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Buying real estate in the Cambridge area:

Our Cambridge Buyer section includes information and real estate services for buying a home in the Cambridge, Somerville and Boston areas. I recommend you use the Home Search if you are interested in searching for a home. As a Realtor ®, I am privy to some of the best homes before they go on the market. Simply fill out the Property Request form and I'll get back to you ASAP with homes that meet your specific requirements.

Visiting Open Houses in Boston, Cambridge or Somerville
Your Real Estate Advocate

My goal as your Exclusive buyer’s Agent is to provide you with the highest level of professional services and customer satisfaction to ensure your home purchase is a positive and satisfying real estate experience.

The purpose of this report is to coach you through some of the most vulnerable situations you will experience as a buyer –attending open houses without your buyer’s agent and the offer negotiation process. Since I cannot attend every open house with you to ensure your best interests are represented, I have included tips for attending open houses and how to protect your confidential information. The agent hosting the open house sees you as both a potential buyer for their client –and- as a potential customer. Keep these tips handy to avoid some of the common traps that could taint your future negotiating position.

In addition, the offer to purchase process can be daunting when there are more offers in addition to yours being considered by the seller. The best time to discuss this process and set expectations is before you begin to negotiate. Once you find your new home; I will guide you every step of the way during the purchase process – the first step is to get your offer accepted! Feedback from past clients has confirmed my belief that it is very helpful to discuss your options and strategy in advance before you find your new home.

As a rule of Real Estate Agency relationships, remember that any other agent you speak to is by default representing the seller. I am your buyer’s agent, and the only agent representing your best interests. Keep this in mind as it is very important to protect your confidential information and preserve a positive negotiating position should you decide to purchase the property you are visiting!

What Should You Try To Avoid?

…Do NOT provide your name or contact information. If you are asked to “sign in” at an open house, simply tell them you have a buyer’s agent and write my name & “Coldwell Banker” so that the listing agent knows you are represented by me as your buyer’s agent. This also prevents you from receiving many unwanted phone calls! If the agent presses you for your name, simply tell them that I advised you not to give your name – and begin previewing the home and asking questions. Do not let the agent “strong arm” you into signing their registry. When they know that you are an educated buyer and know your rights– they should not press you further. If they do – and you feel uncomfortable – you can always walk out! Be sure to tell me if this happens and I will first setup a private showing that I can attend with you and second I will be sure to make a formal complaint against that agent for not honoring your buyer Agency rights.

…Do NOT share any confidential information. Do not share any information about your financial details, your reasons for purchasing a property nor your willingness to make any concessions about the property whatsoever. It is okay to be friendly and tell the agent what you do for a living; however, keep it simple. Be friendly but don’t provide “too much” information. The easiest way to stop someone from asking too many personal questions is to ask another question in return. For example, if the agent presses you for info, reply by saying “Thank you for asking but with such a lovely home, why are the sellers leaving?” Ignore the question you don’t want to answer by asking another un-related question ?

…Do NOT share anything with the real estate agent that you would not tell any other stranger on the street. I am repeating this point because it is the most common mistake buyers make when entering an open house and talking to any other agent representing the seller. If you decide to purchase the property - everything you tell the agent at the open house will be shared with the seller and may impact your negotiating position. Do not tell the agent your price range nor the amount for which you are Pre-Approved for a Mortgage!

…Do NOT offend the agent at the open house and do not make negative comments about the property. Remember that the agent is representing their client – the sellers - and the client’s home. Negativity encourages negativity – your position during negotiation could be tainted if you are verbally critical and negative while attending the open house. By the same reasoning, do not express too much excitement as this may also work against you. If you express too much enthusiasm, the seller’s agent may tell the sellers how excited you were at the open house and how much you loved the home. Should you decide to submit an offer for less than the asking price - the agent may encourage the sellers to decline your offer and ask for a higher bid - hedging on your enthusiasm.

What Should You Do?

…Inform the other agent(s) that you have a buyer’s agent. As a rule of Real Estate Agency relationships, remember that any other agent you speak to is representing the seller – by default. I am your buyer’s agent, and the only agent representing your best interests. Whenever you speak with another agent – even in idle conversation – be sure to mention that you have a buyer’s agent. The state of Massachusetts requires every Real Estate agent to explain to their customers the “Mandatory Agency Disclosure” which we discussed and you have already signed to acknowledge this state law. Once you establish and “disclose” your buyer Agency relationship with me, your rights as a buyer are supposed to be respected by all other agents you encounter.

…Be courteous and friendly to the agent representing the sellers and the property. He/She will be my direct liaison to the seller and you want to promote a positive working relationship during possible future negotiations. The seller will want to know if their agent remembers you – the agent’s impression could help/hurt your negotiating position.

…Ask as many questions as you would like about the property, the sellers and the neighborhood. If the agent doesn’t know or is unsure, take notes and I will gladly call the agent later to confirm or verify any detailed questions.

…Ask if any other offers have been received for the property. The agent may or may not tell you - but it is important to know if an offer is already under consideration by the sellers. Should you want to submit an offer, this key information will determine the amount of time you may have to do so. “Time is of the essence”.

…Ask about the age of the roof, furnace, appliances etc. These are the “big ticket” items that could impact your budget if needing replacement in the short term.

…Ask if there are any known problems (called “Disclosures”) with the property such as water leaks, faulty utilities, pests, etc. or perhaps recent fire?

…Ask detailed questions about anything that is not clear to you. Previewing your future home is not the time to be shy! If parking is included and not obvious as to how the parking arrangements are setup, ask for detailed information as to exactly which space(s) are for the property?

Property Questions:

   When was the home built?
   If recently renovated – when were renovations completed?
   What appliances are included? (Kitchen, Washer / Dryer, Air Conditioners, etc.)
   What is the age of the roof, heating system, appliances and all other included utilities?
   What are the approximate utility costs for the home (annually or average monthly)?
   How long has the seller owned the property and why are they leaving?
   Are there any known Pest problems now or within the last five years?
   Has there been any fire or water damage to the property?
   Has the property been tested for Lead Paint, Radon or Asbestos?
   Is there a security system? If so, is it in use today and/or under a service contract?

What To Look For:

As you preview the home, if you become seriously interested, take a second or third walk through and look for signs to assess the home’s condition.

   Open draperies or shades to preview conditions of the windows – ask if window treatments are included
   Test water pressure in kitchen and bathroom(s) – go ahead and turn on the shower!
   Open cabinets under sinks to check for leaks (feel free to move personal items aside and put them back in position to view the bottom of the sink cabinet for water stains or puddles)
   If home has a fireplace, ask if it is in working condition and if it has been inspected and/or cleaned within the last year.
   Open shower curtains to check condition of tiles, tub, shower etc.
   Open included appliances such as refrigerator, range, microwave and dishwasher to assess age and condition
   Look in all corners of ceilings and floors for obvious damage, leaks, problems
   In the basement look around to see if there are obvious signs of water leaks and/or if personal items are on a raised surface or in water-proof containers in certain areas
   When leaving, check the exterior siding and foundation of the property for condition and any obvious signs of problems