What happens to a careless agent

Q. What are the consequences for an agent who brings a couple to look at a listed house, then leaves them alone at the property and tells them to lock up when they leave?

A. The consequences would depend on who learned about it.

• If the sellers find out, I hope they'd cancel the listing.

• If the agent's supervising broker learns what happened, he or she might protect against future liability by ending the association. (Most salespeople are independent contractors, not employees.)

• The incident could be reported to the local Association of Realtors, if that brokerage is a member.

• A complaint could also be filed with the state agency that issues licenses. The irresponsible action might not be grounds for canceling a license, but it could earn a reprimand or a fine.

Then again, the consequences could depend on what happened. If the house was left unlocked and then burgled, or a faucet left on and the place flooded, I can see police, insurance companies, state authorities, lawyers and judges getting involved.

Not only could the agent be in serious trouble, but also so would the managing broker, who is legally responsible for all the agent's real-estate-related activity.

Or in this case, nonactivity.

Note: A couple of weeks ago, this column responded to a frantic complaint about a great house that "just won't sell." My response ended with, "Sooner or later, you'll have to drop your price to a level that attracts offers. For your own peace of mind, to start enjoying your new home, and to save money in the long run, you might as well do it today." Additional advice just came in from another reader:

"May I add one sentence to your reply … if your broker has not suggested lowering your price, it's time to get a new one."

Frankly, I suspect the homeowner's broker has already offered that advice. Sometimes people write to this column just hoping they'll hear something different.

Another question that keeps bringing suggestions is the one about how to split the rent: bedrooms, groceries, bathrooms.

Q. From your column on how to figure rent for that two-bathroom home shared by three adults and one child:

It seems to me the issue is not about the bedrooms or the food bill, but rather about the bathrooms. My suggestion would be that rent would be dependent upon whomever would be using the bathrooms. If one person has sole use of a bathroom, that person pays half the rent. If three people then are sharing the other bathroom, the rent for each of these three would be one-third of half the rent. Since the child may be one of the three, the mother would be required to pay the extra one-third for her child.

A. As I remember, the child shares that second bathroom but not with the mother. I'm more confused than ever. But finally, here's another reader answering the original question, "Is there a rule about how to share the rent?"

Q. When I shared a large apartment in New York City, with three bedrooms and two full baths, we used a pretty standard formula:

Divide the rent into five parts for the three bedrooms plus two baths. So, let's say the rent was $1,000 a month. If I had one bedroom to myself and shared a bathroom, I would pay $200 for the bedroom and $100 for the shared bath, or $300 a month. If I shared a bedroom and a bathroom, I would owe $200, etc. Everyone buys their own groceries.

I think you have to treat the space as a commodity, not assume that because the child is a smaller person, he or she should pay less.

A. Thanks for sending us what sounds like a sensible rule.

Q. We did new wood floors, carpeting, kitchen and bath remodels just a few years ago. Don't know how much more money we should put into the place before showing. New door? New paint? How do I know my taste will be same as new buyer? Is there a way to list a "remodeling credit" or would that scare off a buyer? Place is in excellent shape. Or should I just list it and see what happens?

A. You can get excellent advice from experienced agents who will judge after seeing your home, and it won't cost a cent. Call three different real estate brokerages and ask them to send someone over. You'll get better answers from brokers who are familiar with buyer expectations in your neighborhood.

You won't be under any obligation until you're ready to put the house on the market and sign a listing contract. Meanwhile, you'll have a chance to meet and judge potential agents.

• Edith Lank will respond to questions sent to her at 240 Hemingway Drive, Rochester, N.Y. 14620 (include a stamped return envelope), or readers may email her through askedith.com.

© 2015, Creators Syndicate Inc.