The outcome of a 2024 class-action lawsuit in Missouri has shone a light on how real estate transactions are conducted, and especially on how Buyer's Agents are compensated.
In Utah, we have for many years been following practices that are almost fully compliant with the outcome of this lawsuit, so the changes are minimal.
The biggest adjustment that directly impacts you, is that all Agents are required to have a signed buyer representation agreement before showing any property to the buyer, whether it be in person showings or live "virtual" showings. This even applies to our own listings.
Myself, and many other agents have, in the past, followed the principle of "showing our worth" before asking for a signed buyer representation agreement. That is no longer an option. What I would do though, if you choose to work with me, is to make that initial signed agreement for a very short duration, or make it only applicable to specific properties, so that you have the opportunity to "test drive" our relationship and see if we are a good mutual fit.
Additionally, it must be clearly stated that all real estate commissions, both on the selling side and on the buying side are fully negotiable, and that a seller cannot be forced to pay a buyers agent commission.
This has been the case in Utah for many years, but it doesn't hurt to restate it. I believe that most sellers will continue to offer to pay a reasonable buyers agent commission, for reasons I will expand on later, but they are not required to do so.
These changes are being implemented simultaneously nationwide, so this is an industry-wide adjustment. Now let's look at the specific options you have available in terms of representation:
You can choose to work with a Buyer's Agent, whether me or another Realtor, who is dedicated solely to representing your interests. This is the option that gives you the highest degree of legal protection, and is the option recommended by most brokerages, including my own brokerage, and by the National Association of Realtors®.
Here are some ways in which a skilled and experienced Buyer's Agent can reduce your risk, workload and stress, and ensure a successful conclusion to the transaction:
This is the highest form of legal obligation, identical to that an Attorney has to their client, and ensures that the Buyer's interests come first at all times. When you work with a Buyer's Agent, that agent owes you their undivided loyalty. This allows that agent to give you much more information and advice than would otherwise be the case, making your decision-making process so much easier.
The Principal Broker is in turn overseen by the Utah Division of Real Estate. When working with a Buyer's Agent, you have a very deep bench on your side, and access to considerable resources.
You may like to think that a real estate transaction is simple. The truth is that most transactions reach a successful conclusion due largely to the efforts of experienced agents on both sides of the transaction resolving the problems that inevitably arise.
One of these might be perfect for you. A surprisingly large number of my transactions do involve off-market properties. A surprisingly small number of my transactions, on the other hand, involve my client purchasing the property they initially thought was what they were looking for. After talking it through, we often find that factors they did not initially consider become important, and they end up purchasing a different property.
Real estate transactions are complex, and often unique in circumstances. There is no Google guide to how to do it, it's called experience. Using a Buyer's Agent puts you on an equal footing with the Seller, who will almost certainly be using a Listing Agent. In the 6% of cases where the Seller is not using a listing agent, you will have an advantage.
Are you an expert on Radon? Mold? Encroachments? Clouds on Title? If not, the likelihood of your purchase closing as planned and on time is greatly reduced. You may pull back when problems arise, rather than take a risk. That is sensible. Your transaction is likely the biggest investment you will ever make, and it involves considerable risk. A Buyers Agent can eliminate that risk through knowledge and contacts, at no additional cost to you.
Most people buy only a few homes in a lifetime, usually with quite a few years between purchases. Even if you've bought a home in the past, laws and regulations change and vary greatly by state. Most real estate professionals in our market handle dozens of transactions a year and are required to be fully conversant with any changes as part of their Continuing Education requirement with the Utah Division of Real Estate.
We work with these people each and every day, and that long-term relationship and the trust that has evolved, allows us to be confident they will take extraordinary measures for our Buyers. If needed, we can request prioritized treatment to get things done at short notice. Most Buyers would not be able to do that.
If you do decide to work with a Buyer's Agent, how does that agent get paid? Since the 1980s, Sellers have paid Buyer's Agents commission at Settlement, through an arrangement whereby the MLSs clearly displayed the Buyer's Brokerage Commission (BBC) being offered and all Brokerages on the MLS were bound to honor this advertised amount. The Missouri lawsuit has, unfortunately, mandated some changes to this practice. Going forward, here are the ways a Buyer's Agent can be paid:
In the case where the Seller is not willing to agree any of these options, then
Finding off-market listings is bread and butter for a good Buyers Agent. Ben and Carolyn owned a condo here in Park City and loved it so much that they wanted to move here from the Bay Area. However, this was during the COVID boom and homes were hard to find. I managed to find them a spectacular off-market listing through my realtor network, which they loved. The problem was that this all happened very quickly and they still had to sell their home in San Francisco. Their home fortunately went into escrow quickly, and I was able to co-ordinate with their Realtor in the Bay Area to de-conflict deadlines and keep them "safe" through the transaction, so they elected to proceed with an offer in Park City. Unfortunately, their Bay Area home had roof problems that were revealed during the inspection, and the roof required repairs and a longer settlement period. Normally, they would have had to cancel the purchase here in Park City, but we were able to negotiate an extension of their contract by offering the release of some deposit money to the Seller. With this problem solved, we then had a time crunch with getting finance approved, but again the fact they had chosen to use a local mortgage company I had recommended, allowed me to "call in a favor" and get things done in time for Settlement.
This was a transaction that could not have happened without the professional relationships, and the expertise, that myself, my colleague on the Selling side of the transaction, and the mortgage broker all brought to the table.
Navigating major repairs can be difficult and stressful. Patrick and Katherine had decided to make the move to Park City from Boston because they loved the lifestyle. They had initially considered buying land and building a home, but I was quickly able to put this thought to bed when, based on my construction experience, I informed them of construction prices in Park City. Building was not an affordable option for them. We found a lovely existing home in Pinebrook that was perfect for them, and we managed to get the home under contract. However, I had a significant concern about a large retaining wall at the side of the driveway that had a slight lean to it. I was able to bring in a Structural Engineer who worked for me on building projects, and he confirmed this was a major issue, repairable, but expensive. We were able to present a report to the Seller who agreed to make repairs at a cost of $150,000. We still had to navigate concerns from the lender, which we were able to do as a result of co-operation between the two agents, the Structural Engineer and the Repair Contractor. The transaction
Multiple offer situations can be very challenging. Blake and Lou Ann were looking to purchase a home in Park City at the height of the "COVID Boom". Multiple offers were very common, and the average sale price was 105% of list price. It was a time that required quick thinking and decisive action. A very nice townhome came up in Canyons Village, but there were four other offers in place after only one day on the market. After talking it through, we decided to offer over list price, but also to release $10,000 of deposit money to the Seller on contract acceptance. The List Agent later told us that it was this display of commitment and
Limited agency (also know as "dual agency" in some states) is when one real estate agent acts as both the Buyer's Agent and the Listing Agent.
In other words, a Limited Agent represents both the buyer and seller in a real estate deal. Limited Agency is illegal in the following eight States: Wyoming, Alaska, Vermont, Colorado, Florida, Maryland, Texas, and Kansas. All the other states and the District of Columbia, do permit Limited Agency, but with significant caveats. Also, Limited Agency is not dominant in these states. The conventional method where a Listing Agent represents the seller and a Buying Agent acts for the buyer is still by far the most common. Limited agency has several pitfalls, which probably explains why it's illegal in these eight states. Here are some of the disadvantages of Limited agency:
When Buyer and Seller have different Agents representing them, the Buyer trusts their agent to get them the best deal. In so doing, they expect their agent to negotiate the cost and get them the lowest price and most favorable terms. On the other hand, the Seller trusts their Listing Agent to get them the highest possible price for their property. When one agent acts for both the Seller and the Buyer, a conflict of interest occurs. With the clash of interests, a Limited Agent may end up inadvertently favoring one party in some way. This conflict leads Limited Agency to be the most common cause of real estate lawsuits. Either Buyer or Seller can end up feeling the Limited Agent did not represent them adequately.
This means workload and stress are much higher. Therefore, the chances of the agent missing some details are markedly higher. Small, but very important, details such as not having home insurance in place at closing, or a Buyer who loses their loan because they took on extra credit after approval, or an easement that is missed on the Title Report can sink a deal before the transaction is closed. The Listing Agent might encourage a backup offer. A Limited Agent encouraging a backup offer may be doing so to the benefit of the seller but the determinant of the buyer.
The Limited Agent knows the non-negotiables for each party, and may know what each party will accept. The Limited Agent needs to constantly remind themselves what they cannot say, and what they must say. There is a strong temptation, that must be resisted, to leverage the information they possess to just keep the transaction progressing. This may not be in your best interests as the Buyer.
However, there are situations, and I have been in one, where a limited agent is able to keep a deal together in good faith when it otherwise might have fallen apart. Inevitably, this is when both Buyer and Seller are repeat clients and have a high degree of trust and experience with the agent. These cases are very rare.
An Unrepresented Buyer is one who does not use an agent to represent them. This situation is another one that may be very difficult to manage for the List Agent, and is the second most common cause of real estate lawsuits.
The Unrepresented Buyer subconsciously feels that the List Agent will "help them out" during the transaction, but in fact the Listing Agent has a fiduciary duty to their Seller. They will do everything in their power to ensure their Seller gets the best deal possible. They most definitely will not help the Unrepresented Buyer, except in the case where there is benefit to their Seller. The imbalance in this situation almost always results in:
Without a buyer's agent to advocate for their interests, unrepresented buyers may end up paying too much for a home or not negotiating the best terms.
Unrepresented buyers may not understand the nuances of neighborhoods in our specialized market, and may end up buying in the wrong area for their needs. The List Agent will not point this out, because their interest is to their Seller. In all likelihood, they will ask no questions about the Buyers needs at all.
Unrepresented Buyers may not have access to the forms needed to write an offer, or they may not understand how to make a viable offer. They may not understand the importance of complying strictly with the terms of the contract, and they may miss deadlines.
This is absolutely not the case. Commissions are set at the time the listing is taken, and any benefit through saved commission will go to the Seller. This is especially the case as the result of changes enacted due to the Missouri lawsuit. Therefore, the Unrepresented Buyer is giving up representation, saving nothing, and exposing themselves to risk.
As mentioned earlier, myself and other agents in our market have access to more listings, including those not publicly advertised. As an Unrepresented Buyer, you will not be aware of any of the properties that are not yet on the MLS. Some of them may never be on the MLS, but might be available. One of these might be the perfect home for you, and if you worked with a Buyers Agent, that agent would introduce these to you.
Your three options for representation as a Buyer are:
The very strong recommendation f rom myself, and my Brokerage, is to work with a dedicated Buyer's Agent, whether me or someone else. This affords you the greatest protection in what will most likely be one of the largest purchases you will ever make, and in all likelihood will not cost you a penny more than the other two options.
Thank you for the opportunity to introduce myself and share how I can support you in one of life's most exciting and important decisions-buying or selling a home. My name is Wayne Levinson, and I'm proud to be a licensed REALTOR® with Keller Williams, one of the most trusted and innovative brokerages in the industry.
While I am newly affiliated with Keller Williams, my journey in real estate began long before I joined this brokerage. I've personally closed over 100 transactions as a real estate investor, including flips and rental acquisitions in multiple states. I bring to the table not only local market knowledge but also a strategic mindset and negotiating expertise rooted in years of hands-on experience.
Whether you're relocating, upgrading, downsizing, or investing, I approach each transaction with a deep commitment to transparency, advocacy, and results. As a full-time agent, I prioritize clear communication, data-driven strategies, and tailored guidance from start to finish.
This packet is designed to give you insight into the process, set expectations, and showcase how I work to ensure a smooth, successful experience for my clients. I'd be honored to help you take the next step toward your real estate goals-and to be your trusted resource every step of the way.
If you have any questions after reviewing this information or would like to schedule a consultation, please don't hesitate to reach out.
We are dedicated to helping you find your dream home and assisting with any selling needs you may have. Contact us today so we can guide you through the buying and selling process.