Monthly Archives: April 2011

Social Media Exhaustion in Katonah NY | Katonah NY Real Estate

Everyone knows being a social media manager is the funnest job in the world, right? I mean, what’s NOT to like about being paid to be on Facebook and Twitter all day?

If that’s true why am I spending more and more time thinking maybe getting into this line of work was a terrible idea and maybe editing articles about enteral and parenteral nutrition was actually not boring or tedious? Depending on what people call my job, it’s supposed to be the hottest job of all time. What’s not to like?

I just read a post about social media and the stages of grief and it really resonated with me and, frankly, also depressed the crap out of me. If you’re thinking about making a career of social media, you need to read that post. I think it’s important to know that a) the phases (denial, bargaining, anger, and despair) Amber describes in the post are totally accurate and b) when you’re a social media manager, all the emotions and upheaval during each of those phases are directed towards YOU. Are you down with that? You sure?

The important thing to know, I think, is that working through these phases takes time…a LONG time. Moving an organization from being “1.0” to social is incredibly hard and can take years.  Being the person on staff who’s responsible for instigating these uncomfortable phases is really hard. I suspect it’s probably easier if there are other people on staff to share in your misery–other members of a social media team, for instance–but especially in the association or nonprofit world, organizations are lucky to have budget to dedicate ONE hire to social media and I don’t imagine that will be changing anytime soon.

Not to be a Debbie Downer, but I’ve been at it for 3 years now and I’m about worn out. And I know from talking to others in similar roles that they’re just as beaten down and burnt out as I am. And the thing is that social media is still so new that it’s not like organizations are going to be doing any forward thinking about avoiding burnout and retaining talented employees in this role; they’re still mostly stuck in the phase where they see social media spending as experimental, and just possibly (fingers crossed), something that they won’t need to worry about in a few years.

 

Full Story

Katonah Luxury Homes

NAR: resale real estate prices to fall 2% in 2011 | Inman News

NAR: resale real estate prices to fall 2% in 2011

Pending Home Sales Index rises 5% in March

By Inman News, Thursday, April 28, 2011.

A National Association of Realtors index that tracks pending sales of existing homes rose 5.1 percent in March but dropped 11.4 percent compared to the same month last year.

Also today, NAR released its latest annual forecast, which anticipates a 1.8 percent drop in the median price of U.S. existing homes — the previous forecast, released in March, had anticipated a 1 percent drop in the median U.S. existing-home price.

Regionally, the Pending Home Sales Index — which is based on sales for which the contract has been signed but the transaction has not yet closed — rose 10.3 percent in the South, 3.1 percent in the West and 3 percent in the Midwest while dipping 3.2 percent in the Northeast from February to March.

And the index dropped 18.4 percent in the Northeast, 16.6 percent in the Midwest, 10.5 percent in the South and 4.1 percent in the West on a year-over-year basis in March.

An index score of 100 is equal to the average level of contract activity during 2001, according to NAR, which was the first year of data to be examined for the index. The index stood at 94.1 in March 2011, compared to 89.5 in February and 106.2 in March 2010. Regionally, the index score was 63.4 in the Northeast, 83.5 in the Midwest, 103.7 in the West and 110.2 in the South in March 2011.

In its economic forecast, NAR anticipates the median existing-home price will be $169,800 this year, down from $172,900 in 2010, and is expected to rise 3.9 percent, to $176,500, in 2012. Sales of existing homes are expected to climb 7.7 percent this year, to 5.28 million, and to climb another 5.9 percent in 2012, to 5.6 million.

NAR expects the median new-home price will climb 1.4 percent this year, to $224,100, and to rise another 3.1 percent in 2012, to $231,000. In its previous outlook, released last month, NAR had forecast a new-home price of $222,300 in 2011.

New single-family home sales are expected to dip 0.5 percent this year, to 320,000, according to the latest economic outlook, and to rise a whopping 52 percent in 2012, to 487,000.

NAR also expects the national unemployment rate to average 8.8 percent in 2011, an improvement from the 9.6 percent rate in 2010, and to improve to 8.6 percent in 2012. The interest rate for a 30-year fixed-rate mortgage is expected to average 5.2 percent this year, and to climb to 6 percent in 2011.

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Foursquare Marketing in Armonk NY | Armonk NY Real Estate

There are more than 8 million users on Foursquare — up from just 1 million a year ago. This explosive growth means one thing — you might want to get your business on Foursquare. After all, Radio Shack reported that the average Foursquare user spends 3.5 times more at its retail shops than the average customer.

The most recent iteration of the location-based app, Foursquare 3.0, expanded the features and made it much easier for businesses to jump on the bandwagon and start marketing. Best of all, it’s free. Foursquare is winning the location-based app game because it has the biggest user base [aside from Facebook Places] and it pleases both parties — customers want to be recognized, and businesses want to know who their biggest fans are. Mashable spoke with Eric Friedman, Foursquare’s director of business development, about how businesses can get started on Foursquare and the various marketing options they have available to them.

“Foursquare works well when a moment of commerce happens,” says Friedman. And commerce is exactly what business owners are looking for. Plus, as smartphones penetrate the U.S market (currently, about a third of U.S. consumers have a smartphone), there will be even more Foursquare users.

“We’re on every single platform that’s out there, so there’s never been a better time for businesses to start using Foursquare,” Friedman says. “There’s no cost, it’s easy and it works.”

Want to get started? Below, Friedman walks Mashable through all of the steps.


Brands With Brick-and-Mortar Locations


“[Small businesses] have the same resources available to them as a super large QSR, an Italian restaurant or a Starbucks, and that’s a really powerful tool,” says Friedman. He’s referring to the Foursquare for Business Merchant Platform, which creates an even playing field for restaurants, retail stores, museums, mom-and-pop shops and other businesses. The owners can claim venues on Foursquare, establish specials and analyze data on Foursquare’s dashboard. Here’s how to do it.


Claim Your Venue


 

 

 

 

To claim your venue, search for it on Foursquare.com. It’s likely that someone has already created your venue to check into it, and you can claim it by proving that you own it. If you can’t find it or you are opening a new venue, click “Add a new venue to Foursquare,” which is at the bottom of the page. Fill out the information in the wizard. Once all the information is plugged in, your venue page will come up. Click “Claim here” on the venue page.

 

 

 

 

Foursquare will ask you a few questions about the business (i.e. “Is this a chain?”) and whether you are authorized to claim the venue. Then it will ask how you’d like to verify your ownership — either by phone or by mail. If you verify by phone, Foursquare will call you and provide a 4-digit PIN that you can enter on the site. If you opt to verify by mail, the PIN will be sent via postcard. Once you’re verified, you will also receive a Foursquare window cling so customers know you are a Foursquare-friendly establishment. (Fear not, efficiency lovers: If you have numerous locations, you can verify in bulk.)

 

 

 

 


Adding Specials


 

 

 

 

Once you’re verified as the owner of a location, you can use Foursquare’s Merchant Platform to create specials to reward your customers. The method for creating specials is pretty self-explanatory, and the wizard walks you through each step as you create your special. You can have two specials running simultaneously at a given location. Foursquare 3.0 introduced a new group of specials:

  • Swarm Special. A special is unlocked when a certain number of people are checked in. For example, an ice cream store can give away a free scoop of ice cream when 10 people are checked in at once. You can set a limit for how frequently this special can be unlocked so that you don’t give away too much product.
  • Friends Special. A reward for when friends check in together. You can specify how many friends need to be checked in and what they receive for being checked in.
  • Flash Special. A special for the first X people who come at X time. It’s great way to incentivize customers to stop by during your slow hours.
  • Newbie Special. A reward for people who check in to your business for the first time. Offering a reward for a user’s first checkin — even if it’s a small one, like 10% off or a free side dish — is a great way to start a relationship with a new customer.
  • Check-In Special. A reward for every single checkin. Restaurants can offer a free soda or a discount, while retailers might offer a few dollars off a purchase.
  • Loyalty Special. A reward for a user’s third, fifth, seventh checkin — you determine the interval — to incentivize customers to return a few times to cash in on their special. Loyalty specials can be recurring (“every three checkins”) or not (“on your third checkin”).
  • Mayor Special. The mayor is the person who has checked into a venue more than anyone else. In theory, he is your best and most loyal customer. As such, he deserves a prize, whether it’s a discount, a free t-shirt, a beer or a meal on the house. Mayors tend to be proud and protective of their mayorship, and you might even see some turf wars when the mayorship changes hands. You can offer something whenever a new mayor earns the crown, or you can offer a daily reward for the mayor.

Now that you’ve seen the offerings, click the special you’d like to do and fill in the requirements for unlocking the special. Once you finish entering the stipulations and select what venues will feature the special, it will be live (though it won’t show in the “Nearby Specials” filter until a human verifies that the special is legitimate). There are two one-sheets you can print off to explain Foursquare — one for employees, so they know how to recognize a special, and one for customers, so they know how to get in on the Foursquare action.

 

 

 

 


Dashboard Analytics


 

 

 

 

Once you’ve claimed a venue, you can access a dashboard of analytics that show how many checkins you’re getting each day, the time of each checkin, as well as a breakdown of the genders and ages of your Foursquare customers. Plus, there are two lists: one of your top visitors in the past 60 days (your most loyal customers), and one of your most recent customers, along with their Twitter handles (so long as they provided that info when they logged into Foursquare). In my experience, only about 25% of people push their Foursquare checkins to Facebook and Twitter, so having access to the Twitter handles of loyal and new customers provides businesses with an opportunity to reach out, follow up and see how a customer’s experience was. That personal touch is likely to bring customers back, and it may also turn that person into an evangelist for your business.

Also, remember that Foursquare is flexible, and you can make changes in real-time. You can run two specials simultaneously at each venue, so experiment and figure out what works for you and your business. With the right campaign, you could actually be saving money — Friedman says several business have stopped advertising altogether, since Foursquare allows them to reach customers for free.


Brand Pages


 

 

 

 

But not every business has a brick-and-mortar location — look at MTV and Zagat, for example. If your company is a brand without a physical presence — a magazine, a TV channel, a university of a consumer packaged good — you can use Foursquare Pages and Partner Badges to reach consumers.

Foursquare Pages are “a place for brands to have a program and have a cool way to interact with consumers,” Friedman says. The Foursquare website outlines a step-by-step process for setting up a Foursquare Page, which must be done manually (in the future, businesses will be able to create their own brand Pages). Business owners must submit a form; the Foursquare team will reply in about two weeks.

Your Page is highly customizable, and you can have a custom banner to incorporate your logo. The grey box on the right can be populated with information about your brand, along with links back to your own site or to social media sites. And of course there are tips you can leave for your followers so that when they check in to certain places, your tip pops up. The History Channel leaves factoids all over the country at places like New York’s Highline and London’s Tower Bridge, which provide context as you traverse the city. Likewise, Zagat leaves restaurant tips for dishes and cocktails.

Tips can be timeless, or they can be geared to promote an event. For example, The New York Times left tips all over Vancouver for the 2010 Olympics. Tips can be saved to a user’s to-do list, too. The Foursquare site points out tips for crafting good tips:

  • Tips can direct people to a certain place or instruct users to try a certain item. The point of Foursquare is to enhance someone’s experience in a location — if you have some insights, share them.
  • Don’t leave a tip that is obvious — try to share insider information, a secret menu item or a fun tidbit

Brand Badges


 

 

 

 

Once a brand has a Page, it can also offer badges for Foursquare users. Of course, Foursquare has its own badges that users love unlocking, including:

  • Crunked. Four stops in one night.
  • Photogenic. Checking in to three places with a photo booth.
  • Swarm. Checking in to a place with 50 other people.

But the brand badges are more self-promotional, and they’re unlocked for checking in to places and doing fun things that are relevant to your brand. (Foursquare doesn’t disclose individual badge prices, which can vary, but “$25,000 a month with a multi-month commitment” is typical.) Users must “follow” a brand on Foursquare to unlock badges, some of which include:

  • MOMA — Art Addict. Three checkins at MOMA or PS1 in one month.
  • The Wall Street Journal — WSJ Lunch Box. Two checkins during lunch at a restaurant that’s been reviewed in WSJ’s “Lunch Box” column.
  • Gogo Inflight — Mile High. One checkin while in flight.

New York Magazine recently did a Foursquare integration with its “Where to Eat 2011″ feature. Below each highlighted restaurant, users could add a restaurant tip to their to-do lists. Checking in to 5 of the restaurants in the list earns a user the Where to Eat 2011 badge, which could also unlock discounts and prizes at these restaurants.

 

 

 

 


Advice From Foursquare


Friedman has some tips for businesses about how to optimize Foursquare:

  • The best kind of Foursquare specials are those that make users feel, well, special. You don’t need to give a discount and lose your margins. Offering exclusive access to a sample sale or a special dessert that is only available for Foursquare users is a great way to get people coming back and checking in. Plus, not offering discounts means you can attract and maintain customers without affecting your bottom line.
  • Remember to utilize the fine print when you’re filling out your special.
  • Use Foursquare to grow your business — run a special during your slow times to keep a steady flow of customers all day.
  • Make sure you train your staff on how to recognize and reward Foursquare users.
  • Remember to set an end date for a campaign if it’s a limited-time offer or a one-day special.

“We try to give all the answers on Foursquare,” says Friedman, but if you have questions, leave them in the comments. Also, if you’re a business owner, tell us what your experience with Foursquare has been like.

 

Mashable Article

Pound Ridge Homes


Social Media Personas in Bedford NY | Bedford NY Luxury Homes

Online personas are like masks. Except for when they aren’t.

The_donald

Sound confusing? Let me explain.

As businesspeople, we all wear masks to some extent. For some, we put on a “sales” or “marketing” mask before a meeting. Others may put on a “Mr./Ms. Personality” mask just before entering a networking event or a trade show/conference.

An social-media online persona is like a mask, except it is worn by a company or individual as they develop an audience to further their respective business purposes. How does it work?

When in a business situation, most people don’t act like they do around friends while watching a football game, or while out and about on a Friday night or at a party. Instead, they put on some kind of mask in their professional lives, and especially when they’re promoting whatever product or service for their company. If nothing else, they’re at least acting like professionals.

That’s the same kind of thing that needs to be done with online social networking. This doesn’t mean that such efforts be devoid of all personality and sound like a drive-thru order taker who doesn’t really care that you don’t want pickles on your sandwich.

You can “do” personality; just make sure it is an appropriate amount of personality. Sometimes, though, personality can effectively be amped up.

The Extreme that Proves the Point

One of the better online personas I’ve seen has a ton of personality. It’s even too much for some. But I think that’s the point.

I’m talking about Hank Dietle’s Bar, a true dive joint that’s just north of Washington, DC, in Rockville, MD. The crowd that Dietle’s attracts is, well, a bit edgy. The types of patrons there range from stuffed-shirt DC-types to bikers. The place itself has an attitude that’s best described as, well, just plain ol’ attitude. It’s really indescribable.

That’s exactly what Dietle’s Facebook status updates capture. Here’s some samples, all of which are safe for work, but are a bit questionable in taste:

Hank Dietle’s Bar I guess it’s time to take the Easter tree down. It came and went so fast.

Hank Dietle’s Bar ‎270 UPDATE: I-270 is shut down because of me. Sorry, I saw a raindrop, swerved to miss it, and T-Boned a school bus. MY BAD!

 

Hank Dietle’s Bar Good morning faceboogers. I hope you have a great day.

Many of the bar’s updates are definitely not for everyone’s eyes (it took a bit of searching for me to find three suitable for this post!). And that’s the point. People go to Dietle’s to let their proverbial hair down; to become something they’re normally not, or somebody they really want to be. That’s what Dietle’s is all about, and it captures that feeling very effectively in its Facebook page.

Dietle’s promotes its own events through its Facebook account. In a case of a business doing social media right, though, the bar’s promotional content makes up only a small part of its total updates.

Is the Dietle’s page for everyone? Nope, not in a million years. Then again, Dietle’s Bar isn’t for everyone, either. Trust me on that one. But it is a success; I think they have the second-oldest liquor license in all of Montgomery County, Maryland, and the bar has been in business since the early 1900s. I don’t see this joint closing anytime soon, and its Facebook effort is helping in that regard.

You might think that Dietle’s would want to be more generic with its Facebook feed, to attract more people into the bar. My guess, though, that management wants to further build its brand among its current customers, while slowly attracting other like-minded people through its doors. I’d call 1,750-plus FB friends a success, considering their, um, “crowd.”

The only fault I have for Dietle’s Facebook campaign is that it uses a Personal Profile and not a Fan page. Dietle’s loses out on all of the features that a Fan page can bring it, including iFrames, customizable tabs and an uncapped fan count. On the other hand, the account feels a bit more like an exclusive club, because Dietle’s management has to go through the “friend” process for all of its followers.

Foundational DNA

Dietle’s account is one example of many, many others I’ve seen on Facebook and Twitter using what I call “foundational DNA,” or the ideas and personality upon which a company was founded. Foundational DNA may sound like another way of saying personality, except it also includes a company’s (or your own) professional knowledge, expertise and experience. Foundational DNA also sounds like a Harvard MBA-type phrase, which doesn’t hurt.

As with anything else associated with a business—Websites, blogs, printed materials, and so on—any social-media persona will depend on the company’s foundational DNA. If it is known for being witty and knowledgeable about a certain topic, then build that into your social-media presence. Serious and highbrow? Go with that.

And if a company is like a Dietle’s and is known for … how should I put it … “excessive” personality, by all means, use it. That business should realize,though, that its won’t be everyone’s cup of tea. A joint like Dietle’s may not necessarily be concerned about that aspect of their foundational DNA, but other companies might.

Social Media

Bedford Luxury Homes

ROI on Social Media? What Does It All Mean? | Pound Ridge NY Homes

Roi

The social media community has been hit with ROI fever. We’ve quenched our thirst for counting followers and fans, and have turned to the deeper well of actually measuring to see if what we’re doing is working. Information is flowing, people are weighing in. If you are looking around for quality information on measurement, here are three tips to get you on your way to measurement wellness.

1. Know y

our outcomes from your outtakes from your outputs.

Take a short course in measurement–I mean real PR measurement tactics. Many of us jumped in the social media pool with very little background in PR and marketing tactics and don’t know the difference between an output, an outtake, or an outcome. You don’t have to know all the details, but you should be able to understand the basics. I’d suggest reading Katie D. Paine’s Measure What Matters and Olivier Blanchard’s Social Media ROI. If you can get through those two, even skimming if you already know your stuff, you’re on your way to wellness. I also get the good stuff following these blogs:

2. Start with objectives, then find the tools.

I think we get this backwards because forming measureable objectives can be hard, and tools produce instant numbers. Here’s a good resource on creating measurable objectives from Amber Naslund to get you started. 

In December 2010, Radian 6 published a small free ebook called “The Nine Rules of Social Media,” focusing specifically on monitoring, measuring, and engagement. In the measurement section, rule # 2 states, “Give your numbers context.” Raw subscriber numbers, fans, followers, retweets, whatever–they need context to inform the process. The tool box is full. It’s time to start with the question, “what are we going to build?”

3. Know that social ROI isn’t always measured in dollars.

Don Bartholomew did an excellent job explaining this in the piece, “Five Things to Forget and Five Things to Learn,” (Dec. 30, 2010) speaking about what measurement will bring in 2011. He says, “ROI is a form of impact, but not all impact takes the form of ROI.” He continues that most social media initiatives are designed to create impact, not ROI, in the short term. Traditionally, we think of bottom-line dollars when we think of ROI, but social media can take you well beyond monetary outcomes.

I like Amber Naslund’s encouragement to “please stop shorting your measurement practices by assembling some quantitative data point, throwing it on paper, formatting it in a pie chart, and calling it accountability. Your measurement deserves more.”

 

Get Well at Social Media

 

Pound Ridge NY Homes

Is Anyone Out There In Mount Kisco NY? | Mount Kisco Real Estate

 Your customers may be asking the very same thing Roger Waters famously asked on the 1979 Pink Floyd classic The Wall,  Is There Anybody Out There?

 

Pink_floyd_the_wall

In today’s competitive landscape customer service is more important than ever, and a company’s reputation for satisfying clients has never been so vulnerable. Social Media platforms such as Twitter, Facebook, and LinkedIn can level the playing field enabling businesses of all sizes to interact directly with customers like never before.

The voice of the consumer has never been more powerful, or influential, and has potential to spread virally in an instant. Reacting quickly can often quell negative comments and amplify positive ones. Over 58% of tweeters who have tweeted about a bad experience, have never received a response from the offending company.

Companies now have the option to not only take a phone call, but take a Tweet or a Facebook post, drill down into it, see who wrote it, and respond accordingly. Of course don’t expect social media to replace you customer service department, but instead look for it to increase your overall customer satisfaction.

Your customer service issues are likely to fall into one of three categories:

1.    Product Issues: customers experiencing difficulty with a product or service
2.    Suggestions for product or service improvements customers would like to see in the future
3.    Better ways to market, sell, support or communicate with customers

Be prepared to respond quickly and cordially. In some cases you may need to “kill them with kindness“in an effort to offer an experience that exceeds their expectations.

If a customer has a serious issue with no quick resolution, offer an email address in order to take the conversation offline. I would suggest a dedicated “unlisted” special email address, think “Batphone,” to specifically deal with these types of issues. Let the customer know that their message is important, and that you are doing your best to rectify.  Your number one goal is to turn a bad experience into a good one, save the customer relationship, and get positive word of mouth. After the issue is solved, following up with a quick personal message can encourage the customer to praise your responsiveness.

You can measure the success of your efforts by defining metrics which reflect your overall strategy, i.e. cost saving, service improvement, etc. I would suggest starting with the following metrics:

  • Responsiveness- Average reply time.
  • Complaints – Is the number decreasing?
  • Praise – Is this number increasing?
  • Quick resolutions – Are you able to eliminate calls to customer service

Make it a priority to review the progress of your customer service strategy and make adjustments accordingly. Send out an online survey through your social channels asking how your company is doing in regards to customer service.

Solving these issues in real time through a company’s social channels shows your dedication, and transparency, to your customers. So the next time your customer tweets “Is there anybody out there”, you can proudly respond with “Yes, how can we help you?”.

 

Social Media Story

 

Mount Kisco Real Estate

6 best practices to help you avoid real estate lawsuits | Inman News

Hopefully, you have never been involved in any real estate litigation. If you want to keep the attorneys at bay, here is a list of behaviors to avoid — as well as some best practices that may keep you out of trouble.

Even if you have adequate errors and omissions insurance coverage, being a defendant in a lawsuit can have a huge negative impact on both you and your business. Being deposed by a superstar litigator is your worst nightmare. Everything you say can be twisted and turned against you in a legal dispute.

Making matters even worse, you can do everything right and still end up in litigation. Sometimes you’re just in the wrong place at the wrong time.

For example, there was one case where the seller failed to make a major disclosure about the property. The seller went bankrupt, so the plaintiff’s attorney turned to the agents and the other people involved in the transaction. When the attorney discovered that the painting contractor had errors and omissions insurance, the contractor was named as a defendant as well.

Six best practices that may help you avoid a lawsuit

Below you will find six common sources of real estate litigation and six strategies that could help you to avoid being sued. Keep in mind I’m not an attorney and this should not be considered legal advice, and that people can file a lawsuit even if you didn’t break the law — for legal advice you should hire an attorney.

1. “What’s that spot on the ceiling?”

I had an experience in which the brown spot on the ceiling turned out to be caused by a beehive with hundreds of pounds of honey. If you don’t know the source you shouldn’t speculate.

Best practice: Avoid diagnosing any issue regarding the condition of the property if you don’t know the exact cause. Instead say, “I don’t know what caused the stain on the ceiling. If you are interested in the property, then it’s extremely important to hire a competent roofer and physical inspection service to thoroughly investigate the condition of the property.”

In terms of what you put on your mandated written disclosure documents, avoid diagnosing there as well unless you can identify the condition with certainty. Instead, describe what you see:

Examples: “Brown stain noted on living room ceiling,” and “Buckled sidewalk noted adjacent to ficus tree in front yard.”

That said, it is important to disclose known facts about the condition of the property, as typically such disclosures are mandated by law. When in doubt, disclose. To protect yourself, it’s smart to have your own inspector go through the property and to note where there are problems. You can give prospective buyers a copy of the report, and you should also make a note on the report telling prospective buyers that they should obtain their own inspections to verify the condition of the property at the time of sale.

2. “We don’t need to disclose that inspection report.”

Sellers often don’t want to disclose previous inspection reports, especially if it caused a previous sale to fall apart. Failure to disclose these reports is always a bad idea.

Here’s an example: A geological inspection on a house revealed that it could collapse during an earthquake. The first set of buyers walked away from the property. The listing agent failed to disclose the geological report to the second set of buyers. The house collapsed during the Northridge Earthquake and two people died. Needless to say, the settlement was several million dollars.

Best practice: When you have a transaction that falls apart due to the physical inspection, it’s smart to disclose it to the buyer. If the seller won’t disclose the report, walk away from the listing. It’s simply not worth the risk.

3. “Where’s the property line?”

While the seller may swear under oath that they know exactly where the property line is, that may not be the case. Example: The sellers said the fence was the property line, though they were actually off by one foot. That mistake cost them over $200,000.

Best practice: When a buyer asks about where the property line is, say, “If you want the exact location of the property lines, you should hire a surveyor.”

4. “How much will the seller really take for the property?”

Example: A luxury agent had a listing that was priced at $2.4 million. When a journalist asked her at what price she believed the property would actually sell, she said $1.8 million. When the seller read this in the paper a few days later, he filed a lawsuit for an unauthorized price reduction. The judgment was for over $2 million.

Best practice: When a buyer asks you how much a seller will take for the property, there’s only one correct answer: “The only way to know for sure is to write an offer.”

In fact, you can’t even represent that the seller will sell for the asking price, since in a multiple-offer situation the property could sell for over asking.

5. “Is this a good family neighborhood that has a low crime rate?”

You may believe that a property is located in a “great neighborhood,” but there is subjectivity in that phrase, and neighborhoods are constantly changing.

Best practice: When buyers ask you about the characteristics of the neighborhood, such as crime, ethnic composition of the residents, and families who live in the area, provide the buyer with resources, such as links to online census, crime, and school and demographics data where they can study this information for themselves. You do not want to run afoul of Fair Housing laws by providing inaccurate information or appearing to steer buyers to or away from a particular neighborhood.

6. “It’s a new property — do I really need a physical inspection?”

If there was ever a time to have a thorough physical inspection, it’s when a buyer purchases a new property. For example, in one of the new homes that we purchased, the plumbers hooked up the hot water to one of the toilets — talk about being steamed!

Best practice: On all new properties, make sure that the buyer does a thorough physical inspection and walk-through prior to closing. The buyer has leverage before the transaction closes. Later, some builders aren’t very good at following up on post-close problems.

Ultimately, your first line of defense is to always follow the Golden Rule: Never say anything negative about anyone, never represent what your buyer or seller will do, and never guess at the condition of a property.

Instead, have your clients use trained professionals to evaluate the property. Also, for additional peace of mind, ask the seller to consider purchasing a home warranty policy for buyers — this selection process has its own checklist.

Bernice Ross, CEO of RealEstateCoach.com, is a national speaker, trainer and author of the National Association of Realtors’ No. 1 best-seller, “Real Estate Dough: Your Recipe for Real Estate Success.” Hear Bernice’s five-minute daily real estate show, just named “new and notable” by iTunes, at www.RealEstateCoachRadio.com. You can contact her at Bernice@RealEstateCoach.com or @BRoss on Twitte