The most common mistake for both experienced home buyers and new, first time homebuyers is they do not understand Agency Law in Idaho.  You should click on the Buyer's agency Law brochure below, print it read it and keep it.  It is the LAW in Idaho that agents give this Brochure to people when they have their first significant contact.  To us that means now!

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Agency Brochure Link:

Idaho Real Estate Commission Consumer information:

HUGE MISTAKES THAT NEW HOME BUYERS MAKE!  AND EVEN EXPERIENCED HOMEBUYERS!

1. Thinking that by entering into a buyer contract it locks them into HAVING to use that agent even if they find the agent is not working in their best interest.  In fact the main purpose of agency is to protect the consumer.  Buy having an agent/client relationship your agent has a greater statutory duty to serve you and he or she MUST hold your information confidentially.

2. Thinking that you can deal talk freely to a selling agent if you are a buyer or a buyer's agent if you are a seller.  Anything you say to an agent who has a client relationship with the agent's client, while you are not his or her client, not only CAN be told, but by Idaho statute is TO be told to the agent's client! Your confidential information, your ability or willingness to negotiate, etc. MUST by law reveal it to their clients.  So if they know you will pay more than you offer they WILL tell the seller.

3. Thinking that commission is less if you use one agent.  All Realtors are contracted with each other.  Commissions are negotiated BEFORE the property is listed and the commission is posted.  The commission is the same EVEN if you use the Seller's agent to present your purchase!

4. Not understanding that the Seller's agent's interest is to get the highest price for the seller!

5. Not understanding that although the seller's agent does have to disclose material facts a good exclusive agent can find out information that the seller really wouldn't want you to know.  Like how much he owes, and often how much he paid for the home.  How long has he lived there and many other things are fairly easy for a skilled buyer's agent to find out.

6. Not understanding that experience and Broker supervision varies greatly and can account for unintentional, but nevertheless mistakes that will result in you paying more, getting less, missing problems and tripping before your deal is done.

Can an agent be both an exclusive buyer's agent and an exclusive seller's agent?  Yes but not with two buyers and sellers on the same transaction.  They can only exclusively represent ONE.  They can be a limited dual agent.  See the Brochure above.  But the point is they already ARE an exclusive agent of the seller when you first start talking to them and if they are really good agents for their seller they are going to find out all they can before they have any dual agency agreement with you more than likely and you might as well be telling it all directly to the seller.  A dual agent doesn't act exclusively for you.  They just present offers and counter offers and are supposed to be honest but neutral.  But think about it.  Who did they know first.  And what did they reveal about you to the seller BEFORE you entered a dual agent agreement.  Use an Exclusive buyer agent!  Use ME or one of my top agents!  Call me at 208-870-2115 or email to gosche@cableone.net or click on the meet our Realtors® tab at the right if you don't reach me as soon as you want to.

CLICK HERE FOR LATEST IDAHO REAL ESTATE COMMISSION AGENCY BROCHURE AND CONSUMER INFORMATION!  Print it.  Read it.