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One of the standards of care for my Seller Clients has been to get them to approve my data entry of their home's listing onto Calgary Real Estate Board MLS® System.

 

At the end of the day, you the Seller, are responsible for the content of the information your Agent places on the MLS® System and it's ongoing accuracy. It therefore makes perfect sense to see the completed product (including the private Agent-to-Agent comments) to make sure it is accurate and presents your property in its best possible light.

 

Here are a few tips:
  • Make sure your Agent inputs as many photographs as the system permits and make sure they fill the allotted area. The maximum amount of photos currently on our Calgary MLS® System is 20 - it costs your Agent no more to enter 20 photos instead of just 1 or 2. Few photos or small photos are detrimental to your best interests. These photos should be inputted as soon as the listing is entered. The reason: moments after a listing is inputted into our REALTOR® MLS® System, it is distributed to the Internet and specifically to every Agent and potential Buyer that has your home's criteria in an auto-search. Good quality photos make a huge difference in whether or not someone will even wish to view your home. If there are no photos in this initial email, seldom will a potential Buyer or Agent return to view the photos at a later time. And even less frequently will they even view your home. If your Agent books a photographer for the photos (which we highly recommended), have the Agent hold your listing until they are ready to enter the photos. Your "marketing start date" and your "listing date" identified in the listing contract do not have to be the same. It's better to have your marketing begin as a "complete package."
  • Make sure all the disclosures are included in the listing. Like the home has a basement developed without permits, or has an illegal basement suite. Your Agent should be advising you on what must be included as per the requirements of Canadian common law.
  • Check to make sure the size of the home, the size of the rooms and even the size of the property is accurate. The safest way to get the correct lot size is from your Real Property Report and for the room and home sizes, from a professional measure service. Even a link to the home's floor plan is always suggested.
  • For freehold homes and bare-land condominiums, make sure the Agent enters the status of your property's Real Property Report (RPR). A lack of a Real Property Report can, at best, delay the closing of your home's sale. Most likely, the lack of a Real Property Report will cause your sale transaction to collapse and you'll be trying to market your home a second time. I find that a home listing with a conforming Real Property Report is always worth several thousand dollars more than a home listed without one. But whatever the case - they are a requirement of a residential home sale in Alberta. Your Agent should be asking to see your Real Property Report prior to listing your home for sale since it could easily impact your home's value. Your Agent is fully capable of reviewing your Real Property Report for completeness and if there are potential issues, they will recommend that you review the issues with your real estate lawyer as soon as possible.
  • For Condominium homes, make sure your Agent enters both the Registered Size and the Actual Measured Size. Many times they are different. Also, make sure they enter the storage units and parking stalls and whether or not they are owned, assigned or leased. Agents search these fields.
  • Make sure your Agent lists as many features and amenities in the searchable fields as possible. Buyer Agents use these fields to find home listings to email their clients. It's amazing how many times that I've been looking for homes "with a fireplace" and find that the field for fireplace was left blank but a fireplace was clearly evident in the photos. Were the Agents careless in their data entry or were they trying to keep Buyers and Agents from even seeing your home's MLS® System listing?
  • While the typed data input fields are quite limited for space, do make sure the Public Comments cover the most important amenities and attributes of your home and property. Your Agent should not just list features in their comments, but rather they should craft their words to try to create an emotional connection between a potential buyer and your property. Of course, make sure everything is spelled correctly.
  • The easier it is to show your property the better. Make sure your Agent has clear showing instructions, showing hours, showing service contact info and how to reach them directly for questions in their private Agent-to-Agent comments. If they don't use a showing booking service, make sure they enter their direct line and NOT their office number. Real estate offices no longer book appointments for their Agents.
  • As an additional note, make sure your Agent installs a secure, digital lockbox onto your property so that you don't have them personally trying to attend every showing. Furthermore, potential home buyers HATE having the Seller or the Selling Agent in attendance during their viewing. Every access to the lock box is digitally tracked and can be automatically emailed directly to you and your Agent.
  • Your Agent has an obligation to keep your home's listing updated and accurate at all times. You can ask to see the current details at any time to review them for accuracy.

 

Marketing homes is an art and the accuracy of the details can be the difference between selling quickly or being on the market for months.
 

Adapted from a blog post of: Jefferey Douglass, Broker/Owner of RealtyV2, real estate broker in San Diego.

Data supplied by CREB®’s MLS ® System. CREB® is the owner of the copyright in its MLS® System. The Listing data is deemed reliable but is not guaranteed accurate by CREB®.
The trademarks MLS®, Multiple Listing Service® and the associated logos are owned by The Canadian Real Estate Association (CREA) and identify the quality of services provided by real estate professionals who are members of CREA. Used under license.
The trademarks REALTOR®, REALTORS®, and the REALTOR® logo are controlled by The Canadian Real Estate Association (CREA) and identify real estate professionals who are members of CREA. Used under license.