Switching to a different real estate agent

A real estate agent is there to ensure the sales process runs smoothly and quickly. But what if you're not satisfied with the real estate agent's service? Can you just switch to another real estate agent? And are there any costs involved? In this article, you'll learn when it's time to change real estate agents, what steps to take before switching, and how to find the right real estate agent.

Go directly to:

• When is it wise to switch real estate agents?
• What to do before switching?
• How to handle switching to another real estate agent?
• What to do in case of disputes over the invoice?
• How to find a real estate agent that meets your expectations?
• Quickly and objectively compare real estate agents

When is it wise to switch real estate agents?

If the sales process isn't going as expected, you might consider switching real estate agents. For instance, if there are few or no viewings, this might be a sign that your real estate agent isn't trying hard enough to get the property noticed. If your real estate agent works slowly, is hard to reach, or doesn't provide updates on viewings and next steps, this can also significantly delay the sales process. 

Is your real estate agent unfriendly, rushed, or does he/she seem uninterested? This is annoying for your communication, but it might also reflect on potential buyers. They could be put off by the real estate agent's attitude. It could also be that you disagree with the sales strategy or the asking price.

Are there many viewings but no offers coming in? Perhaps the property is overpriced, or the real estate agent isn't responding adequately to additional questions. This might cause buyers to lose interest. Of course, there could be many other reasons why you're dissatisfied with the collaboration with your real estate agent.

What to do before switching?

Before looking for another real estate agent, it's wise to take the following steps. 

Step 1: Talk to your current real estate agent

Before you actually switch real estate agents, it's wise to first talk to your current real estate agent. Discuss what's bothering you and what you'd like to see changed. Hopefully, the real estate agent is open to your feedback and resolves the issues. In that case, you don't need to switch real estate agents. 

Step 2: Have someone do a 'mystery visit' 

If you doubt your real estate agent's commitment or expertise, you can ask someone to do a 'mystery visit'. This gives you insight into how the real estate agent operates. Is he/she friendly and enthusiastic? Does he/she showcase the property in the best way? Does he/she provide the right answers? And is there a quick response to email inquiries? 

Step 3: Review the collaboration agreement

Before engaging another real estate agent, it's important to review the collaboration agreement with your current real estate agent. Pay attention to the following points: any exclusivity contract and possible withdrawal fees.

Exclusivity contract

If an exclusivity contract has been signed, both your new and old real estate agent may charge a commission if the house is sold within the contract period. This means you'll have to pay a double real estate agent commission. In 2024, the average commission is 1.12% of the selling price, so costs can be substantial.

Withdrawal fees

Some offices charge withdrawal fees if you terminate the collaboration. These fees can vary, for example, €500 or €750. These are significant amounts, especially since you also need to pay the new real estate agent's fees. Online real estate agents do not charge withdrawal fees because you pay all costs upfront with them.

How to handle switching to another real estate agent?

Want to end the collaboration with your real estate agent? Below you can read how to do it.

Cancelling the assignment

Cancelling is the most common way to end the collaboration with a real estate agent. You cancel the service assignment without having to prove that the real estate agent fell short. If this is included in your contract, you may have to pay withdrawal fees. Additionally, with an exclusivity contract, double commission may be charged.

In most cases, you won't have to deal with this. However, the real estate agent is entitled to compensation for the costs incurred. You'll receive an invoice for this. Don't agree with the invoice amount? Read here what steps you can take. 

Terminating the assignment

Terminating the assignment is a legally heavier option and is used if you believe the real estate agent has fundamentally failed in his/her obligations. Note that the real estate agent has a best-efforts obligation, not a results obligation. Proving insufficient effort can be challenging, so always seek legal advice before proceeding with termination. 

Notice of default

To terminate the agreement, you must first serve the real estate agent with a notice of default via registered mail. Give the real estate agent one last chance to fulfill his/her obligations within a certain period. If the obligations aren't fulfilled, you can terminate the agreement after this period. If the termination is justified, you often only pay the incurred costs and not withdrawal fees or commission. 

Keep correspondence

Ensure you have correspondence that can prove the real estate agent fell short and didn't perform his/her work (properly). And once again: always seek advice from a legal specialist to discuss your position and chances.

What to do in case of disputes over the invoice?

Switching to another real estate agent might result in your old real estate agent sending you an invoice for the costs incurred. If you disagree with (part of) the costs listed, first try to talk to the real estate agent. It's always best to find a solution together. 

Write a letter to the real estate agent

If you can't come to an agreement together, write a letter to the real estate agent outlining the problem and desired solution. Give the real estate office a reasonable time to respond, such as two or three weeks. In the meantime, pay the part of the invoice you do agree with. 

Real Estate Agent Disputes Committee

If you haven't resolved the issue within the given time frame, you can approach the Real Estate Agent Disputes Committee. Note: this is only possible if the real estate agent is affiliated with a trade association. This can be NVM, VBO, or Vastgoedpro. This procedure is relatively inexpensive and accessible. The disputes committee has jurisdiction over a financial interest of up to €10,000. 

The court

If the real estate agent is not affiliated with a trade association or if it concerns a higher interest than €10,000, you can only go to court. This is an expensive and time-consuming process, so always try to reach a solution yourself first. If you still go to court over a conflict with a real estate agent, always seek legal advice first.

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Choosing a real estate agent: things to keep in mind

How to find a real estate agent that meets your expectations?

It's probably a relief to know that you can change real estate agents. But how can you avoid going with the 'wrong' real estate agent again? We provide you with some tips for choosing the right real estate agent.

Tip 1: Compare different real estate agents

Has a friend or family member recommended a real estate agent? While it's tempting to immediately start working with this real estate agent, we recommend you first talk to different real estate agents. The costs, working methods, and expertise can vary greatly per real estate office.

You can contact several real estate agents in the area yourself. But it's even more convenient to use our free service to compare real estate agents. 

Objectively compare real estate agents 

Sign up at Mijn Verkoopmakelaar and provide the specifications of your house. In the following days, you will receive responses from different real estate agents in the area. They will tell you what they think of the property, what they expect it will yield upon sale, and inform you about the real estate agent costs and their working methods. You will also receive a text or video where they introduce themselves.

Based on the responses, performances (which we track closely for you!), and reviews of the real estate agents, you can easily compare the offers from different parties.

Tip: during your registration, indicate that you were not satisfied with your previous real estate agent and what was going on. This way, real estate agents can indicate in their response how they operate and address any doubts. As proof that the real estate agent is reliable and does good work, you can check the results and reviews yourself!

Tip 2: Schedule several free introductory meetings

Have you found several real estate agents you're excited about? It's important to always schedule multiple introductory meetings. During the meeting, you'll gain a deeper insight into the real estate agent's working methods, and you can see if there's a connection. That's important, as you'll be working closely together in the coming period.

By scheduling several introductory meetings, for example three, you can make a good comparison. If you use our service, you can easily schedule introductory meetings in your online environment.

Tip 3: Be well-prepared for the introductory meeting 

Good preparation is crucial for a good comparison of the real estate agents. This is the moment when you decide if you'll work with a real estate agent, so it's essential to ask all your questions and feel confident in your choice. Especially after the unpleasant experience with the previous real estate agent.

The most important thing is that the problems you had with your previous real estate agent do not occur with this new one. Therefore, look at the real estate agent's approach in this area. If you had issues with communication, pay close attention to how the real estate agent communicates and how quickly and clearly the office responds to your questions and concerns.

Did the previous real estate agent not do enough to promote your property? Then specifically ask about the real estate agent's sales strategy, including examples from the area. Which local channels does the real estate agent use? And are online channels also being utilized?

Additionally, it's important that the real estate agent has sufficient expertise in other areas and can meet your expectations. Below are some questions that are helpful to ask.

1. Experience with the area. Ask about the real estate agent's experience in the area. How many properties has he/she sold there? What are recent sales he/she has completed? And how does he/she approach the local market?
2. Cost structure. Inquire about the costs the real estate agent charges. Which services are included? Does he/she work with withdrawal fees? And are the costs including VAT? 
3. Support after the sale. Ask about the support the real estate agent offers after the sale of your property. Consider handling administrative matters and any aftercare. The sales process doesn't end after signing the purchase contract.

More tips for choosing the right real estate agent

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