When Should You Change Estate Agent?

A few weeks ago our Sales Manager, Nikki, spoke to a homeowner whose property had been on the market for several months.

The house was lovely. It had been well presented, was in a popular location and, on the face of it, there was no obvious reason why it hadn't sold.

Eventually they asked me a question.

"At what point do you start thinking about changing estate agent?"

It's a fair question, and one that many sellers quietly ask themselves.

The reality is that changing estate agent isn't always the answer.

Sometimes the market is slower than we'd all like. Sometimes the right buyer simply hasn't come along yet. Sometimes patience really is the correct strategy.

But equally, there are occasions when a fresh approach can make a genuine difference.

One thing I would say is that many homeowners assume that if their property isn't selling, the market must be to blame.

Whilst market conditions certainly play a part, homes are still selling every week.

People are still relocating for work. Families are still moving to be near schools. Some buyers are upsizing, others are downsizing. Life continues, and with it, people continue to move home.

When a property remains unsold for an extended period, it's worth asking a few honest questions.

Are enough people viewing it?

If they're not, why not?

If people are viewing but not offering, what are they telling you?

What feedback is being received?

Has the marketing become tired?

Has the property been positioned correctly from the outset?

These aren't always comfortable conversations, but they're important ones.

One of the biggest frustrations we hear from homeowners isn't necessarily a lack of viewings. It's a lack of communication.

Selling a property can be stressful enough without feeling as though you're chasing updates or wondering what is happening behind the scenes.

Most sellers understand that an estate agent cannot manufacture a buyer. What they do expect is honesty, advice and regular communication.

They want to know what prospective purchasers are saying. They want to understand what is working and what isn't. Most importantly, they want to know there is a plan.

Pricing often forms part of that discussion.

This doesn't automatically mean a property is overpriced. In fact, many properties that don't sell are not dramatically overpriced at all. Sometimes they are simply positioned slightly above where buyers perceive value.

In today's market, buyers have more information available to them than ever before. Within seconds they can compare your property against several others and make their own judgement about value.

That makes accurate pricing incredibly important.

Another factor is simply time.

When a property first comes to the market, it benefits from a surge of interest. It appears in property alerts, attracts attention from active buyers and enjoys a level of exposure that naturally fades as the weeks pass.

After a while, buyers become familiar with what's available.

That's one of the reasons why properties that return to the market after a break often attract renewed interest. To buyers, they feel fresh again.

Changing estate agent can sometimes create that same effect.

Not because the previous agent has done anything wrong, but because a different set of eyes may identify opportunities that haven't previously been explored.

Perhaps the photography could be improved. Perhaps the marketing message needs refining. Perhaps there are buyers already registered with another agent who haven't yet seen the property.

Sometimes it's a major change. More often, it's a series of small changes that collectively make a difference.

At Langford Rae Property Agents in Chelsfield, we regularly speak to homeowners who aren't necessarily unhappy with their existing estate agent. They simply aren't getting the result they hoped for.

In many cases, we tell them to stay where they are.

That might sound unusual, but if we genuinely believe their current agent is doing a good job, we'll say so.

Our aim isn't to criticise competitors. Estate agency is a challenging profession and every sale is different.

However, if we believe there is a better way to market a property, or if we can see opportunities that have been missed, we'll explain exactly what we would do differently and allow the homeowner to make an informed decision.

If your property has been on the market for a while and you're beginning to wonder whether a change might help, the first step isn't necessarily changing agent.

The first step is having an honest conversation.

Sometimes that conversation confirms you're on the right track and simply need to remain patient.

Sometimes it highlights a problem that can be fixed.

And occasionally, it becomes clear that a fresh approach is exactly what's needed.

After all, changing estate agent shouldn't be about changing for the sake of it.

It should be about giving yourself the best possible chance of achieving the move you're hoping for.