Back in 1992/93 when NAR really looked at agency hard they came up with several alternative for offices. Single Agency was where, as Chris mentions, the office reps buyers or sellers but never both at the same time. For companies or individual agents that are terrified to fully rep sellers because it will lead to them losing buyer prospects, I'll let you in on a little secret. Many buyers would still let you write up the contract and not immediately run out and get a buyer broker. Even if you gave them (and you should) the option of going elsewhere. As to the process of referring buyers out to buyer agents, that is a good area to discuss. I have seen it done successfully. In fact, as an Exclusive Buyer Broker I have been given referrals by one of those rare Single Agency offices. The buyer wanted representation and the Office was already repping the seller. So they referred it out. The seller was aware of this possibility and, frankly, respected the buyers' rights. Disclosure is the key. To everyone. But policy would have to be carefully written and followed. Immediate reaction is that such a policy would be safer than some of the so-called designated agency going on out there. ie. top listing agents with "buyer agent" assistants or husband and wife teams or other in-office teams where supposedly there are two separate advocates for the respective sides. I think most judges would recognize the conflict of interest even if the real estate offices don't. But that's another story...

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