Now that the real estate slump has been declared over by Washington, it’s a good time to refresh ourselves with “agent speak”. Are some listing agents lying, stretching or just dumb? If even a fraction of listings existed as represented, buyer nirvana would be found. Puffery and exaggeration are the norm of course, fortunately most buyers understand that. But the problem of real estate agents exaggerating or blatantly misrepresenting a home has and continues to cause problems.
Here’s a quick tip sheet (by no means complete - please feel free to add) to help cut through the nonsense:
Convenient to airport / train / highway – the house is adjacent to them or under the flight path; you’ll get used to the windows rattling; think of the noise as white noise; many buyers love planes, trains and automobiles
Walk to shopping / restaurants / entertainment – hop your fence into their parking lots; you can charge good money for over flow parking; no DUI concerns for the owner of this home
Occasional views of mountains / water / city - like when the leaves are off; trees are removed; twice a month when the smog blows out; with a telescope; from the roof
Unobstructed water views – until they build next door; since the water is now in your yard; until the next storm when the view will be from the water; as long as you don’t mind the flood insurance premium
Private natural back yard – because it’s a ravine; borders a detention pond; backs to a highway; is a garbage dump
Updated – painted…a room…10 years ago; with scratch and dent items; by the husband that took the 2 hour tile class at Home Depot; with outdated material; define updated?
Updated/renovated/remodeled kitchen and baths – see “updated”; new cabinet pulls; replaced a broken appliance; new faucet or shower head
New, like new – not new, usually a few years old
Brand new / just installed – usually less than a year or two old 
Pristine, immaculate, to die for - used
Cute, cozy, quaint, comfortable – small and cramped
Eclectic, edgy, rustic – think from bar décor to college dorm
Excellent - OK
Average – poor
Fair – not operational
Poor - vacant lot
Needs TLC - tons of liquid cash
Waiting for your touch – if you’re a contractor with lots of time and money, or maybe an arsonist
Handyman Special – money pit, don’t even think about it unless you have money, time and skills
Cash only – should be obvious
And this list merely scratches the surface…this video is pretty funny and does a fantastic job of illustrating this issue Misleading information in listings serves no one well, yet many agents are notoriously consistent with misrepresenting the facts. In many cases, a reader would have to conclude that some of this is purposeful; there are things that are simply not subjective. Omissions are just as bad; if issues exist why not make that known if for no other reason out of respect for other agents and their time? Not to mention your seller? Buyers will see the power lines, rotted wood, worn carpet and chronic leak in the laundry – and if they don’t their inspector will….and coincidentally, so will the appraiser.
Puffery, exaggerations and misleading information are completely counterproductive but won’t likely stop anytime soon. A case can be made that this kind on nonsense violates several Realtor and agent conduct mandates. Agents should take a second to consider the consequences of this; not only to their seller, other agents but to their reputation in their market. It’s fine to shine an apple with worm holes or bruises but keep in mind that in the end, accurately portraying a home often results in buyers with the most realistic expectations…and that usually results in a better experience for the seller.
Hank Miller
Associate Broker & Certified Appraiser
Atlanta Communities
hank@hmtatlanta
www.hmtatlanta.com
678-428-8276
