Adam Garrett: Garrett Realty Partners Showing Details for Listing Agents/Brokers

In this article, Adam Garrett provides additional details for those listing agents/brokers receiving a showing request from him.

Basics:

1. Introduction to Adam

Adam Garrett has been a real estate agent with Garrett Realty Partners since February of 2015.

For more details, see:

About Adam

2. Adam's Detail-Oriented & Tends to Ask More Questions

Adam's overall process is more detail-oriented than most. With that in mind, he tends to ask more questions of listing agents than most. Here are some of the benefits to listing agents of him asking more questions:

1. It helps to weed out properties before showing at times, giving room for other buyers/agents to show the property. In a hot market and soon after a property hits the market, that extra space for a showing from another buyer/agent can be especially helpful.

2. It helps Adam to abide by the law & the NAR Code of Ethics in various regards.

3. How Longer Showings Benefit Sellers

Adam tends to show properties longer than most agents. That reduces the prospect of contract fall through for sellers/listing agents due to the reduced volume of surprises that will tend to come at time of inspection.

4. If Another Agent is Filling in for Adam

There are times when Adam will get another agent from his firm to fill in for him. He'll inform the listing agent prior if that's the case. His default for in-person showings is to get agents more experienced than him, especially those with 200 or more prior closings, but even when not getting someone more experienced, it's typically a relatively experienced agent (i.e. 75+ prior closings).

5. Adam's Buyers are Typically Fine w/ Dual Showings

Adam and his buyers are also typically fine with other agents showing at the same time as he is showing a property, reducing drastically the negative impact that a long showing can have on properties that just hit the market and are getting many showing requests back to back. If you need to ask Adam about another agent showing at the same time, feel free. If Adam getting a longer time would require that the whole showing time be a dual showing or more than 2 showings at once, just let him know.

6. Adam Typically Avoids Conducting Sunday Showings

If a buyer client that Adam represents needs a showing on a Sunday, Adam typically has another experienced agent fill in for him (see section 3 above). While the origin of my reasoning is faith, I do believe it's data-backed as well, as I elaborate on my article on the subject.

Specific Requests Adam Often Asks Listing Agents:

A. Pictures/Video Request

Adam typically requests pictures/video for personal reference in advance of all showings.

• By "for personal reference", this request is for pictures that he will not be sharing with others besides the client and those affiliated with the client (i.e. their spouse if they don't see the property with them).

• Some of the most common pictures he takes are:

  • of system/appliance labels to help determine/remember the year built, i.e. the age of water heaters using their serial number, which he may or may not have time to do on site during the showing.

  • When using picture identification tools, such as when using apps like Plantnet & Chat GPT Business

• The most common video he takes is of properties when a purchaser is not in town.

B. Requesting System Checks

The most common systems Adam likes to check that generally don't require system check permission include lights, sink faucets, & vent fans in bathrooms or over a stove.

If permitted for system checks, time permitting, he may check the following (ordered from most likely to least likely):

1. Garage door (after checking to see if locked manually at the door)

2. Garbage disposal (w/ water on)

3. Gas fireplace (only if pilot light is already on) & gas fireplace vent

4. Additional water sources like baths, showers, and spigots (especially if considering waiving an inspection)

5. Heat (if exterior temp is above 80°F, testing, if performed, to be for under 3 minutes, & never lighting pilot lights nor flipping fuel valves)

6. AC (unless exterior is below 65°F; always waiting at least 5 minutes while no heat or cool is running before switching to the other)

C. Requesting Use of Non-Invasive Tools

The top tool I use when permitted is my phone during showings when pictures/video are permitted. Some other tools I tend to use are a flashlight or headlamp, a selfie stick to get a better view of something (especially above eye level) if granted permission for pictures/video, & a laser temperature reader.

Beyond that, though there isn't typically time for most of these, here are some examples of some of the tools I might use if granted permission:

• Outlet/voltage tester to plug into 3-prong outlet (i.e. Klein Tools RT390 Circuit Analyzer)

• Laser temperature reader

• Blacklight

• Borascope

• Doca pole to attach to his phone to see areas that would otherwise be difficult to see

• Receptacle tension tester

• Ecosense RD200 Radon tester

• Thermal camera (Flir 1 Pro)

• Klein Tools ET140 Pinless Moisture Meter for Non-Destructive Moisture Detection

• 4 gas detector

• Ladder & corded vacuum cleaner if permitted access to scuttle access attic

• Hard hat & safety goggles if permitted access to attic or crawl & time permits

D. Attic/Crawlspace Access Requests

Often, Adam will ask about attic &/or crawlspace access. While likely not even the majority of times, there are significant % of times when Adam's buyers make an offer as is, reduce the types of repairs that can be requested, or waive a home inspection entirely, especially in a multiple-offer situation. To reduce a buyer's liability when doing so, taking at least a peek in the attic and crawl space when applicable is beneficial. It also reduces the risk of contract fall-through even if no limitation is added.

Tools/Experience:

He has a few gorilla-style ladders that enhance stability vs more compact telescopic ladders, a headlamp, boots, a hard hat, etc. in the event that he physically enters spaces rather than simply peeking from the opening area. He is not a licensed home inspector nor a licensed contractor. However, he has more experience than most agents with these spaces, does more independent research than most of those with the same number of years in the business (he has been a full-time agent since February 2015), & has written a >100 article buyer's guide with multiple linked articles related, such as house problems by year, which demonstrates that increased knowledge vs typical for his years in the business.

Crawlspaces:

When permitted to access a crawlspace:

1. If it's not possible to enter without crawling or if time doesn't allow for a more thorough approach, he generally will only take a peek from the exterior.

2. If it's possible to enter a crawlspace without needing to crawl, sometimes Adam will go in, time permitting and as long as a buyer hasn't ruled it out prior.

3. Adam generally won't literally crawl in a crawlspace unless the buyer is considering waiving a home inspection (as long as the seller hasn't granted permission for an exterior peek but explicitly not for entry).
   

   Attics:

When permitted to access an attic:

1. Adam generally won't go into an unfloored attic unless the buyer is considering waiving a home inspection or if a furnace is in the attic and he is checking the age if not present in the listing.

2. If no flooring is available, he generally will only take a peek from a ladder or floored space, though at times he's also assisted by a pole camera to have a more thorough look while liability is reduced.

3. Adam has a small corded vacuum in the event that any debris falls from a scuttle access attic.

E. DJI Drone (Part 107 Certified by FAA)

I've been flying drones since 2020 after becoming part 107 certified by FAA (Credential # 4402152). For properties on more than one acre, especially, & at final walk-through inspections, I frequently ask permission to operate my drone.

Adam's aerial for a buyer client at the final walk-through inspection