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The Top 10 Mistakes When Choosing a Buyer’s Agent

Buyers Agents and pitfalls

In the intricate world of real estate, particularly when buying an investment property, navigating the market to find the perfect property can be a daunting task. If you are finding progress difficult and have realised that:

  • not everything is online,
  • not everything is clear or obvious,
  • not all costs are included, and
  • not everything you read is true,

Then you have probably or should already engage a Buyer’s Agent to help you in the property search.  This is a good idea. Many individuals opt to enlist the services of a Buyer’s Agent to streamline the process and ensure they make informed decisions. A good Buyer’s Agent will always pay their own way and save you more than they cost. However, not all Buyer’s Agents are created equal, and there are several pitfalls to avoid when buying a property.


The Top 10 Mistakes When Choosing a Buyer’s Agent

  1. Conflicted Advice

One of the most critical aspects to consider when choosing a Buyer’s Agent is their source of income. Agents who receive commissions from property sales might be inclined to prioritize their own financial gain over your best interests. This conflict of interest can lead to biased advice and recommendations that may not align with your goals. Instead, you may opt for a fee-for-service model where you pay the agent directly for their expertise, ensuring unbiased guidance throughout the buying process.

An agent working on a commission basis, is not necessarily bad. If buying through an agent based on a commission basis, you should ask them about previous projects they have sold and how the properties have performed over the long term.

  1. Qualifications and Credentials

Ensure that your Buyer’s Agent is qualified, licensed, and bonded, with Professional Indemnity (PI) Insurance. These credentials provide you with legal recourse in case of any discrepancies or issues during the transaction, giving you peace of mind throughout the process. Again, this is not a legal requirement for the industry. But at least it gives you some peace of mind that you have some protection.

  1. Reputable Builder Partnerships

Look for Buyer’s Agents who only work with reputable builders whose track records can be traced and verified. This ensures that the properties they recommend meet high standards of quality and construction, reducing the risk of future issues or costly repairs. Also your agent to show you how much repeat business they get (clients who have bought more than one property through them). This is one of the best indications of their trustworthiness.

  1. National Coverage

Choose a Buyer’s Agent who operates nationally rather than regionally. This ensures that you have access to a broader selection of properties and eliminates any regional biases that may exist due to cozy relationships between agents and local sellers.

  1. Non-Exclusive Listings

Avoid Buyer’s Agents who exclusively list properties from specific agencies. Exclusive listings limit your options and may not provide a comprehensive view of the market. It’s essential to have access to properties that are openly available on the market to ensure you find the best fit for your needs.

  1. Industry Longevity

Seek out Buyers’ Agents with longevity in the industry. Agents with years of experience have a deeper understanding of market trends, negotiation tactics, and potential pitfalls, ultimately benefiting you as the buyer.

  1. Discerning Clientele

“You can’t please all of the people all of the time”. Look for Buyer’s Agents who are discerning about their clientele and have turned away clients in the past. This demonstrates their commitment to maintaining high ethical standards and prioritizing the best interests of their clients over financial gain.

  1. Avoid High-Pressure Tactics

Steer clear of agencies that use high-pressure sales tactics. The classic one is seminars. These are so old and relentless that they should be banned. Avoid “3-day training courses”, or any similar get-rich-quick schemes, designed to attract clients in numbers and then charge you $4,995 for a weekend induction with empty promises and lunch. These methods often prioritize closing deals over providing genuine value and may lead to rushed decisions or buyer’s remorse.

  1. Avoid One-Stop Shops

Be cautious of agencies that promise to handle “everything” for you, including property analysis, buying, finance, property letting, conveyancing, mortgage broking, insurance, financial planning, wills, accountants and who knows what else. While it may seem convenient and we all want someone we can trust, this should raise a big red flag for you with regards to potential conflicts of interest.

There are very clear laws about financial advice and who is allowed give it. From brokers to financial planners to solicitors, they all play their own important role, and crucially they are all licensed and should work independently, but with each other on your direct behalf, not for an investment group or affiliate community.

  1. Ignoring your gut-feeling

If you have a bad feeling about someone or something, research it. Ask for unbiased opinion. Being referred to say a broker, accountant or a solicitor is fine. But you should check that there is no hidden financial benefit from the arrangement whereby any referred party unduly benefits from the referral. It’s essential to work with specialists in each field to ensure you receive expert advice tailored to your specific needs.

If you are still in doubt, simply walk away. You will live to see another day and another investment opportunity.


In conclusion, selecting the right Buyer’s Agent is crucial for a successful and stress-free property buying experience. By avoiding these common pitfalls and prioritizing factors such as qualifications, industry experience, and ethical standards, you can find a Buyer’s Agent who truly has your best interests at heart. Remember, investing time and effort into selecting the right agent upfront can save you from potential headaches and financial losses down the line.



If you are on the property buying journey, or thinking about investment property; or just in case the above article is interesting to you, please feel free to reach out and contact us in confidence. We will be happy to assist in any way possible.

[email protected] or call us for a chat on 07 5456 2928.


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