Get buyers to sign because they get it, not because they have to.
The Doorlark Buyer Consultation Kit: a 30-minute agenda, a word-for-word script for the written buyer agreement, replies to 8 commission objections, 5 AI prompts and a follow-up sequence. Built on NAR's published settlement rules.
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Buyer Consultation Kit
- 30-minute agenda
- Buyer agreement script
- 8 objection replies
- Touring vs. full agreement
- 5 AI prompts
Everything for the 30 minutes that decide whether they hire you
Seven sections. Every script uses [brackets] for your real fee and terms, so nothing gets made up.
Pre-consultation checklist
What to send 48 hours ahead, what to bring, and the numbers to know cold.
30-minute agenda
Minute by minute, from the opener to a booked next step.
The agreement, in plain English
A word-for-word script plus a fill-in "What you get from me" service list.
8 objection replies
"Can't the seller pay you?", "Can you lower your fee?", "I'm just looking" and more.
Touring vs. full agreement
When each fits, and what still has to be in writing.
5 AI prompts
Recap email, value one-pager, objection prep, day 1/3/7 follow-up, buyer-needs summary.
Follow-up sequence
Same-day to day 14, with the exact texts and emails.
Get the kit by email
12-page PDF, sent to your inbox with the 18-prompt playbook.
“Can't the seller just pay you?”
The question every buyer asks now. Here's the reply from the kit, word for word.
⚖️ Not legal advice. Rules vary by state and brokerage, so use your brokerage's or state association's forms.
“They might, and I'll ask. A lot of sellers still offer something because it helps them sell. But I can't promise it, so the agreement says what happens if they offer less. On a [$400,000] home that gap could be [$X], and we'd plan for it, either by asking for a credit in your offer or by you covering it. You'll never be surprised.”
Coach's note: Never guarantee a seller will pay. Run real numbers for their price band.
What changed for buyer consultations
| Written agreement before touring | If you're an MLS participant working with a buyer, you need a signed written agreement before the buyer tours a home. That includes a live virtual tour. Policy Statement 8.13 applies "unless inconsistent with state or federal law or regulation." |
|---|---|
| A specific, objectively ascertainable amount | The agreement has to state your compensation conspicuously: a flat fee, a percentage or an hourly rate. It can't be open-ended. NAR's own example of what's not allowed is "whatever amount the seller is offering." |
| A cap on what you can collect | You can't receive more from any source than the amount in the agreement. If a seller offers more, the extra doesn't go to you. |
| "Not set by law and fully negotiable" | The agreement must say, conspicuously, that broker fees are not set by law and are fully negotiable. |
| No compensation offers on the MLS | Offers of compensation to buyer brokers can't be communicated through the MLS. Sellers can still offer them off-MLS, and buyers can still ask for seller concessions. |
| What it doesn't dictate | NAR's FAQ (Q75) says policy doesn't set the term ("one day, one month, one house, one zip code"), the services, or the fee ("$0, X flat fee, X percent, X hourly rate"). Your state law and your brokerage's forms do the rest. |
Sources: NAR Settlement FAQs · NAR MLS Policy Statement 8.13: Written Buyer Agreements Required · NAR Consumer Guide to Written Buyer Agreements · NAR Broker-to-Broker Agreements 101.
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