You say that to maximize the possibility of getting the most value for the property the seller has to allow showings with the buyers agent so they feel comfortable. Explain that the buyers are not comfortable unless they can have their agent alone with them to guide the way.

Debbie Reynolds - the seller must understand that we work as a community - to help seller sell the home. The other agents will have buyers that will help the seller.

Now if it is only concern with showings, I'd say, you may want to make it accompanied showings - and restrict time when you can be there. Let seller know that this in not in best interest of the seller.

You have to decide if you want to be at every showing. I would tell the Seller that the "norm" (if it is) is for Buyers to tour homes just with their own agent and just as you would imagine this is the way they would be more comfortable seeing homes ...it is for them too. You can also tell the Seller that this is arranging more schedules which may result in fewer showings...and sales is a numbers game that you don't want to reduce the number of showings they have on their listing.

I only see this happen in very high end homes in our area.  Even after explaining the pros and cons the sellers usually want their Realtor present. 

I would say I am NOT your listing agent, wish you the best of luck.

I suppose it would depend on the listing and the potential commission involved for me to keep adjusting my calendar to show. I would also explain that maybe they would lose showings because if agents call last minute to show, I might not be able to accommodate their request.

Yes, you can work it out with the ohter agent by staying out of the way.  Here in SB, the listing agent is present.  We were always present at our listings in office buildings even if the office owners had their own people working there.  We usually checked in a got the keys.  

When we sold Ron's mother's house, she wanted us there!  A

I think that it depends on the type of house - I have had listings that were $1.8M and we were present for every showing.  I think it hindered showings and the sale of the property - some agents will pass up showing a listing when the listing agent has to meet you  - there are too many other properties out there that are easier to show

I'm sorry, but I have to permit the Buyer's agent to be with them.  I can be at the house (if that is the agreement), but the Buyer neeeds their representative with them. 

It depends on the price point and location of the listing.  Though, I will tell the seller that he will miss showings when I'm busy.

In that case Mr. Seller, total commission will increase by 2%! 

Debbie - it depends on the property.   Sometimes it does make a difference when the listing agent is present.   

I am dealing with this right now, and have managed to pull them away from the requirement of "listing agent" to accompany. From the outset, I shared with them instances where I was not able to show a buyer a home because the busy listing agent was not available and the seller required their presence.  I explain that anything that makes showings more difficult is a negative to the cause - and that includes the requirement that the listing agent be present AND the seller's presence. The later is such a source of discomfort for buyers. I always knock when I arrive at an appointment in case someone is home, and without fail, the buyers ask with dread, "are the sellers home?"

I explain that they will get fewer showings if I may have other appointments but if they are OK with it I agree.

I have never taken a listing with that requirement! Buyers should have their own representation.

We can do an exclusive listing, and I will explain what that means and dual agency to the seller.  I will also let them know, it is in their best interest to list it availble to all agents, on the local MLS.   Once we have explained everything and had a discussion regarding this, if that is still what they want to do, I am willing to try.  Especially if it is an area of town that I work with a lot of buyers.

Listing agents may see an increase in these requests. Home sellers are worried about security and know that some agents fail to meet their professional responsibilities.

It is a simple decision. Plan to attend showing if you want the listing.

It would depend on the listing, and the why. As with anything and everything in this business there is no "one size fits all" answer. Just did a listing presentation, where we offered that one of our agents will be present at all showings as this was a unique luxury home.  I also have been a buyers agent where the LA was present on a more affordable home, and would have been ok  with it, if she hadn't hovered over the buyer.  ..... Its like the art of a fantastic professional waiter, to always be there when needed , but never in the way !

we would explain agency and how every participant deserves his/her own representation.... we would accompany the showings but the buyer's agent would be present.... 

I have had this happen where they wanted someone present at all showings. They wanted me and just me but we agreed it was not always feasible and they allowed my agents to be there as long as they were "trained" on the home, knowing the features, lot lines and what makes it special. It happens more often then people may think. I will take them every time because many agents would not. 

Debbie Reynolds I would explain to the seller the limitations for doing this. How it might limit exposure where other agents may not show the property, if they have to make an appointment with the seller's agent.

I have always accompanied all showings. This provides the correct presentation of the property, correct record of who is coming and going, better feedback to the seller, and allows me to correct/properly inform a possible buyer when a part-time licensee makes mistatements. Accompanied showings only.

The seller is right!

Who knows more about their house now than you since they took you room-by-room and shared every feature and improvement. Is the buyer's agent to know these things by a special telepathy? 

What do I say? "You hired the right agent. I will be there to make sure your home exhibits at its best. Observe the buyer. Obtain useful feedback. Communicate the intangibles and answer questions. Isn't that why you hired me?"

Tell them the house most likely will not sell and that their time as well as yours will be wasted. Explain that we are professionals.

And after all that consider walking away. You don't need this oddball listings occupying your time.

Haven't had this issue come up yet.  I would consider walking away.  This sounds like it may be more of a problem than it's worth.

 Good morning Debbie. I think this is totally ridiculous. The agent is licensed by the state and if anything is amiss it comes back on that agent.

I had this come up, and I was able to finally get the sellers to understand that I couldn't be there for every showing and the buyers were fine if they were with their agent.