I’m sure I might be missing a few ;) but here’s a run down of what I do…

Pre-listing activities

1. Make appointment with seller for listing presentation.
2. Send a written or e-mail confirmation of appointment and call to confirm.
3. Review appointment questions.
4. Research all comparable currently listed properties.
5. Find sales activity for past 18 months from MLS and public databases.
6. Research “average days on market” for properties similar in type, price and location.
7. Download and review property tax roll information.
8. Prepare “comparable market analysis” (CMA) to establish market value.
9. Obtain copy of subdivision plat/complex layout.
10. Research property’s ownership and title.
11. Research property’s public record information for lot size and dimensions.
12. Verify legal description.
13. Research property’s land use coding and title restrictions.
14. Research property’s current use and zoning.
15. Verify legal names of owner(s) against title.
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 their impact on market value.
20. Review listing appointment checklist to ensure completion of all tasks.

Listing appointment presentation

21. Give seller an overview of current market conditions and projections.
22. Review agent and company credentials and accomplishments.
23. Present company’s profile and position or “niche” in the marketplace.
24. Present CMA results, including comparables, solds, current listings and expireds.
25. Offer professional pricing strategy based and interpretation of current market conditions.
26. Discuss goals to market effectively.
27. Explain market power and benefits of multiple listing service.
28. Explain market power of Web marketing, IDX, RE/MAX.ca and REALTOR.ca.
29. Describe the work the broker and agent do “behind the scenes” and agent’s availability on weekends.
30. Describe agent’s role in screening qualified buyers to protect against curiosity seekers.
31. Present and discuss strategic master marketing plan.
32. Explain different agency relationships and determine seller’s preference.
33. Review all clauses in listing contract and obtain seller’s signature.

After listing agreement is signed

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 (RPR), if available.
38. Note any and all unrecorded property lines, agreements, easements.
39. Obtain house plans, if applicable and available.
40. Review house plans.
41. Prepare showing instructions for buyers’ agents and agree on showing time restrictions (if applicable) with seller.
42. Obtain current mortgage loan(s) information: companies and account numbers.
43. Verify current loan information.
44. Check assumable loan(s) and any special requirements.
45. Review current appraisal if available.
46. Identify Homeowner Association manager if applicable.
47. Verify Homeowner Association fees–mandatory or optional and current annual fee.
48. Order copy of Homeowner Association bylaws, if applicable.
49. Research electricity availability and supplier’s name and phone number.
50. Calculate average utility usage from last 12 months of bills.
51. Research and verify city sewer/septic tank system.
52. Calculate average water system fees or rates from last 12 months of bills.
53. Or confirm well status, depth and output from Well Report.
54. Research/verify natural gas availability, supplier’s name and phone number.
55. Verify security system, term of service and whether owned or leased.
56. Verify that there is nothing in the home that is not owned outright ie. furnace is leased
57. Verify if seller has transferable Termite Bond.
58. Ascertain need for lead-based paint disclosure.
59. Prepare detailed list of property amenities and assess market impact.
60. Prepare detailed list of property’s “Inclusions with Sale.”
61. Explain how to deal with items of the property that the Seller wishes to exclude for the sale.
62. Complete list of completed repairs and maintenance items.
63. Send “Vacancy Checklist” to seller if property is vacant.
64. Have extra key(s) made for lockbox.
65. Verify if property has rental units involved. And if so:
66. Make copies of all leases for retention in listing file.
67. Verify all rents and deposits.
68. Inform tenants of listing and discuss how showings will be handled.
69. Arrange for yard sign installation.
70. Assist seller with completion of Seller’s Disclosure form.
71. Assist seller with completion of the Listing Contract and any additional forms that are pertinent.
72. Complete “new listing checklist.”
73. Review results of Curb Appeal Assessment with seller and suggest improvements for salability.
74. Review results of Interior Decor Assessment and suggest changes to shorten time on market.
75. Load listing time into transaction management software.
76. Load listing for Pre-listing marketing. aka: Coming Soon

Entering property in MLS database

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. Proofread MLS database listing for accuracy, including property placement in mapping function.
80. Add property to company’s Active Listings.
81. Provide seller with signed copies of Listing Agreement and MLS Profile Data Form within 48 hours.
82. Take more photos for upload into MLS and use in flyers. Discuss efficacy of panoramic photography.
83. Upload all pertinent paperwork required by the local board that is uploaded into the MLS ie. property measurement

Marketing the listing

84. Create print and Internet ads.
85. Coordinate showings with owners, tenants and other agents. Return all calls–weekends included.
86. Install electronic lockbox.
87. Set-up clients on the auto-response for showing requests, if applicable.
88. Prepare mailing and contact list.
89. Generate mail-merge letters to contact list.
90. Order “Just Listed” cards.
91. Prepare flyers and feedback forms including auto-generated feedback form for Agents viewing the property.
92. Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability.
93. Prepare property marketing brochure.
94. Arrange for printing or copying of supply of marketing brochures or flyers.
95. Upload listing to company and agent Internet sites.
96. Mail “Just Listed” notice to all neighborhood residents.
97. Provide marketing data to buyers from international relocation networks.
98. Provide marketing data to buyers coming from referral network.
99. “Special Feature” cards from marketing, if applicable.
100. Submit ads to company’s participating Internet real estate sites.
101. Convey price changes promptly to all Internet groups.
102. Reprint/supply brochures promptly as needed.
103. Send feedback forms to buyers’ agents after showings and follow-up with them.
104. Review weekly Market Study.
105. Discuss feedback from showing agents with seller to determine if changes will accelerate the sale.
106. Provide regular calls/emails/texts to seller to discuss marketing and pricing. Based on the Seller’s preference of method and frequency.
107. Promptly enter price changes in MLS listings database.

The offer and the contract

108. Receive and review all Offer to Purchase contracts submitted by buyers or buyers’ agents.
109. Evaluate offer(s) and prepare “net sheet” on each for owner to compare.
110. Counsel seller on offers. Explain merits and weakness of each component of each offer.
111. Contact buyers’ agents to review buyer’s qualifications and discuss offer.
112. Contact other buyer’s agents who have interest in the property to confirm if their clients have interest in the property-subject to Seller’s wishes.
113. Deliver Seller’s Disclosure to buyer’s agent or buyer upon request and prior to offer if possible.
114. Confirm buyer is pre-qualified with agent and discuss financing terms for approval.
115. Negotiate all offers on seller’s behalf, setting time limit for all conditions and closing date.
116. Prepare and convey any counteroffers, acceptance or amendments to buyer’s agent.
117. Send copies of contract and all addendums to closing attorney, if applicable.
118. When Offer-to-Purchase contract is accepted and signed by seller, deliver to buyer’s agent.
119. Record when Buyer’s Agent has delivered the deposit cheque that is deposited into the Seller’s Brokerage Trust account.
120. Discuss and sign “Conditional Offer Disclosure” form with seller and explain the pros and cons to each option.
121. Deliver copies of fully signed Offer to Purchase contract to sellers.
122. Deliver copies of Offer to Purchase contract to selling agent’s brokerage.
123. Deliver copies of Offer to Purchase contract to lender, if applicable.
124. Provide copies of signed Offer to Purchase contract to the converyancing department.
125. Advise seller in handling additional offers to purchase submitted between contract and closing.
126. Change MLS status, if applicable.
127. Update transaction management program to show “Sale Pending.”

Tracking the loan process

128. Remain in contact with the buyers agent to ensure finance condition are handled smoothly.
129. Arrange a Bank Appraisal appointment, if applicable.
130. Contact buyers agent regularly to ensure buyers financing is on track.
131. Relay final approval of finance condition and send signed waiver to seller.
132. Send signed finance condition waiver to conveyancing. If applicable, to sellers lawyer and bank.

Home inspection

133. Remain in contact with the buyers agent to ensure home inspection condition are handled smoothly.
134. Coordinate with buyers agent for a professional home inspection and agrange with seller.
135. Review home inspector’s report, if applicable.
136. Enter completion into transaction management tracking software program.
137. Ensure seller’s compliance with home inspection clause requirements, if applicable.
138. Assist seller with identifying and negotiating with trustworthy contractors for required repairs, if applicable.
139. Negotiate payment and oversee completion of all required repairs on seller’s behalf, if needed.
140. Make sure contract is signed by all parties.
141. Coordinate closing process with buyer’s agent and lender.

Closing and Preperation Duties

142. Update closing forms and files.
143. Ensure all parties have all forms and information needed to close the sale.
144. Confirm how keys will be released after notification from sellers lawyer
145. Confirm closing date and time and notify all parties.
146. Solve any title problems (boundary disputes, easements, etc.) or in obtaining death certificates.
147. Work with buyer’s agent in scheduling and conducting buyer’s final walkthrough prior to closing.
148. Provide “Home Owners Warranty” at closing, if applicable.
149. Coordinate closing with seller’s next purchase, resolving timing issues.
150. Have a “no surprises” closing so that seller receives a net proceeds check at closing.
151. Refer sellers to one of the best agents at their destination, if applicable.
152. Change MLS status to Sold. Enter sale date, price, selling broker and agent’s ID numbers, etc.
153. Close out listing in transaction management program.
154. Barring any last-minute issues, the closing happens, papers are signed, and the deal is completed-Time to Celebrate with the sellers!

Follow-up after closing

155. Answer questions about filing claims with Homeowner Warranty company, if requested.
156. Attempt to clarify and resolve any repair conflicts if buyer is dissatisfied.
157. Respond to any follow-up calls and provide any additional information required from office files.