How to switch
estate agents
If your home isn't selling
How to switch
If your property has been on the market for a while without any successful offers, it’s natural to feel frustrated and uncertain about the future.
Our goal is not to blame or criticise your current agent, as that’s not how we operate. But we do want to provide you with the information and insights required to make an informed decision that best suits your needs.
Five common reasons for switching agents
Overpromising before signing the contract
Some homeowners feel misled by agents who make grand promises to secure their business. These promises can include overly optimistic timelines for selling the property or assurances of achieving an unrealistically high sale price. When these promises aren’t fulfilled, disappointment and frustration can set in.
Overvaluation of the property
An inflated valuation might seem appealing at first, but it can hinder the sale of your home. Properties priced too high tend to be stuck on the market rather than in the market, and as a result of an unrealistic asking price, they attract little interest from potential buyers. If you suspect your home has been overvalued, it might be time to seek a second opinion.
Poor service and communication
Effective communication is essential in the home selling process. If your agent is not keeping you updated, responding to your enquiries promptly, or providing constructive feedback from viewings, it can annoy and erode trust. A good agent is proactive and transparent in their communication.
Inadequate marketing efforts
If your agent isn’t leveraging online listings, social media or professional-standard photography, your property might not get the exposure it needs.
No clear marketing strategy or plan
You need a well-defined marketing strategy to sell a home. If your agent lacks a clear plan, including regular updates and adjustments based on market feedback, your property may not sell. It’s important to have a plan outlining how your home is being promoted and what steps are being taken if it isn’t selling as expected.
Pros and cons of switching agents
Understanding the pros and cons of changing agents can help you make an informed choice that supports your goals and timelines.
Pros of switching agents:
Fresh perspective and strategy
A new agent can bring a fresh approach to marketing and selling your property. They should have new ideas and techniques to attract potential buyers and speed up the sale.
Better communication
A switch can lead to improved communication if your current agent is unresponsive or lacks transparency. A proactive agent keeps you informed, which can reduce stress and build trust.
Accurate valuation
A new agent can provide a more realistic valuation, ensuring your property is priced competitively. This can breathe new life into your sale.
Enhanced marketing efforts
An agent with a clear marketing plan can increase your property’s visibility. Effective online listings, creative social media and professional-standard photography can attract more potential buyers and generate greater interest.
Cons of switching agents:
Time and effort
Changing agents involves time and effort, from reviewing contracts to informing your current agent and searching for a new one. However, this initial effort can pay off in the long run with a successful sale.
Potential costs
Exit fees or financial implications might be associated with terminating your current contract. Reviewing the terms and ensuring you’re prepared for any costs / delays involved is essential.
Temporary disruption
Switching agents can cause a temporary disruption in the marketing of your property. However, a well-organised transition plan can minimise this impact and quickly return your home to the market.
The benefits of switching agents often outweigh the drawbacks, especially if your current agent isn’t meeting your expectations.
Seven steps to switching agents
1. Review your current contract
Before taking action, thoroughly review your contract with your current estate agent. Pay close attention to the notice period, exit fees and any other terms related to termination. Knowing these details will help you avoid any legal complications or unexpected costs. Make sure you understand: Notice periods: How much notice do you need to give to terminate the contract? Exit fees: Any fees you may have to pay to end the contract early. Termination clauses: Specific conditions under which you can terminate the agreement.
2. Identify the right time to switch
Timing is crucial when switching estate agents. Consider the current status of your property listing and the local market conditions. Try to time the switch with the end of the current contract term to avoid any penalties.
3. Research and select a new agent
Finding the right agent involves thorough research. Look for agents who have: Good reviews and reputation: Check online reviews and ask for recommendations from friends or family. Local market knowledge: An agent familiar with your area can provide localised expertise and valuable insights. Proven marketing strategies: Make sure the agent has a clear marketing plan encapsulating all aspects of attracting attention and interest to your home.
4. Notify your current agent
Once you have chosen a new agent, notify your current agent in writing of your decision. This can be done via: Email: Ensure you request a read receipt or confirmation of receipt. Recorded delivery: Sending a letter via recorded delivery provides proof that your notice was received. Be polite and professional in your communication, and keep a record of all correspondence.
5. Think carefully about dual agreements
Sometimes, sellers get disillusioned and enter into what’s called a dual agreement, where another agency has also been asked to come in and try to sell the property. This would see both agencies collect a commission fee (depending on what they negotiated) when the property eventually sells. However, a clean break is usually the best. To protect yourself from future issues, ask the outgoing agent for confirmation of the last day of the contract period, a list of names of people who have viewed the property and a written update on when and where the property’s listings will be / were removed from.
6. Prepare your property for new listings
A new agent can bring fresh energy and enthusiasm, and your home can reflect this if you do the following ahead of the new photos of your property being taken. Declutter and clean: Remove personal items and excess furniture to make the space look larger and more inviting. Minor repairs: Fix any small issues, such as leaky taps or chipped paint, that could detract from the overall appeal. First impressions matter: Make sure the exterior of your home is well-maintained, with tidy landscaping and a welcoming entrance.
7. Ensure a smooth handover
Coordinate closely with your new agent to ensure a smooth transition. This includes: Setting clear expectations: Discuss your goals and expectations with the new agent to ensure they understand your priorities. Regular updates: Schedule regular updates to stay informed about the progress and any new developments. Transition plan: Work with the new agent to create a transition plan that minimises disruption, including collecting keys, arranging new photography and updating listings.
Frequently asked questions about changing agents
What to do and when to maximise your chances of a successful sale
Home sellers often ask two questions about switching: “What difference will changing agents make?” and “What can be done differently?”.
These are great questions, and below are just a few of the many benefits a new agent can bring to your sale.
Fresh perspective and enthusiasm: A new surge of energy and differing ideas are often just what a property stuck on the market needs to gain positive momentum.
Price corrections: An overvaluation stops a property from selling. Agents who have overvalued tend to try to correct this by blaming the housing market, economic climate or weather (yes, we’ve heard that one). This is often accompanied by a recommendation to drop the inflated asking price. A new agent can/will correct the price, ensuring it features in the best price brackets across the property portals.
Personalised service: A common complaint aimed at large/corporate agents is that sellers feel they’re just another number on a spreadsheet. Smaller, independent agencies pride themselves on offering a much more personalised, individually tailored service.
Updated photography: Your property must have updated photos to match the season you’re currently selling in. For example, if it’s summer and you’ve been on the market since January, you must use new photos to reflect the seasonal change. Out-of-season photos make a property listing seem instantly stale and could raise questions from buyers.
Property marketing review: We offer a free, no-obligation, complete review of all the marketing around your property. Based on this, we’ll suggest at least three to five ways to improve your home’s desirability.