You are about to sign a legal agreement giving someone exclusive representation rights over one of the biggest financial decisions of your life. Most buyers spend more time test-driving a car. Here are the seven questions that tell you everything you need to know before you commit.
Why This Conversation Matters
After August 2024, you are required to sign a written buyer agency agreement before touring homes with an agent. That agreement specifies compensation and in many cases creates an exclusive representation relationship for a defined period. Signing it without asking these questions is the equivalent of hiring an employee without an interview.
Every one of these questions has a right answer. The wrong answer to any of them should give you serious pause.
Question 1
Are you a Zillow Premier Agent, and do you owe Zillow a referral fee on my transaction?
Why it matters: Zillow's Flex program charges agents up to 40% of their commission when a Zillow-referred buyer closes. That fee is never disclosed to buyers or sellers -- it comes out of the agent's commission and creates a financial relationship between your agent and a third party. You deserve to know if that relationship exists.
The right answer: Honest disclosure of their Zillow relationship, if any. Defensiveness or evasion is a red flag.
Question 2
How many buyers are you actively working with right now?
Why it matters: An agent managing 15 active buyers simultaneously is not giving any of them the preparation and attention this process requires. Volume-driven agents exist because volume is how they earn. You want to know where you fall in their priority stack.
The right answer: A specific number they can speak to confidently, with an explanation of how they manage their workload. "I always make time for every client" is not an answer.
Question 3
Do you practice dual agency -- and will you represent both me and the seller in the same transaction?
Why it matters: Dual agency eliminates your fiduciary protection. An agent who represents both sides cannot fully advocate for either. In Missouri it is legal with written consent -- but it should be your conscious choice, not something that happens because you did not ask.
The right answer: "No, I do not practice dual agency" or a clear, honest explanation of their firm's policy. Any answer that is vague or minimizes the significance of dual agency is concerning.
Question 4
Does the buyer agency agreement include a written cancellation clause?
Why it matters: If the relationship is not working, you need to be able to exit. Agreements without cancellation clauses lock you in for their full term regardless of the agent's performance. This clause belongs in every agreement: "This agreement may be terminated by the buyer at any time with written notice."
The right answer: Yes, and they show you where it is in the agreement. Refusal to include a cancellation clause is a significant red flag about how this agent treats their clients.
Question 5
How many transactions have you closed in my target zip codes and price range in the past 12 months?
Why it matters: St. Louis is a hyper-local market. An agent who works primarily in Clayton and Kirkwood does not have the same depth in Affton or Ferguson. The comparable sales knowledge, the neighborhood-level insights, and the contractor network are different. Local experience matters.
The right answer: Specific transaction experience they can speak to in your area. "I work all over St. Louis" is the answer of an agent who works wherever the lead comes from -- which is not the same as local expertise.
Question 6
What do you look for during a showing that most buyers miss?
Why it matters: This question reveals preparation and experience. An agent who answers with "curb appeal" or "layout" is not doing the work. An agent who talks about HVAC age, basement wall condition, tuckpointing, and sewer laterals has the mindset that protects you.
The right answer: Specific, condition-focused items that affect cost of ownership. Mechanical systems. Structural indicators. Water management. If they lead with finishes and cosmetics, keep looking.
Question 7
Will you tell me when you think I am making a mistake -- even if it means losing the deal?
Why it matters: An agent who is commission-motivated will not tell you a home is overpriced, that you are waiving contingencies you should not waive, or that you are emotionally overpaying. A fiduciary will. How they answer this question tells you whose side they are actually on.
The right answer: Yes, with conviction and a specific example of when they have done it. Any hesitation or hedging tells you everything you need to know.
What the wrong answers to these questions look like in practice -- before they cost you. Red Flags: How to Spot a Bad Buyer's Agent →
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What changed about buyer agreements after August 2024 -- and what it means for you. What the NAR Settlement Changed for St. Louis Buyers →
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Ask Me These Questions Right Now
Call or email and ask me every one of these questions. I will answer all of them directly and honestly -- including the ones that are uncomfortable. That is the standard I hold myself to and what you should expect from anyone you work with.
Buyer Agency FAQ
Can I cancel a buyer agency agreement in Missouri?
Whether you can cancel depends on the terms of your specific agreement. Always negotiate a written cancellation clause before signing. Any agreement should allow you to terminate in writing with reasonable notice. If an agent refuses this provision, walk away.
Do I have to sign a buyer agency agreement before seeing homes?
After the August 2024 NAR settlement, yes -- you must sign a written buyer agency agreement before touring with a buyer's agent. This was designed to create transparency around compensation. It also means you should have the interview conversation before you agree to tour.
Can I work with multiple buyer's agents at once in Missouri?
It depends on the terms of any agreement you sign. A non-exclusive agreement allows you to work with multiple agents. An exclusive buyer agency agreement gives one agent exclusive representation for a defined period. Read what you are signing before you sign it.
Who's Actually Representing You? -- The Full Series
