1. NO GUARANTEE

Avoid agents who do not offer a guarantee
All agents will ask you to sign an agreement before you sell your property. But remember that you are being asked to sign their agreement. Many sellers bitterly regret signing that agreement with the agent. The solution is simple: If they want you to sign your guarantee first just say to the agent,
"I will not sign your agreement untill you sign my guarantee"
And your guarantee is the Real Estate Consumer Protection Guarantee for Home-Sellers, designed following consultation with a legal team and advocates who are committed to increased consumer protection in real estate. Until increased consumer legislation comes into effect, you are welcome to use the Real Estate Consumer Protection Guarantee for Home-Sellers without cost or obligation. This Guarantee can be used with any agent.
The best agents will gladly GUARANTEE their services

2. NOT TRUSTING THE AGENT

If you don't trust the agent, don't hire the agent

A major ingredient in any relationship, buisness or personal, is trust. Before you choose your agent, ask many questions, check references, ask for a guarantee, test their negotiating skills & ask yourself a BIG question: Do i feel comfortable with this person handling the sale of my family home? If your answer is 'no', do not hire the agent. Once you decide on an agent, give the agent your trust & confidence. Do not interfere. Allow the agent to make decisions & get on with the job of finding the right buyer for your home. If, later, you lose your trust, you can dismiss the agent (if you recieved a gurantee). In the meantime, show your trust.
The best agents are worthy of your trust, they wont let you down!

3. ADVERTISING COSTS

Most real estate advertising is a waste of money.
Make sure it is not your money. Many agents advertise to promote themselves, not your home. In the past 20 years, real estate advertising has increased as much as twenty times. In most areas, the number of sales being made today is the same as twenty years ago. Home sellers are often pressured to pay thousands of dollars for advertising. This is a needless expense because very few homes are ever sold because of advertising. The industry is addicted to advertising. There are dozens of advertising awards, yet client satisfaction awards are almost unknown. Mzny agents recieve huge kickbacks from advertisers & this money is seldom passed on to sellers. Many agents raise their profile and their profits at your expense. Do not allow this to happen to you. Never pay money in advance to an agent for advertising. And, DON'T SIGN ANYTHING which asks you to pay for advertising before your property is sold and you are satisfied.

4. DEMANDING ADVERTISING

Advertising will rarely sell your home.
Too often home sellers make the mistake of demanding advertising for their homes. Buyers who want to buy in your area always visit your area before they buy. The area attracts them more than advertising. It is a waste of time, money and energy to place advertisements in publications which reach thousands of people who will not buy in your area. Provided your agen'ts office is open seven days, buyers for your area will be attracted to your agent. The best agents will then qualify the buyers and bring them to your home. That's home most homes are sold.
              If your home is not selling there are usually only two reasons:
              The agent is competent or the price is far too high.
              If you keep advertising it, people will keep wondering what is wrong with it.

5. DEMANDING A HIGH QUOTING AGENT

Some agents tell lies to win your buisness
Be very careful that you do not choose the agent who tells you the biggest lie about the sale price of your property. This is called "buying your buisness". Also, be wary of agents who try to talk you into auction by telling you stories of incredible prices. This is a common trick. If you choose an agent based on the selling price they quote you, you may be badly dissapointed. If you suspect that an agent is attempting to "buy" your buisness with an over estimated sale price estimate, insist they give your their estimate in writing. Insist, also, that they charge you nothing if they sell for less than they price they estimated. This will identify the agents who are enticing you with false quotes

6. SELECTING A CHEAP AGENT

Cheap agents get cheap prices
Be careful choosing an agent based purely on their fees. If agents give their own money away what do you think they will do with your money?! Better to pay an extra one percent for a selling fee than to recieve ten percent less on your selling price. Good negotiators rarely give big discounts on their fees. If they get you the best market price, they are worth a fair fee. Choose an agent who offers a quarantee. If you are not happy, you pay nothing. But remember, ALL fees can be negotiated down, especially if they agent is trying to negotiatie the price down.
"If agents give their own money away what do you think they will do with your money?!

7. NO BUYER RECORDS

The best agents keep detailed records of buyers
Most agents get dozens of enquries from buyers each month. Some get hundreds. Why don't they keep records of these people - names, details & phone numbers? Why don't they keep in contact with the genuine buyers? If they do keep records, why do they want to keep advertising? The answer is simple - self promotion. They call it "profile". Be careful. Most agents advertise different properties to attract the same buyers. Let them waste their money, not yours. When agents keep records of genuine buyers, there is less need for advertising. Ask the agent to explain how advertising can often lower the price of your home.

Many agents keep no buyer records. And then they ask you to pay for advertising to find buyers! Do not pay for the incompetence of any agent. Insist on any agent who keeps detailed and accurate records of genuine buyers. One of these buyers may be perfect for your home

8. OPEN LISTING

The more agents you employ the lower will be your price.
Do not place your home with several agents. You may think this will increase your chance of finding a buyer. But it decreases your chance of getting the highest price. The agents will be in a hurry to sell your home before another agent sells it. The sale will not be important. The price will be forgotten. Buyers shop around. They will use the agent who can obtain your home at the lowest price. Test this yourself. When you see one home with several agents call them and ask them: "What is the lowest price i can pay for that home" You will be told different prices. The agent who suggests the lowest price is the agent who will be most likely to sell your home. The same situation happens with 'multi-list'. Choose one agent, one you like & trust.

9. AUCTION

Auctions give you a lower price.
Auctions are also riddled with deciet. One of the worst deceptions is the "reserve price". Agents will tell you how your home can sell for thousands above reserve. But the reserve is your lowest price! It is the minimum you will accept, under pressure. Auctions are needless pressure. Many buyers who buy at autions openly admit they would have paid more. Don't focus on the lowest you will accept. Focus on the highest you want. Insist on an agent who focuses on a buyer's maximum price not your minimum price. Agents will also tell you that auction prices go up. Do not be tempted. The reason auctions go up in price is simple: they start low! Don't start low. Start high. You always get a much higher price by starting high. If agents were forced by law to guarantee that no home-sellers could lose at auctions, the auction system would cease to exist. Auctions might be best for agent. Be warned: They are not best for you

10. OPEN INSPECTIONS

They are dangerous.
They are an invitation to thieves who will return later. Do not allow anyone into your home unless you have two assurances: 1) They have been identified; 2) They are interested in buying it. It is amazing: a person needs more identification to rent a video than to stroll through a family home! Do you really want dozens of strangers opening your wardrobes and inspecting your private possessions? Insist on your security. Protect yourself, your home and your possessions. 'Sticky beaks' and thieves will not buy your home. Only buyers will buy. Therefore only buyers should inspect. And do not restrict genuine buyers to one of two hours a week. Allow these people inspect anytiime! Be aware that your home may not be insured when you hold an open inspection. The police server would offer you similar advice. Please, never open your home for public inspection.

11. FOR SALE SIGN

No sign can mean no sale.
" The buyers who are most likely to pay the highest price will specifically want your location"
A sign attracts these buyers. It is your 24 hour sales person. Be careful. Some people will knock on your door. Insist they call your agent. Trying to negotiation yourself could cost you thousands of dollars. For Sale Signs also attract other agents, those who are too lazy to find their own homes for sale and those who lack ethics. If other agents apparoach you, send them packing no matter how many times they tell you they have a great buyer. These agents are the worst in the industry. If they will 'steal' other agents' clients they will almost certainly decieve you. Do not speak to the unethical agents who approach you from a For Sale Sign

12. CLOSED AGENT

Closed agents lose buyers.
Make sure the agency you choose is open seven days. Many agents work 'nine to five' and close on Sunday. You need an agent who is available to buyers. Weekends are especially important. You never know when the perfect buyer will come along. And that buyer will buy from the agent who is open. The best agents offer a 7 day service. They are always prepared to work on your behalf.

13. NO NEGOTIATION SKILLS

Poor negotiators will cost you a lot of money.
Negotiation skills are vital to ensuring you get the highest possible price. There are several Principles of Real Estate Negotiation. Ask an agent to quote some to you. You will soon discover who is the best negotiator. A good negotiator can easily create up to an extra ten percent on your selling price. Work it out, it can mean ten thousand dollars. If you have an attractive home you dont need a sales person as much as you need a negotiator: Be very careful: Most agents are poor negotiators. Insist on an agnt who is a skilled negotiator.

14. REVEALING YOUR REASON

Your reason for selling is confidential.
No one other than the agent you trust, should know your reason for selling. If your reason is revealed it can severley hurt your chance of obtaining the highest price. This is especially true if you need to sell by a certain date. If buyers know the reason you are selling it can weaken your negotiating position. Too often, many agents say "Must sell because bought elsewhere/ financial problems/ job transfer." If asked the reason for selling say that you are "re-locating". Dont let the reason you are selling your home be the reason you recieve a lower price. Your reason for selling is confidential.

15. USING A BAIT PRICE

Bait Prices Trap Sellers as well as Buyers.
Never allow an agent to use a low false price to 'bait' buyers. If you use a price range or guide or a 'by negotiation' strategy, you are encouraging buyers to offer you less. Your 'bait' price will 'hook' you more than the buyers! The lowest price the buyers see will become the highest price they want to pay. And never tell anyone the lowest price you will accept because that can quickly become the highest price you will get.

16. OVER CAPITALISING

Many home improvements do not improve your price.
Be careful what you spend on major improvements to your home. What suits you may not suit every buyer. A good example is a swimming pool. It may cost you $25,000. Yet, it is worth nothing to buyers who do not want a pool. Waiting for a buyer with the same taste as you may take years. The main purpose of home improvements is to improve your ejoyment, not to improve your price. You rarely get back more than half the cost of your improvements when you sell. Do not spend large sums on home improvement immediately prior to selling your home.

17. SPARKLE PRESENTATION

Dull homes get dull prices.
Do not confuse improvements with presentation. Make your home sparkle and your price will shine. Pay attention to little things which create a big impression - the front garden and the first appearance of your home. Syand back and look at what buyers will see when they rrive. Cleanliness is vital. One of the most important and most overlooked aspects of selling a home is its smell. Pleasant scents create pleasant moods, whereas bad odours will be an instant repellent to a buyer. A home which sparkles always sells for a higher price.

18. IGNORING EARLY BUISNESS

High prices often come early, Low prices often come late.
Be careful. The buyers you reject when your home is first placed for sale may be the buyers prepared to pay the best price. The number of buyers for your home usually gets lower, not higher, as time goes on. And your price will often get lower too. Agents who say it may take many weeks to find a buyer are admitting that they are inefficient - or they are failing to tell you the truth about the value of your home. They know your home is priced too high & they have to talk you down in price. The purpose of advertisements and massive numbers of inspections in seldom to "search for buyers" - the buyers are already in the area - it's to "condition" you with lots of visible activity. This activity damages the value of your home. It tells buyers that your home is not sold. And homes which are not sold often require a big price reduction to make them sell. Cosider carefully the early offers you recieve. If the early price enables you to achieve your goals, you should consider selling sooner rather than later. How many times do you hear of sellers having their homes for sale for a long time & getting a higher price? Almost never. The highest price comes when your home is fresh, not when its stale. The best agents are those who can find the best buyer willing to pay the best price in the shortest time with the least cost to you.

1. BORROWING

You may borrow too much based on your present situation. You must make allowance for changes in your circumstances in the future. Be especially careful of loans with payments which increase at a later date

2. INCLUSION COSTS

You may spend too much on the purchase price of a home and have insufficient money for your inclusions, improvements or furnishing. There are few things more depressing than having the home you want in the right area and being unable to afford curtains or light fittings. In extreme cases, the cost of the home can seriously hurt your living standards

3. INSTINCT NEGLECT

Dont ignore your ' instincts'. The right home has the right feel , just as the right person has the right feel. No-one should buy a home without having that 'feeling'.

4. INITIAL COSTS

It is easy to grossly underestimate the expense of moving into, and settling into, a new home. When you first move to a home, anything that is going to go wrong, seems to go wrong. Thing which have been working well for years will suddenly break. It is almost as if the act of moving in and out displeases the home! Be prepared for a series of irritating and often costly breakdowns and maintenance work. A new hot water service costs hundreds of dollars. Most buyers fail to anticipate these events.

5. BUY A 'ROGUE' HOME

Be careful you dont buy a 'rogue' home because you overlook something obvious such as noisy neihgbors or smells from factories. You should have at least two inspections at various times - Saturday evenings, early mornings (especially sunday mornings), and during wet weather if possible. You should meet all the neighbours. "Get to know the home before you move in". Be suspicious of any home that has had several owners in a short period.

6. THE FED UP PURCHASE

You may get tired of looking. You may become desperate and buy something which is 'reasonable' rather than something which is suitable. Dont talk yourself into buying something you dont like. This is a decision you can spend years regretting. Be careful to buy what feels right, no matter how long it takes. If you become frustrated, it is better to stop looking for a few weeks rather than buy an unsuitable home out of desperation or frustration. With patience, the 'right' home is always found.

7. RUNNING COSTS

Do not underestimate the continiual expense of owning a home e.g. rates, insurance & maintenance costs. Owning a home can cost far more than renting. First home buyers are particularly susceptible to underestimating the running costs of a family home. Very few homes can be 'maintained' for under $150 a week. Thats $7,800 extra expense per year!

8. MARKET INFLUENCED

Do not be influenced by the market more than your own situation. Waiting for prices to go up or down is to gamble with your familys furute. If you find the home which feels good and you can affrd it, you should rarely let market conditions become a major influencing factor.

9. OVER CAUTIOUS

Buy within your limits, but dont go too far below what you can afford. You may spend several years wishing you had paid a bit extra for a better home. If you can't find a home to suit you, consider a cheaper area. Sometimes you can buy exactly what you want in a neighbouring suburb. Is an address really that important to you?

10. BUY ON PRICE

Do not buy on price more than emotion. The home itself is more important than the price, provided it is within your price range. Some people see the home they really want and if they can't have a big discount they refuse to buy. This is often a big mistake which you may regret bitterly in the future.

11. PROCRASTINATE

You may be tempted to make no decision. You may look for months & years. While you waste money in rent, the prices may rise and you will be left behind. Do not be too demanding & unrealistic. Be pragmatic. Realise that buying something is better than nothing. Home ownership is too important to risk a long delay

12. FRIEND PHOBIA

Do not allow your relatives or friends to make the major decision instead of just giving you advice & opiinions. Relatives & friends do not have the same emotions as you. Friends mean well, but it is unfair to pass the final decision to anyone other than then people who will live in the home. Sometimes it is best to buy a home and inform your friends once the sale is completed.

13. PROFESSIONAL INSPECTIONS

It is important to hire ethical, competent and independant paid professionals to check a home. Be aware that most professional inspectors are trained to find faults. Look at major faults. Do not let the minor faults trouble you too much. Poor guttering is much less of a concern than the poor foundations!

14. BELIEVING THE AGENTS

Agents represent the sellers. Everything they say should be verified, not because the agents will necessarily mislead you, but simply because the agents do not have to live in the property, you do. Agents want to make sales. You want to find the right home. Some agents will attempt to sell a home which is wrong for you. Dont be afraid to question the agents. Don't go to auctions, you will only get your heart broken and your wallett walloped! There is far to much deception with auctions. Inexperienced buyers should avoid auctions