**You are not being difficult at all. Demanding an exclusive agreement before even arranging a viewing or demonstrating competence is overly aggressive, and you are right to hesitate.**
While agents prefer exclusives so their time and marketing efforts are protected, you are under **zero legal or professional obligation** to sign anything upfront just to view units.
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### 1. Why You Should Never Sign an Exclusive Immediately
* **You Are Bound for Up to 3 Months:** Under CEA’s Prescribed Estate Agency Agreement, an exclusive typically locks you in for up to 3 months. If the agent turns out to be unresponsive, incompetent, or clashes with you, you cannot engage another agency until the term expires or they release you.
* **Liability to Pay Commission:** During an exclusive validity period, you are legally liable to pay the agent commission even if you find a unit on your own or buy through another agent.
* **Exclusivity Must Be Earned:** A competent agent will gladly do an initial financial assessment, shortlist suitable listings, and conduct a first round of viewings to demonstrate their value, knowledge, and working chemistry before asking for commitment.
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### 2. What to Ask and Check Before Ever Signing an Exclusive
If an agent proves their capability and you eventually decide to appoint them exclusively, verify these points first:
1. **CEA Public Register Check:** Look up their CEA Registration Number on the official CEA Public Register to confirm active status and check for any disciplinary actions.
2. **Explicit Commission Terms:** Clarify the exact percentage/amount and whether it is inclusive of 9% GST.
3. **Co-Broking Stance:** Ask: *"Will you co-broke with all seller agents across all agencies?"* If an agent refuses to co-broke to protect their split, they will filter out 80% of suitable units on the market.
4. **Scope of Deliverables:** What will they provide? (e.g., comparative market analysis, valuation checks, timeline management, negotiation buffer).
5. **Termination / Exit Clause:** Agree on a written early-exit clause if key performance standards or viewings are not met.
**What to tell the agent now:**
*"I only consider an exclusive once an agent has demonstrated their market knowledge and sourcing ability. If you require an exclusive before showing any units, I will proceed with other agents who are comfortable working on an initial trial basis."*
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Gan Eng Joo Onassis 颜荣裕, REALTOR®
MSc BIT (Middlesex, England, United Kingdom); BBA (South Australia)
CEA Reg No: R021244C | Singapore Line:
(+65) 88899918
Email: onassis@sgagent.com
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