I can’t tell you how many great column ideas come to me at 4 a.m. “Oh, I should write about this,” is a common refrain in the early morning hours. The problem is, the closer I get to the keyboard, the fewer inspirational subjects I can remember. There’s so much clarity at 4 a.m. But with the arrival of the day’s phone, email, and text messages, not so much. And sometimes, these little inspirations aren’t big enough to fill up my quota of words, so this week, I offer up some bite-sized chunks of information for you to dwell on—all on the topic of  good communication. 

Where would we be without a little reminder about the importance of good communication?  

Communicating well is an art form. In my book, simple and clear is best. Listening to our politicians and officials bang on about COVID-19 safety protocols is enough to make anyone weep. They mean well and I’m sure they’re kind, decent folks when they’re at home. But they just can’t seem to resist swaddling us in a blanket of blather. Words like “should,” “we suggest,” “please do this,” abound. It’s all fine. I’m just a grumpy so-and-so, but for once wouldn’t it be nice to hear someone make an announcement in 10 words or less like, “This virus could kill you stone-dead. Get a vaccination.” God, I’d love that. 

You probably know what I’m talking about, right? Rule 4.02 requires offers to be presented “without delay.” This is a somewhat elastic term, I agree. If a client is 10 time zones away, “without delay” means something different than if everyone lives in Coquitlam. There’s more. Rule 4.02 gives the seller some wiggle room to delay the presentation of offers in the hope of getting a bushel of them to consider. 

For sellers who want to collect several offers (and for sellers who’d prefer not to have 27 buyer agents telling them in person why their buyers are such a nice couple), the Direction Regarding Presentation of Offers (DRPO) form is the ticket. When the sellers sign a completed DRPO form, they override the standard “without delay” requirement with a written instruction. Once the form is signed, you can post the form as an associated document, refer to it in R/Remarks, and wait for the presentation day—unless, of course, you’re telling the seller that you have received a short-fuse offer.  

Some sellers will say, “Tell the buyers to cool their jets and wait for the presentation time.” But they could also say, “Oh yeah? Bring it over right now.” If this happens, you’ll need to jump through some additional hoops. You may, for example, need to prepare a new DRPO form and have the seller sign it; post it in associated documents to replace the previous form; adjust R/Remarks to reflect the new situation; and last but not least, contact all the buyer agents who’ve asked in writing to be kept informed about the different presentation time before you present the short-fused offer.  

Here's another communication nugget: Team member Fred gets a call from another REALTOR® who says he’s got a signed offer to present. It’s an important call. But Fred takes his time about advising his teammates. Or he forgets altogether, leaving his teammates twisting in the wind. Not a good situation to be in. If you’re on a team, think about how you share information with teammates and whether your information-sharing system is robust enough to withstand everyone who contacts you and other team members. Are you all on the same page all the time?  

If you’ve ever made an offer in your advertising, make sure you first run your ad by the managing broker. For example, you could say, “List and sell your home through me and the next deal is on me.” To me, this means, “I will give my buyer agent commission back to my sellers when they buy their next property through me.” But since wording can be interpreted in different ways, it’s a good idea to get another pair of eyes on your ad before it runs. The relevant article in our R/Code is 15. Be clear and put your offer in writing. You have to note significant exceptions in the ad. It isn’t okay to say things like, “Some restrictions apply, contact me for details.” Be clear about what you mean. Use fewer words than more. 

These are good things to think about. 

If you’re going to make an offer to give something substantial to someone if they do something you want them to do, remember you’re obliged to do it. You’ve made a promise to them in advance. So, if you’re going to offer to give someone a benefit for dealing with you, make sure you review it with your broker and then keep your promise. If you don’t, someone’s going to come after you, not to mention that the regulator and the board may come knocking.  

Why did I mention (above) talking to your broker before running the ad in which you make an offer? First, there’s the aspect of risk management. Second, there’s the conversation about whether it’s feasible. Third, there’s the audit of the ad copy to make sure it complies with Article 15 and RESA. And last but not least, there’s the conversation about whether your brokerage is liable for the promises you make. 

There’s a school of thought saying that although you’re an independent contractor, if things go south, your brokerage will probably get named in the complaint or legal action as well. Talk it over with your broker first. 

In the video below, Kim discusses the steps we can take individually that can help improve our reputation collectively.