, frustration with small issues. Is the work I am doing benefiting me and those people around me? When I am at ground level, am I approaching the work with gratitude?

My only task, therefore, becomes, choosing my challenges wisely.


Adviser, Advisor and Master

I just learned that my banker giving me “advice” is not an advisor but rather an adviser. Something to do about licensing. I am not totally sure of the difference but to me, it doesn’t really matter. I know he works for the bank. He is quick, clever and creates solutions for us within his company’s system. We trust him. We also recognize that his loyalty is to his company first. He serves his company as master first, or least he should. We get it. Thankfully, his company has some helpful products and what feel is good service.

But not all consumers are this aware.

When it comes to real estate, finances, wills, estates, car purchases and important life choices, who is your adviser? Does that adviser serve you or another master? How can you be sure the advice you are getting is “truly for your benefit”?

The first answer is, “you can never be sure” but you should take caution to learn the how your advisor gets paid, who and how they are licensed and have open and frank conversations about how advice is delivered and received.

Licensed Fiduciaries in BC are sworn to protect your privacy and act in your best interest at all times.

Lawyers, Doctors, Dentists, Dental Hygienists, Nurses, Notary Public, Real Estate Agents

Non-Fiduciaries Roles:

Bank Employees, Car Dealership Employees, Mortgage Brokers (?), Life Insurance Agents, Financial Planners, Investment Advisers, Hair Dressers, Uncle Joe.





Serving One Master

Matthew 6:24 “No one can serve two masters, since either he will hate one and love the other, or he will be devoted to one and despise the other. You cannot serve both God and money.”

June 15th Real Estate Agents in BC are banned from Limited Dual Agency. It’s an old lesson and it’s time now for agents to understand what this really means.

To me, it’s the goal to avoid conflicts of interest. My interest to support and protect the interests of my client needs to be placed at the forefront of my actions. Yet, real estate is a consumer game. Buying, selling, products, services, features and benefits, and emotions are involved. It’s not so cut a dried as some would like.

Let’s say I work for a developer selling new downtown condo’s and they are selling fast. My mom wants to buy one. Today, based on the rules, I would have to step aside and get my mom and the developer new individual agents. Agents that neither really know. Interesting. I don’t think this serves either of them very well at all. The delay could cost my mom a place to live. Mmmm.

Or, I list a home down the street in my area and my buyer clients whom I have shown many, many properties want to view the property. Technically, I am now in a conflict. And worse, if they want to buy it, I could again be double recused. This one I understand but I still struggle with.

Can agents create a thriving business serving one master? I know we can. But it’s a hard profession to succeed in and perhaps one of the hardest to “make it”. So, next time you meet with your agent, discuss these changes and how you will tackle these issues should you run into them. You will need to be flexible and you may not feel “served” but let’s hope you get the deal!

Don’t call the listing agent!

By now you have read, “Limited Dual Agency is truly limited” and “Let’s party, Ok maybe not…” blogs posted earlier. If you haven’t please click back and have a quick read. Apart from my poor grammar an misdirected humour, the reads are quick and easy.

So, what does “Don’t call the listing agent” mean?

Well, first off you can call the listing agent. He or she can give you factual information on the property. Technically they can even show you the property during an open house. Booking a showing with them is most likely a no-no unless they bring in another agent who is entirely unconnected to the seller. If, during your conversation, you discuss anything personal about you or the seller (motivation, price other than list price, use, dates, desires etc) you will be putting that agent into a conflict of interest. Afterwards, the agent will have to recuse themselves from any dealings with you and the seller, their first client. (See Implied Agency in a week or so on this blog)

Why this change?

Simply put, Real Estate Agents in British Columbia can only serve ONE Master as of June 15th based on the banning of “Limited Dual Agency”. This is a good thing. It’s new, but it’s good. More than 20,000 agents across B.C. are learning the new rules and many of us are spot on yet some are still learning. We will get better at interpreting the rules but for now, it’s a new set of tools.

So, why should you not call the listing agent?

1) The Real Estate Council of B.C. really doesn’t want you to call because of the ban on limited dual agency. It’s a natural by-product of the ban.

2) You are working with an agent you already trust or have an agreement with. Call this agent. He or she can get you all the info you need just as fast and often with more detail and learn motivations and details that will help you make a good choice. Your agent can dig deeper. There maybe a delay, but the seller’s agent will welcome the call and often “hold” the property because they know you are working with a pro.

3) By calling the listing agent, you could inadvertently harm your negotiating position and do yourself a disservice should you choose to place an offer. It’s easy to give away personal details on a call or email and this may harm you later on.

4) The Real Estate Council of B.C. wants you to know that the listing agent serves the seller’s interest only, not yours. The listing agent’s goal is to sell the unit for the highest price, at the best terms and as quickly as possible to benefit the seller. Period. 

5) If you speak directly to the listing agent, you could create a conflict of interest. (See recusal or visit CNN and research Jeff Sessions and Donald Trump… same thing) By virtue of this, if the listing agent has learned anything personal about you, it could hurt your position.

By working closely with your Real Estate Agent, the Real Estate Council of B.C. believes that you will get better protection and better advice. The result moving forward will be better transactions and better results for consumers overall.

Here is what you will get as a client from your agent.


Avoid Conflicts of Interest

Full Disclosure of Relevant Information

Protect Your Confidentiality

Result: Expert Advice – Better Protection of Your Interests.

Dean Desrosiers is a Realtor and Associate Broker who helps people buy and sell houses in the Central Okanagan, British Columbia. He works with clients, not unrepresented parties.

Let’s Party! Ok, maybe not…

As I dropped my daughter off so she could go overnight camping with friends, I realized at my ripe old age, parties are tough on me and take a greater toll on my body. I suspect my daughter will be bright eye and bushy tailed the next day just fine. Me, I require a little more recovery but I still love parties.

However, there is one party you won’t see me get involved in: “Unrepresented Parties”.

BC’s ban on LDA (see my last blog) is accompanied by new real estate agency law. What’s most interesting is that the Real Estate Council of BC is forcing consumers to choose one of two paths: Client or Unrepresented Party.

The Client path looks to be paved with good intentions, loyalty, avoiding conflicts, full disclosure and privacy. Sounds great to me. I honestly feel I have been working this way for 10 years. Not perfectly I am sure, but trying.

And, the Client path sounds even better when you learn more about the Unrepresented Party road. It’s like a bush party gone bad with burning tires, hung over people everywhere and all your private bits out there for everyone to see. You could wake up (from a transaction) and realize you are hung over and your stuff is missing. Have fun getting home!

My practice is and always has been based on working with clients. As such, I will be showing you some new forms and I will need you to sign them. It will be a great experience and I will help you with the biggest financial decision of your life, as client and agent.

If you choose to remain unrepresented, I wish you the very best. I can share facts with you but not advice and remember, anything you say to any agent as an unrepresented party, can and will be used against you in the real estate transaction.

Next up, I will define the true nature of being a Client versus Unrepresented Party.

Limited Dual Agency is truly limited.

June 15, 2018 saw the Real Estate Council of British Columbia overhaul the agency rules affecting more than 20,000 real estate agents in the province. 

At the core is the banning of “limited dual agency” or LDA. LDA is when the real estate agent, with the permission of both the buyer and seller (or sometimes both buyers) in a transaction, agree to let one agent(or team) act as “moderator”.

During the transaction, the LDA agreement allowed the agent to bend his or her fiduciary duty to facilitate the sale. Acting alone and technically working impartially, the agent was able to control the transaction for the benefit of the seller and the buyer. This was the theory.

BC has taken the bold step to ban LDA and it’s exciting.

I am not here to debate the good and bad of LDA. It’s gone and this is fact. It is also fact that sellers and buyers will not fully understand what this ban will mean. Many people will need to rethink the way they approach buying and selling real estate in BC. Some will be happy, some sad and some confused… at first. In time, it is expected that consumers will come to realize the benefits of the new approach.

If you would like to learn more in a hurry, call your agent up for a coffee. There is a four page form they need to share with you. 😉

Keeping busy by standing still

People that perform at a high level share the ability to solve “good” problems. Of course, problem solving is essential for getting things done. Few jobs or projects roll out without a hiccup or two. But ask yourself, what type of problems are you solving; self inflicted ones or those presented to you by others? You may feel that you are an excellent problem solver but if you are solving self-inflicted problems too often, your keeping busy by standing still.