If an agent sees that there is a variable commission in the MLS, he will know that the agent has agreed to accept less commission than any other agent. This can make an agent less likely to show your listing (although that`s not the ethical way to decide which homes to show). In any case, the buyer`s agent must explain to the buyer that the buyer would essentially pay more for the home than some competitors. Suppose the house is listed at $500,000 with a 6% commission; $30,000 to be paid as a commission for both parties to the transaction. If a buyer`s agent brings an offer at the full price of $500,000, there is a net offer of $470,000. If the listing agent brings you a buyer, the seller only has to pay $20,000 in commission, or a net amount of $480,000. This gives the agent an additional $10,000 to manipulate the deal in favor of his buyer. For example, a buyer`s agent could submit an offer at a full price of $500,000. But the buyer of the listing agent could make an offer of $492,000 and the seller will still earn $2,000 more with the lower offer. So this essentially creates an uneven playing field.
The disadvantage is this: once a cooperating broker knows that there is a variable commission, he must disclose the information to the client before the latter makes an offer to buy. Indeed, the variable commission rate can disadvantage this buyer if he is in competition with other buyers represented by the listing agent, the team or the company. There are millions of home sales that could include floating rate commissions. Read on to find out why no one knows the answer to your question. I am pretty sure I know the answer to that question, but I would like to hear your opinion. The total commission in the transaction remains the same, but the brokerage offers its agents a higher split commission on an internal sale, variable interest rate or not? When you make a “double rate” commission with a seller, ALL agents of the sales brokerage agency must be subject to what you have negotiated as a “double rate” with the seller. Or is it possible to submit the double rate only to the agent who lists the property, but if you separate from another agent in your agency (just like another broker), the commission is what would also be offered to other brokers. For example, I agree that if I procure the buyer myself and represent him for the sale, I will charge the seller a total of $4,000, BUT if another agent (even from my own agency) buys the buyer, is the total commission $5,000, so I can offer the same split as with another broker? Of course, to disclose this in MLS as a double-rate commission. I believe it must be the entire agency as I usually do this way (because the commission really belongs to the broker), but it`s not clear if it`s possible to do it as a sole agent as long as it`s disclosed. The theory is that if a commission amount does not need to be divided, the agent may offer to do so for less money, not only as an advantage to the seller, but also to his buyer. If the seller`s agent offers a variable commission plan, the discussion focuses on the commission that the agent charges the seller if the agent is the one bringing the buyer. As with all commissions and real estate fees, they are negotiable.
For our example, the agent and seller agree on a 5% fee if the agent brings the buyer. This type of agreement is called a dual or designated body. In the case of a duplicate or named agency, the seller`s agent now also represents the buyer and must be disclosed and agreed upon by the agent and seller when registering the home. These are really two questions. The first question is whether it would be permissible to enter into different commission agreements based on WHICH internal agent brings a buyer to the table. Legally, yes. But it would ultimately be up to the broker to decide if he would be willing to allow this. Article 3-4 of the REALTOR Code® of Ethics defines a floating rate commission contract as follows: A registration where an amount of commission is payable if the listing broker`s business is the cause of the purchase of the sale, and another amount of commission is payable if the sale results from the efforts of the seller or a cooperating broker. Hi Hank! On the above question, when the buying agency came to PA, we were told that a broker should not offer a higher commission payment to an agent of his own company, as this could be considered a conflict of interest where an agent could be considered the first interest in trying to sell internal real estate. What do you think of the practice of higher commission for inside sales? If you are a buyer who works with a real estate agent and is interested in a property, you may want them to know if other contract proposals are involved and, if so, come from the same real estate agency (designated agent) or from a dual-agency situation where the seller`s agent has the buyer. If so, it is important to check if there is a variable commission in the game, and if so, what is the difference in commission. This requires a simple phone call, email, or text message from your agent to the seller`s agent, and the Code of Ethics requires the seller`s agent to disclose this information.