Summary
After a buyer's offer is accepted, two recurring overreaches show up — the seller (or listing agent) asking for a copy of the buyer's compensation/agency agreement, and the listing agent contacting the buyer directly instead of going through the buyer's agent. Team consensus on both: the buyer's compensation agreement is confidential and not theirs to see, and all communication routes through the buyer's agent. Hold the line politely but firmly.
When This Applies
- Offer is accepted; you're now in the contract-to-close window
- The listing side (seller or listing agent) requests a copy of your buyer agency / compensation agreement
- The listing agent calls, texts, or emails your buyer directly — recommending a vendor (e.g., a home inspector), explaining contract terms, or otherwise inserting themselves into the client relationship
Rule 1 — The Buyer's Compensation Agreement Is Confidential
The seller does not need, and is not entitled to, a copy of your buyer agency agreement. There is no MLS rule requiring you to provide it (confirm specifics in Seneca, which has the MLS rules loaded). Do not send it.
- What the listing side IS entitled to: the compensation terms as written in the offer/contract. If they want to confirm compensation, point them to the contract terms — not the underlying agency agreement.
- Why this matters: post-NAR-settlement, buyer compensation is negotiated in the offer itself. The agency agreement between the buyer and the Artemis agent's brokerage is a private contract. Handing it over exposes private buyer terms and invites renegotiation pressure.
- Veteran framing (Chris Kelly): asking for it is "going behind the sign" — old-school, unprofessional behavior. Treat the request as a flag, not a norm.
- Optional probe (Jen Schneider): you can ask why they want it before declining — the reason often reveals confusion (a green agent) or an attempt to renegotiate.
Rule 2 — All Communication Goes Through the Buyer's Agent
A listing agent contacting your buyer directly is abnormal and gets shut down immediately. The buyer's agent represents the buyer; the listing agent represents the seller. Direct contact creates confusion and erodes the representation relationship.
- Hard-stop script (Harley Harris): "I am representing my client, and any communication can go through me to avoid further confusion with the process."
- Client reminder (Jackie Poponi): remind your buyer that the listing agent works for the seller — so a vendor recommendation (e.g., "use this home inspector") serves the seller's interest, not the buyer's. The buyer chooses their own inspector.
- Read the room: these overreaches frequently come from new/inexperienced agents (in the source thread, the same listing agent didn't understand how a home warranty works or who pays for it). Firm-but-professional protects your client without burning the cooperating relationship you still need to close.
Bottom Line
Confidential agreement → don't send it; point them to the contract's compensation terms. Direct client contact → route everything through you. Both moves protect the buyer and signal you're the professional in the transaction.
Related
- buyer-agency-agreement-release — Sister compliance playbook: how to handle a prospect bound by a prior agent's BAA. This page covers boundaries after you're the agent of record and under contract; that one covers getting clear before you write
- buyer-rep-agreement-scoping — How to scope the BAA itself (single property vs. area) when you write it
- seneca-adoption — Seneca has the MLS rules loaded; run the live question there to confirm there's no disclosure requirement for a specific scenario
- vip-buyer-program — Protecting the buyer from listing-side overreach is part of the elevated-representation standard
- one-real-title — Title partner for clean closings once contract boundaries are held
Source Notes
Captured from a 2026-06-02 #ask-artemis thread. Heather Casper had an accepted offer and faced both overreaches from the same (apparently green) listing agent — a request for her buyer compensation agreement plus direct contact with her client recommending a home inspector. Chris Kelly, Harley Harris, Jen Schneider, and Jackie Poponi converged on the two rules above. Single-source page; expand when the next post-acceptance-boundary scenario surfaces (e.g., listing agent demanding proof of funds beyond what the contract requires, or direct seller-to-buyer contact).