Limited Service Agency
Professional Real Estate Help Without Paying for Services You Don't Need
Buying or selling on your own? Comfortable handling part of the process yourself but want an experienced professional for the parts that matter? Limited service representation may be the right fit.
Traditional full service representation is not the only option, whether you are buying or selling. With limited service representation, you and our brokerage agree in writing on the specific real estate services you want us to provide. You remain responsible for the portions of the transaction that are outside the agreed scope of our services. Compensation may be structured as a flat fee or another mutually negotiated arrangement, subject to applicable law and the written brokerage agreement.
The Concept
What Is Limited Service Representation?
Limited service representation allows a client and a licensed real estate brokerage to agree that the brokerage will perform specific parts of the transaction rather than automatically providing every service normally associated with traditional full service representation.
Limited Service for Buyers
For example:
- Maybe you found the property yourself.
- Maybe you already understand financing.
- Maybe you are an experienced homeowner or real estate investor.
- Maybe you are buying from a friend, family member, builder, for sale by owner, or someone you already know.
But when it comes time to prepare an offer, analyze comparable sales, negotiate price, respond to an inspection, manage contract deadlines, or navigate closing, you want an experienced real estate professional involved. That is where limited service representation can help.
Limited Service for Sellers
Sellers have options, too. If you are selling on your own, selling to someone you already know, or simply staying closely involved in your sale, you can engage our brokerage for a defined scope on the listing side as well, where permitted by applicable law. For example:
- Maybe you already have a buyer lined up.
- Maybe you are selling to a family member, friend, tenant, or neighbor.
- Maybe you are comfortable marketing your own home as a for sale by owner.
- Maybe you are an investor selling a property you know well.
But when it comes time to price the home, prepare and review the contract, negotiate offers and repairs, meet your disclosure obligations, and coordinate the closing, you want an experienced real estate professional on your side. Depending on your agreement, seller side assistance may include:
- Pricing and comparable sales analysis
- Purchase contract preparation and review using appropriate real estate forms
- Offer review, negotiation, and counteroffers
- Required seller disclosures and deadline tracking
- Contract to closing coordination with title, lender, and other parties
Limited service does not mean no representation.
When you engage our brokerage under a limited service brokerage agreement, we represent you within the scope of the services specifically agreed upon in writing. Services that are not included remain your responsibility.
Availability and the legal structure of limited scope brokerage services vary by jurisdiction. Your written agreement will identify the services being provided, compensation, duration of the relationship, and applicable limitations.
Who It's For
Is Limited Service Right for You?
For Buyers
You Found the Home Yourself
You attended an open house, located a for sale by owner, found new construction, or identified a property online and do not need an agent to search for homes.
Experienced Buyers & Investors
You have purchased before or you routinely analyze your own opportunities, and you want professional help during the critical stages of contract, negotiation, inspection, and closing.
Buying From Someone You Know
You are purchasing from a family member, friend, landlord, neighbor, builder, or for sale by owner and want professional transaction assistance.
For Sellers
You Already Have a Buyer
Someone is ready to buy, perhaps a family member, friend, tenant, or neighbor, and you want a professional to handle the contract, negotiations, and closing correctly.
For Sale By Owner
You are comfortable marketing and showing your own home but want professional help with pricing, the contract, negotiations, and required disclosures.
Experienced Sellers & Investors
You have sold before or you are selling a property you know well and want brokerage assistance only where it truly counts.
Not sure? Schedule a consultation and we'll tell you whether limited service or traditional full service representation makes more sense for your situation, whether you are buying or selling.
Discuss My TransactionBuild Your Scope
Choose the Services You Need
Whether you are buying or selling, services are selected and documented in the written brokerage agreement.
Pricing & Comparable Sales Analysis
Whether you are buying or selling, we can review recent comparable sales and available market information to help you evaluate a property's price and market position.
Potential services
- Comparable sales analysis
- Pricing analysis
- Property history review
- Market condition review
- Offer positioning discussion
Offer Preparation & Review
Ready to make an offer, or need to review an offer you received? We can assist with preparing, presenting, or reviewing the purchase contract based upon the terms you authorize.
Potential services
- Purchase contract preparation and review
- Structuring or evaluating offer terms
- Financing and appraisal contingency considerations
- Inspection contingency options
- Earnest money provisions
- Settlement date strategy
- Concession requests or responses
- Offer submission and communication
Real estate agents provide brokerage services and do not provide legal advice. Questions requiring legal interpretation should be referred to a licensed attorney.
Offer Strategy & Negotiation
Buying or selling a home involves more than choosing a price.
Potential services
- Offer strategy
- Comparable sales discussion
- Negotiating price
- Concessions
- Closing cost negotiations
- Counteroffers
- Contract terms
- Settlement timing
- Multiple offer strategy when applicable
Inspection & Repair Negotiations
Once under contract, we can assist with the brokerage aspects of the inspection process, whether you are responding to findings as a seller or reviewing them as a buyer, when included within your service agreement.
Potential services
- Inspection deadline tracking
- Review of inspection findings from a transaction perspective
- Repair request coordination
- Seller credit negotiations
- Price adjustment negotiations
- Coordination with inspectors and other professionals
Contract to Closing Coordination
Already under contract but need help getting to settlement?
Potential services
- Contract deadline tracking
- Lender coordination
- Title and settlement coordination
- Appraisal follow up
- HOA and condominium document coordination
- Inspection deadline coordination
- Final walkthrough coordination
- Settlement preparation
- Communication with parties and transaction professionals
Seller Disclosures & Listing Paperwork
Selling on your own but want the paperwork handled correctly? We can assist with the required seller disclosures and the brokerage documents for your transaction, within the agreed scope.
Potential services
- Required seller disclosure forms
- Purchase contract review
- Deadline and contingency tracking
- Coordination of the buyer's financing and appraisal milestones
- HOA and condominium document coordination
- Closing coordination
Custom Representation
Need something different? Build your own scope of services.
Every transaction is different. Tell us what you have already completed and where you need professional assistance, on either the buying or the selling side. We can determine whether we can provide those services and create an appropriate written brokerage agreement.
Build My Service PlanCompare
Limited Service vs. Full Service
The same choice applies whether you are buying or selling.
| Service | Limited Service | Full Service |
|---|---|---|
| Property search or listing marketing | Optional / Based on Agreement | Included as provided in the full service agreement |
| Showing coordination | Optional / Based on Agreement | Included as provided in the full service agreement |
| Comparable sales analysis | Optional / Based on Agreement | Included as provided in the full service agreement |
| Offer preparation or review | Optional / Based on Agreement | Included as provided in the full service agreement |
| Offer negotiation | Optional / Based on Agreement | Included as provided in the full service agreement |
| Inspection assistance | Optional / Based on Agreement | Included as provided in the full service agreement |
| Repair or credit negotiation | Optional / Based on Agreement | Included as provided in the full service agreement |
| Appraisal coordination | Optional / Based on Agreement | Included as provided in the full service agreement |
| Contract deadline management | Optional / Based on Agreement | Included as provided in the full service agreement |
| Lender coordination | Optional / Based on Agreement | Included as provided in the full service agreement |
| Settlement coordination | Optional / Based on Agreement | Included as provided in the full service agreement |
| Final walkthrough | Optional / Based on Agreement | Included as provided in the full service agreement |
| Ongoing transaction advice | Optional / Based on Agreement | Included as provided in the full service agreement |
Actual services are governed exclusively by the written brokerage agreement.
Compensation
A Different Service Model Deserves Flexible Compensation
Real estate brokerage compensation is negotiable. Depending upon the services requested, applicable law, the property, and the transaction, compensation may be structured in different ways.
Traditional Compensation
Clients who decide they want comprehensive representation can select traditional full service buyer or seller representation under a separately negotiated brokerage agreement.
Request PricingAny request for seller paid buyer broker compensation or other concessions is subject to negotiation, the purchase contract, lender requirements, applicable law, and the other party's approval. Choosing limited service does not automatically entitle a buyer to the difference between a traditional commission and a limited service fee, and unused commission does not automatically become a credit.
The Process
How It Works
01
Tell Us Where You Are
Have you found a property or a buyer? Are you already negotiating? Are you already under contract? Tell us what has happened so far.
02
Choose the Assistance You Need
We'll discuss which brokerage services you want us to provide and which responsibilities you intend to handle yourself.
03
Sign a Written Agreement
Before providing brokerage services, we will document the relationship, services, responsibilities, compensation, duration, and applicable disclosures in a written brokerage agreement as required.
04
We Get to Work
We provide the agreed services while you remain responsible for portions of the transaction outside our agreed scope.
Know the Difference
Limited Service Is Not the Same as Being Unrepresented
An unrepresented buyer or seller does not have a real estate brokerage representing their interests. A limited service client does have a brokerage relationship, but the scope of the brokerage's services is specifically defined by the written agreement.
For example, if you hire us only for offer preparation and negotiation, you should not assume that we are also responsible for property searches or marketing, inspection coordination, financing or closing deadlines, title matters, or closing coordination unless those services are specifically included in the written agreement.
Know what you're hiring us to do, and know what you're choosing to handle yourself.
Two Different Roles
Real Estate Representation and Legal Representation Are Different
Real Estate Broker or Agent
May assist with brokerage related matters such as:
- Market information
- Comparable sales
- Offer strategy
- Contract preparation using appropriate real estate forms
- Transaction negotiations
- Inspection negotiations
- Transaction coordination
- Contract deadline management
- Communication with the parties
Real Estate Attorney
May provide legal services such as:
- Legal interpretation of contract provisions
- Analysis of legal rights
- Title and legal disputes
- Contract enforceability questions
- Estate and probate issues
- Entity or ownership issues
- Litigation or default advice
- Other legal opinions
Depending upon the transaction, you may benefit from using both.
Questions
Frequently Asked Questions
Do I have to hire a full service agent?+
No. Depending upon the jurisdiction and circumstances, buyers and sellers may have different representation options. Limited scope brokerage services may be available when properly documented.
Am I still represented if I choose limited service?+
Yes, when you enter into a brokerage relationship with our firm, but our responsibilities are limited to the services identified in the written agreement.
Can I hire you after I find the home or the buyer myself?+
Potentially, yes. In fact, this is one of the situations where limited service representation may make sense, whether you found the home you want to buy or you already have someone ready to buy your home.
I'm selling on my own. Can you just handle the contract and closing?+
Potentially. If you already have a buyer or are marketing the home yourself, we can discuss providing a defined scope such as contract preparation and review, negotiation, disclosures, and closing coordination, pursuant to applicable law and a written brokerage agreement.
Can you just write the contract for me?+
Potentially. Contract preparation and related brokerage services would need to be handled pursuant to applicable law and an appropriate brokerage agreement. Legal advice must come from an attorney.
Can you negotiate the offer for me?+
Yes, if negotiation services are included within our written agreement and permitted by applicable law. This applies whether you are making an offer as a buyer or responding to one as a seller.
Can you help after I'm already under contract?+
Potentially. We must first review the transaction and determine what services can appropriately be provided at that stage.
Can the other party pay your fee?+
Depending upon the transaction, a buyer may request seller paid buyer broker compensation or other permitted concessions, and compensation on the listing side may also be negotiated. Any such payment must be properly negotiated and documented and may be subject to lender and other requirements.
Do I receive the commission savings if I don't use a traditional agent?+
Not automatically. Brokerage compensation, the obligations owed to a listing brokerage, purchase price, buyer broker compensation, and concessions are separate matters that may be subject to different agreements and negotiations.
Can I switch to full service representation?+
Potentially. Contact us to discuss changing the scope of services and executing an appropriate written agreement.
Is limited service available everywhere?+
The laws and brokerage requirements governing representation differ between Virginia, Maryland, Washington, D.C., and other jurisdictions. We will determine the appropriate structure based upon where the property is located.
Let's Talk
Buying or Selling on Your Own? Let's Talk Before You Sign Anything.
Tell us where you are in the process and what kind of help you need, whether you are buying or selling. We'll help determine whether limited service or traditional representation is the better fit for your situation.
(703) 750-0772Licensed in Virginia, Washington, D.C. and Maryland
Get Started
Do the Parts You're Comfortable With. Hire Experience for the Parts That Matter.
You don't necessarily need the same level of assistance as every other buyer or seller. Tell us what you've already done, what you're comfortable handling yourself, and where you want professional representation. We'll help determine whether limited service or traditional representation is the better fit.
Important Disclosures
Limited service brokerage relationships and available services vary by jurisdiction and transaction. All brokerage relationships, services, responsibilities, compensation, and applicable limitations are governed by the written brokerage agreement and applicable law. Nothing on this website creates a brokerage relationship or constitutes legal, tax, lending, inspection, engineering, title, or other professional advice. A brokerage relationship is created only in accordance with applicable law and an appropriate written agreement. Legal questions should be directed to a licensed attorney.
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