California law permits dual agency with informed written consent from both the buyer and seller. I respect the law, and I respect the professionals who choose to practice that way.

Personally, I don’t.

After more than 16 years representing buyers and sellers throughout Southern California, I have come to a simple conclusion: every client deserves an advocate whose loyalty belongs exclusively to them.

That belief has shaped how I practice real estate, and it’s why I choose not to represent both sides of the same transaction.

My Representation Policy

When I represent a seller, my responsibility is clear: achieve the strongest possible outcome for that seller.

When I represent a buyer, my responsibility is equally clear: protect that buyer’s interests at every stage of the transaction.

Those responsibilities often point in opposite directions. I don’t believe they can both be fulfilled with the same level of advocacy by the same individual.

For me, this isn’t about closing more transactions. It’s about honoring the fiduciary relationship my clients place in me.

Negotiation Requires Undivided Loyalty

Negotiation is about far more than price.

It involves timing, leverage, strategy, presentation, communication, and understanding what information should remain confidential.

In a multiple-offer situation, I may know how motivated a seller is, whether additional offers are expected, or whether certain terms matter more than price.

If I represent a buyer, I may know their maximum budget, how emotionally invested they are in the property, or whether they can increase their offer if necessary.

California law requires dual agents to protect confidential information. Even so, I believe simply possessing confidential knowledge about both parties changes the dynamics of the negotiation.

I’d rather have one responsibility: fighting for the strongest possible outcome for one client.

Multiple Offers and Divided Incentives

Competitive negotiations require complete trust.

A seller deserves an agent focused entirely on creating the strongest possible competition among buyers.

A buyer deserves an agent focused entirely on helping them purchase the home on the best terms possible.

When one person attempts to represent both sides, those objectives naturally compete with one another.

My clients hire me to advocate—not to balance competing interests.

Inspections: The Truth Serves My Buyers

One area where my philosophy becomes especially clear is inspections.

When I represent buyers, I encourage them to investigate a property thoroughly.

Depending on the property, that may include:

  • General home inspection
  • Roof inspection
  • Sewer line inspection
  • Plumbing inspection
  • Electrical inspection
  • Geological or soils inspection when appropriate
  • Additional specialist inspections whenever needed

Some transactions involve several inspections and thousands of dollars invested in understanding exactly what a buyer is purchasing.

That’s intentional.

No resale property is perfect, especially in Southern California, where many homes have decades of history. My goal is to help buyers make informed decisions—not simply reach the closing table.

If I were simultaneously representing the seller, every newly discovered issue could create additional disclosures, new negotiations, or additional challenges for my own listing.

I don’t want to be in that position.

Repair Requests and Credits

After inspections, negotiations continue. Should repairs be completed? Should the seller provide a credit? How significant is a particular issue?

A seller generally wants to preserve proceeds. A buyer wants to reduce future costs and understand the property’s true condition.

Both positions are legitimate. Both deserve someone advocating exclusively for them.

Escrow Extensions

Real estate transactions rarely unfold exactly as planned.

Financing changes. Appraisals take longer. Inspections uncover unexpected issues. Lenders request additional documentation.

When I represent a seller, every additional day in escrow may involve mortgage payments, taxes, insurance, utilities, HOA dues, or bridge financing.

When I represent a buyer, additional time may be entirely reasonable to protect their investment.

Those conversations require different perspectives. I prefer knowing exactly whose interests I’m responsible for protecting.

Confidential Information Matters

One of the greatest responsibilities entrusted to a real estate professional is protecting confidential information.

A seller may be relocating for work. They may already own another home. They may have financial considerations they don’t want disclosed.

A buyer may have recently sold their home, be living in temporary housing, or be willing to increase their offer under the right circumstances.

That information belongs to my client. I don’t want to possess confidential information about both sides of the same negotiation.

My clients deserve to know that every strategy, every recommendation, and every negotiation is based solely on advancing their interests.

A Simple Improvement

I’d welcome a simple change to California’s MLS systems. Give listing agents an optional field that states:

“The listing agent will not represent the buyer in this transaction.”

It’s not about prohibiting dual agency. It’s about transparency.

Buyers would immediately know they should obtain independent representation. Sellers could intentionally choose an agent whose policy is to provide undivided advocacy throughout the transaction.

Sometimes small changes build greater confidence in the process.

This Isn’t About Other Agents

Many outstanding real estate professionals practice dual agency in full compliance with California law.

This article is not a criticism of them.

This is simply my philosophy.

Every broker develops their own approach to representation over time.

After years of negotiating transactions, advising clients through inspections, resolving disputes, and protecting confidential information, I’ve chosen a standard that reflects how I believe fiduciary representation should work.

The Standard I Have Chosen

Real estate is one of the largest financial decisions most people will ever make.

My responsibility isn’t simply to help a transaction close.

My responsibility is to advocate for my client’s best interests.

For that reason, I do not represent both the buyer and seller in the same transaction.

Every buyer deserves an advocate.

Every seller deserves an advocate.

And I believe each deserves someone whose loyalty belongs to them alone.

That is the standard I have chosen for my practice.