i was wondering , ok i'm getting my license very soon, i have chosen a broker, but im not with him as of yet... now i have a builder that i know, who builds houses,he has an agent selling his new constructions already, but soon he will be building more..my question is
>>he knows im about any day to get my license could i, or, would i be able to sell any of his new houses that are comming soon,if he doesnt want to have this one agent he has now selling for him,can a builder have more than one agent exclusivly depending on the house?
OR
if i am with another broker from the agent he has now,or could i sell with out conflict with the other agent from the same builder?or can i sell with builder with out a broker?
so in other words, what ever the house sells for the builder would pay's ME directly...can this happen...mm i hope i made sence of what i was askin....
hmm now, if i go with a broker i have in mind..since he is 50/50 on everything kinda broker,and i whind up bringing in "money"meaning the builders houses that he coming soon with,would there be room for me to ask this broker, more than the 50/50,with out having let say the other agents in the office knowing?.can brokers do this...is this a bad thing u think to ask?i like what i heard from the broker,but i want more than 50/50.the location is great for me to travel to the office, and the office usage is greeat but now from what im hearing on this site that 50 /50 isnt that great.
gezz what should i do,or what can i do?

In Nevada, a broker can use any split he wants with his agents. As far as you listing the houses at the same time as the other agent, that is illegal, at least in Nevada.

A builder is a Seller with multiple properties and can hire one agent, a different agent for each house in the same company, or agents from multiple companies if he so desires.

Generally as a new licensee you must be sponsored by a broker and cannot be licensed without broker sponsorship. It might be in your best interest in the long run to work with a good Broker, and list the new homes with your company. There may be a commission split per transaction, but if you work it right you'll easily make that up in volume.

Hope this helps.

You need to review your text books for some of your questions.... in many states... if you work for a builder/ developer your time is not considered toward broker requirements, it is only if you work for a real estate brokerage.

If you work for builder/ developers... you may or may not be allowed to sell or list other properties. Your fees to join a local MLS may be significantly higher than if you were associated with a real estate brokerage... and you may or may not have E&O insurance.

You should fully understand the major differences between working with a Real Estate Brokerage and some one who is a builder/ developer but not a Broker.... I am sure this is fully covered in your text that you just completed for your license.

Figure out what type of property you want to sell, what type of markets you want to transact and then go from there.

In my area, brokers can negotiate any split with the agents, however most franchises have set split plans. Some with additional performance incentives.

In regards to working with a builder, if the builder contracts with a broker to list a particular house, you are out of the picture. If however the builder has an inventory of unlisted homes, or if you are selling a future construction that is not currently under listing contract, you as well as any number of agents can show, sell, and collect an agreed amount of commission from the builder.

Unless a builder wants a change in their sales reps, don't expect to work alongside another agent, on behalf of the builder. That is a managerial conflict. You may be able to grab a listing on a specific home, but for general sales efforts, you need to be segmented by some formula, be it geographic, divisional, etc. It's not law, but good management.

Susan P. Vanderburgh, I like your website

Gina, your questions are a little bit scary.

As a new agent, you're going to need to learn the business. I'm not sure how you plan to benefit this builder if you do not know what you are doing. If you have a background in construction, please excuse this comment, but there is a lot that must be understood when representing a builder on top of knowing "regular" residential real estate.

Builders can have different Realtor reps for different projects. Locally, we see that a builder finds a company and rep(s) that he/she likes and has that agency market all of his/her new construction. It's generally in the builder's interest to do so because then marketing can be consolidated and referrals from one subdivion to another are seamless. (A builder makes money when his houses sell. He doesn't want his reps 'fighting' to get clients from one another; he wants them working with him toward a mutual goal.)

Regarding broker selection, go where you see success. You may start at a 50-50 split, but as you gain expeience, you'll likely move up to other splits. If you do, indeed, bring in a builder client who wants to make a change in representation, I'd get that in writing from him and then talk to your broker about splits on his houses. I'd also suggest that you partner with an experienced agent on any such venture or you will be doing your builder a dis-service.

Good luck.

thanks amy..sorry if i was alil scary in my question....i just need to know whats good and what's not good to do.
i know this builder personally,but i know that he has a broker/or agent trying to sell his houses he has currently..but.could he infact have another broker,and me as the agent to sell any other houses that may be comin up soon.would he have to leave the current broker to go with mine so i can say , sell them?

umm bottom line can a builder have more then one (broker/agent) representing him.sorry if i repeated myself.

If one agency is working a development in close proximity to the newer development, the customers would be encouraged by the new homes sales rep to visit the other development by the same builder perhaps with different model homes. (Certainly, the builder would want that.) So, think about it - whose customer is that client? The one who sent the customer OR the person showing the newer development? I, personally, don't think that the builder would want to get involved in that arrangement. My advise - learn the business by being in an agency setting. (I'm all for mentoring.) Best of luck to you, Realgina!

If a builder has a subdivision listed (via written contract) with a broker, he cannot hire outside of that agency to list anything within that subdivision--although each house will have its own listing contract & spec sheet unique unto itself.

If you are referring to a "spot" builder (one who builds custom homes on whatever lot he can get his hands on, for example), then you may have an opportunity to represent one of those homes even if he has another broker/agency representing a house elsewhere.

IN EITHER CASE, you need to put the best interests of your client above your personal wants/goals. If you are not familiar with new construction, you are brand-spankin-new as a Realtor... can you really work in the BEST interest of this builder? Personally, I think that builder would be silly to get into such an arrangement. Do not confuse friendship with business. You are bound by the Real Estate Code of Ethics to do what is right here. You also should be a responsible enough "friend" to want to do what is right by this builder.

*IF* he even wants to consider you as a Rep, GET HELP, work with a seasoned agent as a partner. Believe me, the commissions that you have to split will be better than the money you'll NOT make and the client and friend you may likely lose.

Good luck!

hmm ok ...understand.
thanks


and yeas...i am going to be working with a seasoned agent to help me..of course i lol dont expect my broker to throw me out to ocean with out a life vest,or throw me out to the lions to eat me alive ..hehehe

Gina, I mean a partner to co-list the houses (you & a partner together listing each house). I wasn't referring to your sponsoring broker. Just clarifying.

i understood what u ment