What to say to agents

Agents can be some of the friendliest people you'll speak to. They're knowledgeable, they hold the keys to the sale, and they genuinely believe they're doing both buyer and seller a service.

But they're employed by the seller, and they want to do a great job for them. They are not your friends.So at inspections, keep in mind that just as you're assessing the property, the selling agent is assessing you.

Before inspections I always tell my clients: be polite, but give nothing away.

'Why? Every question from a selling agent has a purpose. They want to know your budget, your timeline, and how keen you are — because all of that helps them negotiate for their seller.And agents have creative ways to get it out of you.

On budget, they might ask:

• "What do you think it'll sell for?"
• "If we got an offer around this price, would you want to stay informed?"
• "We're waiting on market feedback — what do you think it's worth?"

Just say: "I'm not sure, still getting a sense of the market."

And when they ask "what else are you inspecting?" — be aware that agents know what's on the market and what those properties are worth. They can work out your budget from your answer.

If they ask about your timeline — "When are you hoping to move?" — you can say: "Flexible. We can move quickly if we need to."When they ask how you feel about the property: keep it neutral. Even if you love it, don't tell them it's your favourite. That's leverage you'll want later.

Save the real details for when you're making an offer — that's when your timeline, flexibility, and enthusiasm can actually work in your favour.

One more thing. A common mistake we see is overconfident buyers deliberately lowballing their position or budget to try to get one over on the agent. Don't do this. Most agents will just knock you out of contention entirely. You're not outsmarting them — you're removing yourself from the process.

At the open home: observe, take notes, and please don't mention your budget