Resource Guide
FOCUSING
What We Know About Your Property...
...and What We Need to Know About Your Property.
Why have you enjoyed living here?
Why did you make this house your home?
What features would you like to showcase?
What challenges do we need to overcome?
Is there an interesting history?
Do you know the builder or architect?
MARKET PREPARATION
Preparing for the Marketplace
Enhance Curb Appeal
First impressions are critical. A clean, attractive yard and entry are a must. Plant seasonal colors, sweep the walk and wash or paint the front door.
Eliminate
Clutter
Spaciousness is high on every Buyer’s list. Throw out and simplify. Organize and straighten all areas. The property should give the appearance of plenty of space for living and operating comfortably. Pack up, donate or throw away anything that is sitting on top of a countertop, a table or other flat surfaces.
Spring Clean
Rejuvenate your environment with a fresh coat of paint, neutral colors, clean windows and simple changes like a new lamp, shades or pillows. If anything looks dirty or tired, clean or replace it.
Preparing for Photos
• Illuminate the property with open draperies and shades. Turn on all the lights and be sure the outside is well lit.
• Put away toiletries in the bathroom, dishes in the kitchen and magnets from the refrigerator.
• Remove pool equipment or a security fence from the pool.
• If you do not want your child’s name or personal photos shown, please remove prior to the photo shoot.
• Eliminate seasonal décor so the photos are not dated.
• Remove vehicles from the driveway or the front of the property.
Preparing for showings and open houses
• Be prepared to vacate the property. Having owners and children around is a distraction and uncomfortable for Buyers looking at the property.
• If possible, remove pets or make arrangements with the agent to handle accordingly.
• Explain your alarm system to us and any other entry/exit items. Notify the alarm company and/or neighborhood guard that the property is being shown for sale.
• Be sure to understand the showing process. Give clear showing instructions. Make access easy and reasonable for showing the property.
• Access is essential. Try to not decline showing opportunities unless absolutely necessary.
Additional Steps
• Staging and reallocating belongings can help bring out the best in the property. This helps Buyers better visualize the property as a future home and makes them more willing to walk through a property they saw online. Taking this extra step can make a difference in how a Buyer values your property. Per NAR, the top 5 rooms to stage are the living room (den), kitchen, master bedroom, dining room and bathrooms.
• Kitchen and bathrooms should be immaculate. Spruce up with new towels or accessories.
• Bedrooms should look inviting. A new bedspread and fresh linens can add appeal.
• Allow the interior of the home to be the focal point. Put away high chairs, boosters, toys, workout equipment and medical equipment. Make sure items stored under beds are not visible.
• Remove pets and pet odor.
• Staging the exterior of your property is also important. Freshen up the paint, landscape with seasonal flowers and fresh mulch and store away all trash cans, recycle bins, water hoses, etc.
• Beat the competition with condition. Fix items that do not work. Service items that are due for maintenance. Assure the Buyer that the property has been well maintained.
• Identify the age of the mechanics of the property; HVAC, water heater, appliances, windows, roof, pool equipment, etc.
• Provide the agent with a list of the dates of improvements, upgrades, warranties and transferable service agreements.
• Identify monthly utilities. It is not uncommon for out-of-town and international Buyers to be unfamiliar with utilities and/or carrying costs associated with the property.
BROKERAGE SERVICES
Explanation and Completion of Listing Agreement Documents
Our commitment is to provide you with the highest level of service possible. Discuss any concerns openly and early with us so that we can address them.
Professional High Definition Photographs
High resolution photos are color corrected to showcase your property at the highest level possible for both print and on-line media.
Customized Property Brochures
Photographs and pertinent information about your property.
Floor Plans, Amenity and Upgrade/Improvement Information
Itemization of property enhancements, upgrades and any other additional information that might be of interest.
Property Showcase Website
An individual site dedicated exclusively to the presentation of your property. This offers a sophisticated way to display the property outside the environment of our company and network websites.
Direct E-mail and Mail Marketing
Property announcements to the market place via E-Fliers, ActivePipe and direct mailer cards.
Sign and Property Lock Box
At the discretion of the listing agent and owner.
Houston’s Multiple Listing Service
Houston Association of Realtors®, HAR.com.
Websites
Collection of interconnected and global websites; for example, sothebysrealty.com, zillow.com, trulia.com, juwai.com, mansionglobal.com and more.
This campaign for your property is an ongoing process. It may require strategic adjustments to keep your property well positioned in the market. Timing is critical, demanding quick response and attention to the details.
Digital Ad Campaign
Our digital advertising campaign uses hyper-targeting to reach home buyers where they spend their time online, including Facebook, Instagram and hundreds of websites.
Showing Department
Our staff of full-time licensed real estate agents are available seven days a week to answer questions and make appointments for Realtors® to show your property.
Agent Property Preview
Photographs and pertinent information about your property.
Broker Open House
Properties are open for brokers periodically at the discretion of the listing agent and the owner.
Public Open House
Properties are open to the public at the discretion of the listing agent and the owner.
Showing Follow-Up
Agents who have shown your property will be contacted for feedback. We will listen to all feedback from prospective Buyers and other Realtors® and advise accordingly.
Daily Showing Report
Brokers and agents who have customers in the same price range as your property are contacted to encourage the showing of your property.
Activity Reports
Reports will be presented to you that include advertising, showing activity, website traffic and current market information. Remember that Buyers determine the market. Listen to our advice regarding price and price adjustments. Re-evaluate your market position at least every 30 days.
SHOWING DEPARTMENT
High-octane enthusiasm characterizes the Martha Turner Sotheby’s International Realty Showing Department. Our staff of full-time licensed real estate agents is available to make appointments, answer questions and show your home to potential Buyers seven days a week.
When you list your home for sale with Martha Turner Sotheby’s International Realty, you can trust that we thoroughly know your home and will expertly show the home to its full advantage, emphasizing the quality down to the smallest detail. Our Showing Department attends the weekly sales meetings and personally previews new listings so that they will be very familiar with every nuance of your home. We employ proven cross-selling techniques to reach agents and their Buyers in all areas of Houston.
If our Showing Department accompanies a showing on your property, you can rely on us to show your home safely and effectively. We arrive ten minutes before the scheduled showing, disarm the alarm if necessary, turn on all the lights, and prepare your home for showing. We greet the potential Buyers and their agent, provide them with marketing materials specific to your home and commence the tour. Potential Buyers are never left unsupervised. After the potential Buyers and their agent leave, we turn the lights off, enable the alarm and lock the doors, leaving the home exactly as we found it.
Our experienced Martha Turner Sotheby’s International Realty Showing Department works closely with your listing agent to ensure that your home receives the personal, high-quality attention it deserves.
DAILY SHOWING REPORT
On a daily basis, Martha Turner Sotheby’s International Realty listing agents track which Buyers’ agents from all companies are showing our listings. The staff compiles a daily showing report and emails it to all of the Martha Turner Sotheby’s International Realty agents each and every day, including weekends. This helps them cross-sell their listings to Buyers’ agents who are showing comparable Martha Turner Sotheby’s International Realty properties. The report provides the date, MLS numbers, addresses, subdivision names, prices, listing agent names and, most importantly, Buyers’ agent names. Recipients click on the MLS numbers and names to be linked to detailed property or agent contact information.
CLOSING DETAIL OVERVIEW
This overview is meant to provide a general explanation of the process. Each transaction is unique. The steps discussed here will vary with every transaction, and some may not apply. There may be additional actions required in your sale that are not addressed here. Your agent will be your guide through every step.
Receipt of Offer(s)
• Prepare multiple offer worksheets as needed
• Assess the strength of the offer(s) based on all terms
• Gather information about Buyer’s lender and Buyer’s ability to close on time
• Facilitate negotiations between parties until a mutual agreement is reached
Execution of Offer
• Facilitate final execution of the accepted offer, complete the Effective Date and distribute to the Buyer’s agent
• Confirm the title company’s receipt of the executed contract and the earnest money check
• Receipt the Option Fee within 3 days after the Effective Date
• Deliver the Option Fee to the Seller for immediate deposit
• Communicate the contract contingency deadlines to Seller
Option Period
• Coordinate date and time of inspections with Buyer’s agent
• Be present during inspections and close up property and grounds, if needed
• Be present during follow up appointments with service specialists, if needed
• Negotiate repairs and/or concessions on behalf of the Seller
• Negotiate and finalize an amendment for repairs, price changes or other matters
Survey
• Title company will order the survey for the Buyer
• Coordinate access to the property for the surveyor, if necessary
• Troubleshoot and respond to objections, if any, that are made by the Buyer in writing
H.O.A.
• Guide the Seller through the process of ordering the required documents
• Coordinate delivery of the HOA documents to the Buyer within the time-frames specified per the contract
• Troubleshoot and respond to Buyer objections, if any, after receipt of the HOA documents
Title Commitment
• Continuous communication with the title company to expedite delivery of the title commitment
• Review schedules A, B & C for potential issues on the title commitment
• Work with the title company to troubleshoot any issues that may affect the transfer of a clear title
Third Party Financing
• Communicate with the Buyer’s lender to check the status of the Buyer’s loan approval
• Continuous communication with the Buyer’s agent to confirm Buyer is providing all documentation requested by the lender as quickly as possible
• Monitor the number of days agreed, per contract, that the Buyer has to obtain credit approval
Appraisal
• Prepare sold comparables in preparation for the appraisal
• Meet appraiser at the property and present the sold data and information on the property. If needed, follow up with the lender to head off any appraisal issues
• Troubleshoot and attempt to remediate any appraisal issues with the lender and the Buyer’s agent
Prepare for Closing
• Constant review of contract for Buyer contingencies
• Once repairs have been completed, facilitate delivery of receipts, warranties etc, if required by contract
• Coordinate the Buyer’s final walk-through prior to closing, if requested by the Buyer
• Review Seller’s closing documents upon receipt from the title company
• Coordinate the time of closing with both parties, the lender and title company
• Communicate the transfer of utilities between parties
• Confirm the title company has all the Seller’s Pre-closing Information required
Closing
• Attend the closing
• Coordinate the transfer of keys, remotes, passwords to home systems, etc.
• Confirm completion of funding
• Coordinate details surrounding possession
GLOBAL RELOCATON & REFERRAL SERVICES
From small companies to Fortune 500, we are the company of choice for individuals, corporations and relocation management companies.
Award-Winning, In-House Relocation Department
Our dedicated Corporate Relocation staff of 4 full time employees has achieved extraordinary results by holding the highest standards of customer service and consistently exceeding them. We have established relationships with relocation management companies, corporations and other real estate brokers across the globe to help transferees buy or sell a home.
Home Marketing Assistance
Our sales associates who are highly skilled in the aspects of relocation sales. They provide a marketing Campaign for Your Property, Broker Marketing Analysis, customized marketing plans, exceptional marketing materials, activity reports and market updates, contract negotiations, and individualized attention through final closing procedures.
Home Finding & Destination Services
We provide a personalized needs assessment prior to arrival in city, individualized relocation packets, sales associates specialized in Buyer’s representation, personalized Buyer’s Book, area tours, financing options, education information, child and elder care, spousal assistance, additional special requisites, and access to the Houston housing market at sothebysrealty.com
Leasing Department
We specialize in the rental of single-family homes, town homes, and condominiums. Additionally we offer a customized service for individuals desiring corporate or interim accommodations, a solution to short-term housing needs typically offering substantial savings over hotel costs.
Reruiting Programs
Designed to work within the time constraints of potential employee’s interview schedule, our services provide necessary data, tours of communities and selected properties to assist the transferee in making a decision based on facts. Careful consideration is given by our associates in demonstrating the corporation’s concerns on behalf of the employee and his or her decision to transfer.
Group Moves
Group moves pose special challenges familiar to our associates and staff. Our expertise is effective with the numerous concerns such as: short time constraints, critical confidentiality, and cost effective procedures. Martha Turner Sotheby’s International Realty Relocation Department capabilities are tailored to meet each company’s needs. Relocation presentations are available as necessary.
SELLER’S SAFETY TIPS
It is our hope that the process will go smoothly and it will be a safe and secure experience. We strongly urge you to plan ahead and consider implementing the following safety precautions:
Remove Valuables
• Put items away in a safe place, like a bank safety deposit box or at a family member’s home.
• Obvious valuables include: jewelry, money, guns, checkbooks, electronics (camera, iPads, phones, and laptops)
• The less obvious items to consider include: prescription drugs and any personal information or documents that could be used for identity theft.
Be Careful Who You Let In Your Home
• Do not allow any person that you do not know into your home. This includes a person who claims to have a scheduled showing. There should be no exceptions.
• If someone says they are a Real Estate agent or a friend of the neighbor, have them call the Showing Department (713.558.3207) to schedule an appointment.
• Give these instructions to your children, relatives or housekeeper.
Security
• Keep all your doors locked and arm your security system.
• Notify the neighborhood security/police that you will be placing the property on the market with a Realtor®. You may want to give the dispatch your contact information.
Public Open Houses
• Discuss with your listing agent whether you feel comfortable with scheduling public open houses. Consider notifying the neighborhood security when open houses are scheduled, so that they can drive by and keep an eye on the event.
HOW WE EARN OUR COMMISSION
Today is a time of technological change and increasing competition in real estate. The fundamentals of real estate excellence, however, have not changed.
A History of Success
At Martha Turner Sotheby’s International Realty, we have provided service and value since 1981. Our success results from:
• The commitment to excellence which we strive for every day
• The experience and knowledge of our agents
• The rich and innovative resources of the company
• Our commitment to professionalism in the conduct of our business
What We Offer You
With any professional, the fee which is earned is the result of experience, knowledge, skill and judgment, not only the time involved. Some crucial things which the professionals at Martha Turner Sotheby’s International Realty provide to you include:
• Experience and success - the outstanding ability of our agents to effect successful transactions that profit our clients is reflected in the fact that their average record of production is the greatest in Houston.
• Knowledge of real estate market - we have knowledge of all sales so that we can provide information on comparable properties to aid sellers in pricing their properties correctly and to help buyers when making offers to purchase property.
• Education about the market and optimal selling and buying approaches - we help you understand the many factors that influence how we can best market your property or help you purchase a new one.
• Professional objectivity and advice - by helping you correctly analyze the elements that affect the property you are selling or seeking to buy, we can help make a transaction occur more quickly, thus putting more money in your pocket, saving you time and reducing inconvenience and concern.
• Ability to negotiate the most favorable terms and the best price - our commitment and obligation is to get the best possible deal for you. Our experience, knowledge of market operations, and the good working relationships we enjoy with other brokers allows us to do so with skill and integrity.
• Technical and legal knowledge backed by an experienced team - the process of buying or selling a property is a complex one, governed by many laws and regulations. Our knowledge of contracts, Texas Property Code requirements and the many other facets involved are invaluable to you.
• Support and guidance at every step in the process - You will have all of your questions answered, and you can be comfortable that we are there to make sure that things proceed as they should.
• Facilitating a smooth and successful closing - the deal is not done until it’s done. Our job is to make sure that the steps to close happen correctly and on time so that the actual closing goes smoothly and easily.
• Peace of Mind - you can relax knowing that our knowledge, skill and commitment to you will help you safely achieve your objectives.
• Personal Service - our agents commit to working in close collaboration with you in the manner that you want and need.
• Availability - our agents commit to being available for each client as needed.
HOLDER CONTACT INFORMATION: This notice is being provided for information purposes. It does not create an obligation for you to use the broker’s services. Please acknowledge receipt of this notice below and retain a copy for your records.
The broker’s duties and responsibilities to you, and your obligations under the representation agreement. Who will pay the broker for services provided to you, when payment will be made and how the payment will be calculated.
TO AVOID DISPUTES,
ALL AGREEMENTS
YOU AND A BROKER SHOULD BE IN
AND
AS SUBAGENT: A license holder acts as a subagent when aiding a buyer in a transaction without an agreement to represent the buyer. A subagent can assist the buyer but does not represent the buyer and must place the interests of the owner first.
To act as an intermediary between the parties the broker must first obtain the written agreement of each party to the transaction. The written agreement must state who will pay the broker and, in conspicuous bold or underlined print, set forth the broker's obligations as an intermediary. A broker who acts as an intermediary: Must treat all parties to the transaction impartially and fairly; May, with the parties' written consent, appoint a different license holder associated with the broker to each party (owner and buyer) to communicate with, provide opinions and advice to, and carry out the instructions of each party to the transaction. Must not, unless specifically authorized in writing to do so by the party, disclose: that the owner will accept a price less than the written asking price; that the buyer/tenant will pay a price greater than the price submitted in a written offer; and any confidential information or any other information that a party specifically instructs the broker in writing not to disclose, unless required to do so by law.
AS AGENT FOR BOTHINTERMEDIARY:
AS AGENT FOR BUYER/TENANT:
The broker becomes the buyer/tenant's agent by agreeing to represent the buyer, usually through a written representation agreement. A buyer's agent must perform the broker’s minimum duties above and must inform the buyer of any material information about the property or transaction known by the agent, including information disclosed to the agent by the seller or seller’s agent.
AS AGENT FOR OWNER (SELLER/LANDLORD): The broker becomes the property owner's agent through an agreement with the owner, usually in a written listing to sell or property management agreement. An owner's agent must perform the broker’s minimum duties above and must inform the owner of any material information about the property or transaction known by the agent, including information disclosed to the agent or subagent by the buyer or buyer’s agent.
A LICENSE HOLDER CAN REPRESENT A PARTY IN A REAL ESTATE TRANSACTION:
A SALES AGENT must be sponsored by a broker and works with clients on behalf of the broker. Put the interests of the client above all others, including the broker’s own interests; Inform the client of any material information about the property or transaction received by the broker; Answer the client’s questions and present any offer to or counter-offer from the client; and Treat all parties to a real estate transaction honestly and fairly.
OF REAL ESTATE LICENSE HOLDERS: A BROKER’S MINIMUM DUTIES REQUIRED BY LAW
(A client is the person or party that the broker represents):
A BROKER is responsible for all brokerage activities, including acts performed by sales agents sponsored by the broker.
TYPES
Texas law requires all real estate license holders to give the following information about brokerage services to prospective buyers, tenants, sellers and landlords.
Brokerage
