Not a breach of your fiduciary.  If the seller makes a rule that makes your job more difficult, that does not mean you are violating your fiduciary to your buyer client.

You don't have to allow the listing agent to take control of your showing.  Being present is not the same as controlling the situation.  If the listing agent is controlling the situation, that is partially because you aren't controlling the situation.  Learn to take control over situations that require you to do so.

It depend on what the listing agent wants to say to my client and on who the listing agent is.  If the listing agent's goal is to get the house sold and my goal is to get my client a house, we are not adversaries - we are both working toward a mutual goal.

Just go with it. It's probably the sellers' request to have their agent present. Normally, they pretty much stay out of the way, but can be very useful in answering questions. You, as the buyer agent, control the showing.

Again, I find myself having a differing opinion from the majority.  One of the main reasons Buyers approach a Listing Agent is NOT because they're looking for a rebate or reduction (which I've never provided)  It is because they realize the Listing Agent knows more about the property than anyone other than the Seller themselves.   I appreciate a Listing Agent showing the home to my Buyers (when I had Buyers)   They often will show things I know I'd have missed.  They have a better history and understanding of the home.  The important thing to remember however, is to prepare your Buyer in advance and talk them thru what will actually happen.  What to say and NOT to say.  To have them understand the Listing Agent is not their friend and will not represent them in the purchase.   That's how to take control.  Use the Listing Agent for all the knowledge they bring to the table.  Establish rapport with them and help them to LOVE your buyer.  It's all in how you play the game.  It can be a Win/Win if you play it smart and set the ego aside. 

First Q.  We do not know what we do not know. For example, it might be a requirement of the seller and a condition and terms of the listing. 

Second Q.  Only if we breach our promise to the seller to be present.

Third Q. How do I "feel" about that.  If they are following instructions from the seller I feel they are doing their job.

Fouth Q. Of course, and I am present during said conversations. 

Note:  I had one listing that required me to be present during all showings. No open houses.  If a group of people was touring, they had to stay together. I shadowed them every step of the way.  I cannot say why the seller required that due to privacy and confidentiality. Not one person had an issue with the seller's requirement. We had non-stop showings for 5 days. Multiple offers. Sold for significantly over list price. 

It's common here in the high end homes, the listing agent is present however they are very respectful and stay out of our way. I will advise my clients that the listing agent will be there and we will discuss whatever it is once we are outside of the home. Generally it is the sellers that request that the listing agent be present.

I remind my buyer not to say anything about their own situation, desires, finances, etc, and when I get there, I ask the listing agent if there's anything specific she'd like to share before my buyer and I start looking around. Having the listing agent can make the showing less comfortable than if they weren't there, but it's doable.

Luxury real estate requires it often and its quite understandable. They want an educated docent to show & explain the home so the buyer leaves fully educated. Many buyers agents don't do more than open doors. 

Its also a security thing.

Very Common.

During 2020, I was at every single showing, but I basically did stacked open houses to manage my time. COVID required it.

I've been on both sides, it's no big deal at all.  The listing agent is going to know the house better than any buyer's agent would, so I have no problem letting them point stuff out and show us around.  So long as that they understand when to back off and let us have our conversation.

When I've had these listings, there has usually been a LOT of unique features that no one would ever know about unless I was there.  I had a brief chat with the buyer's agent as to how they want to proceed.  Most were happy to have me do the tour.  If not, then I'd follow in the back and tell things to the buyer's agent that they could point out.

Danny,

In luxury real estate and luxury commercial real estate, the listing agent is always there, or one of the representatives.  These homes and office are often filled with valuable items that are easy to pocket, and that includes drugs that may be found in a home.   When we listed Ron's mother's home, she insisted we were there.  Now we did not follow the buyer's agent around, nor did we eavesdrop.  We were always out of the way, and did not engage into conversation.  If a client asked us a question, we would nicely tell them to talk to their agent.  For large estates, the estate manager would also be there to watch...a small paperweight though innocuous looking can have a value of thousands of dollars...If the seller insists, then that is what it is, and surely you can work with it.  A

I have not read all the other answers.  but my answer is that it all depends.  If I have a relationship with the agent.  I will ask that agent to sell ME the property.  I act as if i were the buyer and my clients can follow along and then we get together after wards and have a pow wow.  to discuss what we just heard.  

I discuss ahead of time with my clients to be polite, and small talk only, but not to discuss their motivation, what they think of the house etc.  Honestly with cameras these days I always instruct buyers to not discuss offers, motivation of what they think of the house at a showing.

I used to feel a little differently, pre-covid, but these days, as long as the listing agent stays in his/her own lane and allows me to interact appropriately with my own clients and is available for questions and information, I'm fine with it.

Yes I believe that she's an eavesdropper. 

I take back control & ask her to spend time in the kitchen while we view the home.

No, if the buyer makes a mistake & asks her a question directly I let that go but then the LA has to go back & hide in the kitchen.

It is not uncommon, especially on high-end listings, or occupied houses where the Seller is apprehensive about strangers coming into their home.

What I ask is, please stay out of our way... preferably on the front porch.

And I prefer that you remain quiet, unless I ask you a specific question.  

* I can't remember a showing where the LA tried to "take control", except for an over-eager agent who was desperate for an offer.

I dont see any issue with it unless it's a vacant home.  If a seller is cautious about items being stolen or has expensive/priceless items in the home, wouldn't be too upset by that request.

I usually pow-wow with the buyer agent and ask: You want me around? You want me to do the tour? Q & A? I get very good answers too

Listing agent be there (similar to an open house situation) but will not:

1. Be a tour guide

2. Discuss the details with my clients

3. Take over anything!

It's only a problem if you make it a problem.

Handle the showing the same way you would if you were the listing agent and you were required to be present during the entire showing...with grace and poise.

I have been in both situations, as the LA and as the buyer's agent and there was never a problem or issue.

Your concerns are easily addressed with a quick call to the LA prior to or when setting the showing, especially if it is an agent you don't know or haven't done business with before.

It is not unusual in my market for the seller to require this as part of the listing agreement, especially if the property is tenant occupied, high end or a vacation/second home.

The majority of the time, the LA would stay on the patio/deck during the showing and act only as a resource if there was a question that the buyer's agent could not answer. If you take control of the situation from the beginning by calling the LA to discuss protocol and work together, you should not have any problem.

When I had commercial listings here, it was written into the listing agreement that I was required to be present at every showing and no one had a problem with it as that is the custom in this area.

The objective of the interaction is to sell the property right? 

If the listing agent knows more about the property then maybe they can drive the selling points home more effectively than an agent who knows little of the property.

As long as they are not trying to poach your clients it should be fine.

Hi Danny! 

I've been on both sides and understand that 99% of the listing agents who are present for showings are required by the sellers to be there - and they really don't want to be! 

If I am the LA, I introduce myself and let the buyers' agent know I'm there if they need me. I do NOT hover! Every valuable has been removed from the house - I'm merely the best one in the room to romanticize that property. I let the agent know in advance that I'm going to be there and I'll be armed and ready to help them sell that house - if they want me to! They always laugh and we never have had an uncomfortable showing because I have prepped them - and I don't hover!

When I show up and the agent hovers, I hate it! I have asked for privacy but, for the most part, I use them as a reference, going to them with questions from my buyers. 

I feel like we have all sorts of situations thrown at us in this business. It's the manner in which we respond that makes those situations positive or negative for our clients. I will go above and beyond to make my clients' experience positive, even if I have to eat my distaste for agents being present during a private showing!

I have accompanied many of my high end or very unique listings. I usually let the Buyers & their agent go through and I'm there to answer questions or many times the Buyers agent wants me to show them through and answer questions along the way. Large farms many residential agents have no idea what they are showing so it helps to be there to answer questions. I find it more helpful than infringing on the Buyers & their agents space.

That has rarely happened except on a few higher end homes.  I will have a talk with the LA and ask  them to remain outside as my buyers prefer their privacy. Buyers know they may be being  videoed and can deal with that but having a LA follow us around is annoying.

If the seller requires the presence, we can cope with it and the agent.

HAHAHAHAH
1. No
2. LOL they will F the showing and sale. NO ONE wants that
3. NO, hell no and the buyers are warned "Lady Gaga Poker Face and ASK OUR BROKER"

Agents such as this are why homes have long DOM . . . or maybe forever

The words you use suggest you know more about the house than the listing agent.
it would be a lapse of Fiduciary Duty by the listing agent to allow the REALTOR who knows the least about the house to pretend to show the owner's property at its highest potential.
A listing gent NOT PRESENT for all showings should be considered 'limited service' and that should be disclosed to the one who hired them.
When the buyer agent returns with another buyer, having attended a previous showing, the listing agent may choose not to be present.

There is no issue regarding a breach of fiduciary duty.

If the listing agent wants to take control of the showing, I would suggest to the listing agent that he/she stand aside and allow us to view the property and that we will ask questions as needed. At the end, we can have a recap and cover any feature or point of interest or informational issue that was, perhaps, missed.

Not sure why this would breach fiduciary responsibility. When I was a broker in New York City we showed all of our listings to the buyer and their agent. But we were trained to be unobtrusive and not to engage with a buyer unless approached by their agent to answer questions.

It's rarely done here in Charlotte, but if it's a requirement for the showing, I have a conversation with the listing agent in advance of the showing asking him or her to stay in the background while I show the property and to not engage with my client. I also tell my client in advance not to engage with the seller's agent as they represent the seller so the less said in front of the listing agent, the better.

It rarely happens but when it does I prepare the buyers prior to entering the home. It is more common in Luxury homes.

Just roll with it and professionally take the lead for your clients.  Healthy collaboration can help all reach the goal line. 

When you show a higher-end property, often times the listing agent is required to be there.  IF they want to take over the showing, I gently ask if we can tour the home by ourselves, and let them know I have over two decades of experience.   If I know a listing agent will be there, I warn my client to let me do the talking for them.   The LA doesn't need to know my client's info.

It's not often a requirement in my market- though it's the norm for the listing agent to be present during the entire showing. Some buildings do require the listing agent to be present and the buyers to be escorted throughout the building. 

In my market- it's typical for the listing agent to control the showing- as every building has it's own personality- i.e. down payment requirements, debt to income and post closing liquidity guidance, whether dogs are permitted, whether a wall can be taken down or not, whether a W/D can be added to the apartment or not, etc. Unless the buyers agent has considerable experience in the building, it's important for the seller's agent to be present and able to answer questions. The norms in Manhattan are obviously different than what you might expect in the rest of the nation. 

I'm at showings to answer questions.

If a condition of the listing is the listing agent must be present for showings, that is the rule. Tell your customer in advance what to expect. Previous experience with the listing agent would be helpful.

I just had this experience recently. It was a home where the seller didn't even want a lockbox. The agent was kind and respectful of me as their agent so I let her "lead the home tour" as I expressed she likely knew the nuances of the property better than me. It worked out well as she gave us our privacy as well after giving a tour. If she did not, I would have asked for some time to speak with my buyers in private. And in this day and age, I assume the house is always listening and possibly recording (Google, Alexa, or someone...)

I open the door, stay out of the way and speak when spoke to.