Consultative activities

1. Conduct a thorough needs assessment with you
2. Explain agency laws and present the buyer representation agreement
3. Explain how broker compensation is paid, who pays it, and what your options are for paying it
4. Understand what will be needed financially
5. Assist you in examining how much you can afford to spend and why
6. Introduce you to a trusted Key Mortgage loan officer for financial services and/or second opinion
7. Introduce you to a trusted Baird & Warner Title Services attorney partner 
8. Set up you with accounts on tools/tech needed for a successful home search

Preparing for the home search

1. Explain the general timeline for house hunting, mortgage approval, and closing
2. Explain local market conditions and how that impacts you
   1. List to sale price ratios
   2. Average days on market
   3. Explain the concept of absorption rate
   4. Month’s supply of inventory

Home search & identification

1. Provide best-in-class home search tools and instruction on how to effectively use them
2. Match your needs with available property
3. Partner with you to identify suitable properties for consideration
4. Constantly re-evaluate your needs and refocus property search & showings to fit those needs
5. Utilize the funnel process of elimination for effective/efficient search
6. Generate off-market opportunities when necessary:
   1. Source unlisted homes as needed/necessary
   2. Network with other agents to source properties not yet in their local MLS broker marketplaces
   3. Contact homeowners in focus areas to see if they are considering selling
   4. Research FSBOs
7. Check applicable zoning and building restrictions when appropriate
8. Help you decipher public property and tax information
9. Collect and share pertinent data on values, taxes, utility costs, etc.
10. Explain Federal and State Fair Housing laws
11. Explain what to look for in applicable property disclosures
12. Explain fiduciary responsibility, keep all your information confidential
13. Disclose all known material defects in homes when known
14. Direct you towards reliable third-party sources of information on neighborhoods, crime statistics, schools, etc. 
15. Assist you in analyzing the loan estimates and out-of-pocket costs to complete the purchase
16. Help you account for the complete costs of homeownership
17. Coordinate with Key Mortgage to provide insight into how various financing options can be beneficial to an offer
18. Review the sales contract with you so you are prepared when it comes time to make an offer
19. Provide updates on the momentum/speed/urgency in the marketplace

Showing properties

1. Schedule showings and provide access to all listed properties as soon as they become available
2. Preview and research properties prior to showing as needed
3. Arrange a tour of areas, source contact info for schools, and key points of interest
4. Provide resources containing neighborhood information on municipal services, schools, etc.
5. Inform you of possible negative aspects like nearby venues, heavy traffic, busy roads, or operations that may result in issues that could impact quality of life, value and resale value.

Negotiation 

1. Research the seller as thoroughly as possible
2. Communicate with the listing agent to understand seller motivation
3. Prioritize contract negotiation goals with you
4. Create and execute an effective negotiating strategy
5. Understand and utilize creative strategies such as the options of "as is" options, inspection options, an escalation clause, optimum closing date, earnest money and buyer broker commission to maintain a competitive offer
6. Prepare you for negotiation by setting appropriate expectations
7. Prepare a comparative market analysis (CMA) in advance of making an offer
8. Assist you in getting the best property at the best price
9. Explain common contract contingencies and include protective clauses in the purchase offer (risk mitigation)
10. Ensure that you receive and understand all required disclosure forms
11. Recommend optional contingencies and explain the pros and cons of using them
12. Utilize experience, local knowledge, expertise and strong communication skills to assist you in being successful

Due diligence/risk mitigation

1. Recommend high quality home inspection and other due diligence service providers, with potential options for;
   1. Radon 
   2. Sewer
   3. Mold
2. Review and discuss inspection reports to identify concerns
3. Advocate for you throughout the entire due diligence process
4. Negotiate repair requests from home inspection
5. Work with your attorney during the Attorney Review period to make sure buyer risk is minimized through contract modifications

Managing the transaction

1. Ensure you meet all contract deadlines
2. Coordinate and facilitate communications from all parties involved (lender, appraiser, inspector, listing agent, attorney, etc.)
3. Assist you with transfer of utilities
4. Assist you with locating moving services as needed

Preparation for closing

1. You prepare for closing day
2. Explain wire fraud risks and emphasize the importance of following wiring instructions best practices before transferring funds
3. Schedule final walkthrough
4. Accompany you on the walkthrough and advocate as needed if problems
5. Confirm clear-to-close with the lender
6. Ensure all parties have all forms and information needed to close the sale
7. Confirm the closing date, time, location, and notify parties if there are any changes.
8. Gather all required forms and documents for closing
9. Review your closing statement to ensure accuracy
10. Advise you on best practices like rekeying locks and considering a one-time cleaning service or landscaping before moving day
11. Support you in any final closing preparations and activities

Post-closing services

1. Assist as needed by recommending vendors
2. Assist as needed with your requests
3. Set you up on a market report to stay informed of neighborhood sales activity and values
4. Provide annual real-estate review