Dual agency, will it save the seller money if I don’t hirer a buyer realtor?
I am in the process of an arms length transaction but the seller has a realtor.  If I don’t sign a representation agreement with the seller realtor, it would be consider a dual agency agreement?  The seller might save on the commission.  Is there a maximum commission for dual agency commissions?  Is it standardized at 4%?  Please give me some insight how this will play out.
[{"id": "ipzgqme", "text": "Is this for commercial or residential??? Never heard of a commercial broker being referred to as a realtor?  Realtors sell homes, commercial brokers do commercial deals (office, land, retail, multi-family).  Your percentages completely depend on if this is a commercial or residential transactions, if it's residential then I have no fucking clue.", "replies": [], "depth": 1}, {"id": "ipzi0nv", "text": "Listing agreement will likely be written at 6% and on the case of no buyer representation, the listing agent will keep it all (unless of an after the fact renegotiation).", "replies": [], "depth": 1}, {"id": "ipzk2xa", "text": "You\u2019re not doing yourself any favors. Listing agreement between agent and seller is set at X% and they split with another agent if one is involved. If you have no representation that agent is still making X%. Maybe the agent concedes a small amount to make the deal work but usually it\u2019s just a benefit for the agent, while you have nobody in your corner.", "replies": [], "depth": 1}, {"id": "ipzkbcg", "text": "If an unrepresented buyer purchases something from me, I give my seller clients back a point but I'd never agree to waive the whole cooperation fee. Unrepresented people are usually completely clueless and I'm going to have to walk them through structure, financing, and timelines 100% of the way.", "replies": [{"id": "ipzu59n", "text": "same.  I've had unrepped buyers try to beat me down asking for a discount since they don't have an agent.  My response is usually to explain I will be doing additional work for them if they are not represented and I'd prefer they just hire representation if it were up to me.", "replies": [{"id": "ipzuvk4", "text": "100%. Especially if they're trying to 'hack' the deal or something rather than just being clueless. They're going to try and squeeze every sub and consultant along the way and make the transaction hell.", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "ipzlld8", "text": "Dual agency? Not recommended. Even small commercial deals involve significant amounts of money and have long term consequences. Buyers or tenants need their own representation. You will have to live with the outcome for a long time, be sure there's someone skilled who represents your interests 100%.", "replies": [], "depth": 1}, {"id": "ipzmfom", "text": "This can be different for everyone; the commission structure is stipulated in the exclusive agreement between the seller &amp; their rep. For many of the transactions I've worked on, we request 4 points when dual repping &amp; 5 when we have an outside broker (disposition transactions). Our commission structure is a bit different for leasing.", "replies": [], "depth": 1}, {"id": "iq0cck1", "text": "Pretty common misconception from unrepped buyers. \"I'll save $$!\" Maybe. Maybe you will. But that's not up to you, that's up to the listing agent and the seller to discuss, as that's an agreement between those parties, not the buyer.", "replies": [], "depth": 1}, {"id": "iq1n25t", "text": "Commissions are negotiable in the state of California. While some agents offer the seller a discount if they rep both seller and buyer on the deal....others do not, so it depends on the agreement the seller and the listing agent have.", "replies": [], "depth": 1}, {"id": "iq1wdrp", "text": "Penny wise, pound stupid", "replies": [], "depth": 1}]