Commercial Real Estate Brokers
and our policies relating to
Commercial Real Estate Brokers
Did you know...
Commercial Real Estate Brokers today work more closely than ever before?
Home Page of Commercial Real Estate Brokers
Commercial real estate brokers - This is our business. When seeking real estate, we are strong
with many direct 1031 principal buyers who count on us to complete their 1031's.
Commercial real estate broker for Buyers - Our commercial brokerage agreements with our buyers are
typically non exclusive for identifying properties and only obligate a buyer once we identify a
property the buyer is currently unaware of.
Commercial real estate brokers we work very well with - Small to medium sized firms who can be
flexible enough to work in an honest and fair environment.
Commercial real estate brokers we DO NOT work well with - Medium-to-larger commercial brokerage
firms who basically treat "outside brokers" like trash.
Commercial real estate Registrations we work well with - A registration that is broker-to-broker,
provided the buyer has granted written authorization to register the buyer. We will register a
buyer, but not just hand them over.
Commercial real estate Registrations we DO NOT work well with - Registrations common to the larger
firms that are buyer-to-listing agent registrations. This is perhaps the biggest scam that strips
the buyer side broker of a relationship with their buyer at the mercy of the listing agent.
Regretfully, many "outside commercial real estate brokers" find out the hard way, usually after a
closing, that their client successfully
closed on either the property they procured - or even more sickening, on another property the
listing commercial broker introduced to their client without any notification! They try to
collect, but it's too late to do anything since the listing broker's registration agreement
required the buyer to work exclusively with the listing office.
Taking a closer look at these crafty registrations commonly used, we are very aware that there are
"other properties" that the listing commercial broker (or office) usually has ready for the newly-
stolen registered buyer. Of course, these are never mentioned in their initial registration
agreements. The use of "silence" in their registrations relating to major confidentiality issues,
allows the listing broker to solicit the buyer directly - with no obligations to the unsuspecting
outside broker who brought the buyer in. The listing brokers using these registrations create open
hunting seasons for themselves on the new buyer and can increase their chances of closing with the
newly-stolen buyer that was so generously handed over by the unsuspecting outside broker. We do
not support this blatant practice of robbery, to say the least!
We work to develop relationships with commercial real estate brokers who respect our time and
quality buyers. These cooperating brokers are
those who go out of their way to offer protection of client relationships
in exchange for an increased amount of quality activity that is customer orientated first, not
their pockets first.
We are not a "Referring Commercial Broker" nor do we engage ourselves as "Co-Brokers". Co-Broker,
by definition, is any other broker who becomes involved in a transaction and also represents the
seller unless otherwise disclosed. Commercial real estate listing brokers we work well with
understand this simple concept - that they are the agent exclusively for the seller and therefore
should not conduct agency duties on behalf of a buyer we procure. Never is a listing broker asked
or expected to deviate from their role as exclusive agent for seller.
The law of agency dictates that every seller, as a principal, is
responsible for the acts of their sub agents. Our goal is to
locate the best possible property for our buyers and to successfully
deliver an executed offer to the commercial listing broker that
is accepted by the property owner. Since we are not engaged as a Co-Broker, we avoid
locating a property for our buyers and then abandoning the buyer for the seller's interests
as a Co-Broker or sub-agent to the seller.
We are a duly licensed commercial real estate broker. It is always a buyer's
choice, not a listing broker's choice, as to what type of agency (if any)
the buyer desires, who the buyer authorizes to procure a property,
who negotiates their offer & contract, and who carries out other agency
responsibilities associated with a transaction. Our buyers understand this and have authorized us
to procure properties for their benefit, and have elected to represent themselves with regards to
many other agency issues.
We will be confirming the following with all Commercial Real Estate Brokers who request that we
present their properties to our buyers:
1. That you are personally the direct agent to the seller. If your company is
the listing office and another agent in your company is the
listing agent, you will not be considered as personally direct to the seller.
2. Commissions are always split 50% / 50% between your licensed commercial brokerage company and
our
licensed commercial brokerage company should a closing occur with your
seller and a buyer procured by our company. We are ALWAYS direct to our
principal buyers on our end when working with cooperating Commercial Real Estate Brokers.
3. Your company has a written commission agreement, listing agreement
or authorization to sell the property presented.
4. The total commission the seller has agreed to pay your company should you sell this
property.
Listing commercial broker policies that will not work with us include:
1. Listing Commercial Real Estate Brokers who consider the listing commission "none of our
business"
2. Commercial Real Estate Brokers offering no shared commission at all. These are commonly
commercial properties that say "Principals Only"
3. Commercial Real Estate Brokers sharing a predetermined amount to an outside
(selling) broker which is less than 50% of the
total commission paid by the seller to the listing commercial broker office
4. Commercial Real Estate Brokers hung up on basing splits on their interpretation
of how and who a buyer chooses to handle buyer responsibilities and duties
5. Commercial Real Estate Brokers who require us and our buyers to consent to the
full release of our hard earned, proprietary, and
confidential buyer contact information and relationships
as a precondition with no recourse (buyer registrations)
6. Commercial Real Estate Brokers who prefer to focus on buyer responsibilities
even though it's the buyer's concern, rather than focusing on
closing a transaction and building a solid reciprocal commercial brokerage relationship for
future transactions.
Like all sellers and buyers, we prefer to not walk into situations where
there is absolutely no up front agreement in place between the Commercial Real Estate Brokers.
This leads to various
commercial broker interpretations that normally stink up a transaction.
As professional Commercial Real Estate Brokers, we prefer to close a handful of good transactions
rather than throwing a bunch on the wall just to see if a few will stick.
In it's simplest terms, we require, up front, an agreement between the Commercial Real Estate
Brokers, outlining an equal
sharing of commissions along with the addressing of non-circumvention & non-disclosure issues and
the
recourse afforded for the breach of issues therein.
This proven business practice is putting the horse before the cart. Presenting a property to a
buyer
with unknown commercial brokerage issues is in our interpretation placing the cart before the
horse. Therefore,
we never reach a point of presenting properties where there is no
prior written understanding between the Commercial Real Estate Brokers. This is precisely why any
buyer working with us knows that the property is
deliverable with no broker squabbling. Our written agreement with our buyers require this.
There is a common saying in the industry:
"Most transactions are killed by the bickering of the Commercial Real Estate Brokers in the deal".
We conduct our business in the arena of written knowns and thus, avoid
being tagged as a dreaded bickering broker with no control.
We are relationship driven, not deal driven. Commercial Real Estate Brokers who we
work well with also enjoy an added benefit of knowing about
our new buyer acquisition criteria as we receive them. Principal
sellers, buyers, and other brokers routinely ask us about our
cooperation experiences with other Commercial Real Estate Brokers and/or firms in their
research to determine whether or not they would be represented
well. We openly share our experiences and look forward to building new commercial broker
relationships.
As a licensed commercial real estate broker for your buyer, click Here to return to our Broker Notification site and let
us know what your buyer is seeking in a commercial real estate purchase