How to Verify a Buyers Agent
Four-layer credential check covering licence, insurance, association, and exclusivity.
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Interview script
30 questions to ask a buyers agent
The complete interview script. Grouped by category, with the questions that matter most and what a great answer actually sounds like.
Compare Verified AgentsHow they answer matters as much as what they answer
The interview is not just a data-gathering exercise. It is a trust audit. A confident, experienced agent answers every question directly, with specifics, without defensiveness. Vague answers, subject changes, or reluctance to commit in writing all predict how the agent will behave during a time-pressured negotiation.
These thirty questions are grouped into five categories. You do not need to ask every one in a single session, but the credentials and conflicts categories are non-negotiable. Run those before you discuss anything else.
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Interview questions
across five categories
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Average interview
schedule at least this
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Agents to interview
minimum before deciding
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Questions in writing
get the answers documented
Importance weight by category
Five categories. Two are non-negotiable.
Credentials and conflicts carry the highest weight because they are where agents are most commonly misrepresented. Fees and process tell you how the engagement will run. Communication tells you how it will feel.
Credentials
95%Licence, insurance, REBAA. Non-negotiable.
Conflicts
90%Independence is everything. Get it in writing.
Fees
85%Total, GST-included, exclusivity period clear.
Process
80%How they actually search and run due diligence.
Communication
70%Cadence, response time, who you deal with.
Five question categories, and why they matter
Structure your interview around these five areas. Credentials and conflicts first, always. Do not discuss process or fees until you have the foundational answers.
01
Credentials
Start here. Non-negotiable.
02
Conflicts
Independence is everything.
03
Fees
Clarity before signing.
04
Process
How they actually work.
05
Communication
How you will work together.
The 30 questions, with why each matters and what a great answer looks like
Each question includes context and a benchmark for evaluating the answer you receive.
Credentials
6 questions
1
What is your licence number and which state are you registered in?
Why this question matters
A legal licence is non-negotiable. The answer takes seconds from a genuine agent.
A great answer sounds like
States a specific number immediately and invites you to check the register.
2
Are you independently verified on a buyers-agent directory? Which one, and when was the verification last refreshed?
Why this question matters
A third-party check on licence, insurance, and exclusivity is far stronger than self-reported credentials.
A great answer sounds like
Direct yes or no, followed by the directory name and the date verification was last completed.
3
Do you carry professional indemnity insurance? What is the coverage level?
Why this question matters
PI insurance is your recourse if they make a professional error.
A great answer sounds like
Immediate yes, states the coverage amount ($2M+), offers a certificate of currency.
4
How long have you been operating specifically as a buyers agent, not a selling agent?
Why this question matters
General real estate experience differs from buyer representation. Two years minimum is the industry-accepted bar.
A great answer sounds like
A specific number of years, confirmed by directory verification date or business registration.
5
Can you provide three references from clients you have represented in the last 12 months?
Why this question matters
Live references in your target market are the strongest quality signal available.
A great answer sounds like
Three names and phone numbers provided without hesitation. No anonymisation unless client-requested.
6
Are your real estate licences current across every state where you operate?
Why this question matters
Interstate activity requires a licence in each jurisdiction, not mutual recognition alone.
A great answer sounds like
A clear yes with specific licence numbers for each state, or an honest no with an explanation.
Fees & Agreements
6 questions
1
Is your fee fixed or percentage-based? Is it GST-inclusive?
Why this question matters
A $15,000 fee that is actually $16,500 with GST changes your budget. Get the total.
A great answer sounds like
States the total amount including GST, with no follow-up questions required.
2
What exactly is included in your fee, and what is not?
Why this question matters
Some agents charge extra for auction attendance, interstate travel, or conveyancer referrals.
A great answer sounds like
A written scope of services that lists inclusions and exclusions explicitly.
3
Is there an upfront engagement fee? Is it refundable?
Why this question matters
Engagement fees range from $1,000 to $5,000. You need to know if you can get it back.
A great answer sounds like
States the fee, confirms whether it is credited against the success fee, and details refund conditions.
4
What is the exclusivity period, and what happens if you do not find a property within that window?
Why this question matters
Exclusivity periods lock you in. Understand what happens at the 90-day or 120-day mark.
A great answer sounds like
A clear period with explicit terms for extension, termination, and fee treatment at expiry.
5
If I find a property independently during the engagement, do I still owe you the full fee?
Why this question matters
Some agreements require the full success fee regardless of who found the property.
A great answer sounds like
A clear policy, documented in the agreement. No grey areas.
6
Is there a cooling-off period on the agency agreement?
Why this question matters
Some states mandate it; reputable agents offer it regardless.
A great answer sounds like
A clear yes with the period stated, or a proactive offer of a review period even where not legally required.
Process & Search
7 questions
1
How many active clients do you have right now?
Why this question matters
An agent managing 20+ clients cannot give you the attention you are paying for.
A great answer sounds like
A specific number, typically 5–10, with an explanation of how they maintain quality at that volume.
2
What is your typical search-to-purchase timeframe?
Why this question matters
Realistic answer: 30–90 days. Under-promise tells you something about confidence. Over-promise tells you something about honesty.
A great answer sounds like
A range based on their actual recent data, with context about market conditions.
3
How specifically do you access off-market properties? Can you give me a recent example?
Why this question matters
"Great networks" is not an answer. You want specifics: relationships, how they build them, recent proof.
A great answer sounds like
Names a selling agent, a suburb, and a recent timeframe (anonymised is fine) that demonstrates real off-market activity.
4
Walk me through what your due diligence report covers before you recommend a property.
Why this question matters
Due diligence is where agents earn their fee. The depth of the process tells you everything about their thoroughness.
A great answer sounds like
Describes a systematic process: comps, planning overlays, building conditions, strata if applicable, flood mapping.
5
How do you run an auction bid, and what is your strategy?
Why this question matters
Experienced agents bid with a clear plan. They do not wing it.
A great answer sounds like
Describes setting a pre-agreed limit, reading the room, bid pacing strategy, and how they handle rising competition.
6
How do you appraise a property's market value?
Why this question matters
Accurate appraisal is the foundation of negotiation. A vague answer signals weak analytical skills.
A great answer sounds like
References recent comparable sales, condition adjustments, and any platform or data service they use (CoreLogic, Domain, etc.).
7
Have you purchased in my specific target area in the last 12 months? How many transactions?
Why this question matters
Local knowledge in your actual market is what you are buying. Generalist experience is less useful.
A great answer sounds like
A specific number with context, ideally documented in a case study or reference they can provide.
Communication
5 questions
1
How often will I hear from you, and in what format?
Why this question matters
Communication cadence is the most common complaint category. Set expectations before you sign.
A great answer sounds like
A specific cadence: weekly update email plus a standing call, not "whenever needed."
2
Will I deal directly with you for the entire engagement, or will your team handle parts of it?
Why this question matters
The principal sells you on their experience. Confirm they are your primary contact throughout.
A great answer sounds like
A direct commitment: "You deal with me for all key decisions. My assistant manages scheduling." No surprises.
3
How do you present a shortlisted property to me? What information do I get?
Why this question matters
A professional report versus a phone call with a price tells you about their process quality.
A great answer sounds like
Describes a structured brief: photos, comps, their price assessment, pros and cons, and a recommendation.
4
What is your typical response time for emails and calls?
Why this question matters
In a hot market, 48-hour response times can cost you a deal.
A great answer sounds like
Same day for calls; 24 hours maximum for emails. States their weekend availability policy.
5
How do you handle it if you believe a property is not right for me, even if I am keen on it?
Why this question matters
An agent who tells you what you want to hear is not doing their job.
A great answer sounds like
Describes a specific past example where they talked a client out of a purchase, and why.
Conflicts of Interest
6 questions
1
Do you or your agency accept commissions, referral fees, or kickbacks from any third party?
Why this question matters
This is the foundational independence question. It must be answered in writing, not just verbally.
A great answer sounds like
A clear, unequivocal no, followed by willingness to put it in the agency agreement.
2
Do you refer clients to specific conveyancers, mortgage brokers, or inspectors? If so, do you receive a fee?
Why this question matters
Referral fee arrangements are legal if disclosed, but they represent a conflict you should know about.
A great answer sounds like
Discloses any arrangement honestly. Ideally: "I make recommendations but receive no payment from any of them."
3
Do you ever represent vendors or list properties for sale?
Why this question matters
A genuine buyers agent works exclusively for buyers. Dual roles create divided loyalty.
A great answer sounds like
A clear no. Any "sometimes, but..." answer is a yellow flag.
4
Are you under any exclusive arrangement with particular developers or off-the-plan projects?
Why this question matters
Developer exclusivity means they earn commission from the seller when steering you toward a project.
A great answer sounds like
A clear no. If they have developer relationships, they should disclose them explicitly.
5
Have you had any complaints lodged against you with Fair Trading or a state regulator?
Why this question matters
Complaints do not always indicate wrongdoing, but the answer and how they handle the question tells you a great deal.
A great answer sounds like
Honest answer. A minor complaint handled well, acknowledged openly, is less concerning than a defensive non-answer.
6
If our engagement ends early, what are my obligations and yours?
Why this question matters
Termination terms are where disputes most commonly emerge. Understand exit conditions before entry.
A great answer sounds like
A clear written policy for both parties. Proactive offer to review this clause together before signing.
How to run the interview itself
A structured 45-minute interview that gives you everything you need to decide.
Step 01
First 5 minutes: vibe check
Introduce yourself, explain your brief and timeline briefly. Notice how they listen. Do they ask follow-up questions or immediately pivot to their pitch?
A good agent asks more questions than they answer in the first five minutes.
Step 02
Credentials walkthrough (10 min)
Work through the credentials questions. Ask for the licence number, cross-check the agent against an independent verification directory on your phone in real time, and request the insurance certificate before you leave.
This section should feel effortless for them. Any friction here is meaningful data.
Step 03
Conflicts of interest (10 min)
Ask every conflicts question. Take notes. Ask them to confirm the key answers in the engagement agreement.
Watch for hedging language like "generally," "usually," or "as a rule." These leave room they should not have.
Step 04
Fees and agreement (10 min)
Go through the fee structure in full. Ask for a written fee schedule. Discuss the exclusivity period and early termination terms.
If they do not have a written fee schedule ready, that tells you about their operational maturity.
Step 05
Process tour (7 min)
Ask about their search process, due diligence depth, and off-market access. Listen for specificity versus vagueness.
Ask for a specific off-market example from the last 90 days.
Step 06
References and next steps (3 min)
Confirm you will receive three references before making a decision. Set a timeline: "I am deciding within the week. Can you send references by Thursday?"
A confident agent will have references ready. Delays here predict delays later.
Great answers vs vague answers: five examples
The language an agent uses is as telling as the content. Here is what strong and weak answers look like on five key questions.
| Great Answer | Vague Answer | |
|---|---|---|
| Off-market access | "In the last 90 days I sourced 4 off-market properties through direct agent relationships with Barry and Tom at McGrath Bondi. I can show you the case study." | "I have extensive networks and strong relationships with most of the major agencies in the area." |
| Fee structure | "My fixed fee is $18,500 GST-inclusive. Engagement deposit is $3,500 credited to the success fee. No extras unless you want interstate travel." | "It depends on the property and your budget. We can work something out that suits both of us." |
| Client capacity | "Right now I have 7 active search clients. I cap at 8. Beyond that I cannot give each client the attention they are paying for." | "I take on as many clients as I can manage. Quality is my priority." |
| Vendor commissions | "No. My agreement explicitly states zero commissions, referrals, or payments from any party other than you. That clause is on page two." | "We operate to the highest ethical standards and always put our clients first." |
| Due diligence process | "I review 10–15 years of comparable sales, check all planning overlays, commission a building inspection, and run a flood/bushfire risk assessment as standard." | "We do full due diligence on every property. I have a team that handles the technical side." |
Off-market access
Great Answer
"In the last 90 days I sourced 4 off-market properties through direct agent relationships with Barry and Tom at McGrath Bondi. I can show you the case study."
Vague Answer
"I have extensive networks and strong relationships with most of the major agencies in the area."
Fee structure
Great Answer
"My fixed fee is $18,500 GST-inclusive. Engagement deposit is $3,500 credited to the success fee. No extras unless you want interstate travel."
Vague Answer
"It depends on the property and your budget. We can work something out that suits both of us."
Client capacity
Great Answer
"Right now I have 7 active search clients. I cap at 8. Beyond that I cannot give each client the attention they are paying for."
Vague Answer
"I take on as many clients as I can manage. Quality is my priority."
Vendor commissions
Great Answer
"No. My agreement explicitly states zero commissions, referrals, or payments from any party other than you. That clause is on page two."
Vague Answer
"We operate to the highest ethical standards and always put our clients first."
Due diligence process
Great Answer
"I review 10–15 years of comparable sales, check all planning overlays, commission a building inspection, and run a flood/bushfire risk assessment as standard."
Vague Answer
"We do full due diligence on every property. I have a team that handles the technical side."
After the interview: what to do next
The interview is the beginning of your due diligence, not the end of it.
Request the written engagement agreement
Do not sign in the meeting. Take the agreement away, read it in full, and have a solicitor review any clause you are unsure about.
Call the references they provided
Speak to at least two. Ask about communication, responsiveness, negotiation outcomes, and whether they would hire them again.
Verify credentials independently
Check the state register, confirm independent verification on a directory, and request the Certificate of Currency if you have not received it.
Interview at least one more agent
A single interview gives you no baseline. Interview two or three before deciding. The comparison sharpens your judgement.
Trust the pattern, not the pitch
How they handled your questions is the clearest signal. An agent who was evasive in the pitch will be evasive in negotiations.
Before you sign, complete the credential check: How to Verify a Buyers Agent
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