Frequently Asked Questions

A vendor advocate is a professional advisor who supports property sellers (vendors) through the often complex and stressful process of selling a home or investment property. We work closely with you to provide expert guidance and support, aiming to reduce stress, save time, and achieve better sale results.   

There are two main fee models used by vendor advocates.  Some share the sales commission with the real estate agent and may promote their service as ‘free’. Others charge a separate fee, which offers greater transparency and is independent.

We charge a fee for our services, which varies depending on the property's value, location, and the additional services needed. We negotiate the agent’s commission on your behalf with the aim of off-setting our fee. Other services are charged at an hourly rate, and an administration fee on any expenses we cover on your behalf.

With deep knowledge of the real estate market, vendor advocates are skilled on advising on property presentation, selecting the most appropriate real estate agent, and working with the agent to obtain the maximum value for your property.   They help you avoid costly mistakes, and ensure the property is not undersold.

We can arrange for the clearing and selling of household goods, advise and manage property improvements, and generally take care of all aspects of the sale for the vendor. We review the weekly campaign reports provided by the real estate agent to make sure everything is running smoothly. We make recommendations to adjust the marketing campaign if it’s not on track.

We manage all third parties including tradesmen, gardeners and conveyancers, - to save you time and effort. Our team also reviews all legal documents to ensure the information is complete and accurate.

Auction day can be intense. We help you set your reserve, plan your pricing strategy, and guide you through every decision with a written Pre-Auction Report. We’re by your side on the day to help reduce stress and drive a better result. 

We take care of it all, so you can get the best price without the stress or unnecessary costs.  As most people rarely sell property, using a vendor advocate makes good sense.

Real estate agents are focused on marketing the property and closing the sale. They often need to balance the interests of both buyers and sellers. As a vendor advocate, our advice is completely independent and always in your best interest we work exclusively for you — the seller — to ensure a fair, transparent sales process while saving you time, reducing stress, and helping you achieve the best possible price for your property.

We manage every aspect of the sale including tradesmen, gardeners and conveyancers, as well as managing the real estate agent. Our team also review vendor questionnaires, Section 32s and contracts to ensure the information is complete and accurate. We can also take care of decluttering, removing, storing or selling household goods.

Selling your property is a major decision — and selecting the right real estate agent can make all the difference.  Here’s a few practical considerations to help you make the right choice.  However, if you are unsure or receive conflicting information, we can assist.

Look for Local Experience - Choose an agent who knows your suburb or local area well. They’ll understand:

• Recent sales trends and buyer demographics
• How to price your property competitively
• What features local buyers are looking for

Check Their Track Record - A good agent should have a proven history of successful sales.

• How many similar properties have they sold in the past 12 months
• How many similar properties does the agency currently have
• Do they prefer auction, private sales, EOI or off-market sales. Request references from past clients
• Check their Google ratings and comments

Assess Their Marketing Strategy - Ask how they plan to attract buyers to your property:

• What mix of advertising do they propose - professional photography, video tours or social media?
• What advertising platforms do they use (online, print, databases)?
• Do they already have buyers on their books looking for a home like yours?

 Understand Their Commission and Fees - Make sure you understand:

• Commission structure (flat fee or percentage?)
• Any upfront marketing costs
• Whether they charge extras (e.g. auctioneer fees, signage, premium listings)

Tip: Don’t just choose the cheapest agent — a good agent may cost more but could achieve a higher sale price.

Another Tip: If the agent wants an incentive commission (or kicker commission) ask what they do for the extra fee and why shouldn't they do that in any case. If you hear a convincing reason, please let us know.

Gauge Their Communication Style - Choose someone who is responsive, transparent, and easy to talk to.

• Do they follow up quickly?
• Can they explain the process clearly?
• Do they listen to your needs and concerns?

Trust Your Instincts - After meeting a few agents, ask yourself:

• Who made you feel most confident?
• Who seemed most honest and realistic?
• Who do you feel would represent you best in negotiations?

As vendor advocates, we carefully review all legal documents - including Vendor Questionnaires, Section 32s, and contracts - to ensure they are complete, accurate, and compliant. We can also help you find a local conveyancer.

As vendor advocates, we manage three key aspects of your property sale to help secure the best price: agent selection and management, property presentation and finance & support.

A vendor advocate should have reviewed the recent sales in the area and have an idea of what the property is worth – but remember they are not valuers.

If the sale is by auction, we support you by providing a written Pre-Auction Strategy with a suggested Reserve Price – the price at which the property should be put on the market, and fall-back price based on various factors including the number of expected bidders. Auctions are stressful. We attend the auction to support and guide you through the process.

From start to finish, a vendor advocate is there to manage the sales process, handle any challenges that arise, and make sure all aspects are executed smoothly, from agent selection to property presentation and the final settlement. 

To get the best price, it's important that a property is properly marketed so that all potential buyers are aware it is for sale. This usually requires a four-week marketing campaign. A ‘quick sale’ runs the risk of sale to an opportunistic buyer and the property being under-sold.

Time can be saved by a good vendor advocate getting the property ready for sale quickly and on to the market. We are at least 30 days faster than a normal vendor would take going it alone. This saves the vendor interest, rates, insurance, maintenance and any other financial dependencies. 

Selling a property can be a stressful and a time-consuming endeavour. We manage the whole process efficiently and effectively, freeing up your time and reducing stress.

Once your property is ready for sale, you can expect the following average days on market before it is sold.  

Core Logic data shows the median days on market (DOM) by state (May 2025):

Melbourne 36 days  

Sydney 36 days  

Brisbane 24 days  

Adelaide 30 days  

Canberra 49 days  

Darwin 41 days  

Hobart 47 days   

Perth 16 days

Country properties take longer to sell with the median DOM being 55 days in Victoria and 22 days in Western Australia.

There are three key mistakes to avoid when selling a propoerty:

Not knowing the current market value

Most of us think our property is worth more than it probably is, which is entirely understandable.

Buyers can readily assess the worth of a property as there are multiple websites providing recent sale results and estimations of a property’s value.

Where the asking price is too high, buyers are unlikely to spend time investigating the property further. It becomes stale in the market and buyer enquiry falls away.  Once this happens, the vendor must lower the asking price to find a buyer.  Time and advertising money will have been wasted.

In a period when property prices are rapidly increasing (yes it does happen), people can get out of touch with values. An easy mistake is to have a long term ‘wish price’ in mind and not realise that the current market has exceeded that price. Unless it is properly marketed, they can miss out of achieving its full value. 

This happened to a friend - some years ago. He was approached by a prominent Melbourne estate agent to ‘name his price’ on his property.  He nominated what he thought was a high price. The agent quickly came back with a buyer at that price, and my friend felt morally obliged to complete the sale (notwithstanding my advice to the contrary).  To my friend's dismay, the property was on-sold by the agent prior to settlement giving the purchaser a significant profit. I shall leave you to decide on the agents’ morals.

We assist vendors to arrive at a realistic price expectation for their property, based on recent comparable sales in the area and what is currently on offer.

Using an ‘out of area’ agent

We always say it’s best to ‘go local’ when choosing an estate agent to sell a property, rather than a ‘fabulous’ agent in a different area.

Often our clients have a connection with an out of area agent who they think is terrific.

We obtain marketing proposals from at least two agents active in the area selling similar property to our client's property. We also may include the vendor’s nominated agent, but rarely find they have the best marketing submission.  The benefit of using a local agent is that they are dealing with more buyers in the area, and you get the indirect benefit of the marketing of other similar properties by the agent and should be familiar with recent comparable sales.

Not staging a property for sale

Sometimes vendors are reluctant to spend the $3,000 - $6,000 on having their property professionally staged with hire furniture.  Unless the property is land value only, staging it will assist in maximising the sale price.

In our view, (i) a house looks bigger and more inviting with furniture; (ii) strategically placed furniture can cover up minor blemishes such as marks in the carpet, wall cracks etc;  (iii) buyers will like a property if they can imagine living in it as furniture improves the appearance;  (iv) display homes are always furnished, which tells you what the professionals believe; and (v) other similar properties will probably be furnished which puts an unfurnished property at a disadvantage.

An attractive and appealing property will always sell faster and for more than one that isn’t.

To choose the right vendor advocate focus on their experience, proven track record and local market knowledge. They should have strong negotiation skills and a reputation for ethical practices and client satisfaction. Look at their Google Reviews and testimonials. Consider their approach to sales strategies, marketing, and how they handle the entire selling process. Ensure they offer independent advice, transparent fees, and a clear understanding of your goals.

At Tower Property Advisory we are committed to delivering expert, independent advice that puts our clients’ needs first. With a strong focus on maximising sale outcomes and minimising stress, we guide every step of the sales process with care, clarity and integrity.