First Team Real EstateGregg Perrah Properties
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Gregg Perrah · First Team Real Estate

184 Things I Do When Selling Your Home

A clear checklist of listing service activities from preparation through post closing follow up.

Pre Listing Activities

  1. 1.Make appointment with seller for listing presentation
  2. 2.Send a written or email confirmation of appointment and call to confirm.
  3. 3.Review appointment questions
  4. 4.Research all comparable, currently listed properties
  5. 5.Research sales activity for past 18 months from MLS and public databases
  6. 6.Research average days on market for properties similar in type price & location.
  7. 7.Download and review property tax roll information
  8. 8.Prepare a "comparable market analysis" to establish market value
  9. 9.Obtain copy of subdivision plat/complex layout
  10. 10.Research property's ownership and deed type
  11. 11.Research property's public record information for lot size and dimensions
  12. 12.Verify legal description
  13. 13.Research property's land use coding and deed restrictions
  14. 14.Research property's current use and zoning
  15. 15.Verify legal names of owner(s) in county's public property records
  16. 16.Prepare listing presentation package with above materials
  17. 17.Perform exterior "curb appeal assessment" of subject property
  18. 18.Compile and assemble formal file on property
  19. 19.Confirm current public schools and explain their impact on market value
  20. 20.Review listing appointment checklist to ensure completion of all steps

Listing Appointment Presentation

  1. 21.Give seller an overview of current market conditions and projections.
  2. 22.Review agent and company credentials and accomplishments.
  3. 23.Present company's profile and position or "niche" in the marketplace.
  4. 24.Present market analysis results, including comparable, sold numbers, current listings, and expires.
  5. 25.Offer pricing strategy based on professional judgment and interpretation of current market conditions.
  6. 26.Discuss goals to market effectively. Explain market power and benefits of multiple listing service
  7. 27.Explain market power of Web marketing, IDX, and REALTOR.com.
  8. 28.Explain the work the brokerage and agent do "behind the scenes" and agent's availability on weekends.
  9. 29.Explain agent's role in screening qualified buyers to protect against curiosity seekers.
  10. 30.Present and discuss strategic master marketing plan.
  11. 31.Explain different agency relationships and determine seller's preference.
  12. 32.Review all clauses in listing contract and obtain seller's signature.
  13. 33.Review current title information.

After Listing Agreement is signed

  1. 34.Measure overall and heated square footage.
  2. 35.Measure interior room sizes.
  3. 36.Confirm lot size via owner's copy of certified survey, if available.
  4. 37.Note any and all unrecorded property lines, agreements.
  5. 38.Note easements.
  6. 39.Obtain house plans, if applicable and available.
  7. 40.Review house plans; make copy.
  8. 41.Order plat map for retention in property's listing file.
  9. 42.Prepare showing instructions for buyers' agents and agree on showing time window with seller.
  10. 43.Obtain current mortgage loan(s) information: companies and account numbers.
  11. 44.Verify current loan information with lender(s).
  12. 45.Check assumptions of loan(s) and any special requirements.
  13. 46.Discuss possible buyer financing alternatives and options with seller.
  14. 47.Review current appraisal if available.
  15. 48.Identify Homeowner Association manager, if applicable
  16. 49.Verify Homeowner Association fees with manager mandatory or optional and current annual fee.
  17. 50.Order copy of Homeowner Association bylaws, if applicable.
  18. 51.Research electricity availability and supplier's name and phone number.
  19. 52.Calculate average utility usage from last 12 months of bills.
  20. 53.Research and verify city sewer/septic tank system.
  21. 54.Calculate average water system fees or rates from last 12 months of bills.
  22. 55.Or confirm well status, depth, and output from Well Report.
  23. 56.Research/verify natural gas availability, supplier's name & phone number.
  24. 57.Verify security system, term of service, and whether owned or leased.
  25. 58.Verify if seller has transferable Termite Bond.
  26. 59.Ascertain need for lead based paint disclosure.
  27. 60.Prepare detailed list of property amenities and assess market impact.
  28. 61.Prepare detailed list of property's "Inclusions & Conveyances with Sale."
  29. 62.Compile list of completed repairs and maintenance items.
  30. 63.Send "Vacancy Checklist" to seller if property is vacant.
  31. 64.Explain benefits of Homeowner warranty to seller.
  32. 65.Assist sellers with completion and submission of Homeowner Warranty application.
  33. 66.When received, place Homeowner Warranty in property file for conveyance at time of sale.
  34. 67.Have extra key made for lockbox.
  35. 68.Verify if property has rental units involved. And if so:
  36. 69.Make copies of all leases for retention in listing file.
  37. 70.Verify all rents and deposits.
  38. 71.Inform tenants of listing and discuss how showings will be handled.
  39. 72.Arrange for yard sign installation.
  40. 73.Assist seller with completion of Seller's Disclosure form.
  41. 74.Complete "new listing checklist."
  42. 75.Review results of Curb Appeal Assessment with seller and provide suggestions to improve salability.
  43. 76.Review results of Interior Decor Assessment and suggest changes to shorten time on market.
  44. 77.Load listing into transaction management software program.

Entering Property in MLS Database

  1. 78.Prepare MLS Profile Sheet. Agent is responsible for quality control and accuracy of listing data.
  2. 79.Enter property data from Profile Sheet into MLS listing database.
  3. 80.Proofread MLS database listing for accuracy, including proper placement in mapping function
  4. 81.Add property to company's Active Listings list.
  5. 82.Provide seller with signed copies of Listing Agreement and MLS Profile Sheet Data Form within 48 hours.
  6. 83.Take additional photos for upload into MLS and use in flyers. Discuss efficacy of panoramic photography.

Marketing the Listing

  1. 84.Create print and Internet ads with seller's input.
  2. 85.Coordinate showings with owners, tenants, and other REALTORS®. Return all calls, weekends included.
  3. 86.Install electronic lockbox if authorized by owner. Program with agreed upon showing time windows.
  4. 87.Prepare mailing and contact list.
  5. 88.Generate mail merge letters to contact list.
  6. 89.Order Just Listed labels and reports.
  7. 90.Prepare flyers and feedback faxes.
  8. 91.Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions, and availability.
  9. 92.Prepare property marketing brochure for seller's review
  10. 93.Arrange for printing or copying of supply of marketing brochures or flyers
  11. 94.Place marketing brochures in all company agent mail boxes
  12. 95.Upload listing to company and agent Web sites, if applicable
  13. 96.Mail Just Listed notice to all neighborhood residents
  14. 97.Advise Network Referral Program of listing
  15. 98.Provide marketing data to buyers from international relocation networks
  16. 99.Provide marketing data to buyers coming from referral network.
  17. 100.Provide Special Feature cards for marketing, if applicable
  18. 101.Submit ads to company's participating real estate Web sites.
  19. 102.Convey price changes promptly to all Internet groups.
  20. 103.Reprint/supply brochures promptly as needed.
  21. 104.Review and update loan information in MLS as required.
  22. 105.Send feedback emails/faxes to buyers' agents after showings.
  23. 106.Review weekly Market Study.
  24. 107.Discuss feedback from showing agents with seller to determine if changes will accelerate the sale.
  25. 108.Place regular weekly update calls to seller to discuss marketing and pricing.
  26. 109.Promptly enter price changes in MLS listings database

The Offer and Contract

  1. 110.Receive and review all Offer to Purchase contracts submitted by buyers or buyers' agents.
  2. 111.Evaluate offer(s) and prepare a net sheet on each for owner to compare.
  3. 112.Counsel seller on offers. Explain merits and weakness of each component of each offer.
  4. 113.Contact buyers' agents to review buyer's qualifications and discuss offer
  5. 114.Fax/deliver Seller's Disclosure to buyer's agent or buyer upon request and prior to offer if possible.
  6. 115.Confirm buyer is prequalified by calling loan officer.
  7. 116.Obtain prequalification letter on buyer from loan officer.
  8. 117.Negotiate all offers on seller's behalf, setting time limit for loan approval and closing date.
  9. 118.Prepare and convey any counteroffers, acceptance or amendments to buyer's agent.
  10. 119.Fax copies of contract and all addendums to closing attorney or Title Company.
  11. 120.When Offer to Purchase contract is accepted and signed by seller, deliver to buyer's agent.
  12. 121.Record and promptly deposit buyer's earnest money into escrow account.
  13. 122.Disseminate Under Contract Showing Restrictions as seller requests.
  14. 123.Deliver copies of fully signed Offer to Purchase contract to seller.
  15. 124.Fax/deliver copies of Offer to Purchase contract to selling agent.
  16. 125.Fax copies of Offer to Purchase contract to lender.
  17. 126.Provide copies of signed Offer to Purchase contract for office file.
  18. 127.Advise seller in handling additional offers to purchase submitted between contract and closing.
  19. 128.Change MLS status to Sale Pending.
  20. 129.Update transaction management program to show Sale Pending.
  21. 130.Review buyer's credit report results. Advise seller of worst and best case scenarios.
  22. 131.Provide credit report information to seller if property to be seller financed.
  23. 132.Assist buyer with obtaining financing and follow up as necessary.
  24. 133.Coordinate with lender on discount points being locked in with dates.
  25. 134.Deliver unrecorded property information to buyer:
  26. 135.Order septic system inspection, if applicable
  27. 136.Receive and review septic system report and assess any impact on sale.
  28. 137.Deliver copy of septic system inspection report to lender and buyer
  29. 138.Deliver well flow test report copies to lender, buyer, and listing file
  30. 139.Verify termite inspection ordered
  31. 140.Verify mold inspection ordered, if required

Tracking the Loan Process

  1. 141.Confirm return of verifications of deposit and buyer's employment.
  2. 142.Follow loan processing through to the underwriter.
  3. 143.Add lender and other vendors to transaction management program so agents, buyer, and seller can track progress of sale
  4. 144.Contact lender weekly to ensure processing is on track
  5. 145.Relay final approval of buyer's loan application to seller

Home Inspection

  1. 146.Coordinate buyer's professional home inspection with seller.
  2. 147.Review home inspector's report.
  3. 148.Enter completion into transaction management tracking software program.
  4. 149.Explain seller's responsibilities with respect to loan limits and interpret any clauses in the contract.
  5. 150.Ensure seller's compliance with home inspection clause requirements.
  6. 151.Recommend/assist seller with identifying and negotiating with trustworthy contractors for required repairs.
  7. 152.Negotiate payment and oversee completion of all required repairs on seller's behalf, if needed.

The Appraisal

  1. 153.Schedule appraisal.
  2. 154.Provide comparable sales used in market pricing to appraiser.
  3. 155.Follow up on appraisal.
  4. 156.Enter completion into transaction management program.
  5. 157.Assist seller in questioning appraisal report if it seems too low.

Closing Preparations and Duties

  1. 158.Make sure contract is signed by all parties.
  2. 159.Coordinate closing process with buyer's agent and lender.
  3. 160.Update closing forms and files.
  4. 161.Ensure all parties have all forms and information needed to close the sale.
  5. 162.Select location for closing.
  6. 163.Confirm closing date and time and notify all parties.
  7. 164.Assist in solving any title problems (boundary disputes, easements, etc.) Or in obtaining death certificates.
  8. 165.Work with buyer's agent in scheduling and conducting buyer's final walk through prior to closing.
  9. 166.Research all tax, HOA, utility, and other applicable prorations.
  10. 167.Request final closing figures from closing agent (attorney or Title Company).
  11. 168.Receive and carefully review closing figures to ensure accuracy.
  12. 169.Forward verified closing figures to buyer's agent.
  13. 170.Request copy of closing documents from closing agent.
  14. 171.Confirm buyer and buyer's agent received title insurance commitment.
  15. 172.Provide Homeowners warranty for availability at closing
  16. 173.Review all closing documents carefully for errors.
  17. 174.Forward closing documents to absentee seller as requested.
  18. 175.Review documents with closing agent (attorney).
  19. 176.Provide earnest money deposit from escrow account to closing agent.
  20. 177.Coordinate closing with seller's next purchase, resolving timing issues.
  21. 178.Have a "no surprises" closing so that seller receives a net proceeds check at closing.
  22. 179.Refer sellers to one of the best agents at their destination, if applicable.
  23. 180.Change MLS status to Sold. Enter sale date, price, selling broker, and agent's ID numbers, etc.
  24. 181.Close out listing in transaction management program.

Follow Up After Closing

  1. 182.Answer questions about filing claims with Homeowner Warranty Company if requested.
  2. 183.Attempt to clarify and resolve any repair conflicts if buyer is dissatisfied.
  3. 184.Respond to any follow up calls and provide any additional information required from office files