When you enter into an agency agreement (including a joint sole agency) with someone who is selling a property, you need to meet a number of requirements that are set out in the Real Estate Agents Act 2008 and the Code of Professional Conduct and Client Care 2012.
Before you can receive a commission or expenses
- There must be a written agency agreement in place before you do any work.
- The agency agreement must be signed by or on behalf of the vendor and the agent.
- You must give a copy of the agency agreement to the vendor within 48 hours of being signed.
Things you must do before an agency agreement is signed
Explain the risk of paying a commission if a previous agency is not cancelled
You need to warn the vendor they could be at risk of paying two commissions if the buyer has been introduced by another agent or if they have an existing agency agreement that has not been cancelled.
You must also warn them that, if they cancel the agency agreement with you, and then sell privately to a person introduced by you, they may still be liable to pay a commission.
Provide a written price appraisal of the property
This is your estimate of the sale price of the property. It must reflect current market conditions realistically and be supported by comparable information about sales of similar properties. This applies to all transactions, including commercial leases.
If it’s not possible to provide comparable information, you should say so in the appraisal.
Discuss the different options for selling the property
Explain the sale options, for example, tender, auction or at an advertised price. You must also explain any rebates you receive from each sale method.
Provide a clear written estimate of your commission
This should explain how the commission will be calculated, the conditions under which it must be paid and the estimated total sum they will pay based on the estimated sale price.
Be clear about whether the figures are inclusive or exclusive of GST.
Provide a copy of the agency agreement guide (if it's a residential sale)
You must give the vendor a copy of the New Zealand Residential Property Agency Agreement Guide [PDF, 2.2 MB] before they sign the agreement and ask them to confirm in writing that they have received it.
Explain marketing and advertising costs
You must explain how the property will be marketed and advertised. Make it clear what advertising you provide as part of your service and what the vendor would be charged for.
Disclose rebates, discounts and commission
You must include a statement about any rebates, discounts or commission you will receive and specify the amount. You can use the agent's statement relating to rebates [PDF, 223 KB] form for this.
You are not entitled to receive any expenses from a vendor if this information is not included in the agency agreement.
Inform the vendor if you have a conflict of interest
If you have a conflict of interest, for example, if you or someone connected to you is interested in buying the property, you must inform the vendor and follow the prescribed process.
Read more about conflict of interest here.
Recommend that the vendor seeks legal and other advice before signing
You must recommend that the vendor seeks their own legal advice, and give them a reasonable amount of time to do this before signing the agency agreement.
Make sure they are aware they can and may need to seek technical or other advice and information.
On settled.govt.nz(external link), we recommend that sellers get legal advice before signing the agency agreement.
Explain to the vendor when the agency agreement will end
You must explain either when the agency agreement ends, or how the vendor can cancel it.
Provide information about how to make a complaint
You must explain that your agency has an internal complaints procedure for dealing with complaints and that the vendor may complain to the REA without first using your in-house complaint process.
Cancelling agency agreements
When an agency agreement is cancelled, you must give the vendor the names of any potential buyers you introduced to the property and tell the vendor that, if any of these potential buyers purchase the property, this may result in you being entitled to a commission.
This applies even if you are using the standard clauses for residential or rural agency agreements. Learn more about our recommended standard clauses for residential and rural agency agreements here.
Cancelling sole agency agreements
The 5:00 pm window for cancelling a sole agency agreement
If the vendor changes their mind after signing a sole agency agreement, they can cancel it (in writing, by letter, fax or email) by 5:00 pm on the first working day after they have been given a copy of the agreement.
However, if you carry out any work before the agreement is cancelled that results in the sale of the property, the terms of the agency agreement will be legally binding.
If the client signed the agreement after an unsolicited approach from you, they may cancel the agreement within five working days of receiving a copy of the agreement. Cancellation does not need to be in writing in this case.
Cancelling a sole agency agreement after 90 days
If the sole agency agreement is for a residential property and for a term longer than 90 days, you or the vendor can cancel the agreement any time after 90 days.
What happens once a sole agency agreement is cancelled depends on what the agreement says. If your agency uses the standard clauses, refer to the standard clauses for residential and rural agency agreements section on our website here.
Cancelling general agency agreements
Most general agency agreements will specify the notice period for cancelling the agreement. The notice period is designed to give the agency the chance to conclude any introductions.
There is nothing in the Act or the Code that specifies how long the notice period for the cancellation of a general agency should be. Industry practice is usually between 7 and 14 days.
You may be at risk of breaching the rules if you make your notice period longer than 14 days.
Best practice for joint sole agencies
You will also need to state in writing to the client, the conjunctional arrangements between the agencies at the time the listing agreement is signed to help avoid any misunderstanding. The arrangements are to include:
- who receives what commission and on what basis
- open home times and management
- marketing information
- signage – shared or separate.
These steps help ensure the marketing and commission sharing arrangements are transparent and avoid the vendor paying two commissions.
You must give a copy of the conjunctional arrangements to each party including the vendors.
If the property is being sold as a result of a separation, the agent listing the property should ensure they get the signature, or at the very least an email or other written confirmation, from both vendor parties that confirms they are happy for the property to be sold by both agencies.
Approaching clients who have a sole agency with another agency
You can approach another agent’s client to explain the services you can offer them when their current agency agreement ends.
Be careful not to undermine their relationship with the current listing agency — don’t make negative comments about how the property has been listed or about the listing agent.
You may be approached by a vendor who wants to sign a sole agency agreement with you while they have an existing sole agency agreement with another agency. We recommend you don’t take on this vendor as a client until their existing agreement ends.
If you choose to take on a client who has another sole agency agreement in place, be sure to:
- explain the high risk that they will need to pay two commissions and put this in writing
- give them plenty of time to take legal and expert advice
- provide an appraisal and have a signed listing agreement in place.
Don’t mislead potential buyers by implying or stating they can’t approach the current listing agent directly.