When should buyer's agents ask about cooperating broker commissions?
This is a question regarding customs in your area. Do you discuss commission splits before an LOI and sign a separate cooperation agreement or just include your compensation in the LOI/contract language?  


I started as an office analyst, switched to resi brokerage, and now I'm back into CRE but I'm unclear on what's customary because of the career path. Name checks out.
[{"id": "htlv85b", "text": "Now.  ask about it now and get it in writing.", "replies": [{"id": "htlxajv", "text": "So your practice is to ask about splits on the first contact with the listing broker?", "replies": [{"id": "htlxrno", "text": "Yes it should be asked on the first call, that way you know whether or not you need to get paid by your buyer. You\u2019re a broker, don\u2019t work for free.", "replies": [], "depth": 3}], "depth": 2}, {"id": "htlxjfl", "text": "This, ask on the first call and negotiate upfront if split is off. You can\u2019t threaten not to show the property based on a lopsided commission. You can\u2019t leverage an offer.", "replies": [], "depth": 2}], "depth": 1}, {"id": "htlxs7g", "text": "Always confirm commission before submitting LOI. Get it in writing and get a signed commission agreement prior to contracts being signed. The contract should list your company as procuring broker. You lose leverage and open yourself up to negotiating commission if you don\u2019t have a signed commission agreement before fully executed contracts are delivered.", "replies": [{"id": "htm0kxc", "text": "Alternatively, get a good client who makes sure your commission is written into the contract in a way that makes you a party to the contract. Someone tries to hose you, you can bring the whole thing down.", "replies": [{"id": "htm1l61", "text": "Agreed 100% imperative to make sure your firm is in the contract as broker of record. Nice to have good clients but it doesn\u2019t always work out that way.", "replies": [{"id": "htmben4", "text": "&gt;Nice to have good clients but it doesn\u2019t always work out that way.\n\nHah, true enough. If I only worked with nice clients, I'd lose half my business. There are a lot of very shrewd owners (putting it nicely) who will take an advantage when they see it.\n\nI had a buyer try to go behind my back on a property that I had listed (I literally brought the buyer and seller together). Seller wanted to cancel the listing agreement for no apparent reason - I obliged but provided the list of people who I had contacted about the property including the aforementioned buyer. Well, the seller realized that he still had to pay my commission unless he wanted to risk waiting a year, so he fessed up and we sold the property to the buyer and I got paid. I'll still do business with both of them, but I make sure I'm protected if I do.", "replies": [], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "htm2i0d", "text": "Rule #1: get paid. \nRule #2: get it in writing", "replies": [], "depth": 1}, {"id": "htm949g", "text": "if its a client i don't have a rep agreement with or trust i'll send a coop agreement or verify commission PRIOR to sending an LOI.  You honestly protect yourself here by your client.  \n\nOther than that just put what you want in the LOI and let them negotiate it with you.  If your market is say 3% on a deal ask for 4%.  You will get it a lot of the time.", "replies": [], "depth": 1}, {"id": "htma0k7", "text": "If it's not stated on the MLS, that's literally the first question you ask before you put any work into the deal.   \n\n\n\"Hey Joe Shmoe, I have a client that would be interested in your listing at XYZ St, what is the SOC (selling office commission)? Thanks\"", "replies": [{"id": "htnvh31", "text": "Go back to the resi subs", "replies": [{"id": "htoak8x", "text": "Sorry, did you have something to add to the discussion? Your entire profile consists of 4 posts, three of which are telling people to go to a different sub. Either learn to communicate with others or go somewhere else.", "replies": [{"id": "htoapqt", "text": "Again, go back to the resi subs.", "replies": [], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "htnladn", "text": "I jist write it in my LOI or Offer, so the seller sees it.", "replies": [], "depth": 1}]