A lot of work is involved in finding and successfully purchasing a home. With our guidance, the process is as efficient as possible and very possibly, fun to boot! We work with clients to stay on track with their particular needs and priorities so that time is spent only on realistic expectations.

You may have heard or read about a major change in the way buyers and Realtors work together. The change went into effect in August 2025. In a nutshell, Buyers will need to sign a contract with their agent before that agent takes them to see any houses. It is called the Buyer Representation and Broker Compensation contract. It is designed to enumerate the tasks that the agent will perform and to indicate how the agent will be compensated for those tasks.

A quick explanation of context may be helpful. Before the rule change, there was no requirement for a buyer and agent to be contractually obligated to one another. Furthermore, when a buyer would ask their agent what their services would cost, the agent could say “nothing. By custom, my fee will be paid by the seller out of their sales proceeds at the close of escrow.” This was the default. Nothing further needed to be said or done.

In contrast, now there is NO default about the buyer’s agent’s commission. The new contract between buyer and agent specifies exactly how much the agent will be paid and by whom. It is still possible that the seller will still agree to pay it. However, the seller is no longer obligated to pay the buyer’s agents commission as the default. The buyer’s purchase offer has to specifically ask for it, and as such, a seller can deny the request. In that event, the buyer would be expected to pay the designated commission as an out-of-pocket closing cost. If the buyer does not have the cash means to do so, the contract provides the ability for the agent to withdraw their representation.

The above is just an abridged version of the new law. We’ll have a more detailed and thorough walk through as part of the process of deciding to work together.

First Step

Assuming your expected purchase will involve a mortgage, we need to validate your buying power by getting you “preapproved” for a loan. This is a no-cost and no-obligation undertaking and we can refer you to an outstanding local loan broker who will analyze your financial data and provide a “pre-approval letter” for a specific mortgage amount and purchase price. This amount is a function of your salary, other income, credit rating, employment history, down-payment, financial assets and liabilities. Once you are “pre-approved” for a specific amount, you have a very accurate assessment of your buying power and can focus your search on properties in your realistic price range.

If you expect to pay “all-cash” for your home, you’ll need to show us (and a seller when an offer is made) “proof of funds”. This could be a screen shot of a bank or brokerage account statement showing liquid funds to cover the purchase price and closing costs (including possibly our fee).

Scouting for Your Home

Thanks to the Internet, a home buyer can efficiently find homes that fit your criteria of location, price and size.  For this search process to yield helpful results, buyers need to do some homework and a lot of clear thinking about what’s truly important to them. Realty Advocates sets you up for success from the very beginning and helps you use your time effectively.

• Online Search: Specify location(s), price, size, and type (single-family detached homes, condos and/or multi-unit properties).

•  Check out the properties in person. Drive by the interesting houses and/or attend weekend Open Houses or weekday Brokers Tours.

• Dig deeper with our help. When you find one or more homes worthy of more serious consideration, call or email us and we’ll arrange a private showing. We’ll analyze the structural condition as well as possible cosmetic upgrades and remodeling considerations. With our extensive background in residential remodeling, we’ll help you budget for simple fixes or major remodels. If, after this visit, the house is still an offer-candidate, we’ll obtain and provide you with the seller’s disclosure packet for review.

• Making an offer. Taking into account all the disclosed conditions, as well as other factors such as the price that similar homes have sold recently and competitive interest, we will map out a recommended offer strategy. We will present your offer, along with your loan pre-approval letter, and wait for news from the seller.

• In Escrow. Once your offer is accepted, we guide you through the process of inspections, loan contingencies and other important details all the way through closing.

Who’s In Charge? You are! Throughout the process, all decisions are up to you – the client. We will consistently give you our best information and recommendations. We will never pressure you to over-ride your own concerns and judgment. With us, you always have the last word.