In real estate, we operate within a complex framework of rules, laws, and disclosures. As licensed professionals—whether we’re real estate agents, property managers, or brokers—we’re held to high standards to protect clients and uphold the integrity of the industry. But within this highly regulated environment, there are grey areas where professional courtesy and legal obligation seem to blur.

Recently, I encountered a situation that perfectly illustrated this challenge.

I had booked a showing for my clients a week in advance. They were flying in from Toronto for a tightly scheduled blitz of property viewings. On the morning of the showing, I received a message from the listing agent: the property had received an accepted offer the night before. This was disappointing—not because an offer had been accepted (that’s part of the business), but because there was no heads-up prior to our scheduled showing.

Now, it’s likely that the offer came in at least a day earlier. And while there’s no rule mandating that a listing agent notify all scheduled showings once an offer is being considered, a quick call or message would have been a professional courtesy. It might have saved us time, or at least allowed my clients to prioritize their viewings more effectively.

As it turned out, this was the one property—out of more than 20—that my clients truly loved.

We’re now considering submitting a backup offer in hopes that the current buyers don’t remove subjects. It’s a long shot, but given that the home is a new build, inspection and financing may not present major hurdles.

Out of curiosity (and due diligence), I also checked with my managing broker to determine if any formal rules were broken. The answer: no. There were no clear violations of BCFSA regulations or board policies.  However, we were left in an uncertain position—possibly missing out on a great opportunity—not because of a breach of law, but because of a lack of communication.

And here’s where it gets interesting: Would notifying other agents of a pending offer actually benefit the seller? By informing scheduled showings that an offer is on the table, it could potentially encourage competing bids or backup offers, driving up the sale price or securing a solid fallback. In this case, the listing agent’s silence might not have just affected us—it may have cost their own client a stronger negotiating position.

So, should there be a policy requiring agents to notify others of accepted or pending offers? Or should we continue to rely on professional courtesy as the standard? This scenario didn’t result in any clear damages, and technically no rules were broken. But from both a relationship and strategic standpoint, the lesson is clear: timely, transparent communication remains one of the most powerful tools in our profession.

What do you think? Should this kind of communication be expected—or even required?

Send me a message & let me know your thoughts!

Kevin Barrett

Real Estate Professional

kevin@caseyarchibald.com

(778) 227-4323