Relocate to Wisconsin : There is NO such Thing as TOOO much Property Information

There is NO such Thing as TOOO much Property Information

 We know that every MLS is a little bit different....and the "rules" are not universal for every market.  One of the things that our MLS has which we are guessing is fairly universal is the ability to add documents accessible to other agents.mls logo 

  recr Typically, the attachments include the real estate condition report and Lead base paint adddendum if necessary.  Are there other things that CAN  be included and are not that make a listing more complete ? 

   Absolutely.....our rule of marketing thumb is that there is NO such thing as too much information and the more that you can give a Buyer/Agent the better they "know" the property" and the more accurate your target of buyers will be who attend showings. While it is not an absolute "Lookey Loo" eliminator...it does assist the listing agent...the Selling Agent AND thehome sweet home Buyer in determining if this is the House that they will want to call their new home.  Exactly what those additional inclusions are depend on the individual home...there are no one size fits all rules for any home we are honored to list.

    Put yourself in the Buyer/Selling agent's shoes and think about what some of those helpful things might be...here is a list that may help:

  • Floor Plans
  • Home Owners Association documents
  • Landscape Plans
  • Features/Upgrades listno
  • Home Warranty
  • Survey
  • Tax bill                                      
  • Well,water, septic tests
  • Flood plain information
  • Appraisal (if recent)
  • Deed restrictions
  • Code compliance
  • Green Features
  • Leases if applicable
  • Inclusions/Exclusions   When it comes to making a decision on one of the larger investments someone will make...we don't believe there is any such thing as TOOOO much information.  We also leave an attractive binder as well as more custom brochures at each home so that the Buyer/agent is thoughtfully reminded of our listing.

       Our recent listing, Tuscan Amore in Wales Wisconsin tuscan amorewith 22 rooms in an exclusive sub division with golf course, water park, club house and many amenities demanded more explanation than the character limits and picture quotas would allow on  MLS. The house begs more explanation.This listing has 13 (we are hoping that's lucky!) attachments.

     Today we have a showing...the Buyers had reviewed ALL 13 attachments in detail and had additional questions. YES this is the result of our niche in Divorce real estate. There is no such thing as too much information on a property...and taking the extra steps to give it to the people who need it most may just mean taking that listing from "For Sale to Sold."

    If you or anyone you know is looking to sell a home in southeastern Wisconsn....the Hansons would be honored to be interviewed for the position of listing agent...with all the information required to bring the best buyer as quickly as possible.

  

Sally K. & David L. Hanson, ABR, CDPE, CSS, e-Pro,ILHM, REDS


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Comment balloon 44 commentsSally K. & David L. Hanson • February 26 2017 10:12AM

Comments

You are good agents. Your seller clients are lucky to be listing with you.

Posted by Gita Bantwal, REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel (RE/MAX Centre Realtors) over 1 year ago

I  did an inspection once on a town house where the MLS info said it had a "water view."

It overlooked the parking lot rain water dump pit, which, ostensibly, at times was full of water.  But that's not exactly a water view!

Was that too much information?

Says he, with a wicked grin and wink...

Posted by Jay Markanich, Home Inspector - servicing all Northern Virginia (Jay Markanich Real Estate Inspections, LLC) over 1 year ago

Good morning, Sally K. & David L. Hanson I forwarded the short url of this post to the team members.... good stuff....

Posted by Barbara Todaro, "Franklin MA Homes" (RE/MAX Executive Realty ) over 1 year ago

That is a good practice adn also shows you have nothing to hide and want to make it easy on the buyer to know all about the property. 

Posted by Debbie Reynolds, Your Dedicated Clarksville TN Real Estate Agent (Platinum Properties) over 1 year ago

Hi Sally and David... amen to this. Ever since our MLS has allowed attachments, I've attached as many documents about a home as I can gather. I know it's helpful to me to find when I represent the buyer and not have to chase down the listing agent. I'm always amazed by the number of agents who call me to ask for documents that are there in MLS for the taking. 

Posted by Nina Hollander, Your Charlotte/Ballantyne/Waxhaw/Fort Mill Realtor (RE/MAX Executive | Charlotte, NC) over 1 year ago

What a good idea. I rarely see any attachments here...

Posted by Lawrence "Larry" & Sheila Agranoff. Cell: 631-805-4400, Long Island Condo & Home Sale Specialists (The Top Team @ Charles Rutenberg Realty 255 Executive Dr, Plainview NY 11803) over 1 year ago

Couldn't agree more. But, no matter how much information you provide, there will always be an agent who shows the property without realizing it didn't have a pool or that it was only 3 bedrooms 

Posted by Wayne and Jean Marie Zuhl, The Last Names You'll Ever Need in Real Estate (Samsel & Associates) over 1 year ago

Good morning, Sally and David -- Bravo to you for this post!   Information is powerful.

Posted by Michael Jacobs, Los Angeles Pasadena Area Real Estate 818.516.4393 (Coldwell Banker Residential Brokerage) over 1 year ago

HI Sally K. & David L. Hanson - Hiding information may lead to a contract cancellation down the road. That does nobody any good at all.  

Posted by Sheri Sperry - MCNE®, (928) 274-7355 ~ YOUR Solutions REALTOR® (Coldwell Banker Residential Brokerage) over 1 year ago

Sally and David- yes, yes, yes!  Buyers don't want their time wasted on a home that clearly doesn't meet their requirements, and sellers too, don't want their time wasted either. The more information the better for both parties. 

Posted by Kathy Streib, Home Stager - Palm Beach County,FL -561-914-6224 (Room Service Home Staging) over 1 year ago

Sally and David I agree when it comes to a listing the more the better.  Take the mystery out of it.

Posted by George Souto, Your Connecticut Mortgage Expert (George Souto NMLS #65149 FHA, CHFA, VA Mortgages) over 1 year ago

Sally and David - I would agree that the more info the better. However, many agents in my area do not feel the same way. You see listings with 1, or no photos. You see them asking to waive the SPDS, or nothing in the description on the MLS. Prior to the changing of our HOA Addendum, there were rarely any additional documents attached to a listing.

Posted by Troy Erickson, Your Chandler, Ahwatukee, and East Valley Realtor (Diverse Solutions Realty www.ChandlerRealEstate.weebly.com) over 1 year ago

I do love adding documents and do love that listing Sally K. & David L. Hanson 

Posted by Scott Godzyk, One of Manchester NH's Leading Agents (Godzyk Real Estate Services) over 1 year ago

I couldn't agree more, Sally and David.  Buyers need to have all the information possible.

Posted by Gabe Sanders, Stuart Florida Real Estate (Real Estate of Florida specializing in Martin County Residential Homes, Condos and Land Sales) over 1 year ago

Sally K. & David L. Hanson I agree, the more information the better...disclose, disclose, disclose and the additional documents are always useful.

Posted by Lisa Von Domek, ....Experience Isn't Expensive.... It's Priceless! (Lisa Von Domek Team) over 1 year ago

What a great post. Thanks so much for sharing and reminding us that you can never have too much information. Especially with listings that are outside of the ordinary. I value your posts and appreciate that you take the time to do this.

Posted by Chris Fosgate, Assistant Team Leader - Keller Williams, KC North (Keller Williams) over 1 year ago

Yes! That is what the attachment option on MLS was made for! I always put the LB Paint (when applicable), Seller's Disclosure, Franchise/Business Disclosure Addendum, and any other documents needed for the real estate sale on my listings. I wish all agents did so. It would save so much time! 

Posted by Maria Morton, Kansas City Real Estate 816-560-3758 (Chartwell Kansas City Realty) over 1 year ago

No such thing as too much info is correct yet Home Inspector is not on the list?

Posted by Bob Elliott over 1 year ago

Representing the seller, I try to provide as much as possible. When I represent the buyer, I try to gather as much as possible and look for history of older listings. The more we know and are able to pass onto our buyer, the less surprises and move forward!!

Posted by Theresa Akin (CORPUS CHRISTI REALTY GROUP) over 1 year ago

Totally agreed and wish members in my board would read your post and take heed. I remember one member representing a seller (former president of our board no less) who had posted nothing but the minimum required details responded to me when I asked if he'd provide some basic things such as the survey plan or seller's disclosure, replied he thought I should do all that work and that he didn't recommend sellers provide disclosures. In fact in our board there is a widespread practice of discouraging sellers from providing anything in the misguided and mistaken, even dangerous, belief that providing information like seller's disclosures lessens the price they can get and avoids disclosing something that if the buyer or their representative can't find it, is better off left unmentioned! These agents will cite advice from some attorney but I want to always ask that same attorney how s/he would look at the disclosure question if s/he was representing the buyer. 

The seller agents justify their behavior saying they represent their client and as the phrase states, "buyer beware".

This leads me to one of my favorite topics, the wisdom of transaction brokerage where the licensee is serving the parties with equal care and professionalism and assisting them to reach an equitable meeting of the minds based upon the maximum information so the parties are in a position to make fully informed decsions in their own best interests.

 

Posted by Paul Harsch, Realtor Emeritus, CRB, CRS, GRI, CBI (Harsch Associates Berkshire Real Estate) over 1 year ago

Thank you for sharing this post Sally K. & David L. Hanson. I know how much I appreciate it when there are actual documents under the "Documents" tab! (at least in our MLS here in AZ).  Floor plans, upgrade lists, HOA docs, etc. are all very helpful to have.

Posted by Greg Mona, YOUR Local Real Estate and Design Resource in AZ! (RE/MAX Platinum Living) over 1 year ago

I agree 100%! This feature is under utilized. It makes everything so much easier and more efficient. I attach as much as I am able to.

Posted by Chris Lima, Local or Global-Allow me to open doors for you. (Atlantic Shores Realty Expertise) over 1 year ago

An under-utilized feature that I thought was almost non-existent or maybe it is? Today's homework: Research I find out what documents might be available and for next time I take a listing, attach seller's disclosures as a minimum!

Posted by Eva B. Liland with Century 21 Doug Anderson, Glad to be of Service (Century 21 Doug Anderson) over 1 year ago

I agree wholeheartedly that there is no such thing as too much property information.  My standard operating procedure is to compile and attach to my MLS listings a PDF file of all the requisiste property disclosures as well as public record info like tax records, building/septic/other permits, deeds, plats, covenants & restrictions, survey's, etc.  I'd much rather a buyers' agent expend their efforts selling my listing versus tracking down information that as the listing agent I already have.  Any buyers' agent worth their salt should be reviewing this info for their clients; I'm gonna put it in their hands to make it easy for them.  It would be great if more listing agents in my market felt the same!

Posted by Jimmie Pendergrass, Introducing You to the Southern Part of Heaven... (Coldwell Banker Sea Coast Advantage) over 1 year ago

Yes, of course.  It never occurred to me that someone might argue against this being a good idea, until I read Paul Harsch's comments in #21. 

Posted by Brian Rugg, Sun City TX Real Estate - Georgetown, TX Real Est (Rugg Realty LLC Sun City Texas 512-966-3200) over 1 year ago

Interesting post!  In San Diego we do have the ability to include documents as part of the MLS listing, but generally that resource is under utilized.  If there are attachments it is most often because there is an issue with the property such as probate or it's an REO.  On the flip side, the other time we see attachments is if it is a luxury home or large property with special features such as equestrian amenities.  For the most part, I don't think we see many attachments because our inventory is so low that homes are often under contract within 2 - 5 days, even with the lamest of photos and descriptions!

Posted by Marti Steele Kilby, CRS, Broker/Owner, San Diego, CA (Steele Group Realty) over 1 year ago

It's always a good idea to include as much information as possible and your list is a great start.  Every state, region and city might have additional disclosures and requirements and of course anything that the seller has that are disclosure and material facts need to be disclosed. This includes prior inspection reports from general inspectors, termite companies, plumbing, etc.  One of our major city disclosures are a city report which details permits and this is a local requirement.  We have others as well and the list goes on and on.  Great tips

Posted by Teri Pacitto, Real Estate, Your Style...Your Home...My Specialty (Compass) over 1 year ago

Forewarned is forearmed. Always good to have all the information out there so folks can make an informed decision.

Think I will spend the morning checking on my listings and attached docs.

Excellent post!

Posted by John Dotson, The experience to get you to the other side! (Preferred Properties of Highlands, Inc. - Highlands, NC) over 1 year ago

The more the buyers know about the property the better, and they will certainly investigate more during the due diligence phase. We don't see a lot of attachments used in our MLS typically, although it varies.

Jeff

Posted by Jeff Dowler, CRS, The Southern California Relocation Dude - Carlsbad (Solutions Real Estate ) over 1 year ago

hmmm - very good idea. We have a place for "Associated Doc's", so I'll start using it even more - thanks for the suggestion list!

Posted by Travis "the SOLD man" Parker; Associate Broker, email: Travis@theSOLDman.me / cell: 334-494-7846 (Team Linda Simmons, Enterprise, AL 36330) over 1 year ago

When it comes to housing selection, extensive information is important to both sides.

Posted by Ron Aguilar, Mortgage & Real Estate Advisor since 1995 (Continental Mortgage) over 1 year ago

Agreed!  Along with the photos and disclosures I add a home feature sheet and a letter from the seller stating the features they loved when they purchased the home.  

Posted by Alyse "Aly" Sands (Village Real Estate Services) over 1 year ago

I so do agree with you. Give the buyers all the information they need - while keeping the sellers out of hot water for non-disclosure.

Posted by Marte Cliff, your real estate writer (Marte Cliff Copywriting) over 1 year ago

I couldn't agree more. The more information a buyer has about a property, the more comfortable they will feel about moving forward and making an offer. 

Posted by Denise Hamlin, Broker/Owner, Helping Happy Clients Make Smart Choices (Cardinal Realty ~ 319-400-0268) over 1 year ago

It is always nice to add the house plans if you have them. I have found that buyers like them a lot.

Posted by Donna & Larry Johnson, Chester & Delaware County (Keller Williams Real Estate) over 1 year ago

I include as much information as possible as attachments to our MLS published listings. Agents often don't bother to see what we've attached but at least my reply to request is "Yes, we have that for you. Look at that file on our MLS."

Posted by Kathleen Luiten, Kauai Luxury Ocean Home Sales (Resort and Second-Home Specialist) over 1 year ago

Sally K. & David L. Hanson This is great information for the Listing Agent that will benefit the Buyer Agent and the Buyer.

Our Board provides us the ability to add documents to the listing. 

We have agents who are minimalist: 1 photo (because 1 is required) minimal description and no comments in the Agent confidential section.

Our job is to serve the Consumer and I agree, that there is not a limit on the information to be provided.

Best wishes on your listing.

Posted by John Wiley, Lee County, FL Real Estate GRI, SRES,GREEN,PSA (Right Move Real Estate Group- EXP Realty) over 1 year ago

Just like there is no "dumb" question ... there is no limit to what we can provide with our listings because there will always be a question.

Posted by Diana Dahlberg, Real Estate in Kenosha, WI since 1994 262-308-3563 (1 MONTH REALTY) over 1 year ago

When I list a property I offer as much information as possible.  On the flipside, I like finding all the information I need to assist my buyer clients. 

Posted by Melissa Jackson, Your New Home Sales Consultant in Parker County (Riverside Homebuilders - Sales Consultant) over 1 year ago

The more information disclosed and provided the more efficient the process.

Posted by Gary L. Waters, Broker Owner, Waters Realty of Brevard, LLC, ... a small office, delivering big service! (Waters Realty of Brevard, LLC) over 1 year ago

I am a frequent reader of AR, appreciate the comments and insights, especially when real estate professionals support of the needs of consumers (sellers and buyers) making good decisions. In the spirit of "buyer be aware" transparency... what about sharing home inspection reports either obtained by the seller or even a prospective buyer whose deal fell through? What about any estimates for repairs the seller choose not to undertake?

Posted by Bill over 1 year ago

I, too, think that giving the buy side all available valuable info is the way to go, along with a completely filled out MLS listing, so agents can search for obscure features like 'can this condo be rented?' or which direction it faces.  Even when the information is provided, you still get calls from agents asking the questions whose answers are right in front of their noses.

Posted by Theo Shaw, Serving Evanston, IL & Beyond (Baird & Warner Residential Real Estate) over 1 year ago

We also have the additional docs section for our MLS, most often property disclosures are added there but not the long list you gave. I would love being the buyers agebt on one of your properties with all of the accessible info. -Kasey

Posted by Kasey & John Boles, Boise & Meridian, ID Ada/Canyon/Gem/Boise Counties (Jon Gosche Real Estate, LLC - BoiseMeridianRealEstate.com) over 1 year ago

Good for you for going the extra mile for your clients.  Disclosing all of these features is so important. It's important to buyers and sellers, as well as appraisers to gain as much value as possible. When you go under contract and need a green appraiser to give value for those features, feel free to give me a call and I'll assist you as that's my specialty.  Not every appraiser understands green features.  Feel free to message me for more information.  All the best to you! 

Posted by Jan Green, HomeSmart Elite Group, REALTOR®, EcoBroker, GREEN (Value Added Service, 602-620-2699) over 1 year ago

Participate