Nearly 200 Ways REALTORs® Help YOU

Pre-Listing Activities

  1. Make appointment with seller for listing presentation
  2. Send seller a written or e-mail confirmation of listing appointment and call to confirm
  3. Review pre-appointment questions
  4. Research all comparable currently listed properties
  5. Research sales activity for past 18 months from MLS and public records databases
  6. Research “Average Days on Market” for this property of this type, price range and location
  7. Download and review property tax roll information
  8. Prepare “Comparable Market Analysis” (CMA) to establish fair market value
  9. Obtain copy of subdivision plat/complex lay-out
  10. Research property’s ownership & deed type
  11. Research property’s public record information for lot size & dimensions
  12. Research and verify legal description
  13. Research property’s land use coding and deed restrictions
  14. Research property’s current use and zoning
  15. Verify legal names of owner(s) in county’s public property records
  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 impact of schools on market value
  20. Review listing appointment checklist to ensure all steps and actions have been completed

Listing Appointment Presentation

  1. Give seller an overview of current market conditions and projections
  2. Review agent’s and company’s credentials and accomplishments in the market
  3. Present company’s profile and position or “niche” in the marketplace
  4. Present CMA Results To Seller, including Comparables, Solds, Current Listings & Expireds
  5. Offer pricing strategy based on professional judgment and interpretation of current market conditions
  6. Discuss Goals With Seller To Market Effectively
  7. Explain market power and benefits of Multiple Listing Service
  8. Explain market power of web marketing, IDX and REALTOR.com
  9. Explain the work the brokerage and agent do “behind the scenes” and agent’s availability on weekends
  10. Explain agent’s role in taking calls to screen for qualified buyers and protect seller from curiosity seekers
  11. Present and discuss strategic master marketing plan
  12. Explain different agency relationships and determine seller’s preference
  13. Review and explain all clauses in Listing Contract & Addendum and obtain seller’s signature Once Property is Under Listing Agreement
  14. Review current title information
  15. Measure overall and heated square footage
  16. Measure interior room sizes
  17. Confirm lot size via owner’s copy of certified survey, if available
  18. Note any and all unrecorded property lines, agreements, easements
    Obtain house plans, if applicable and available
  19. Review house plans and make copy
  20. Order plat map for retention in property’s listing file
  21. Prepare showing instructions for buyers’ agents and agree on showing time window with seller
  22. Obtain current mortgage loan(s) information: companies and & loan account numbers
  23. Verify current loan information with lender(s)
  24. Check assumability of loan(s) and any special requirements
  25. Discuss possible buyer financing alternatives and options with seller
  26. Review current appraisal if available
  27. Identify Home Owner Association manager if applicable
  28. Verify Home Owner Association Fees with manager – mandatory or optional and current annual fee
  29. Order copy of Homeowner Association bylaws, if applicable
  30. Research electricity availability and supplier’s name and phone number
  31. Calculate average utility usage from last 12 months of bills
  32. Research and verify city sewer/septic tank system
  33. Water System: Calculate average water fees or rates from last 12 months of bills )
  34. Well Water: Confirm well status, depth and output from Well Report
  35. Natural Gas: Research/verify availability and supplier’s name and phone number
  36. Verify security system, current term of service and whether owned or leased
  37. Verify if seller has transferable Termite Bond
  38. Ascertain need for lead-based paint disclosure
  39. Prepare detailed list of property amenities and assess market impact
  40. Prepare detailed list of property’s “Inclusions & Conveyances with Sale”
  41. Compile list of completed repairs and maintenance items
  42. Send “Vacancy Checklist” to seller if property is vacant
  43. Explain benefits of Home Owner Warranty to seller
  44. Assist sellers with completion and submission of Home Owner Warranty Application
  45. When received, place Home Owner Warranty in property file for conveyance at time of sale
  46. Have extra key made for lockbox
  47. Verify if property has rental units involved. And if so:
    1. Make copies of all leases for retention in listing file
    2. Verify all rents & deposits
    3. Inform tenants of listing and discuss how showings will be handled
  48. Arrange for installation of yard sign
  49. Assist seller with completion of Seller’s Disclosure form
  50. “New Listing Checklist” Completed
  51. Review results of Curb Appeal Assessment with seller and provide suggestions to improve salability
  52. Review results of Interior Décor Assessment and suggest changes to shorten time on market
  53. Load listing into transaction management software program
  54. Entering Property in Multiple Listing Service Database
  55. Prepare MLS Profile Sheet — Agents is responsible for “quality control” and accuracy of listing data
  56. Enter property data from Profile Sheet into MLS Listing Database
  57. Proofread MLS database listing for accuracy – including proper placement in mapping function
  58. Add property to company’s Active Listings list
  59. Provide seller with signed copies of Listing Agreement and MLS Profile Sheet Data Form within 48 hours
  60. Take additional photos for upload into MLS and use in flyers. Discuss efficacy of panoramic photography

Marketing The Listing

  1. Create print and Internet ads with seller’s input
  2. Coordinate showings with owners, tenants, and other Realtors®. Return all calls – weekends included
  3. Install electronic lock box if authorized by owner. Program with agreed-upon showing time windows
  4. Prepare mailing and contact list
  5. Generate mail-merge letters to contact list
  6. Order “Just Listed” labels & reports
  7. Prepare flyers & feedback faxes
  8. Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability
  9. Prepare property marketing brochure for seller’s review
  10. Arrange for printing or copying of supply of marketing brochures or fliers
  11. Place marketing brochures in all company agent mail boxes
  12. Upload listing to company and agent Internet site, if applicable
  13. Mail Out “Just Listed” notice to all neighborhood residents
  14. Advise Network Referral Program of listing
  15. Provide marketing data to buyers coming through international relocation networks
  16. Provide marketing data to buyers coming from referral network
  17. Provide “Special Feature” cards for marketing, if applicable
  18. Submit ads to company’s participating Internet real estate sites
  19. Price changes conveyed promptly to all Internet groups
  20. Reprint/supply brochures promptly as needed
  21. Loan information reviewed and updated in MLS as required
  22. Feedback e-mails/faxes sent to buyers’ agents after showings
  23. Review weekly Market Study
  24. Discuss feedback from showing agents with seller to determine if changes will accelerate the sale
  25. Place regular weekly update calls to seller to discuss marketing & pricing
  26. Promptly enter price changes in MLS listing database

The Offer and Contract

  1. Receive and review all Offer to Purchase contracts submitted by buyers or buyers’ agents.
  2. Evaluate offer(s) and prepare a “net sheet” on each for the owner for comparison purposes
  3. Counsel seller on offers. Explain merits and weakness of each component of each offer
  4. Contact buyers’ agents to review buyer’s qualifications and discuss offer
  5. Fax/deliver Seller’s Disclosure to buyer’s agent or buyer upon request and prior to offer if possible
  6. Confirm buyer is pre-qualified by calling Loan Officer
  7. Obtain pre-qualification letter on buyer from Loan Officer
  8. Negotiate all offers on seller’s behalf, setting time limit for loan approval and closing date
  9. Prepare and convey any counteroffers, acceptance or amendments to buyer’s agent
  10. Fax copies of contract and all addendums to closing attorney or title company
  11. When Offer to Purchase Contract is accepted and signed by seller, deliver to buyer’s agent
  12. Record and promptly deposit buyer’s earnest money in escrow account.
  13. Disseminate “Under-Contract Showing Restrictions” as seller requests
  14. Deliver copies of fully signed Offer to Purchase contract to seller
  15. Fax/deliver copies of Offer to Purchase contract to Selling Agent
  16. Fax copies of Offer to Purchase contract to lender
  17. Provide copies of signed Offer to Purchase contract for office file
  18. Advise seller in handling additional offers to purchase submitted between contract and closing
  19. Change status in MLS to “Sale Pending”
  20. Update transaction management program show “Sale Pending”
  21. Review buyer’s credit report results — Advise seller of worst and best case scenarios
  22. Provide credit report information to seller if property will be seller-financed
  23. Assist buyer with obtaining financing, if applicable and follow-up as necessary
  24. Coordinate with lender on Discount Points being locked in with dates
  25. Deliver unrecorded property information to buyer
  26. Order septic system inspection, if applicable
  27. Receive and review septic system report and assess any possible impact on sale
  28. Deliver copy of septic system inspection report lender & buyer
  29. Deliver Well Flow Test Report copies to lender & buyer and property listing file
  30. Verify termite inspection ordered
  31. Verify mold inspection ordered, if required

Tracking the Loan Process

  1. Confirm Verifications Of Deposit & Buyer’s Employment Have Been Returned
  2. Follow Loan Processing Through To The Underwriter
  3. Add lender and other vendors to your management program so agents, buyer and seller can track progress of sale
  4. Contact lender weekly to ensure processing is on track
  5. Relay final approval of buyer’s loan application to seller

Home Inspection

Coordinate buyer’s professional home inspection with seller
Review home inspector’s report
Enter completion into transaction management tracking software program
Explain seller’s responsibilities with respect to loan limits and interpret any clauses in the contract
Ensure seller’s compliance with Home Inspection Clause requirements
Recommend or assist seller with identifying and negotiating with trustworthy contractors to perform any required repairs
Negotiate payment and oversee completion of all required repairs on seller’s behalf, if needed

The Appraisal

  1. Schedule Appraisal
  2. Provide comparable sales used in market pricing to Appraiser
  3. Follow-Up On Appraisal
  4. Enter completion into transaction management program
  5. Assist seller in questioning appraisal report if it seems too low

Closing Preparations and Duties

  1. Contract Is Signed By All Parties
  2. Coordinate closing process with buyer’s agent and lender
  3. Update closing forms & files
  4. Ensure all parties have all forms and information needed to close the sale
  5. Select location where closing will be held
  6. Confirm closing date and time and notify all parties
  7. Assist in solving any title problems (boundary disputes, easements, etc) or in obtaining Death Certificates
  8. Work with buyer’s agent in scheduling and conducting buyer’s Final Walk-Thru prior to closing
  9. Research all tax, HOA, utility and other applicable prorations
  10. Request final closing figures from closing agent (attorney or title company)
  11. Receive & carefully review closing figures to ensure accuracy of preparation
  12. Forward verified closing figures to buyer’s agent
  13. Request copy of closing documents from closing agent
  14. Confirm buyer and buyer’s agent have received title insurance commitment
  15. Provide “Home Owners Warranty” for availability at closing
  16. Reviews all closing documents carefully for errors
  17. Forward closing documents to absentee seller as requested
  18. Review documents with closing agent (attorney)
  19. Provide earnest money deposit check from escrow account to closing agent
  20. Coordinate this closing with seller’s next purchase and resolve any timing problems
  21. Have a “no surprises” closing so that seller receives a net proceeds check at closing
  22. Refer sellers to one of the best agents at their destination, if applicable
  23. Change MLS status to Sold. Enter sale date, price, selling broker and agent’s ID numbers, etc.
  24. Close out listing in your management program

Follow Up After Closing

  1. Answer questions about filing claims with Home Owner Warranty company if requested
  2. Attempt to clarify and resolve any conflicts about repairs if buyer is not satisfied
  3. Respond to any follow-on calls and provide any additional information required from office files.

I don’t know who wrote this list – I just saw it being shared around facebook without any credit. If you did, thank you.

Why do I need a real estate agent?

Thinking of Buying or Selling a home in this hot real estate market? There are a minimum of 87 possible legal documents amounting to hundreds of pages of forms, notices, agreements, disclosures and contracts that may or may not be applicable in your purchase or sale. See the list below!
Realtors® are trained on if, when and how to use any one of these 87 different legal documents in a variety of different circumstances. I’ve observed way too much frustration over the years, headache, liability and lost money when people try to figure this out on their own or who don’t have an experienced professional at their side.
Give your Realtor® a call and let them walk you through all of this.

  1. Real Estate Purchase Contract (REPC)
  2. Addendum/Counter Offer to REPC
  3. Deposit of Earnest Money with Title Company Addendum
  4. REPC Commercial
  5. New Construction REPC
  6. Change Order Addendum
  7. Transaction Documents Receipt
  8. Exclusive Buyer Broker Agreement & Agency Disclosure
  9. Non-Exclusive Buyer Broker Agreement & Agency Disclosure
  10. Limited Agency Consent Agreement
  11. Exclusive Right to Seller Listing Agreement
  12. For Sale By Owner Agreement & Agency Disclosure
  13. Unrepresented Buyer Disclosure
  14. Seller’s Property Condition Disclosure
  15. Seller’s Property Disclosure – Land
  16. Addendum to Seller’s Property Condition Disclosure
  17. Seller’s Financing Addendum to REPC
  18. Buyer Financial Information Sheet
  19. Buyer Due Diligence Checklist
  20. FHA/VA Addendum to REPC
  21. Assumption Addendum to REPC
  22. Lead Based Paint Addendum to REPC
  23. Disclosure & Acknowledgment – Lead Paint
  24. Secondary “Back-Up” Addendum
  25. Subject to Sale of Buyer’s Property Addendum
  26. Option to Keep House on Market “Time Clause” Addendum
  27. Subject to Seller Securing Replacement Property Addendum
  28. Third Party Approval of REPC Addendum
  29. Third Party Approval of Property Addendum
  30. 1031 Exchange Addendum
  31. Park City Landscaping & Maintenance of Soil Cover
  32. Disclosure of Interest Addendum
  33. Interest-Bearing Deposit Addendum to REPC
  34. FIRPTA Addendum to REPC
  35. REPC for Land
  36. Short Sale Addendum to REPC
  37. Secondary “Back-Up” Contract for Short Sale Addendum
  38. Acknowledgement of Third Party Approval Addendum
  39. Short Sale Disclosure
  40. Addendum – Multiple Offers
  41. Multiple Offer Disclosure form
  42. Seller’s Notice to Buyers of Multiple Offers
  43. Addendum to Listing Agreement (Subagency)
  44. Addendum to Exclusive Buyer-Broker Agreement (Subagent)
  45. Addendum to Non-Exclusive BB Agreement (Subagent)
  46. How to Complete the Assignment & Assumption of REPC
  47. Assignment & Assumption of REPC
  48. Assignment of Interest Addendum to REPC
  49. Simultaneous Closing Addendum to REPC
  50. How to Complete Simultaneous Closing Addendum
  51. Lease Agreement with Option for Option for Purchase
  52. Addendum to ERTS & Agency Disclosure
  53. Addendum to EBB & Agency Disclosure
  54. Addendum to ERTS & Agency Disclosure Lease Option
  55. Buyer’s Notice of Cancellation of REPC
  56. Confirmation of Receipt of Earnest Money
  57. Addendum to ERTS – Short Sale
  58. Contingent Cancellation Addendum
  59. Reinstatement of REPC Addendum
  60. Resolution of Earnest Money Dispute (Mutual Release)
  61. Seller’s Notice of Cancellation of REPC
  62. Short-Term Lease Back Agreement
  63. Seller’s Notice to Back Up Buyer of Termination of Primary Contract
  64. Seller’s Notice of Withdrawal of Counteroffer
  65. Buyer’s Notice of Withdrawal of Offer/Counteroffer
  66. Closing Costs Addendum
  67. Personal Property Transfer Agreement Instruction Sheet
  68. Personal Property Transfer Agreement & Bill of Sale
  69. Addendum to Personal Property Transfer Agreement
  70. Inventory List of Personal Property
  71. Single Party Compensation Agreement
  72. Residential Rental Agreement
  73. Addendum to ERTS & Agency Agreement (Residential Lease)
  74. Representation & Compensation Agreement (Lease)
  75. Resolution of Due Diligence Addendum to REPC
  76. Cancellation & Termination of EBB Agreement
  77. Cancellation & Termination of ERTS Agreement
  78. Solar Panel System Addendum
  79. Wire Fraud Alert Disclosure
  80. Buyer’s Notice to Seller of Termination of Buyer’s 3rd Party Contract (Subject to Sale)
  81. Seller’s Notice to Buyer of Accepted Offer (Multiple Offer Addendum)
  82. Seller’s Notice to Buyer of Substantial Completion (New Construction)
  83. Seller’s notice to Buyer of Accepted Offer (Time Clause Notice)
  84. Request to HOA For Documentation
  85. Real Estate Brokerage Payment Addendum to REPC
  86. Covid-19 Addendum
  87. Buyer’s Notice to Seller of Removal of Conditions (Time Clause Notice).

(shared by Curtis Bullock on facebook.)

Real Estate with Jacob Barlow

Welcome to my website! Keeping things simple here – I am excited to help guide you to your goals in real estate whatever they are. What YOU want matters and I’m just here to make it happen.
I work all over Utah, if you know me you know I am always all over the place for both work and fun so if you have a real estate need in Utah I’m here for you.

A couple of quick links here, or just enjoy the blog:

  • Visit BarlowUtah.com to browse real estate listings in Utah for free.
  • Visit this page to see who I know and trust to help you with your real estate related needs.

If you need anything feel free to call or text me (801) 310-5008.

Or set up a time on my calendar here.

If we’ve worked together I’d love a review on my google business page, thank you! https://g.page/barlowutah/review

5 Negotiating Tactics that Kill a Sale

Negotiation is a subtle art in real estate, but skilled negotiators can usually find some common ground that satisfies all parties. On the other hand, using the wrong negotiation tactics can sink a deal pretty quickly. Here are some negotiation tactics buyers (and real estate professionals) should avoid:

  1. Lowball offers: Going far below market value when you make an offer damages your credibility as a buyer and can be insulting to the seller. The seller has a range in mind that they’ll accept, and if you’re not even approaching the low end of that range, they won’t even consider the offer.
  2. Incremental negotiations: Don’t continue to go back to the seller with small increases in your offer ($1,000 or less). The constant back-and-forth can grow tiresome and lead the seller to consider other opportunities.
  3. “Take it or leave it”: Try not to draw a line in the sand with your initial offer. The seller can get defensive and consider other offers if you immediately show that you’re unwilling to budge. Even if it’s true, don’t make a show of it.
  4. Nitpicking after inspection: Obviously if inspection reveals a major issue, it should be factored into the final sale price. But insisting on a lower price for every minor repair can put negotiations in a stalemate.
  5. Asking for more, more, more: Some buyers will request that the sellers throw in add-ons like furniture or appliances that weren’t included in the listing. Try to avoid giving the seller a reason to build up resentment and think that you’re being greedy.

Realtor Mindset

I recently joined a few facebook groups for realtors in hopes of having some nice inspiration and just being around like-minded people online but I was surprised by what I found.

I found constant posts complaining about everything from other agents to their own clients – complaining that the client won’t just hurry and pick a house and is too picky or any number of things that I happen to think are part of the job.

I’ve always believed that people who are unhappy in their job should find a new one because we all deserve to be happy. To me, being an agent means my job is to help you, my client, get what you want. It doesn’t matter if I think it’s a good thing to want or not if you want it I want to help you get it. I’ve seen a few posts in the groups complaining that a buyer wanted to back out of a deal and the agent was asking other agents how to convince them to stick with it and buy the home, how to “get them” to buy it. That is sad to me – I don’t ever want to “get” someone or “convince” them to do something they aren’t in love with the idea of doing.

It has been eye-opening to see what they say when their clients aren’t around, that’s for sure.

5 Criteria for Pricing a Home

When you put your home up for sale, one of the best ways to determine the asking price is to look at comparable sales. There’s rarely a perfect apples-to-apples comparison, so a pricing decision often relies on comparisons to several recent sales in the area. Here are five criteria to look for in a sales comparison.

  1. Location: Homes in the same neighborhood typically follow the same market trends. Comparing your home to another in the same neighborhood is a good start, but comparing it to homes on the same street or block is even better.
  2. Date of sale: It varies by location, but housing markets can see a ton of fluctuation in a short time period. It‘s best to use the most recent sales data available.
  3. Home build: Look for homes with similar architectural styles, numbers of bathrooms and bedrooms, square footage, and other basics.
  4. Features and upgrades: Remodeled bathrooms and kitchens can raise a home’s price, and so can less flashy upgrades like a new roof or HVAC system. Be sure to look for similar bells and whistles.
  5. Sale types: Homes that are sold as short sales or foreclosures are often in distress or sold at a lower price than they’d receive from a more typical sale. These homes are not as useful for comparisons.