185 tasks I do for you to sell your home


Exactly what is involved in a typical real estate transaction? Here are 185 items and procedures I carry out that are necessary to a successful transaction. Depending on the transaction, some may take minutes, hours, or even days to complete, while some may not be needed.

More importantly, they reflect the level of skill, knowledge and attention to detail required in today’s real estate transaction, underscoring the importance of having help and guidance from someone who fully understands the process – a full-service REALTOR® such as myself.

  1. Make appointment with seller for listing presentation
  2. Send seller a written or e-mail confirmation of listing appointment and call to confirm
  3. Review pre-appointment questions
  4. Research all comparable currently listed properties
  5. Research sales activity for past 18 months from MLS and public records databases
  6. Research “Average Days on Market” for this property of this type, price range and location
  7. Download and review property tax roll information
  8. Prepare “Comparable Market Analysis” (CMA) to establish fair market value
  9. Obtain copy of subdivision plat/complex lay-out
  10. Research property’s ownership & deed type
  11. Research property’s public record information for lot size & dimensions
  12. Research and verify legal description
  13. Research property’s land use coding and deed restrictions
  14. Research property’s current use and zoning
  15. Verify legal names of owner(s) in county’s public property records
  16. Prepare listing presentation package with above materials
  17. Perform exterior “Curb Appeal Assessment” of subject property
  18. Compile and assemble formal file on property
  19. Confirm current public schools and explain impact of schools on market value
  20. Review listing appointment checklist to ensure all steps and actions have been completed
  21. Give seller an overview of current market conditions and projections
  22. Review agent’s and company’s credentials and accomplishments in the market
  23. Present company’s profile and position or “niche” in the marketplace
  24. Present CMA Results To Seller, including Comparables, Solds, Current Listings & Expireds
  25. Offer pricing strategy based on professional judgment and interpretation of current market conditions
  26. Discuss Goals With Seller To Market Effectively
  27. Explain market power and benefits of Multiple Listing Service
  28. Explain market power of web marketing, IDX and REALTOR.com
  29. Explain the work the brokerage and agent do “behind the scenes” and agent’s availability on weekends
  30. Explain agent’s role in taking calls to screen for qualified buyers and protect seller from curiosity seekers
  31. Present and discuss strategic master marketing plan
  32. Explain different agency relationships and determine seller’s preference
  33. Review and explain all clauses in Listing Contract & Addendum and obtain seller’s signature Once Property is Under Listing Agreement
  34. Review current title information
  35. Measure overall and heated square footage
  36. Measure interior room sizes
  37. Confirm lot size via owner’s copy of certified survey, if available
  38. Note any and all unrecorded property lines, agreements, easements
  39. Obtain house plans, if applicable and available
  40. Review house plans and make copy
  41. Order plat map for retention in property’s listing file
  42. Prepare showing instructions for buyers’ agents and agree on showing time window with seller
  43. Obtain current mortgage loan(s) information: companies and & loan account numbers
  44. Verify current loan information with lender(s)
  45. Check assumability of loan(s) and any special requirements
  46. Discuss possible buyer financing alternatives and options with seller
  47. Review current appraisal if available
  48. Identify Home Owner Association manager if applicable
  49. Verify Home Owner Association Fees with manager – mandatory or optional and current annual fee
  50. Order copy of Homeowner Association bylaws, if applicable
  51. Research electricity availability and supplier’s name and phone number
  52. Calculate average utility usage from last 12 months of bills
  53. Research and verify city sewer/septic tank system
  54. Water System: Calculate average water fees or rates from last 12 months of bills )
  55. Well Water: Confirm well status, depth and output from Well Report
  56. Natural Gas: Research/verify availability and supplier’s name and phone number
  57. Verify security system, current term of service and whether owned or leased
  58. Verify if seller has transferable Termite Bond
  59. Ascertain need for lead-based paint disclosure
  60. Prepare detailed list of property amenities and assess market impact
  61. Prepare detailed list of property’s “Inclusions & Conveyances with Sale”
  62. Compile list of completed repairs and maintenance items
  63. Send “Vacancy Checklist” to seller if property is vacant
  64. Explain benefits of Home Owner Warranty to seller
  65. Assist sellers with completion and submission of Home Owner Warranty Application
  66. When received, place Home Owner Warranty in property file for conveyance at time of sale
  67. Have extra key made for lockbox
  68. Verify if property has rental units involved. And if so:
  69. * Make copies of all leases for retention in listing file
  70. * Verify all rents & deposits
  71. * Inform tenants of listing and discuss how showings will be handled
  72. Arrange for installation of yard sign
  73. Assist seller with completion of Seller’s Disclosure form
  74. “New Listing Checklist” Completed
  75. Review results of Curb Appeal Assessment with seller and provide suggestions to improve salability
  76. Review results of Interior Décor Assessment and suggest changes to shorten time on market
  77. Load listing into transaction management software program
  78. Prepare MLS Profile Sheet — Agent is responsible for “quality control” and accuracy of listing data
  79. Enter property data from Profile Sheet into MLS Listing Database
  80. Proofread MLS database listing for accuracy – including proper placement in mapping function
  81. Add property to company’s Active Listings list
  82. Provide seller with signed copies of Listing Agreement and MLS Profile Sheet Data Form within 48 hours
  83. Hire and schedule professional photographer/videographer for upload into MLS and use in marketing materials
  84. Take additional photos for marketing and discuss efficacy of panoramic/drone photography
  85. Create print and Internet ads with seller’s input
  86. Coordinate showings with owners, tenants, and other Realtors®. Return all calls – weekends included
  87. Install electronic lock box if authorized by owner. Program with agreed-upon showing time windows
  88. Prepare mailing and contact list
  89. Generate mail-merge letters to contact list
  90. Order “Just Listed” labels & reports
  91. Prepare flyers & feedback faxes
  92. Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability
  93. Prepare property marketing brochure for seller’s review
  94. Arrange for printing or copying of supply of marketing brochures or fliers
  95. Place marketing brochures in all company agent mail boxes
  96. Upload listing to company and agent Internet site, if applicable
  97. Mail Out “Just Listed” notice to all neighborhood residents
  98. Advise Network Referral Program of listing
  99. Provide marketing data to buyers coming through international relocation networks
  100. Provide marketing data to buyers coming from referral network
  101. Provide “Special Feature” cards for marketing, if applicable
  102. Submit ads to company’s participating Internet real estate sites
  103. Price changes conveyed promptly to all Internet groups
  104. Reprint/supply brochures promptly as needed
  105. Loan information reviewed and updated in MLS as required
  106. Feedback e-mails/faxes sent to buyers’ agents after showings
  107. Review weekly Market Study
  108. Discuss feedback from showing agents with seller to determine if changes will accelerate the sale
  109. Place regular weekly update calls to seller to discuss marketing & pricing
  110. Promptly enter price changes in MLS listing database
  111. Receive and review all Offer to Purchase contracts submitted by buyers or buyers’ agents.
  112. Evaluate offer(s) and prepare a “net sheet” on each for the owner for comparison purposes
  113. Counsel seller on offers. Explain merits and weakness of each component of each offer
  114. Contact buyers’ agents to review buyer’s qualifications and discuss offer
  115. Fax/deliver Seller’s Disclosure to buyer’s agent or buyer upon request and prior to offer if possible
  116. Confirm buyer is pre-qualified by calling Loan Officer
  117. Obtain pre-qualification letter on buyer from Loan Officer
  118. Negotiate all offers on seller’s behalf, setting time limit for loan approval and closing date
  119. Prepare and convey any counteroffers, acceptance or amendments to buyer’s agent
  120. Fax copies of contract and all addendums to closing attorney or title company
  121. When Offer to Purchase Contract is accepted and signed by seller, deliver to buyer’s agent
  122. Record and promptly deposit buyer’s earnest money in escrow account.
  123. Disseminate “Under-Contract Showing Restrictions” as seller requests
  124. Deliver copies of fully signed Offer to Purchase contract to seller
  125. Fax/deliver copies of Offer to Purchase contract to Selling Agent
  126. Fax copies of Offer to Purchase contract to lender
  127. Provide copies of signed Offer to Purchase contract for office file
  128. Advise seller in handling additional offers to purchase submitted between contract and closing
  129. Change status in MLS to “Sale Pending”
  130. Update transaction management program show “Sale Pending”
  131. Review buyer’s credit report results — Advise seller of worst and best case scenarios
  132. Provide credit report information to seller if property will be seller-financed
  133. Assist buyer with obtaining financing, if applicable and follow-up as necessary
  134. Coordinate with lender on Discount Points being locked in with dates
  135. Deliver unrecorded property information to buyer
  136. Order septic system inspection, if applicable
  137. Receive and review septic system report and assess any possible impact on sale
  138. Deliver copy of septic system inspection report lender & buyer
  139. Deliver Well Flow Test Report copies to lender & buyer and property listing file
  140. Verify termite inspection ordered
  141. Verify mold inspection ordered, if required
  142. Confirm Verifications Of Deposit & Buyer’s Employment Have Been Returned
  143. Follow Loan Processing Through To The Underwriter
  144. Add lender and other vendors to your management program so agents, buyer and seller can track progress of sale
  145. Contact lender weekly to ensure processing is on track
  146. Relay final approval of buyer’s loan application to seller
  147. Coordinate buyer’s professional home inspection with seller
  148. Review home inspector’s report
  149. Enter completion into transaction management tracking software program
  150. Explain seller’s responsibilities with respect to loan limits and interpret any clauses in the contract
  151. Ensure seller’s compliance with Home Inspection Clause requirements
  152. Recommend or assist seller with identifying and negotiating with trustworthy contractors to perform any required repairs
  153. Negotiate payment and oversee completion of all required repairs on seller’s behalf, if needed
  154. Schedule Appraisal
  155. Provide comparable sales used in market pricing to Appraiser
  156. Follow-Up On Appraisal
  157. Enter completion into transaction management program
  158. Assist seller in questioning appraisal report if it seems too low
  159. Contract Is Signed By All Parties
  160. Coordinate closing process with buyer’s agent and lender
  161. Update closing forms & files
  162. Ensure all parties have all forms and information needed to close the sale
  163. Select location where closing will be held
  164. Confirm closing date and time and notify all parties
  165. Assist in solving any title problems (boundary disputes, easements, etc) or in obtaining Death Certificates
  166. Work with buyer’s agent in scheduling and conducting buyer’s Final Walk-Thru prior to closing
  167. Research all tax, HOA, utility and other applicable prorations
  168. Request final closing figures from closing agent (attorney or title company)
  169. Receive & carefully review closing figures to ensure accuracy of preparation
  170. Forward verified closing figures to buyer’s agent
  171. Request copy of closing documents from closing agent
  172. Confirm buyer and buyer’s agent have received title insurance commitment
  173. Provide “Home Owners Warranty” for availability at closing
  174. Reviews all closing documents carefully for errors
  175. Forward closing documents to absentee seller as requested
  176. Review documents with closing agent (attorney)
  177. Provide earnest money deposit check from escrow account to closing agent
  178. Coordinate this closing with seller’s next purchase and resolve any timing problems
  179. Have a “no surprises” closing so that seller receives a net proceeds check at closing
  180. Refer sellers to one of the best agents at their destination, if applicable
  181. Change MLS status to Sold. Enter sale date, price, selling broker and agent’s ID numbers, etc.
  182. Close out listing in your management program
  183. Answer questions about filing claims with Home Owner Warranty company if requested
  184. Attempt to clarify and resolve any conflicts about repairs if buyer is not satisfied
  185. Respond to any follow-on calls and provide any additional information required from office files.

Source: A version of this list was originally prepared by the Orlando Area Association of REALTORS®. The National Association of REALTORS® (NAR) presented it to Congress to demonstrate all the tasks that real estate professionals must do to close a single transaction.