15 Tips on Choosing a Buyer's Agent - and Why You Need One

1. There is so much more to purchasing a home than just finding it online and touring it. A great buyer’s agent can help you create a timeline for the search and connect you to other resources that form a team for one of the biggest financial investments of your life. Your Buyer’s agent will connect you with a lender, a home inspector, a closing agent, contractors who will give estimates for repairs, and others, like painters and contractors who will help you make changes even after you close.
2. Although homes are easily viewed online, agents may have the heads up on properties that are likely to hit the market or that are off market. This may give you a head start, especially in a low inventory market. The agent may also know of areas that aren’t on your radar so you can expand your search.
3. If you are thinking about purchasing new construction, it may seem that you don’t need an agent. The agent at the model home seems ready and eager to assist you without you having a buyer’s agent. Builder’s agents are great, but they work for the builder. This generally means that you are unrepresented. If something goes wrong along the way, it will be you who has to prove that a post seems out of level or that the wrong tile selection was used on the bathroom wall. If you have your own buyer’s agent, they will work through all those issues on your behalf. Make sure you interview potential buyer’s agents to ask them their process in selling new construction - do they attend the walk throughs, the selections appointment and make other site visits? If you do have your own agent for the new construction, it is generally built into the builder price and seldom costs you any more. Just make sure you register them as your agent at the model home during your first visit, as it is sometimes too late to add them as your representative later down the line, even if you haven’t signed a contract.
4. There are some buyers who think that they may get a better deal by negotiating with the listing agent. While it can happen, there is no guarantee that any reduction in commission for them handling both sides will be passed on to you as their commission agreement is between them and the seller, not between you and the seller. It is really difficult to fairly represent and advocate for both parties in a transaction, particularly during the negotiation of repairs. You may find that you actually save money by having someone who represents only you, and who is able to freely give you recommendations without also considering their equal obligation (or perhaps higher obligation) to the seller.
5. Ask friends and family for references. If you are moving to a new area or new to the area, ask a trusted agent you know to help you by giving you a referral. There are so many companies online and on TV that ask you to call them to make a connection to an agent in your area. These are generally agents paying for leads. While paying for leads doesn’t make you a bad agent, it could mean that the agent they connect you with is newer or not very busy, as most agents who have considerable experience have stopped paying for leads, if they even purchased them to start with. Rely on someone you know for that referral instead of calling an 800 number or clicking on a name on an online search website. Agents in your area generally have a connection to agents across the US and they will be happy to interview agents for you and help you choose the right one.
6. Attend open houses and chat with the agent hosts you meet there. Do you click? Do they seem to truly be interested in you or just in selling a home? Do they seem experienced and knowledgeable about the area? If you are just getting started in the search, are they ok nurturing a relationship that may not result in a transaction for a year?
7. Pay attention to Social Media. Who seems to be selling a fair number of homes in your area and who seems to be focused on working with Buyers. It’s not necessarily about who is listing homes as those may be agents more focused on working with Sellers. Do they seem positive and knowledgeable?
8. Ask potential buyer’s agents for a consultation before you start the home buying process. Ask them about their process, and use this opportunity to see if they even have one. What do they do to determine your wants, needs and budget? Do they seem rushed or open and interested in what you have to say? Do you find them approachable and does communication seem to flow? 
9. Ask them about the process and the contract. What steps do they recommend before you start the search, while you are looking and once you go under contract. Ask them to review the sales contract with you before you start the search. Can they explain it line by line in terms you understand? Ask them about standard contingencies. If these questions trip them up, you may want to move on.
10. Ask them for market data for your area. Is it a Seller’s Market or a Buyer’s Market. How many months of inventory are available at your price point and what does that mean for you and the necessity of your ability to make decisions quickly once you tour a home? What is the average list price to sales price ratio? They will likely have a general idea of these things, but they should soon be able to get back to you with solid numbers that will benefit you in feeling confident about making offers.
11. Ask them how they show homes and how many homes they expect you to see during the search. This will be an indicator of how patient they are. Tell them how many you expect to see. If you tell them 50 and they say that is unrealistic, don’t leave it there. Listen to understand in regard to how they can best help you succeed in meeting your goals. You probably won’t reach them best by touring a large number of homes, but can they explain their process to you and WHY that isn’t the best strategy?
12. Ask them about their sales in the last year. How many buyers and sellers did they represent? There isn’t a magic number as each agent has a different capacity and business model, but sometimes less is more as an agent who sells 50 homes in a year may be too busy to give you the time you need. Ask them how many buyers they are currently working with and what areas and price points they are in.
13. Ask them about their level of experience working in the area and price point you are considering. If you are a first time home buyer and they generally deal with only luxury homes, they may not be the right fit for you - or vice versa. Can they name a few local restaurants or attractions in the area, demonstrating that at least they have a general knowledge of the area you will call home?
14. Ask them about their skill in negotiating. Do they have any specific designations or certifications as a Certified Negotiating Expert (CNE) or Real Estate Negotiating Expert (RENE.) While the letters behind their name isn’t a stand alone reason to choose someone, this does show that they value learning to be a negotiator and have practiced this as a skill. Ask them how they handle sticky situations that arise during the process. An Accredited Buyer’s Representative (ABR) also has specific training, experience and resources to work with Buyers.
15. Ask them about their team. Who do they have to support them back at the office if they run into challenges or contract issues? Are they willing for you to meet their broker, or is their broker too busy to meet their clients? Do they have a list of home inspectors, title companies, lenders and contractors that they work with regularly? Do they have another agent who covers for them if they are on vacation or unavailable the day the property you have been waiting for hits the market. If they are on a team, will they handle the transaction from start to finish or will they use a contract to close coordinator or another agent to handle the transaction once you find the home, perhaps even to write the contract.

Choosing a Buyer’s Agent is a big decision - and the agents you interview should be just as focused on interviewing you to make sure that they understand and can help you meet your goals as you should be on asking them questions to make sure they are the right person to help you find the right home at the right time and at the right price. Communication is key and you need to feel comfortable with the agent you choose.