Relocate to Wisconsin : Disturbing Demands....Reasonable (?) Requests....

How many ways can the word

TRESPASSING

be described?

No one, absolutely no one without legal access to keybox codes is authorized to enter any property without an agent.  No consumer, no appraiser, no home inspector, no repair person, etc.  No one.

Why do appraisers who don't have keybox access make appts. with listing agents for access.  Why do listing brokers keep combos unpublished and only provide to licensed agents??? 

Trasspassing is a serious offence.  Until the buyers own that property, they have no legal entry rights without an agent.  No matter how lazy the agent, it's the only way. 

If the "buyer" damages the property prior to taking title, who's going to be held responsible???  The agent gave them the access code, that who.

I don't even know why this ever comes up, but I know it does.

I always get 'we just want to get in and measure for our furniture, and pick out paint colors'. Thats great, and I'm so happy for you, but I do value my time, and all that can be done AFTER closing.

I get the "driving around" calls and they see my phone # on the sign and call rather than taking down my WEB SITE address and previewing the home ONLINE and THEN calling me.  When I ask if they have previewed the home online to better assess its SUITABILITY for their NEEDS, they get upset I won't jump in my car and drive 20 minutes to let them in? 

Go figure?!

It is reasonable for a buyer to ask to come back to see the house, measure perhaps bring in an electrician or painter before the closing  work can start after the closing. I just make the appt with the listing office and get my buyers in and yes I go with them - it's part of the service I offer my buyers. I have never been asked by a buyer to get the combo lock box and if I did I would explain to them that there are specicfic guidelines one of which I cannot let them go in there by themselves - shame on the other agent your buyers used to work with.

"Yeah But" is often the answer..."It's almost mine...we have an accepted offer...You KNOW that..." that's exactly right....I know...you don't and no is still the answer.

There have been requests by insurance companies here to come and take interior photos.  I suppose that is because of the condition of many of the foreclosures and such.  Having said that, there is no excuse for the buyers agent to not call and set an appointment for this to take place.  That's my job as a buyers agent.

We found a buyer had stored furniture in the garage of a vacant listing they were buying once. How they gained lockbox access was a mystery. When the deal threatened to go south, they were not granted access to remove it. It closed.  

This is indeed disturbing, and I see it happening more and more.Don't these agents realize what a risk they are taking? 

More often than not my buyers want to go in prior to the closing to take measurements for their furniture. I always set up an appointment to do this and I accompany them.  It is part of my service. The same is true if their insurance company needs access.

I recently had a buyer who called on a listing and wanted the code to get in, because "looking in the windows the house appears vacant"  I told her I would be more than happy to show her the house but I wouldn't risk my reputation, by giving her the code.  She was understanding of my explanation, and told me that the previous Realtor they had used always gave them the codes.  It is certainly sad that some agents do this, and worse that the consumers think this is the way it should be.

Last minute requests are always frustrating, but is sounds like the first people are not telling you the whole truth which sends up the red flags.  If they just excited to see their future new home then just tell you rather than tell you some half truth excuse about an insurance company request.

Ah yes, Sally, the agent they worked with before. And WHY did they leave that agent????!!!!

Amazing.

I can't imagine giving those codes out, though I do hear of this happening more & more. Disturbing!!!!

 It is beyond my secure comprehension where people get those ideas...and when you learn it is from past experience....ewwww !

Sally ~ There is NO way I would give out that code or a key with out an agent present.  They can make a appointmnet.  I did however get asked by the Insurance company the other day while I am at the house could I take two photos for him? 

I can't believe an agent would take that kind of a risk. They will learn when something happens and it causes them a fine or the loss of their license.

On a recent closing the insurance company did come by to take interior photos before the closing. 

I only use Sentrilocks on my listings.  It is amazing to me how many agents use combo's or push-button lockboxes and use the same code on all their boxes.

  Push button and combinations are all that is used here....and we change them ...pictures are not common here...especially not to answer questions like what kind of electrical service there is...sewer/septic...all of the information 99% of the time is in the listing

   From the "it's all about me" school Jackie...most buyers would not care what it meant...if they can just get in the house to.....measure, see, verify..

The electronic keybox sure solves a lot of problems and definitely makes the properties more secure.  With the use of the electronic keyboxes, the choice is taken away from the lazy or disreputable agents and makes all of our jobs easier. 

This just makes me angry. Who has the right to enter someone else's property, for ANY reason, without permission from the owner? Permission was given only to LICENSED individuals, at the time of listing, and a promise was made, whether the agent said it out loud or not.

Just a thought..."Sure, I'll be happy to give you unlimited, unescorted access to my sellers home. Please drop by and leave me the key to YOUR current home because the seller would like to stop by while you are out and check out, possibly photograph, how you will live in their home after they no longer own it. The neighbors will want to know."

Sally & David,

I won't even give a combo over the phone to someone who claims to be an agent standing in front of the home. It also had an electronic box but the agent didn't have his key with him!? I phoned his office, confirmed him as an agent, and had his manager call him with the combo. I take my responsibility seriously but have had customers state other agents gave them combos!

Hi Sally:

YEP...I've got a good story similar to yours too.

Wouldn't have just LOVED to say: "who is the agent, I need to report that person to the board"!!!!

Here it is common practice to give codes out on Rentals (never on home for sale) for the tenants to take a look at and then proceed. I have always wonder why an agent would do this and it is because their is not enough money to be made showing rentals. People get upset when I won't do it but oh well, there isn't enough money for me too do it, if something went wrong.

I agree with Noah - Buyers need to have contractors in, measure, choose paint colors before closing and it's our job as agents to facilitate that. However, pictures from the insurance co. and letting buyers in homes unattended is not a good business practice!

Sally & David, 

I feel pretty fortunate we are using SupraKey in 98% of listings around here.  There are coded boxes,too, but dramatically fewer.  I am happy to take my buyers under contract into the house they are buying to measure.  Also, happy to meet an insurance agent if they need pictures.  

It makes no sense to give out a code, we are responsible for the security of these homes.  

All the best, Michelle

Wisconsin...and we love it...is a little bit different...our MLS does not "allow" IDX without broker permission...from the same folks who sell their own agents leads who block the vote...and SUPRA is a foreign word....a little challenged in the advances of the industrytechnology...

I would never give out a code to a buyer, but if the timing works and it isn't the 10th time they are asking I would meet them at the house.

Also, lately our walkthroughs before closing have become more like measure throughs taking about an hour as opposed to the normal 15 mins. Has anyone else experienced this?

I think alot of it is First Time Homebuyer jitters.

The agent they used to work with probably also lent them his/her MLS passcode, and kicked in 1/2 the commission to help with closing costs too, right?

Consider measuring during the inspection....the window and room sizes won't change before  closing :)

I showed 11 houses to a buyer yesterday. 4 of those were occupied and the Realtor had combo lock boxes. To make matters worse, the instructions were to call them my mobile for the code. I think it is nuts to not use a Supra lock box on occupied houses. I also require that they use the electronic showing service set up by our MLS. If we represent a client and we don't secure the house properly, we are violating our agreement. In 20 years of real estate I have never had anything stolen. Part of that is luck, but part of it is using Supra that registers entry. 

Sally & David - Although interior photos requests are not something I have had to deal with, I do meet with my buyers and allow them to measure when possible. I agree with the others that this is a part of my customer service, but as my schedule allows. Giving clients codes is not acceptable, and definitely a lapse in judgment.

My favorite response was from SarahGray #20...LOL!! Hope I can remember that one! :)  That should make the "it's all about me" client stop and think.

Sally and David, I wonder what sellers would think if agents are giving out combo box codes to everyone. Even though the closing is a week away, it is not the buyer's house until the funds are transferred and the deed is recorded. Our Association has gone to great lengths to prevent this from happening by going to the SentriLock lock boxes and a secured SafeWord system to prevent agents from giving their MLS password to customers. Congratulations on the Feature.

Can't believe agents give out combos - talk about liability.

Your suggestion about measuring during the inspection is a good one, but I have gone with buyers to the house on a second trip for this reason. But I need to mention what can happen with this. I recently had a difficult buyer of one of my listings go back to a house for this reason - I cringed, but it did work out fine - the blog on the negotiation of that deal and all that ensued would have brought AR's whole system down.  Every time people enter a house you run the risk of them finding something they don't like or something they didn't see before where they could attempt to open up the contract - many times over something inconsequential. They might see something they think is a problem (or decide to try to make a problem) and it opens up a whole other problem.

No one goes in my listings unless it is another agent.....Inspectors, appraisers, insurance all must go through me and I accompany....why would anyone give out the code to a buyer or anyone other than another agent is beyond me....Licensed appraisers still have to have either the selling or buying agent with them or they do not get in...no excuses whatsoever...PERIOD.

Nice! Dudes!

Whether nuts or sane...Supra is not a part of our Super system...so until or IF then....security has to be a concern...can hardly imagine that "Errors and Omissions" would cover the error of flapping your code to an unaccompanied buyer...

Pushy people, willing to stretch the truth, are everywhere!  You handled it right.  Wonder if the old agent is still violating fundamental rules?

You guys in Wisconsin need some sort of recording electronic lockboxes... Down here, we see REO agetns using the cheap dial lockboxes. No record of who comes and goes, and therefore, no record of the inevitable buyer agents who give out the code. Many are printed right in the remarks section of the listings... and most use one out of about 4 very common combinations. While I would not prefer to have a hard fast rule that all lockboxes be electronic (we use SUPRA), it is crazy to NOT have some way to record who comes thru the homes we are trusted with!

This is why I struggle with using a lock box. Now I am wondering if I give the code to a real estate agent and should his/her client call for the code will it be given? I have heard real estate agents even say "Well we have the code we can just go in". Wrong! The code was given for that appointment not for anytime you want to enter from that date on. If you want to go in again call and let the LA know you are going in. Are lock boxes helpful and convenient? Yes however I depend on my fellow real estate agents to do the right thing.

Everyone would LOVE to rely on the professionalism of fellow professionals....right Mellssa...I bet they lowered their..uh....standards in a variety of ways...SUPRA may well be a SUPER answer....but not here...not yet !

Unfortunately, I am asked by selling agents it seems like more and more these days for the lockbox combination on my REO listings so that they can give it to inspectors and sometimes their buyers.  I always refuse to give it to them; they need to meet the inspectors and buyers at the property.  I have signed a listing agreement with the bank that states I am not to give out the lockbox combination to anyone except the bank's representatives.  I could lose my relationship with the bank I am working for if I do this; I always refuse.  It doesn't matter what sob story I get.

Sally & David,

I could not imagine compromising my license over something like this. In the society we live in today you never know what people are capable of.

I agree with everyone about not giving out the code.  We do not have any electronic lock boxes in our county.  I love the comment-- "Just leave me the key to your house so the sellers can see they are really selling too.  Gotta make sure the neighbors will be happy with the way you keep your house."  I bet that would change some minds.

I had an agent who gave the comob to the buyer and the Ann Arbor Board todl me to wirte an email to him to make sure he was on alert that this code was for his authorized use only and have changed the box three times becasue he keeps doing this!  Whew, we do have a responsiblity to secure the property, especially vacant homes!

Can't imagine taking on the risk of letting people in a home that isn't theirs without accompanying them!  I remind my buyers that while the inspection is being done is an ideal time to take the measurements they might need, check on all those things they don't remember clearly & try to prevent having to have the multiple requests to get back inside prior to closing (final walk thru is a good chance for them too to do last minute things...)

Yikes!  Although I'm not shocked that some agents give out their codes, etc.  Here, our MLS specifically states

"It shall be considered a misuse of the SentriLock electronic lockbox system: (i) to loan a SentriCard to anyone; (ii) to remove the key from the property; (iii) to give or loan the key to anyone else; (iv) to remove a SentriLock from a property without the lockbox owner's permission; or (v) any other misuse of the electronic lockbox system as determined by the Directors. There shall be a fine of $100.00 for misuse of the electronic lockbox system."

Our board has chosen NOT to use contractor codes either, so unless you have the card, you aren't getting in.  Personally, I think the fine should be A LOT higher (add a couple more zeroes!) for an agent lending out their card.  The only way this practice will stop is if it REALLY hurts their wallet.

Any agent who gives this information to a buyer, in effect letting the buyer trespass, leaves themselves open to all kinds of liability risk.

  Sounds like we all have the same combination....security cannot be compromised...thank you for your comments !

Shame on you!  What dummies they are to do this and potentially risk their license.

Patricia

We really didn't want to know who they were....kinda hope they are "former realtors."

Now you've given me one more reason to be happy that we really don't use lock boxes in Manhattan. I've only seen one, and that was a FSBO who gave the code to brokers who said they wanted to show the apartment, and the building allowed him to give access to complete strangers.

Always do the right thing. As my Mother always said, "If he jumped off a bridge, would you do it too?"

Sally and David,

I guess you can't blame them for trying. It's the idiot agent that agree. I meet with my customers if they want to measure rooms but I do not allow them in without me. I have also never heard of an insurance company requiring pictures.

Typically the MLS rules would prohibit giving out lockbox codes, so the other agent would be in direct violation of the rules.  Seems like most investors know the codes though, there are probably only 10 codes that happen 90% of the REO listings across the nation.

As for the insurance company, most likely they need a 4-point inspection and not just photos to verify roof, electrical, plumbing, and HVAC.

My parents were big on "lake jumping"...but then we are near Lake Michigan...don't know anyone who does much of that except to that the Polar Plunge...brrrrr....Never, never plunge into a house that isn't yours !

You know I don't get agents that set up appointments for paint colors and measuring furniture and such. If the house is vacant clearly there is no problem with that, but I tell my buyers to bring a tape measure and any paint strips with them to the inspection.  We are there for three hours so there is no reason that we can't measure washer and dryer and fridge space then.  When the house is occupied and the sellers are trying to pack up and move it is stressful to have buyers come over for things that can wait.

I remind all buyers that the sellers live in the house until close and it's not okay to just want to go over there whenever.  We have inspections and walk through times to get those things.

We use supraboxes out here so we don't have the combination code problem that you have.

I hear stories of agents giving keys and codes out fairly regularly.  I hope anyone who knows of specific instances of this report the information to the MLS so it can be dealt with. 

Consumers think just because a house is vacant, that anyone can go in at any time! Just pop in... NO I DON'T THINK SO!

Consumers think just because a house is vacant, that anyone can go in at any time! Just pop in... NO I DON'T THINK SO!

Amazing the amount of disrepect some people have for other's property.  Vacant or not let have no business even asking the question.

I agree about not giving out keys. 

But I don't like the attitude of a few commenters who want to limit the number of times a buyer should be allowed to go back and visit their prospective home so that they don't keep seeing potentially negative things that might make them change their mind. 

The Georgia contract states that the "buyer shall have the right to enter Property at reasonable times to inspect, examine, test and survey Property". Unless you do a special stipulation that qualifies "reasonable time", a buyer can't be refused access no matter how many times he wants to come back.  If you deny him access the seller can be deemed to be in default of the contract.

As far as trespassing that some have brought up, I think that when someone puts a for sale sign in their yard, it might change the rules.  A reasonable person would assume that someone who wants to sell their home would be inviting the public to take a look at their home.  I would think that would be the general thinking unless something like "appointment only" was clearly visible on the sign. 

By appointment only is the kiss of no showings in this Market Tim....With Agent ONLY is the only way to see a house...I think comments referred to abuse of now let's measure...wait I don't remember the...four or five times when a couple would work...

Janna  - regularly ? Really ?  Yikes !

I went by a short sale home I had listed a while back that was about a week away from closing (we hoped!) only to find the buyer's mother in the home cleaning away! She told me she had Stanley Steemer coming to do the carpets and was just tidying up a bit while she waited. No agent in sight. Not sure how she got the key, it was in a supra lockbox. I about had a heart attack, not only did she have no business being there, but to be spending money on a short sale property that might close, but then again might not...YIKES

Sally,

Finally the members of our MLS just put our foot down (years ago) and demanded supra lockboxes as to limit our liability as listing agents to know who was entering homes via the lockbox and when.

Of course there is still the REO side and for those we put two lockboxes.  Although the bank requires a combo box and can send unlicensed but authorized people (locksmith, repair people, ect...) into a property they own, we still put a supra box on another door for agents so we will have a record of when the house is shown and by whom as we don't require appointments on our unoccupied homes.

  It would be interesting to know how many problems there are...gues we will never...we will probably graduate to Supra the same time we get IDX....old habits/technology dies very hard here !

We actually had a realtor give a house code out to someone and they started installing the new wood floors before closing......The closing did happen and the floors looked great......Crazy !!  You set yourself up for a lawsuit when you do things like that......  

Sandy

I recently wrote a post about udates to the Code of Ethics.  One update, effective January 1, is that no realtor can give clients the codes to houses to let them in themselves.  We've always known it's wrong - but now it's a violation and should be reported immediately.

Wow Sandy....good thing it closed....someone had more "guts than brains" !  Thank you Margaret...didn't know it was in writing with NAR...it sure should always have been !

3rd times a charm. I like your photos. STOP I wondered what camera you used. STOP. I think the listings on the right nav side of your blog is a good way to market your property. STOP. Good job. OVER No criticism, no buttons pushed from this end. OVER.

Hi Sally,  I had a buyer do a drive by on a listing.  He called to discuss it and when I asked if he would like to schedule a showing he answered that he was standing in the middle of the litchen.  Door was wide open and the last agent had not bothered to shut it !

Andrew.. ...Camera belongs to professional photographer...no clue

Geeeeez Bill....hope you spanked the last realtor...!

Way to stick to your guns. If a client does damage, the agent is held responsible.

I hear this all of the time - "the other agent used to let us have the lockbox codes all the time".  And it is disturbing.  While I do my best not to disparage the other agent, I do tell these clients that it is my professional obligation to accompany them on all showings.  Unfortunately, I've had a few clients leave me because I was not being "reasonable - everyone esle does it."  I can hardly wait for the day when I need to enforce an exclusive buyer's agency agreement for a commission owed on a property that I introduced them to before they switched realtors.

Don't you want to buy the broken lamp....clean the stained carpet...be responsible for whatever is missing...guess not ...thanks Wayne...

Know that ethical is always the winner Synergy !

Funny how some people don't want the rules to apply to them. Thanks for the post.

Possesion is ATC- at time of closing. No moving boxes in, starting to paint, or showing family the house several times, besfore closing.  The more the buyers see the house, the more opportunities they have to indulge their buyer's remorse and find a reason not to buy the house. Happened to me once- learned  my lesson. They get to measure for curtains, etc, when we're there for the inspection.

Give them the lockboxe code???  Are they nuts?

Well...you know...they lived in a house...bought a house once....now they are the experts....and you are...welll...just not soooo much !

Sally & Dave,

The strangest requset we had recieved was from a friend who wanted us to give him the lock-box code to access our REO properties!!  His excuse was that he didn't want to bother any of our agents.

Needless to say, he's off the distribution list since some poeple don't appreciate the liablity we have in listing bank-owned properties and that a lay person has no right to be roaming around inside the property.  Last time I checked, that's considered trespassing and it's against the law! 8:>

Sad and downright frightening....

I have had those give me the combo calls. Sorry, I don't care what your last agent did.

I have had that same request several times. and apparently there are agents out there who give that information to anyone who asks. that scars the living tattars out of me. I have a home listed that is vacant except every now and then the owner comes back for a night or two. he had someone walk in while he was there. apparently another agent who had shown the house before told someone to go ahead and see it  because he too much going on. and guess who gets the nasty phone call and almost looses the listing because some other stupid Realtor thought it was always vacant. thankfully the copel who walked in wrote an offer so the seller has calmed down.  but i changed the LB on all of mine after that.

Good idea James to change combinations every now and then...our MLS is in the dark ages about a lot of things...IDX and Supra....yicks !

That's a little bit like me hearing, "Yeah, but I've been doing this roof repair like that for 22 years..."

It's as wrong now as it was 22 years ago.

You got it Jay...I am not your pal..I am your...or their realtor...and I play by ALL the rules !

I am always amazed that the agent's time is viewed as not valuable.

We are about 99% on Supra lockboxes, so that's never been a request from buyers.  Appraisers typically have a lockbox key themselves.  And having the insurance company want pictures?  They should send out their agent then, and not rely on the customer for them . . . geez.

That is my pet peeve....so many lazy agents let their clients wander from home to home, completely disregarding the rules and regulations about doing so.  I bought a flip house a couple of years ago...went to check on it and there were people INSIDE the home, with no agent.  She let them in and left....Bet she won't do that again after my conversation with her, lol.

That is my pet peeve....so many lazy agents let their clients wander from home to home, completely disregarding the rules and regulations about doing so.  I bought a flip house a couple of years ago...went to check on it and there were people INSIDE the home, with no agent.  She let them in and left....Bet she won't do that again after my conversation with her, lol.

That's why our mls switched to Supra.  However, we have some agents who have unlicensed people on staff and give them their electronic key.  The fine is $1000.  Every now and then I read the box to see if the appointments coincide with what the key reads.

A couple months ago, in an edgy part of town, I was in a vacant foreclosed duplex.  A young man came in behind me saying his agent told him he could go in himself and gave him the code. I did my chicken dance, told him to get out right now  before I called police, and that his agent better get his sorry self off the couch and actually work with a client.   The guy ran out.  I guess I was scarier to him than he ws to me.

Sure you can go to the home, take measurements, etc.... at a time when it's convenient to you and to ME.

Glad to do it.            -Steve

Well, Steve does do it this way, but I let Buyers know that while their inspector is inspecting, they can measure and take photos. Why would we need an extra trip?  If occupied, why would be inconvenience people in an occupied home.  Have mercy! They're moving!

--Sara

He is the agent they used to work with because he no longer has a license due to illegally giving out lock box codes.

Time is what we have to give/sell...trust, respect and expertise is what we should practice....and preach.

Sally,

 I can't imagine those buyers are from Wisconsin!  They must have driven up form Chicago or around the lake from Michigan right?  Say it ain't so!

These folks nay have been water logged/clogged somewhere in their thinking !

Great post!   We have Supra in CT, and it is always great to see who was last in, when something is not right..... or just be able to track the showings ...  I haven't heard of agents allowing buyers to go in without them around here, but I'm sure there probably are some out there that do.  

It is sad to hear that there are Realtors who would share codes so that buyers could enter a property on their own.  We owe all of our Sellers to follow rules and protect their property.

There is no reason to give codes out to clients.  Why would you risk everything you work for much less your reputation if something happens.

People are really clever with the crazy things they come up with as an excuse to see a home on short notice.

  It is amazing to learn that some realtor either don't know the rules...or choose not to follow them...Yicks !

I think buyers are getting more and more demanding.  As for those "pop" on buyers if it isn't my listing and the buyers are not under contract with me my answer is always no. If they are really interested in buying a home they will sign a contract with me and allow me to set up an appointment.

This is one reason why we need electronic lock boxes.

No one should ever enter a home with out a Realtor or Agent.

Permission even for inspectors, and appraisers.

But, Unfortunately I see it too.

  Maybe it was the hype of the buyers' market that allowed consumers to think they have 'property rights' without buying the property, hmmm ?

I can't understand why some agents still allow this. They risk their license because they won't be inconvenienced by a client. 

  We all try all the time to give the very best customer service we can...we are after all, in a service industry...knowing the boundaries, the courtesies and respect helps us all.

Wait wait - I can top this... A friend of mine had a Realtor (before she met me of course) who gave her his MLS login info, and told her to let him know when she found something she liked!! Unbelievable.

Thankfully, that agent is no longer in business.

Once again, shoddy agents coming before us make it so much harder on us! Buyers jsut don't get it sometimes, that this is all a process with rules that must be followed.

I hope you have a Buyer's Agency agreement signed with this group!  I can't imagine just giving the combination/code out to WHOEVER requests it!  WE are liable for ANYTHING that happens!

Gee Diane....what a time saver...why didn't we think of that :)...did she/he have an automatic offer writing software package too ? :)

  Agents who don't play by the rules....tend to make it difficult for us to enforce them !

I can't say I'm surprised to hear these things are going on in other parts of the country.  It doesn't happen that often in Montgomery, AL.  Thank goodness most of us use Supra lockboxes.

Interesting post. All I will say is that the market and they way we market is changing. Way different from just a year ago

also keep in mind, if someone uses the lockbox, and "forgets" to put the key back, Like the owner, others cannot get in or show th ehouse (has happened ot me several times)!!! Lockbox code was given to the owner, then the key went missing. Hard to show a house when there is no key!!!! Don't give the code to the owner or anyone. As an appraiser, I have access, and prefer the realtor not be there. As a real estate agent, I want to be there to point out good things (and bad things) to my buyer. Imagine writing on a house you have not even seen, OH MY!! Of course I know realtors that open the door, and stand there as if they are a guard, let the potential buyers walk around on their own, and quickly rush them to the next house. Ever hear of "selling", it requires conversation, lol

Trespassing no.  Going to measure and check out the house they are already buying.  Isn't this what customer service is all about?  Of course I would take my buyers back into the house if they wanted.

Combo boxes are reqired by many banks on their agents listings, Also the combo that is used is also set by the bank many times ( That is why they are the same), some of the REO agents here have 200+ listings and never even see 90% of their listings. That is a shame

Depending on the Insurance company, yes, sometimes they need pictures to decide if they are going to insure the property.  I've had that happen twice, once before we closed escrow and the other time after.  If pictures and an inspection are a perogative to getting insurance, i can understand why they need to see it before, but after it closes make no sense. 

It's these stories that make me wish we had those electronic lockboxes here. I don't want to be held liable for other people's abuses. 

I have had buyers ask me for the "combo" to get in to measure the homes and I tell them "the day I give out a combo, is the day I fire myself" and I once had a client tell me a friend of hers who used to be in the business gave her their MLS info/codes and let her go on her own to view properties! I notice others have mentioned this! That is so scary and sad, and it just makes the rest of us look bad. I am still determined to change people's views of Realtors one person at a time! (we are not all "fast talking sales people out to take people's money" which I had heard from a client's much older relative). Anyone who is giving out combo codes and letting buyers make the showing rules needs to find another line of work.

I see all the time- I even had a client of mine ask me to show her a house- when I got there she was laready inside.  I asked her how she got in and she told me that one of her friends in real estate gave her the code...  I told her that she could be charged with tresspassing and not to do that- (I ahve never given her codes)  She does not go in them anymore without me- which is a good thing!  (Now she evens calls me to see if she can just walk around the outside;) 

I had a buyer of a vacant REO where the back sliding door lock was broken. My buyer found it during the inspection (of course, we all did).  I called the listing agent right there and got him on the phone during the inspection, and he said he would have his assistant take care of it.  Needless to say, my buyer kept telling me about going by, checking things out, etc., and I kept telling them, "You can't go in," and I mentioned it in several more emails to the listing agent through the escrow.  I figured with a paper trail showing I repeatedly notified listing agent, damage would be on him if anything happened.  I was concerned about teenagers using it as a party house and doing damage right before we closed escrow.  Listing agent got lucky everything went fine. 

Last year I had a corpprate-owned home listed - the buyer asked for early right of occupancy - was told absolutely not.  Went ahead and moved things into the barn, and even got a painting crew out to start painting!  Nearly blew up the deal - all because he just would not take no for an answer.

It is never ok to give out a lock box code and the agents that do it are taking a huge risk of fines and/or losing their license.  Here is Cape Coral, FL where foreclosures are abundant and so many homes are vacant appliances are being stolen on a regular basis - could agents giving out lock box codes be a huge part of this problem - I think they very well may be!

I won't give out a lockbox code to clients and I've even refused to give it out to individuals claiming to be a realtor.  I was at a property showing a home when another car full of people showed up.  We were on our way out, when one of the people walked up to me and asked for the key.  I asked who they were with and they said a local real estate firm, but that they'd forgotten to look up the listing in MLS to get the code.  They didn't have a card or identification, but just expected me to give them the key and/or code.  I apologized and said that I wasn't willing to be liable.  If they wanted to see the property, they would have to get the code from someone else.  They weren't too happy with me, but too bad. 

Even if a realtor comes while I'm showing a house and identifies themselves properly, I won't just hand over the key.  I'll return it the electronic box and make them register their electronc key into the system.  I just don't want to be responsible for the actions of another person.

Heck.....I've even put lockboxes on my own personal properties that I have listed and refused to give my husband the code.  If he can't find his key, that's his problem! 

Love the post and that is one of the reasons I don't use combo locks.  Out of site out of mind.  I have had showing agents who know the property is vacant give the code to their buyers.  Again, what part of breaking and entering/trespassing don't people understand.

As service to our buyer clients, we always make an appointment for them to see the property with whomever they want to bring in.  This is in addition to any inspection.  This is for the "anything you want to measure or family you want to show the place to" visit.  It helps keep them excited for the close of the property, gives them some dream time, and it helps us to further bond with our clients, giving them advice on how to place the furniture, what colors would look great on the walls etc.  They know we care because we are helping them make this their home.  It's also a great time for us to educate them on referrals and how to introduce their friends and family to us.  lWe often get those referrals and introductions because they bring along a friend or family member that is looking as well.

We have also had requests for the "code" on the keybox for one reason or another, which is always followed with " I am sorry, but we are responsible for what ever happens in that home when you or your insurance co or whoever is there.  If you have people that need to come in, we will be happy to make an appointment and let them in, but we must be there." Knowing that we will be there usually defines whether or not the reason is justified, and we get a "well, let me get back to you, or Great, when can we set it up?". 

I was asked to "give the key to the buyer" the night before closing.  I don't think so!  It's not closed until it's closed.

Disturbing is right!  I wonder if that agent's broker knew about this practice.  Hopefully that agent is out of the business!

I know for a fact that Nationwide Insurance dispatches people to photgraph homes at the time they write a policy. This is in response to the litany of claims arising from less than honest situations where homeowner's just wanted to remodel and used their homeowner's to foot the bill.

That of course is no excuse to provide unauthorized access. When these requests were made of me, I just set an appointment to provide the buyer - and all buyer's representatives - to accomplish what they need to.

I'm not surpirsed they ask. what amazes me is that they upset when we refuse to let them trespass on the property. If you want to see the inside of the house NOW, upgrade your cell phone & service.

Supra is not an option here ...at least not yet...good to know we have so many honest folks on AR !

That is high risk on everyone's part.  In Columbia, SC, we have electronic lockboxes so the question of getting the "combination"  to the lockbox is eliminated.  You have to be an agent with an electronic keypad to even access the lockbox.

To be a top sales person today one must be willing to go above and beyond on all transactions. If I was buying a home for hundreds of thousands of dollars I certainly would want to be able to see the home more then one or two times. And in addition, if my insurance agent needed to see the interior of the home to verify that he or she could provide insurance on the property, I would want my agent to make an appointment to meet them and help move that required item off of the loan officers check list.

Commission is paid at the end of the transaction, right? Not when you write up the offer. It seems that a real estate agent earns his or her income over the entire contractual lenght of the purchase and sale agreement.

As a loan officer I deal with borrower's on a daily basis that want to know why they need to provide additional information - They want to know  " what more could the underwriter want from us?"

I explain to them that they are borrowers hundreds of thousands of dollars and assure them that what we are requesting is only helping them to move forward with their transaction.

I would encourage all sales people in our industry to put their best foot forward for customer service. If the buyer makes the comment, "my other agent did that for me" tell them that in past that may have been something that could have been accomodated however with all of the changes that have taken place over the past few years you simply can not accmodate that requrest.

At least 30 of my clients in 2009 told me the other Agent always let them go by themselves. 

You might wonder how I obtained so many of the "other Agents' clients.

3 of them came from The same "other Agent".  Sadly, that leaves at least 25-27 "other Agents" in my metropolis that are evidently breaking the rules. But, to go one step further, an Agent that slacks like this probably slacks in every other way too.

 So, I say stop giving Realtors a bad reputation and do your job! Stop making me have to win a client by proving I'm not you....  AND... I guess, Ironically,  THANKS FOR THE BUSINESS!   LOL

  I don't think Sabrina, we could ever have said past or present, that tresspassing was pemitted...that was never "then this is now"...it never was...

  30 oh Yicks...thanks is right...we need to police our own industry...30 wrongs don't make a right..it should make for disciplined realtors !

How many deals fall apart even at the closing table.  "it's almost mine" is not "mine".  We know that and we, only gingerly, want to let them know that.

There are many agents out there who do break the rules so buyers are asking to see where your limits are. 

I agree with so many who've said, explain the rules and stick to them!

Right you are Karen....buyers sometimes make the mistaken assumption that especially if it is "rich 'n famous cash offer" they have rights to the property long before the pens are out and ink is dry.

I had an investor look over my shoulder as I let him in to try to see the code. I turned and asked what he was doing and he said " I need to come back with my fix up people to get quotes". I shut the door and fired him.

Brenda Swigert, e-PRO

ReMax Unlimited West Chester and Liberty Township Office

513-378-1461  www.BrendaSwigert.com

Top Realtor West Chester Ohio

Good for u  Brenda ...it was sure the right thing to do !

Nope, nope, double nope. This could have unforseen consequences. I'll say nope again and great for holding your stance.

We can only hope that those agents disappear or learn the rules....!

You are right on to tell them know.  I go out all the time to open homes for service people and to show people homes they have spotted.

Yes...unscrupulous/lazy agents are giving away lockbox codes to their buyers.

Couple of weeks ago I was showing a vacant home and walked on the buyers of another agent sitting there and waiting for their contractor. When I asked where is their agent, I was told she stepped out (yeah... right...) When I was leaving the house they were still sitting there. Immediately, after my showing I phone the listing agent and reported it to him. His answer: "I will change the code on the lockbox". I am wondering for how long his code will remain "secret"?

As to showing my listing to a drive by consumer an a short notice? A BIG NO.

When I am taking a listing, I explain to the seller that if I receive a call from someone who is standing in the front of their home, I will not drop everything that I am doing and run to show their house. Since I want to bring only qualified buyers to view their home, I want to meet that buyer in my office first. (This is when I would also discuss Dual Agency ... in my state must be introduced to a potential buyer at the first meeting). Before I show house to anybody, I have to make sure that they qualify for the purchase. Also, I explain to the seller that for their safety and mine, I do not want to bring any stranger off the street to their home. Once the Seller is aware of my procedure, they are fine with it.

Try it. It works. You do not have to run to every "I am in the front of the house now".   If the buyer is serious about the house they will comply with my request. If the buyer is not serious, than he/she is not a buyer but a looker.

Hmm.....On the other hand he/she maybe a serious buyer of "that lazy agent" who does not show houses but will gladly write an offer and collect commission at closing.

Bad things do happen with attempts at early occupancy.  Years ago, one of my first cases was the buyer of a home that had a fire during an earlier escrow.  The selling agent gave the new buyers the keys to the house before closing.  They moved items into the house and had the power turned on.  Unfortunately they also put items on top of the electric stove.  No one was in the house when the power company turned the electricity on at the new buyer's request. Needless to say, that transaction never did close and the house spent 2 years with the seller, buyer and insurance company fighting.  Finally the house was released for sale and my client bought the fire damaged house.

Wow...this blof goes in my scrap/blog book for the most interesting horror stories !

I showed a home that was vacant and completely remodeled, asking price $1.2m and a combo lockbox. Beautiful kitchen, cherry cabinets, Viking appliances, fridge, etc. My buyer was interested and made an appointment for a 2nd visit before writing an offer.
Suprise, suprise! The whole kitchen was gone, including cabinets and all appliaces. Called listing agent and reported the problem. Someone obviously gave the combo to a buyer and they reaped the benefits. The seller's agent asked the neighbors if they saw anyone. They did, but thought they were contractors and never gave it a through. The police said that it wasn't breaking and entering since they used a key from the lockbox, so there was no crime because you can't prove it wasn't the owner who did it.

Our MLS (SF Bay Area) now requires Supra lockboxes. You can still have a combo as a second lockbox.

Holy California  !!!!  That is the best one yet...or the worst really !

Arrrgg, Yikes and Holy Smokes. Not good nor professional. It's amazing what people come up with. Wonder how they would feel if it was their house!

To some people Lyn...accepted offer means anything is accept-able !

Every time I've bought a home the insurance company has always sent someone out to take pictures of everything. I thought that was reasonable because they would like proof of what they are insuring. Maybe it's the insurance company.

We have insurance requests for pictures.  In terms of allowing a Client to measure, I would normally agree to assist my client.  My business is referrals and I want a happy client.  I would never let them go in alone but I'll sure take them in myself. 

Reasonable requests are answered cheerfully by any agent....the combinatiion...not on my license !

Sally and David, I wonder what happened to the agent they used to work with who supposedly gave them access to vacant homes.

Let's hope her/his license is in the all gone machine !

#1 said it well. I must say, though, it does depend on the agency you begin with. I was surprised by the things my first agency said was okay to do...that's why I left after the first year.

Good 4 yu...listen to your little voice...it's usually right !

Good 4 yu...listen to your little voice...it's usually right !