"Information Deemed Reliable"
Have you ever noticed the disclaimer at the bottom of a listing that says:
"Information is deemed reliable but is not guaranteed”?
If you're shopping for a home, that one little sentence really matters.
Let me explain why.
Where Listings Originate
In order to explain why this disclaimer is so important, we must first understand where listing information comes from. Most homes are listed by an agent hired by the seller. The seller’s agent gathers details from the homeowner and enters them into the Multiple Listing System (MLS). Some information is verified by public record, but much of it is simply what the seller reports. The listing is shared from the MLS to 3rd party sites like Zillow, Realtor.com, Homes.com, Redfin, Agency Websites, etc. Those sites are easy to use, but their goal isn’t public service. The Contact Agent or Request Information buttons will likely connect you with an agent who paid for placement. They’re licensed, but that doesn’t guarantee experience or competent advocacy for you. This is one of the most important financial decisions of your life, choose your representation carefully.
Lessons for future buyers
Listings are advertisements, not guarantees. Listing information can be incorrect or vague in a way that the average person may not realize. For example, if a listing advertises “updated plumbing”. Is this referring to the water supply lines that run through the walls? Or the sewer lines that run under the foundation? There is a big difference. I once discovered a listing advertising updated plumbing was actually describing updated sink and shower fixtures. Always ask questions and verify!
Research can save thousands. As a buyer’s agent, I recently uncovered a $200,000+ undisclosed sinkhole remediation claim just by reviewing public permit records—before my client submitted an offer or spent a dime on inspections. Yes, a sinkhole right here in Melbourne, Florida. The owner purchased the property without an agent and had no knowledge of the sinkhole history. My client didn’t lose money on inspections or buy a liability; they’re still shopping and will make an educated purchase when the right property comes along.
The listing agent is not your agent. The listing agent is the seller’s agent. They can answer basic questions about the property based on the information they have available. They are not going to advise you to complete additional inspections or point out potential flaws in a property. They can’t because they have an obligation to the seller.
In Summary
Reviewing listing details online is a starting point but it’s important to verify all important facts about the home. Your purchase agreement to buy a home is between you and the seller, not Zillow, not even the listing brokerage. As the buyer, it is your responsibility to complete due diligence. The majority of buyers are not equipped to do this on their own and would benefit from the services of an experienced buyer’s agent who will review permit records, verify information, and ask the right questions on their behalf. If you are looking for strong buyer’s representation here in Brevard County, Florida, we would love to have a quick consultation and get to know more about your search. Contact us today!