Buyer Tips: 6 Reasons for buyers to hire an agent (or what the listing agent won't tell you)

Remember spring?

In New York State, it is usually assumed that a real estate agent represents the seller, unless the buyer hires an agent to represent them - a buyer agent. What does this mean to you, the buyer, and why should you do it? You're a savvy internet user, and get open house alerts from Zillow or your local MLS, right? You have mobile apps that instantly send you the selling information of any sign you pass? Won't you get a better 'deal' with the listing agent?  (The short answer is no - they work for the seller, and it is their job to get the highest price for the house!).

What can hiring an agent do for you that you can't do for yourself? (By the way, in most cases, this is absolutely free to you, the buyer!).

1. Represent your interests with undivided loyalty. When I show you a house working for the seller, I am obligated (by law) to try to get you to buy THAT house at THAT price. My role as a buyer's agent is to provide advice, expertise, information and counseling, not to SELL you any particular house.

2. Do a market analysis of recent comparable sales to help you reach an appropriate offering price. A realtor normally does a comparative market analysis for prospective sellers to show them what is available, under contract and recently sold for similar homes in their area.  This is a large factor in determining the listing price.  A buyer agent can and should do a similar analysis for you to help you get the best home for the best price.

3. Pull public records to find out about any underlying issues with certificates of occupancy, municipalities, building departments, etc., to make sure that you are making a sound purchase. Better to find out as much as you can before contracts are signed, or before you pay for an engineering inspection.

4. Point out both the strengths AND weaknesses of a prospective purchase. A realtor notices things that you may not, especially if you are in love with the home. That slight discoloration on a ceiling might signal leaking from a bathroom above, but a crack in the sheet rock in a newer home that concerns you may just be the normal settling newer homes can go through.

5. Put your money to work for you. While legally, all brokers work for the seller unless there is a buyer-broker contract in place because the seller 'pays' the commission, in reality, who is it who brings the money to the transaction? The buyer! One way or another, the commission comes from the proceeds of the transaction, which is brought by the buyer. So would you rather pay someone to represent you, or pay someone to represent the seller?

Click here for my latest East End Market Report ( 2/15/15 - 2/28/15)

Let the Buyer Beware (Caveat Emptor) - Hiring a Home Inspector

When you buy a home, you need to know exactly what you’re buying. Imagine how frustrated you’d be to find out that the hot water heater wasn’t working—in the middle of a shower! This is why you should have a home inspection before you buy your home (and in fact, many banks require it before they will grant you a mortgage). A home inspection is an important part of buying your home. Your agent can provide you a list of local inspectors, but before you hire one, ask candidates a few questions to make sure you hire a trustworthy inspector.

1. What does your inspection cover? Not all inspections are the same. Ask for copies of previous home inspections so you can see exactly what they will check inside the home. If you are concerned about something specific, like a leaky faucet in the bathroom, mention that to the inspector so they can check it out. 
2. Can they also do termite and pest inspection, or do they work with a sub-contractor? Some home inspectors are also licensed to do termite and pest inspections. Be sure to ask if they can do this, and if so, what the add-on cost will be, and if not, if they have a pest inspector they work with or can recommend.
3. Are you licensed or certified? If you live in a state that licenses home inspectors, ask to see their license. At the very least, choose a home inspector who belongs to a home inspection association. This shows a level of professionalism and education that you can trust.
4. What kind of report will you give me? You should expect a written report detailing what the inspector found. Most inspectors will give you a typed report within a week of the inspection. Make sure the inspector will be available to explain anything on the report that doesn’t make sense to you.
5. Will I be able to attend the inspection? If the inspector refuses to let you be present during the home inspection, find someone else. This is your chance to know exactly what you are buying and what potential repairs you or the seller will have to make.

As your real estate agent, I can guide you through the property buying process. Let me help you find your new North Fork home or business. Contact me today at with any questions you may have, or to begin the process of buying or selling a home.