Buying Advice
Red Flags to Watch For When Choosing a Buyers Agent
Not all buyers agents are worth hiring. Here are the warning signs to watch for before you sign anything.
A good buyers agent can save you time, money, and a lot of stress. A poor one can cost you all three. Here are the red flags to watch for before you commit.
They Can't Show You Their Licence
In Australia, buyers agents must hold a real estate licence. If an agent can't provide their licence number or gets evasive when you ask, walk away. You can verify licences directly through your state regulator:
- NSW — NSW Fair Trading
- VIC — Consumer Affairs Victoria
- QLD — Office of Fair Trading Queensland
- SA — Consumer and Business Services SA
- WA — Department of Mines, Industry Regulation and Safety
- TAS — Property Agents Board Tasmania
- NT — Licensing NT
- ACT — Access Canberra
Professional memberships like REBAA, PIPA, API, or REIA are a good sign but not a substitute for a valid licence.
Their Fees Are Vague or Verbal
A genuine buyers agent will give you a clear, written fee structure upfront. If they're evasive about costs, give you rough ballpark figures and nothing in writing, or surprise you with extra charges later — that's a problem. Get everything in writing before you sign anything.
They Have a Conflict of Interest
A buyers agent should work exclusively for you. If they receive referral commissions from selling agents or developers, or if they're willing to represent both the buyer and seller in the same transaction, their advice is compromised. Ask directly: do you receive any payments or incentives from selling agents or developers? A straight answer is a good sign.
They Don't Know Your Target Area
If an agent can't speak in detail about the suburbs you're buying in — pricing trends, what's actually selling, local infrastructure, known issues — that's a red flag. Local knowledge is a core part of what you're paying for. Generalists who claim to cover everywhere often have deep expertise nowhere.
They Promise Things No One Can Guarantee
"We'll find you the perfect property in two weeks." "We always secure properties well under market value." The property market is unpredictable. Any agent making guarantees like this is either being dishonest or will push you into a purchase that doesn't really fit just to deliver on their promise. Confident is fine. Unrealistic is not.
They're Hard to Reach Before You've Even Engaged Them
If they're slow to respond to your initial enquiries or vague in early conversations, it won't get better once you're a paying client. Communication during negotiation and due diligence is critical. Test it early.
They Keep Recommending Properties That Don't Fit Your Brief
Your buyers agent should work to your brief, not theirs. If they're consistently pushing properties in the wrong areas, over your budget, or that don't match what you told them you need, either they're not listening or they have another reason for recommending those properties. Neither is acceptable.
They Can't Explain Their Process
A professional buyers agent should be able to clearly explain how they search for properties, how they shortlist, how they do due diligence, how they negotiate, and what happens through to settlement. If they're vague or disorganised before you've even started, expect more of the same when it matters.
They're Working With Too Many Clients at Once
Ask how many active clients they're working with right now. An agent stretched across too many clients will rush inspections, miss things in due diligence, and be hard to reach when you need them. More clients isn't better for you.
No References or Concerning Reviews
Any experienced agent should be happy to put you in touch with past clients. If they hesitate, or if their online reviews show a consistent pattern of complaints, take that seriously. Real reviews from real buyers are one of the most useful things you can check.
You Just Don't Click
This matters more than people admit. You'll be working closely with this person through what can be a long and stressful process. If you feel rushed, dismissed, or just uncomfortable in the first conversation, trust that instinct. There are plenty of good agents out there.
The Bottom Line
Do your research before you commit. Ask the questions, check the licence, read the reviews, and make sure the fee structure is clear and in writing. A good buyers agent is a genuine asset. The wrong one is an expensive lesson.
How to choose a buyers agent — Find a buyers agent in your area