The Long List of Trivial Services

List for Schedues

Some Agents are looking to ensure that their list of services outlined in Schedule “A” to either the Listing Agreement or the Buyer Representation Agreement is lengthy.

Here’s a long trivial list. It was written in the United States 12 years ago! In the Fall of 2023,  it made the rounds on social media once again.

For Sellers

1. Prepare Listing Presentation for Sellers

2. Research Sellers’ Property Tax

3. Research Comparable Sold Properties for Sellers

4. Determine Average Days on Market

5. Gather Info From Sellers About Their Home

6. Meet With Sellers at Their Home

7. Get To Know the Features of Their Home

8. Present Listing Presentation

9. Advise on Repairs and/or Upgrades

10. Provide Home Sellers To-Do Checklist

11. Explain Current Market Conditions

12. Discuss Sellers’ Goals

13. Share Your Value Proposition

14. Explain Benefits of Your Brokerage

15. Present Your Marketing Options

16. Explain Video Marketing Strategies

17. Demonstrate 3D Tour Marketing

18. Explain Buyer & Seller Agency Relationships

19. Describe the Buyer Pre-Screening Process

20. Create Internal File for Transaction

21. Get Listing Agreement & Disclosures Signed

22. Provide Sellers’ Disclosure Form to Sellers

23. Verify Interior Room Sizes

24. Obtain Current Mortgage Loan Information

25. Confirm Lot Size from MPAC and GeoWarehouse Records

26. Investigate Any Unregistered Property Easements

27. Establish Showing Instructions for Buyers

28. Agree on Showing Times with Sellers

29. Discuss Different Types of Buyer Financing Arrangements

30. Explain Appraisal Process

31. Verify Condo Fees or Home Owners Association Fees, if applicable

32. Obtain a Copy of Condominium Status Certificate

33. Obtain any Transferable Warranties

34. Determine Need for any Defect Disclosures

35. Verify Security System Ownership, and transfer arrangements

36. Discuss Video Recording Devices & Showings

37. Determine Property Inclusions & Exclusions

38. Agree on Repairs to Made Before Listing

39. Schedule Staging Consultation

40. Schedule House Cleaners

41. Install Electronic Lockbox & Yard Sign

42. Set-Up Photo/Video Shoot

43. Prepare Home For Photographer

44. Meet Photographer at Property

45. Schedule Drone (if applicable) & 3D Tour Shoot

46. Get Seller’s Approval for All Marketing Materials

47. Input Property Listing Into The MLS system(s)

48. Create Virtual Tour Page

49. Verify Listing Data on 3rd Party Websites

50. Have Listing Proofread

51. Create Property Flyer and Brochure

52. Have Extra Keys Made for Lockbox

53. Set-Up Showing Services

54. Help Owners Coordinate Showings

55. Gather Feedback After Each Showing

56. Keep track of Showing Activity

57. Update MLS Listing as required

58. Schedule Weekly Update Calls with Seller

59. Prepare “Summary” For All Offers, assuming numerous bids

60. Present All Offers to Seller

61. Obtain Pre-Approval Letter from Buyer’s Agent

62. Examine & Verify Buyer’s Qualifications

63. Detrmine & Verify Buyer’s Lender

64. Negotiate All Offers

65. Once Under Contract, Send to Sellers’ lawyer

66. Check Buyer’s Agent Has Received Copies

67. Change Property Status in MLS

68. Deliver Copies of Contact/Addendum to Sellers

69. Keep Track of Copies for Office File

70. Coordinate Inspections with Sellers

71. Explain any Buyer’s Inspection Objections to the Sellers

72. Determine Sellers’ Inspection Proposals, if any

73. Get All Repair Agreements in Writing

74. Refer Trustworthy Contractors to Sellers

75. Meet Appraiser at the Property, if required

76. Ensure satisfactory Appraisals

77. Confirm Contract Conditions are waived or satisfied

78. Coordinate Closing Times for Sellers’ purchase, if required

79. Confirm Lawyer Has All Necessary Documents

80. Ensure Sellers or lawyer will Transfer Utilities

81. Make sure Sellers are Notified of  scheduled Closing Time

82. Be available to assist to Resolve Any Title Issues Before Closing

83. Be available to assist and Review Closing Documents, if required

84. Be available to assist Review Closing funds, if purchase is same day

85. Confirm that any required Repairs Have Been Made

86. Be available to assist to Resolve Any Last Minute Issues

87. Confirm Sellers’ Closing has been completed

88. Pick Up Sign & Lock Box

89. Change Status in MLS to “Sold.”

90. Close Out Seller’s File with the Brokerage

For Buyers

1. Schedule Time To Meet Buyers

2. Prepare Buyers’ Guide & Presentation

3. Meet Buyers and Discuss Their Goals

4. Explain Buyer & Seller Agency Relationships

5. Discuss Different Types of Financing Options

6. Help Buyers Find a Mortgage Lender

7. Obtain Pre-Approval Letter from Their Lender

8. Explain What You Do For Buyers as an Agent

9. Provide Overview of Current Market Conditions

10. Explain Your  Brokerage’s Value to Buyers

11. Discuss the amount required for Deposits

12. Explain Home Inspection Process

13. Educate Buyers About Local Neighborhoods

14. Discuss Power of Sale risks

15. Gather Needs & Wants for Their Next Home

16. Explain proximity of Schools on Home Values

17. Explain both visual and audio Recording Devices During Showings

18. Learn All Buyer Goals

19. Create Internal File for Buyers’ Records

20. Send Buyers Homes Meeting Their Criteria

21. Start Showing Buyers Homes

22. Schedule & Organize All Showings

23. Gather Showing Instructions for Each Listing

24. Send Showing Schedule to Buyers

25. Attend Showings

26. Look For Possible Repair Issues While Showing

27. Gather Buyer Feedback After Each Showing

28. Update Buyers When New Homes Listed on the Market

29. Share Knowledge & Insight About Homes

30. Guide Buyers Through Their Selection Process

31. Observe Buyers’ concerns At Each Showing

32. Keep Records of All Showings

33. Update Listing Agents with Buyers’ Feedback, if advisable

34. Discuss Condominium Rules and Regulations and Home Owner’s Associations

35. Estimate Expected Utility Usage Costs

36. Confirm Water Source and both quantity and quality

37. Discuss Transferable Warranties

38. Explain Property Appraisal Process

39. Discuss Multiple Offer Situations, and Open Offer Process

40. Create Preliminary Offer for Buyers to Review

41. Provide Updated Housing Market Data to Buyers

42. Inform Buyers of status and level of interest in any properties to be followed

43. Update Buyers about any Price Drops

44. Discuss MLS Data With Buyers

45. Find the most suitable Homes for Buyers

46. Determine Property Inclusions & Exclusions

47. Prepare Purchase Offers When Buyers are Ready to Proceed

48. Advise Buyers about APS Conditions

49. Request any Defect Disclosures

50. Explain Home Warranty Options

51. Update Buyers’ Pre-Approval Letter, if required

52. Discuss Loan Deadlines, and changes in interest rates

53. Choose a suitable Closing Date

54. Verify that the Listing Data Is Correct

55. Review Comparables With Buyers To Confirm Value

56. Prepare & Submit Buyers’ Offer to Listing Agent

57. Negotiate Buyers’ Offer With Listing Agent

58. Confirm Execution of the APS

59. Forward APS to Buyers’ lawyer

60. Coordinate Payment of the Deposit within the time limited

61. Send Copies of APS and relevant documents to Mortgage Lender, if required

62. Identify any Issues with respect to Defects

63. Deliver Copies of APS to the Buyers

64. Obtain copies of Condominium Documents for Buyer, if required

65. Maintain Copies for the Brokerage

66. Coordinate any Inspections with Buyers

67. Meet Inspector At The Property

68. Review Home Inspection Report with the Buyers

69. Identify any Inspection concerns

70. Ensure any Repair Items are expressed in writing

71. Verify any Existing Lease Agreements, and confirm vacant possession

72. Check In With Lender To Verify Loan Status

73. Confirm Appraisal Date

74. Negotiate Unsatisfactory Appraisals, if necessary

75. Coordinate Closing Times for entry into possession

76. Ensure that lawyer will advise of closing time following completion

77. Ensure that keys are available in a lockbox

78. Remind Buyers to Schedule Utilities

79. Confirm Repairs Have Been Made By Sellers

80. Perform Final Walk-Through with Buyers


These two lists are trivial, simple and unnecessary. They should also say “be sure to take the clients out to a coffee shop”. It would be absolutely “silly” to include that entire list of “services”. But, there’s the two lists if you wish to add anything to your Schedule “A’s”.

Brian Madigan LL.B., Broker

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