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okay with that we are now recording and uh we're going to talk today about how to fill out a listing contract what i'm going to do is i'm going to start out by just adding a loop and then you basically just start out by typing in an address okay so i'm going to i've got one that i was thinking of i just happen to know this address logan's ridge drive and this is a house that is not uh currently listed in the mls but as you can see it pre-filled the address of westchester township so i clicked on that and then i'm going to click on continue and then i'm going to select a template okay so the template uh this is a listing template and depending on which areas you're in it'll you go to the city uh the mls and then either listing or buyer template but of course we're doing a listing template today so cincinnati template continue and what that does then don't have a photo uh what that does then it pre-populates uh with the packet of information the different types of forms that we have that all pertain to that mls so i've got that let me see uh now i'm going to view the loop so we've created the loop now i'm going to view the loop and it's got all this information in there um for the uh for the listing so they've got they start out up here they have tasks and i don't necessarily work as much with tasks uh some people do but a really cool thing is the way they pull agreement so so we've got all these documents that are required uh some are required some aren't required uh some are just in case you might need it but one thing i know when i'm doing a listing agreement if i haven't already done it at the time that you signed a listing agreement you definitely want to make sure you have a consumer guide agency relationship ships you want to make sure that you have the let me see [Music] the exclusive right to sell you want to have your listing contract eventually we're going to make sure that we have a residential property disclosure and a lead based paint disclosure i don't always send those over up front sometimes i'll send a listing agreement and then i'll follow up by sending the uh the disclosures right after that um and then let me see um where is the okay so we have the consumer guide so so that's what i start out with is these few documents there at the very first signing of when i'm filling out the documents and having them uh having them uh sign so so now i've i checked those boxes and then i go to uh let me see go to open where is it um i think it's looking a little different on my screen there's some people okay there it is there's some people that are watching this that you're better at this than me and you're like trying to say push it it's right there push it it's right there and i'm not as good at this as you so bear with me okay so open so i click that button open just don't hold it down too long and i'll do that okay so open and what it's going to do is it's going to give me the opportunity to add the buyers and sellers and all the information to auto fill that into this forum so generally before i get to the listing agreement itself i'll fill out all the contacts of people who are in it but i haven't done that on this but what it does is it inserts the people's names and their signatures and all that stuff into the right spots after you have the after you have them inputted so in this we don't have that yet uh so we will um so we're going to skip that section but we've got the address um we see so we've got the address has already been inputted here for a pre-fill and then and then you add in like the commission rate so the sale commission rate uh for for a selling agent buyer's agent it's gonna be three percent and the commission total uh for both agents is six percent uh so uh that's going to go be inputted on onto the listing agreement expiration date i tend to make it a six-month listing agreement i know some people who will do a 12-month there are some agents from other brokerages i can think of in particular they'll do a 12-month listing agreement and they never ever let people out of it and they'll even sue them if they try to break the contract so i i don't like doing that personally my feeling is if someone doesn't want to work with me i don't really want to work with them either life is too short to be tied together people that don't like me so i only work with people like me so um so i usually let them out of the uh the listing agreement if they decide they want to go a different direction so but that's me okay other people have a different perspective so if we were to make this a six-month agreement and this is close to the beginning of january we might say that this is going to end in january i mean in june or july since today's the seventh i'll say this is going to go through july 7th okay so the original price we'll say this is going to be 300 000 what they're wanting to to list this as usually i'll let the homeowner finalized that decision but i'll give them input i'll use the nar rpr reports and if you haven't mastered narpr.com make sure you figure that one out we have a video on that as well on our country really university youtube channel but i always use i call them narper reports uh to help nail down the pricing of a house so make sure you make a note of that homeowners association dues i will say 250 per year and then the property excludes so we'll say so you know you have the property includes and the property excludes in the contract includes would be things that are not bolted down so they would be in the contract when it's talking about items that are included in the contract that would be a non-attached uh item like a refrigerator or a stove and then things that that it excludes to have a different line item there they're talking about things that are attached that are not sold with the property so that would be things like maybe the chandelier in the dining room that's grandma's chandelier and we're going to take that with us when we leave or there might be something that's attached and they've decided they're they're taking it with them so i'm going to write another one i've seen is a mantle over fireplace so i'm going to write that in just so you can see how it will fill that into the contract so then geographic description that's where you put in like the legal description for the property i typically don't put that in unless um the legal description unless maybe there's two lots that are going together and they need to have very very specific uh or if it's just land and maybe it doesn't even have a physical address it's just has a legal description i'll put that in there otherwise personally i leave that blank uh some people love to have that in as well as the address but personally i just put the address in so then you just click that auto fill button and it takes you to your contract and it automatically inserts your clients names where they will need to sign now since i didn't input the define who the contacts were ahead of time uh it just has these as blank uh signature boxes right now and you can define those later uh but if you had defined the contacts ahead of time it would insert their names so they just click and sign it's all done so um so then moving into the contract um as you can see it has pre-filled a lot of the information there so and you can type in the name of the listing listing company plum tree realty it's hard to spell tree that's a hard word okay um so uh okay so then it's got all this basic information it's got the price uh written down here you do want to double check it to make sure that uh everything is uh correct that it filled within and i would probably put in here um let me see in this spot i'd probably put uh 12 noon um on um commencement bait let me see and so the date then i would probably put in uh we'll say they're going to sign it tomorrow so i'll put you see 01 [Music] 0 8 20 21 okay so they're going to sign that then and then it's going to go through july date and then this further described with that would be the legal description of the property so then uh ruler acceptance this basically means that they are accepting that the realtor is accepting the opportunity to sell the property inclusions exclusions of sale this is what i was telling you about uh so this is uh where you would type in uh things that um let me see the inclusions um this talks about parking spots uh storage numbers if they have those sometimes when you're in a condo community they'll have specific storage areas that go along with the sale and satellite did uh that might be you know propane tank water softener things like that so that this is where you account for that if there's like a water softener that's excluded from the sale you make sure you notate that um otherwise the idea would be that would stay with it okay so this is the excluded so this section would be attached things that are not going with the property the next section is um the next section here other items these are included so this means that these are items that are not attached they're not bolted down but they're staying with the property so we can say here the stove and refrigerator and the dishwasher don't quite understand why they always put dishwasher in there because usually those are attached and they also do that with garbage disposal i i see that all the time to say this stays with the property garbage disposal okay thank you for letting us know you're not going to unscrew that and take it with you so microwave sometimes washer and dryer so okay certification of ownership this section just means that they are certifying that they actually own the house and turns out that's kind of important i i put a purchase contract in on a house one time and got it accepted as like a six hundred thousand dollar property and and i was excited you know big commission and then over the weekend we found out there's another owner who was a brother who lived up in new jersey and there was no way in the world he was gonna sell so they didn't have his name as an owner uh when they listed the property and then he didn't even know they were selling the property and he was like well screw that i'm not gonna sell the property we're not selling so that deal fell through that was a heartbreaker so um so you want to make sure that you have all the owners are involved in that are in this possession and occupancy um means that uh you know it's gonna be subject to all the laws and then once they sell the house um obviously the buyers will take possession um okay seller certification um they certify that uh to their best that they know that the real estate is or is not in a historic district you can usually tell pretty quickly when you see houses that are 100 years old or more it could be a historic district so make sure you look out for that most of the time you can ask the homeowner and they'll know about that so on this particular one it's not in historic district uh this one is not subject to a lease and is not subject to is not subject to an agreement pertaining to joint maintenance shared aspects of the real estate in other words it's not like a condo or a some kind of a multi-family situation where maintenance is take is covered through like the hoa or some kind of thing where you share the expenses so this house is not that sometimes you will have that but generally you'll know if the hoa is taking care of maintenance on the house that's when you would have more have that type of thing so now this house is not in a flood zone requiring insurance and um is in a subdivision uh with covenants and restrictions so if there's an hoa and they have rules then that's where this you need to make sure you check that box so now one of the crazy things about at least cincinnati contracts whether it's listing a purchase contract or uh in many of the in different parts of the country as well in different parts of the state they they they do the wording which makes it seem so confusing i think and it confuses people but they'll do this wording where they'll say um uh they'll say this um this isn't true this isn't true this isn't true this isn't true none of this is true except for this thing so and that's it's almost like uh nobody talks this way really so it makes it really hard to follow but um so they in in other words or for example here they say um okay so let we see where the sentence begins it's like such a long sentence uh covenants and restrictions sellers shall furnish buyer with a copy of the covenants or restrictions prior to the contract acceptance no orders of any public authority are pending no work has been performed or improved constructed that may result in future assessments no notices have been received from any public uh respect and condemnation or appropriation chain uh change in zoning proposed future assessments so it has this big long sentence and then it comes down here to the end uh of the real estate effect the real estate except so they have this big long sentence and then they say none of this applies except for this so most of the time you don't write anything in there you can write no exceptions or you can write in a or however you want to do that but i tend to put no exceptions so and then they say the very next one to the best of the seller's knowledge there's no encroachments shared driveways party walls property tax abatements or homestead exemptions affecting the real estate except okay no exceptions so i write that in uh and they just make this so confusing and by the way where they say that this like this stuff up here is mostly for public notices like if it's been condemned by the city that's what most stuff is and then uh let me see down here uh this where it says certifies um that the best of sellers knowledge there's no encroachments shared driveways party walls um so encroachments would be like if the neighbors fence is on your lawn or if your your fence is on their lawn so do you know about any of that okay we don't know about any of that except for this so this is where you notate if there's an encroachment this is where you would notate uh if there's a party wall what's a party wall do you know what a party wall is party wall is not a wall where you have a party i know some of you might think it is not that a party wall is uh like in a condo where both parties share the same wall okay so it's it's a a common wall so that or so it can be in a few different situations but in this one um let me see here but in this one get rid of that um and this one it would there would not be any party walls because none of this uh neighbors share the wall okay let me see so the next one is and that no improvements or services have been installed or furnished nor notification received from public authority or owners association of future improvements of which any part of the cost may be assessed against real estate except there's that confusing sentence again so they're basically saying are there any is there anything that's been built in the neighborhood or any costs that are eventually going to affect this property now for instance did they just build new sidewalks in the neighborhood and there's an assessment and it's going to affect your property so it's going to be a hundred dollars a month more or something like that where you actually have to give i disclose that so this is where you would disclose that but you basically say no exceptions unless you know of an exception and that's where you put that in so so anyways and then the rest of this basically says that it's in good condition and everything we're telling you is to the best of our knowledge okay then it comes down and says lead-based paint uh seller agrees to complete a federal mandated lead-based paint disclosure form so if the house was built before 1978 then you want to make sure you have them fill out the form the lead-based paint now this particular house was not built before 1978 so we will not need to worry about that okay so residential property disclosure seller agrees to complete a state mandated property disclosure form for the ohio realtors residential property disclosure exemption form okay so you make sure that you get that this is very important so every once in a while i've seen a deal come through where the seller refuses to fill out a residential property disclosure and then the question comes and i've seen other agents like threaten us well if you don't get that then we're going to sue you as a brokerage or they'll say we're going to report you to the division of real estate and so the way that works is you have to do everything you can to get them to fill out a residential property disclosure and but they can refuse because we don't have a policing authority to get it like we don't have authority we're not police officers we can't go kick their door in and force them to fill it out okay so we don't have a policing authority for this so we can request it and the other thing is there's no penalty if they don't do it the state will not find them or give them any penalty if they don't fill out the residential property disclosure but what it does do if they don't fill out a residential property disclosure then it allows a buyer to get out of the contract right up until one minute before closing they could they can terminate the contract because they never got a residential property disclosure so if a homeowner doesn't provide a residential property disclosure that's the quickest way for a buyer to get out of the contract if they want to so you always want to make sure you advise them to get a that fill out the residential property disclosure and then coming down to the homeowner association declarations bywalls so um this is where the real estate is we'll see this one is subject to a homeowners association established and recorded with uh documents um with mandatory membership is subject to a homeowner's association assessment that means they have to pay money so the first one is that there's rules there's an hoa there's rules and then the second one is not only are there rules but they have to pay money to the hoa and then the next one is israel is not subject to mandatory fees imposed on the real estate for pool uh golf course or others and so generally most neighborhoods there's not going to be additional mandatory fees uh in some neighborhoods there are so you want to check but this particular listing does not have mandatory fees like for a pool or that type of thing uh separate and that's separate from the hoa fees and then seller further certifies to the seller's knowledge without further inquiry inquiry there are no homeowners association violations affecting the real estate except and i would say no no edit the text uh no wow no exceptions i don't understand everything about dot loop but we'll get there okay so um now sometimes uh there will be something like they have a fine because they didn't pay their uh hoa fees last year and if so they have to disclose that this is where they do that so then you come down here and it says the current hoa fees now we said 250 and that would be annually but you just want to make sure you notate that correctly so conveyance and status and title so basically they're saying that they have the ability to execute documents to convey the title to actually sell the house and then that the the following assessments certified otherwise um let me see so this is if there are uh assessments uh or if there's any other kinds of records that could could hold up the sale of property if there's any kinds of fines or uh encumbrances on the title and then so i would put uh none uh there and because there's nothing that we know of that's gonna hold up the title and it's a big problem if they say oh yeah well it's not really titled our name or there's a ten thousand dollar target uh credit card lien attached to the property uh doesn't that sound weird a ten thousand dollar target department store um lien on the property i've sold a property like that before they had the one spouse had a problem they they were addicted to target ran up the credit card didn't pay the credit card credit card company put a lien on the house had to be paid off before closing so um okay and then this is where you type in um the names of the people who are selling the house so you just type in the legal name of whoever is on the title there and then let me see taxes and assessments basically this is basically just saying the seller will pay their share of the taxes and assessments that's where that comes in other prorations everyone's going to pay their fair share so seller will pay everything up to the day of closing and then the buyer will pay everything following the closing okay uh realtors fee uh so the um total commission is six percent and uh three percent of the let me see um make sure we got that right uh total is going to be six percent and three percent of the gross selling price regardless of agency relationships um let's see they've changed the wording on this a little bit so uh basically six percent is the amount of the commission there might be a section under here oh yeah so six percent is a total amount sorry for the confusion there and then the protection period so this means uh the protection period is the amount of uh time after the uh listing expires that you are protected to get a commission so what could happen is you could show the property on the last day of the listing and the seller might know hey tomorrow the listing expires and they might get a note to the buyer somehow they'll slip it to them uh you know kind of sneakily and they'll say hey guess what the listing expires tomorrow so if you come back tomorrow i don't have to pay this guy a commission so to protect you to make sure that doesn't happen you type in what your protection period is for me i generally type in 180 days so six months so if someone views the property while i have it advertised and listed and then they come back later then i still get a commission even though the listing expired and 180 days is how i do that you can set that any way that you like cooperation with other brokers by the way any questions um out there at this point because i've been going pretty fast but there might be people with questions anything anything out there i have a question yeah sure um i know that we i think we looked at possession date up there is there a place if a listing of the seller wants a specific date like they're building a house and i don't want to have to leave my house in the case that it were to close in 30 days i want to you know make sure i don't have to find someplace else to live for a week and then go is that possible or so that you can make it five days or something everything is possible but man it is hard to time uh transitions so uh generally in at this stage of it i generally put to be determined and that because you never know each buyer will have their own set of variables and so if you start out by saying uh listing it and saying a seller will have access or live in the property for two weeks after closing you that that could scare off 80 of the buyers so you want to get a buyer in hand first and then try to work with them on the uh on how the closing will be because at first you might say well i don't want to leave um i don't want to leave um on the on uh we'll say february 15th i don't want to move out on february 15th our house won't even be ready until the 22nd that's a whole week we'll be homeless but what if they're giving you ten thousand dollars more it's like well i'd get a hotel for a week for ten thousand dollars yeah sure so i i use i would say that to the negotiating phase and negotiate occupancy at that point so does that make sense or you have any other thoughts or questions yes that makes sense my other thing is where's the shed for the uh when they have a shed on the property where does that come in on the exclusions or inclusions do you put that in there or not a shed is considered attached um so uh now most of the time it's it would be considered attached but the smaller the shed gets the more um questionable that becomes so there's a saying in the real estate world of when in doubt uh write it out so uh you can see my dog just came in he's he's my partner in crime here so um when in doubt write it out so um if if there's some thing and you're not sure is that considered attached or not just go ahead and write it in and and specify and you can specify through the listing um shed does not stay or the shed stays uh shed conveys with the property so most of the time that shed will stay but it never hurts to clarify does that make sense yes thank you any other thoughts or questions from anyone [Music] okay uh feel free to jump in there if you have anything so uh cooperation with other brokers this is where they uh you're gonna say you're going to pay three percent uh to another broker um there's a couple rules that we uh we have at plum tree um one and it's a new one of them is a new rule well actually we have at least three rules uh rule number one is always do things legally always make sure you obey the law okay that keeps us all out of trouble keeps us in business for the long run the second thing is whenever we list the property we always offer a three percent uh commission to a buyer's agent so that's important to me as a broker that we are consistent in that because we want to have good relationships with all the other brokerages in town so if we start listing a bunch of properties at one percent or two percent uh then everyone starts to think oh there's that brokerage and i don't want to be that brokerage you know that and i feel just to me you know the average agent sells about a house a month so if they if they're taking a hit of one percent that's a 33 of their their income for the month that's that's the top bill to swallow so uh i i don't want to do that for other agents and uh so that's one of our things that we leave the only exception would be um there might be a few exceptions but the main exception would be if you're selling your property something that you actually own now we do allow agents to drop down to two percent if you have an ownership interest in the property so that's just kind of something we do for our agents if you want but we and i still don't really recommend it but you can do that and if you list one of your own properties that you own and another agent they ask for the three percent uh we require you to go ahead and pay them three percent so make sure you have that in mind as you're dealing with all that so another thing that we do or something i don't like is i don't know if you've ever been in a deal i've seen some agents that will charge like a six percent commission but then they'll give the buyer's agent two percent and the listing agent keeps four percent have you ever seen that have any of you ever been in on a deal like that that is really annoying i hate that when i see that and i do not want our agents to do that or charge seven percent and give three percent to the buyer's agent four percent to the listing agent yeah that's you know maybe i would prefer to go three and a half three and a half to split it rather than uh not giving the buyer's agent uh the fair amount so um okay civil rights uh we're not going to discriminate make sure you're careful about discrimination that we do not ever do that mls authority so you have to go through here this basically gives agents the right to advertise properties so number one listing on the internet yes show address on the internet yes allow internet adm automated valuation model i do if you allow that let's say zillow has the uh and this allows the price of this house your listing to be factored into automated valuation measurements so let's say zillow says the house is worth 250 and you're listing at 300 then if you allow this pricing to be used in automated valuation models then just the fact that you listed the property for 300 000 can help to bump up the zillow values as well as nar rpr and other uh websites so i do allow that and uh allow internet blogging yeah sure someone wants to blog about the property and help you get it sold heck yeah and then they see subject to short sale or third party approval no [Music] short sales are tough and if you're ever working with a buyer oh my gosh it is so hard to do a short sale have any of you that are on this today have you done a short sale and if you've done a short sale like on purchase for sale they're hard i i did one for my brother several years ago took over a year to close it man it was a is a heartbreaker it was just so tough and so if you're listening short sale properties man that's that is also tough and so that's a very special type of realtor that does that so uh okay signs it basically gives us permission to put signs in your yard keys we have permission to be able to have keys in a lock box and then these authorizations seller authorizes license brokers and agents to access real estate to conduct showings including open house showings and agent previews to provide access for inspections or appraisals or to provide access for other activities required to facilitate the marketing and sale of the real estate um so this lets you get a lock box that allows people have access to the property and then the next one is seller authorizes non-licensed assistance under the supervision of the listing realtor to access the real estate to perform duties not requiring a license on behalf of the listing realtor without the presence of a licensed real estate broker so some agents have like an assistant and maybe they have to run over to the listing they have to drop off listing flyers or something like that this authorizes this non-licensed person to be able to accomplish those things the last thing then is seller authorizes other non-licensed individuals required to facilitate the marketing and sale the real estate to access the real estate without the presence of a licensed real estate agent including but not limited to via access via the lockbox so that that might be someone like an appraiser uh or a inspector uh or um you know a uh some kind of contractor that needs to go to the property and uh that lets them do that um then they uh authorizes realtors to allow inspectors okay i guess they have a different category for that the other one top one one i just mentioned is more of a miscellaneous contractors this is more specific inspectors license parties as required by the purchase contract are not on an electronic lockbox systems so basically this just gives permission to non-licensed people to be able to [Music] access the property sellers cooperation that means they're going to cooperate in helping you sell the house nothing's more annoying than uh listing a property and then all of a sudden uh the homeowner starts declining all the showing the request you know like what are you doing i thought you want to sell your house and they're they're like uh oh yeah well uh we don't really need to sell until may what are we doing why are we listing your house now okay anyways anyone who's done this for a while you get some flaky uh sellers at times earnest money deposit uh this just basically means you're um authorized on behalf of the seller to handle earnest money and we recommend using the title company american homeland title to hold earnest money and i don't know if you saw just within the last few weeks they've come out with a new app that will allow you to deposit the earnest money with your smartphone into their account and it's amazing you don't have to drive anywhere so i highly recommend you use them owner's title insurance so you can notate here if you are going to go ahead and if they want to get title insurance or provide that for the buyer they can notate that here agency just basically means you're an agent you're representing them until it describes the dual agency is in case that were to happen indemnity by seller they're not going to sue the national association of realtors yeah you gotta love that disclosure seller acknowledges and agrees the realtor is authorized to disclose non-confidential information uh pertaining to the real estate to all parties involved and the realtor is subject to an ethical obligation to disclose the existence of an accepted purchase contract pertaining to the real estate 12 parties involved with its marketing and or other upon authorization a seller realtor shall disclose the existence of multiple offers as directed by the seller so and then additional terms and conditions this is where you you can put in other things like with the flat fee listing i'll write in here that this is a limited service listing seller is going to be responsible for their own advertising marketing they'll work directly with buyers and sellers or with buyers and uh and agents representing buyers so that's where i put that information in there uh sex offender registration notification laws all of that is open buyers can check into that sole contract means this is the only contract that they have with you on this house there's nothing funny under the table nothing going on that's undisclosed this is the only contract um and and i know that sounds kind of odd like well of course it's um of course it's the only contract but i've seen agents have another contract with people like hey if i sell this house for you this is the amount that will put on the listing agreement and then you'll pay me another separate amount later uh that gets ugly and it gets illegal pretty quick if you have other types of agreements going on so don't do that this says they'll allow electronic signatures sellers acknowledgement that this this is a legal document so this is where they acknowledge that and then they'll they'll date it at this time and sign the data seller certification and authority and seller certifies that the seller signatories below they have the full authority to enter into this contract that all owners of the real estate and they are the all owners of the real estate and the authorized marketing the real estate has provided this contract that no additional signatories spouse or otherwise are necessary in order to convey the real estate so you uh this is important a lot of times you get a deal where the husband will say uh hey i had this house before we got married and then we got married so her name's not on title so i'm the only owner and uh because of dower laws in ohio that may be true only his name is on the title but once it gets married she's an owner too so uh you want and and they may you know she may say oh that's his money that's his house you know that's fine she still has to sign the listening agreement and then she'll have to sign the um uh release of dollar before the house sells just saying that she or a quick claim be that she has no right to the property so um anyway so you want to make sure you get both their signatures on there and then you fill out the information so then uh so that's the listing agreement does anyone have any questions about the listing agreement and if you're on the facebook page you can type those in i'll come back we'll go back and answer those questions later so anything else here with this group on zoom i do have a quick question when do you normally give this to a the sellers like the listing agreement even if you know they're going to go with you do you fill it out and send it to look over and then go over with them or yeah there's different ways you can do that it kind of depends on how well you know the people if it's somebody that i don't necessarily have a relationship with them and i think i have one shot uh like i'm going to their house i have one shot to get the deal and if i don't get it when i'm there i'm probably not going to get the listing if it's that kind of thing i will print it out and i'll take it in a folder with me and while we're sitting down i'll start off the listing appointment and say hey well if you don't mind maybe give me a tour can you show me around show me what's great about the house and as they're showing me around the house i'll uh get really excited about the house uh because if an agent doesn't get excited about the house they're gonna think this guy doesn't even like my house how's he gonna sell it so um and i i i honestly get excited about every house because there's something great about every house i can figure out a way to get excited about all walking on me wow look at those uh counters and all that so so they'll give me a tour and then i'll just sit down at the dining room table and say okay so uh this is the narper report that shows the value in your house uh this is um you know this is what we're gonna do for marketing uh this is the listing agreement so um i don't know what do you what do you think you wanna ask for the house we talked about property values and stuff what how much do you think you want to ask so they'll give me the price and i'll write down the price on the contract and say okay so we'll ask at 2 289 and then um you know we now just start filling out the contract and then i'll get down to the bottom of the first page and i'll slide it over to them and say okay if you want just initial here and here and so that's called an assumptive close i i assume they're gonna want to list with me who wouldn't want to list with me so i assume that i'm going to do a better job than anyone else because because i really do try to work harder than anyone else my list of property so um so i just assume they're going to do it and i'll slide it across they'll say okay go ahead and just sign here and here and at that point you'll find out if they're really on board with you or not um and usually it'll be one or the other like one of them might say well yeah sure and the other's like well you know we want to think about it and uh so so you work through that at that point um and if they want to think about it then you can come back and send it to you through loot so that's the way if if i just thought i had one shot at it that's the way i would do it if it was um if it's someone like right now the way it my business works if i get a listing it's generally someone i know like i only work through referrals now and so if they come to me they're going to list with me i don't really have a competitor necessarily and so i'll i'll send it to them maybe before i even meet with them say hey this is the listing agreement take a look at it i can answer questions when i get over to your house and then um while i'm at the house then i'll say well okay everything looks good go ahead and sign that electronically and we'll get the ball rolling so then they sign it electronically and i've already sent it to them before the listing appointment so that's kind of how i do it but any other thoughts or questions about that i think there's a lot of different ways to do it that tends to be the way i do it so we have other agents that have a lot different strategies i'm sure okay so that's the listing agreement uh lead-based paint uh if it's built before 1978 so you make sure you have them fill that out and then you have to sign or at least initial the uh yes sign an initial via lead based paint just in michelin yes okay residential property disclosure you'll send that over to them and uh so the technically you're not allowed to help them with the residential property disclosure because um you know technically it has to be there them disclosing what they know or don't know about the house and so if you coach them through it then you become liable that means a lawsuit can hit you so if they say what about that crack right at the bottom of the steps in the basement you think we should talk about that and you can say you know what i don't think it's a big deal so if you give them input you immediately become liable because if they get sued like six months down the road they're guessing well that realtor told me i don't even have to talk about that and then you'll be in court uh explaining it so uh which means i'll be in court because anytime you get sued i get sued so don't do that okay so let them fill that out you can give them some input and i always tell them it's better to over disclose than under disclose and when people over disclose then the buyer thinks man look how honest they were they told us everything and so buyers tend to be more trusting of someone who over discloses buyers tend to not trust someone that says everything about the house is perfect so the buyers tend to think that person is lying okay so until you go through and have them fill that out and then let's see yeah that brings us to the end so then you got it filled out and then you can save it you can save and share it i can't really share because i don't have any of the boxes assigned to anyone but i can save it so it's going to say who has access to it so at this point i can add people who will be able to uh to sign so um let's see so that basically brings us to the end of our um let's see it brings us to the end of our webinar any other questions before we pull out and uh close the workshop anyone else have any thoughts or questions thank you for coming today if you have any other questions go to our facebook page jot them down in the margin there in the comments section and uh i hope you have a terrific week and um thankful to have you on the team let's go make some money and uh let's make it big in 2021 all right have a great week bye