Your-rights

Selling Property with or without an agent
出售物业时选用或不选用代理


Important notice: Due diligence checklist

From 1 Ocober 2014, all sellers, or estate agents acting on their behalf, must make a ‘due diligence checklist’ available to prospective buyers at open for inspections. The checklist aims to help buyers identify whether any issues that may affect the property and impose restrictions or obligations on them, if they buy it. For more information, view our Due diligence checklist for home buyers page.

Do I have to use an agent to sell my property?

Most sales are conducted through an estate agent or agent’s representative, but you can choose to sell without their assistance. For more information about what is involved in selling your own property, view our Selling property without an agent section below.

High-risk property investments

For information on certain high-risk methods of buying and selling property such as property spruikers, vendor terms sales and rent-to-buy schemes, view ourHigh-risk property investments page.

What sellers can expect from an agent

Agents are obliged to act responsibly and ethically when dealing with both buyers and sellers. Strict laws govern their licensing, authorisation and conduct.

Anyone in the business of buying, selling or leasing property on behalf of another person must either:

  • hold an estate agent’s licence
  • be employed and authorised by a licensed estate agent as an agent’s representative.

An agent’s representative must have written authority to act on behalf of their employer. The licensed estate agent is responsible for the employee’s professional conduct.

Only deal with a licensed estate agent or an authorised agent’s representative. You can check whether a person is a licensed estate agent or an agent’s representative by searching the Victorian Business Licensing Authority’s public register of estate agents.

If you list your property with an agent, you are engaging the agent to help sell your property. The agent will charge a fee for this service, usually in the form of a commission.

The agent is bound by professional conduct regulations to:

  • always act in your best interests
  • follow your lawful instructions
  • engage in good estate agency practice.

Estate agents must:

  • advise a seller that all commissions and other outgoings are negotiable
  • at an auction, disclose any bid made by the seller to advance the price of the property
  • communicate to you all verbal and written offers from prospective buyers, unless you instruct otherwise in writing
  • state an estimated selling price in the sales authority that does not misrepresent the price at which the agent genuinely believes the property may be sold.

You can expect the agent to:

  • advise on a method of sale
  • provide a marketing plan, and advertise and market the property
  • advertise an up-to-date price for the property reflecting rejected offers. It is not compulsory for a price to be advertised
  • organise and attend open house and other inspections
  • attract prospective buyers
  • organise and conduct an auction (if you choose this method of sale)
  • arrange the signing of the contract
  • collect and hold the full deposit.

Estate agents must not:

  • mislead or deceive any party
  • make or accept dummy bids
  • at an auction, accept any late bids after the fall of the hammer
  • keep any rebates or discounts they receive for advertising or other services they buy on your behalf. They must immediately pass these on to you
  • charge you more for advertising or other outgoings than you authorised in writing or they paid for the service.

Choosing an estate agent

Start by:

  • checking the internet and local papers to find agencies, the services they offer and sale price information
  • speaking to friends about their experiences
  • reading promotional material from a range of agencies including local agents, who are more likely to be familiar with the local market
  • talking to several agents and arranging to meet them.

When you meet with agents, discuss:

  • their knowledge of the market in the area
  • comparable local sales
  • their marketing plan for the property
  • their estimated selling price
  • their commission, or how much they will charge
  • the cost of advertising and other outgoings.

Ask the agent to provide quotes for their services in writing.

Do not choose an agent just because they give you the highest estimated selling price.

Get several agents to appraise your property and give you an estimated selling price. Ask them to justify their price by showing you similar properties sold at similar prices in the area.

Take into account the agent’s overall marketing plan when making your decision.

Do not sign anything, including a sales authority, unless you are prepared to engage the services of that agent. You do not have a cooling-off period (time to change your mind) after signing a sales authority.

Estimated selling price

This is the price the agent estimates your property will attract, based on their experience and knowledge of the market.

The estimated selling price:

  • is not a valuation or a guaranteed selling price
  • does not have to be the same as your reserve price
  • must be recorded in the sales authority as either a single amount or a price range.
  • If recorded as a range, the difference between the top and the bottom figures must not be more than 10 per cent of the bottom figure. For example, a quoted range of $400,000 to $440,000 is $400,000 plus 10 per cent.

Price misrepresentation

The practice of deliberately overstating the estimated selling price to get your business is known as overquoting.

It is illegal for an agent to:

  • mislead you about the estimated selling price of your property
  • advertise or advise a prospective buyer of a price that is less than your asking price, or if there is no such price, the agent’s estimated selling price. This is known as underquoting.

Commissions and commission sharing

Commissions

Most agents are paid by commission on completion of the sale. An agent cannot claim a commission unless you sign a sales authority.

An agent must advise you that the commission is negotiable, before you sign the sales authority.

There will be costs associated with marketing and advertising a property, on top of the agent’s commission.

The commission:

  • is not a set amount. You can negotiate the amount with the agent
  • can be paid as either a fixed fee or a percentage of the sale price, or as a combination
  • must, when agreed, be recorded on the sales authority. If you agree to a percentage, the commission must also be shown in dollar terms on the sales authority. The dollar amount is calculated on an approximate sale price to give you an indication of the amount of commission you will owe.

If the agent is using a commission scale, make sure you are clear about how much you may have to pay. For example:

The agent’s commission may be 3.3 per cent (including GST) on a scale up to $500,000 and 3.85 per cent (including GST) if the sale price is more than $500,000.

You might interpret this as only the amount above $500,000 having a 3.85 per cent commission. However, if the sale price exceeds $500,000, the agent may interpret this as the entire sale price having a 3.85 per cent commission.

Check the dollar amount stated in the sales authority and, if you are still unsure about how the commission is to be calculated, ask your agent to provide examples based on various possible sale prices.

At settlement, your agent will deduct their commission from the deposit, pay you the balance and give you an account for the sale. If you dispute the amount of commission your agent has charged because it is excessive, you can:

Commission sharing

An agent must advise you in writing if they will be sharing the commission with someone outside their own agency, such as a legal practitioner, conveyancer or another agent.

They must provide a written list of the people who will share the commission, before you sign the sales authority.

If a commission-sharing arrangement is entered into after the sales authority has been signed, the agent must:

  • update the sales authority with the relevant details
  • ask you to approve the arrangement, and sign and date the amendments.

Marketing and advertising

Ask for a comprehensive, written marketing plan. This:

  • will be based on the agent’s experience, the nature of the property and your preferences
  • should include advertising methods and costs, and the price or range at which the property will be advertised.

Even if the property fails to sell, you will have to pay for marketing and advertising costs that you have authorised. You can avoid this expense by negotiating a ‘no sale, no fee’ arrangement in the sales authority, but make sure there are no hidden charges.

To be clear what you are paying for, ask the agent to provide a written schedule outlining advertising and other outgoings. All expenses are negotiable and must be recorded in the sales authority.

Rebates

Agents can be offered significant discounts or rebates by newspapers for buying bulk advertising.

It is illegal for agents to keep advertising or any other rebate, even if you agree.

  • An agent must pass on to you any rebate or discount they receive, such as for advertising.
  • If benefits are received in a form other than money, such as gifts, then the monetary value of the gift must be passed on to you. If the exact price is not known, then the agent must estimate the value.

The amount of any rebates or benefits must be stated in the sales authority.

Sales authority

When you choose the agent, you will be asked to sign a ‘sales authority’ appointing that agent. This is a legally binding contract, which sets out all details of your agreement with the agent, including:

  • whether the property is to be sold by private sale or auction and, if by auction, the auction date
  • the negotiated commission and marketing expenses with GST set out separately
  • the circumstances under which commission is payable. This will depend upon the type of authority signed, whether it is an ‘exclusive’ or ‘general’ authority
  • the agent’s estimation of the likely selling price
  • the authority period or amount of time given to the agency to sell the property.

The authority must also include two statements:

  • a rebate statement, completed if the agent is to receive any rebates from the advertising expenses
  • a complaints statement, which explains that you can lodge a complaint at Consumer Affairs Victoria if there is a dispute over commission or outgoings.

If the agency is to share commission for the sale, either:

  • the sales authority will include a commission-sharing statement
  • you may be given a separate statement before signing the authority, informing of commission-sharing arrangements.

If you want to make any changes after the authority has been signed, they must be made in writing on all copies of the sales authority and initialled by both you and the agent.

Authority types

Exclusive authority:

This is the most common type of sales authority. It means you appoint one agency to market your property.

The agency is entitled to commission when the property is sold, and can claim commission even if you sell your property without their help.

You should not sign more than one exclusive authority, as you may have to pay more than one commission in certain circumstances.

General authority:

This is less common. You list with more than one agency but only pay commission to the agency that sells your property.

What can be negotiated?

You can negotiate many aspects of the sales authority with the agent, including:

  • the method of sale:

There are two main ways of selling a property: by auction or private sale. Both methods have advantages and disadvantages. An agent will be able to recommend the best method of sale for your particular circumstances

  • the authority period:

The period of time the authority is in force with the agent. Once you sign the authority, you will not be able to cancel it during this period unless the agent agrees. There is no cooling-off period with an authority. We recommend your authority period does not exceed 60 days.

If no period is stated on an exclusive authority, the default period for sale by auction is 30 days after the date of the auction. For a private sale, the default period is 60 days after the sales authority was signed.

If the authority period expires and the property has not been sold, you should notify the agent in writing if their services are no longer required

  • the commission:

The commission or agent’s fee is completely negotiable. You may wish to negotiate a ‘no sale, no fee’ contract, meaning you will not have to pay any commission or outgoings unless the agent completes the sale of the property. Check that there are no hidden charges.

  • advertising and other outgoings:

The amount spent on marketing and advertising is negotiable.

  • other terms and conditions:

Make sure you understand and agree upon all terms and conditions before signing. These conditions are negotiable. Any changes (deletions, amendments or additions) must be made on the authority and initialled by both parties.

All verbal agreements should be confirmed in writing on the authority and signed by both parties. If you have specific instructions for the agency, attach them to the authority.

Unfair contract terms

The sales authority is a legally binding consumer contract.

Victoria has laws to prevent unfair terms in consumer contracts. A term is unfair if it:

  • causes a significant imbalance in the rights and obligations of both parties to the detriment of the consumer
  • was inserted in the contract intentionally.

Agents must make sure their sales authorities comply with the law.

If you believe there is an unfair term in a sales authority, contact the Estate Agents Resolution Service at Consumer Affairs Victoria on 1300 73 70 30.

Selling property without an agent

Selling property without an agent involves:

  • deciding the sale price or range. Consider engaging a qualified valuer to assess the property
  • advertising the property
  • negotiating the price
  • obtaining a deposit
  • providing the contract of sale with the Section 32 statement attached and arranging for it to be signed
  • handling settlement.

You will need to engage a conveyancer or legal practitioner to prepare a Section 32 statement (vendor’s statement) and contract of sale.

For more about the Section 32 statement, view our Conveyancing and contracts for sellers page.


重要提示:尽职调查清单

從2014年10月1日起,所有的賣家,或代表其行事的地產代理,必須進行“盡職調查清單”提供給準買家在打開檢查。該清單旨在幫助買家識別是否可能影響的財產,並強加給他們限制或義務,如果他們買它的任何問題。欲了解更多信息,請查看我們的盡職調查清單,購房者頁面。

我必须使用一个代理来卖我的财产?

大多數的銷售都是通過地產代理或代理人的代表進行的,但你可以選擇沒有他們的協助出售。有關所涉及的銷售自己的屬性的詳細信息,下面沒有代理部分查看我們的銷售物業。

高风险资产的投资

有關購買和出售財產,如財產spruikers,供應商方面的銷售和租後買計劃的某些高風險的方法信息,請查看ourH​​igh風險的房地產投資上。

什么卖家可以从代理期望

代理商有義務在與買賣雙方交易採取負責任的行動和道德。嚴格的法律管轄他們的許可,授權和行為。任何人在购买业务,出售或代他人财产租赁必须:持有地产代理牌照被聘用及授权由持牌地产代理作为代理人的代表。代理人代表必須書面授權以代表他們的雇主。持牌地產代理負責員工的職業操守。只處理持牌地產代理或授權代理人的代表。您可以檢查一個人是否是持牌地產代理或代理的代表通過搜索地產代理的維多利亞女王時代的商業事務管理的公共登記。如果你列出你的財產的代理人,你正在從事的代理人,幫助推銷自己的財產。代理將收取一定的費用為這項服務,通常是在佣金的形式。

该代理受职业操守法规:

一直在采取行动的最佳利益

按照您的合法指示

。从事良好的地产代理的做法必须地产代理:
奉劝卖家的所有佣金及其他开支面议

在拍卖会上,透露由卖方提出的任何出价推进物业的价格从潜在买家沟通,大家的口头和书面报价,除非你以书面指示,否则說明在銷售機構,不誤傳,在該代理人認為,真正的財產可予出售價格的估計售價。你可以期待代理:

建议出售的方法

提供了一个营销计划,并发布和销售财产一个广告最多最新价格为物业反映拒绝报价。它不是强制性的价格被通告组织并参加开放房子和其他检查吸引潜在买家组织开展拍卖(如果你选择出售此方法)
安排合同的签订

收集和保存完整的押金地产代理不得:误导或欺骗任何一方提出或接受假投标在拍卖会上,接受落槌后的任何投标后期他們不斷收到他們代買你的廣告或其他服務的任何回扣或折扣。他們必須立即對這些傳遞給你您收取更多的广告或比你书面授权或他们支付服务其它支出选择地产代理首先:检查互联网和当地报纸找到机构,他们提供的服务和销售价格信息说来讲述自己的经历的朋友閱讀宣傳材料,從一系列機構,包括當地的代理商,誰更有可能是熟悉當地市場谈几个代理商,并安排他们见面当你与代理商会面,讨论:他们在该地区的市场的知识可比的当地销售他们对物业的营销计划他们估计售价他们的佣金,或有多少,他们将收取广告和其它支出的费用。要求代理商提供报价为他们服务的写作。不要选择代理,只是因为他们给你的最高估计售价。獲取幾家代理來評價你的財產,並給您一個估計售價。讓他們通過展示在該地區類似的價格出售相似的性質來證明自己的價格。做决定时考虑到代理商的整体营销计划。除非你準備從事該代理人的服務不簽署任何文件,包括一個銷售機構。你沒有一個冷靜期(時間來改變你的想法)簽署的銷售機構之後。估计售价这是代理估计您的财产将会吸引,根据自己的经验和对市场的了解的价格预计售价:是不是估值或保证销售价格不必是相同的底价必须记录在销售机构作为单量或价格区间。如果記錄為一個範圍中,頂部和底部數字之間的差值不能底部的數字超過10%。例如,40萬美元440000美元一個報價範圍為40萬美元外加10%。价格误传故意拔高的估计售价让您的业务实践中被称为overquoting这是一个代理违法:误导你对你的财产的估计售价宣傳或建議的價格是低於你的要價,或者一個潛在買家,如果沒有這樣的價格,代理商的估計售價。這被稱為underquoting。

佣金和提成分享

委员会大多數代理商都在銷售完成後支付佣金。代理不能要求佣金,除非你簽署了銷售機構。代理人必须提醒你,该委员会是可以商量,然后再签署的销售机构会有与市场营销和广告的属性相关的成本,对代理人的佣金之上该委员会:。是不是一个固定金额您可以与代理谈判量可以支付,可以是固定费用或销售价格的百分比,或作为组合必須經同意時,記錄在銷售機構。如果你同意的百分比,該委員會也必須顯示在銷售機構美元計算。美元金額計算上的近似銷售價格給你佣金,你會欠量的指示。如果代理使用的佣金规模,确保你清楚你是多么可能要付出例如:代理的佣金可能是百分之(包括消费税)3.3的规模高达500000美元3.85%的(含消费税),如果销售价格超过50万美元。你可能會將此解釋為才之量超過50萬美金有一個3.85%的佣金。然而,如果銷售價格超過50萬美元,該物質可以將此解釋為具有3.85%的佣金整個銷售價格。檢查在銷售機構規定的金額,如果你仍然不確定如何的佣金來計算的,問你的代理根據各種可能的出售價格提供範例。結算時,你的代理人將扣除他們的佣金存款,支付你的平衡,給你一個賬號出售。如果爭議的佣金量你的代理人收取,因為它是過度的,您可以:進行投訴到維多利亞消費者事務。你必須在收到代理商的賬戶28日內作出申訴适用于维多利亚民事及行政法庭对争端作出决定。委员会共享代理人必須告訴你,如果寫他們將與別人分享的佣金之外自己的機構,如法律執業者,產權轉讓或其他代理人。他们必须提供人谁将会分享佣金,之前签订的销售机构的书面清单如果佣金分成安排是进入销售机构签订后,代理必须:。更新销售机构的相关细节请您批准的安排,并签名,注明日期的修订市场营销和广告要求一个全面的,书面的营销计划这样的:。将根据代理商的经验,物业的性质和你的喜好应包括广告方式和成本,而且价格或范围时,该属性将被发布。即使財產不能賣,你將不得不支付為您授權的營銷和廣告費用。您可以通過談判’不銷售,不收費“的銷售機構的安排避免這種費用,但要確保有沒有隱藏的費用。要清楚你所付出的,要求代理商提供一份書面計劃,概述廣告和其它支出。所有的費用是可以商量的,必須被記錄在銷售機構。回扣代理可以购买散装的广告来提供的报纸显著折扣或回扣。它是非法的代理商保持广告或其他任何回扣,即使你同意。代理人必须传递给你,他们接收,如任何广告或折扣优惠。如果好處是在不包括金錢,禮品等形式獲得,那麼禮物的貨幣價值必須被傳遞給你。如果精確的價格是未知的,則代理必須估計值。任何回扣或好处的金额必须在销售机构予以说明。销售机构當您選擇了代理,你會被要求簽署一份“授權銷售”任命的代理。這是一份具有法律約束力的合同,其中規定了與代理,包括你的協議的所有細節:属性是否是由私人出售或拍卖,如果拍卖,拍卖日期出售协商的佣金和营销支出与消费税设置了单独在什麼情況下佣金支付。這將取決於當局簽署的類型,無論是“獨家”或“一般”的權威可能的售价代理商的估计时间的权威周期或金额给予该机构出售该物业该机构还必须包括两个语句:回扣声明,如果完成该代理​​是接受任何回扣从广告费投訴聲明,這也解釋了,你可以在遞交消費者事務維多利亞投訴,如果有超過佣金或支出發生爭執。如果该机构是分享佣金的销售,无论是:销售机构将包括佣金共享声明你可以给一个单独的声明中签署授权之前,佣金共享安排通知。如果您想進行任何更改的權限已經簽署後,他們必須以書面形式對銷售機構的所有副本,您和代理都草簽。权威类型独家授权。这是销售权限的最常见的类型这意味着你指定一个机构来推销你的财产。該機構有權委託物業出售時,能索賠委員會,即使你沒有他們的幫助推銷自己的財產。你不應該簽署一個以上的絕對權威,因為你可能要付出多於一個委員會在某些情況下。一般授权:这是不常见的您列出与多个机构,但只支付佣金,销售你的财产的机构有什么可协商您可以在协商授权销售与代理,其中包括很多方面:。。?售的方法:有銷售物業主要有兩種方法:通過拍賣或私下出售。這兩種方法都具有優點和缺點。代理人將能夠建議出售的最好的方法為您的具體情況权威期:該時間段的權威與代理力。一旦你簽的權力,你將不能夠除非代理人同意在此期間將其取消。有沒有冷靜期與權威。我們建議您授權期限不超過60天。如果沒有期限規定的獨占權力,以拍賣的默認期間出售的拍賣日期後30天。對於私人買賣,默認期限為60天的銷售機構簽署之後。如果授權期限屆滿,物業一直沒有賣出,你應當書面通知代理,如果他們的服務不再需要佣金:佣金或代理費完全是談判的。您可能希望談判“無售後,無費”的合同,這意味著你不會有,除非代理完成出售物業,以支付任何佣金或支出。檢查有沒有隱藏的費用。
广告和其它支出:

花在营销和广告量面议。
其他条款和条件:

確保你理解並同意所有條款和條件,簽字前。這些條件是可以商量的。任何更改(刪除,修改或補充)必須作出的權威性和雙方草簽。所有口頭協議應以書面形式向當局確認並經雙方簽字。如果您有具體說明該機構,其連接到權威。不公平合同条款销售机构是一个具有法律约束力的消费合同。維多利亞州的法律,以防止消費者合同不公平條款。術語是,如果它不公平的:导致消费者的损害一个显著失衡双方的权利和义务插入在合同故意。代理商必须确保他们的销售机构遵守法律。如果你相信有一種不公平條款的銷售機構,諮詢地產代理解析服務在維多利亞消費者事務1300 73 70 30.出售物业没有代理出售物业没有代理包括:决定销售价格或范围考虑聘请合资格估值师评估物业广告属性谈判价格获得存款提供销售合同附带的第32条语句,并安排它被签署办理结算。您將需要聘請產權轉讓或法律執業者準備了32條聲明(供應商的聲明)和銷售合同。欲了解更多有关第32条语句,查看我们的物业转易及合约销售页面。