Open House Etiquette in a Post-NAR Settlement Era

The NAR settlement changed how buyer agent compensation works — and it's affecting the open house experience too. Here's what buyers and sellers should know about navigating open…

The NAR settlement changed how buyer agent compensation works — and it’s affecting the open house experience too. Here’s what buyers and sellers should know about navigating open houses in 2024 and beyond.

What Changed with the NAR Settlement? As of August 2024, buyer agents can no longer receive offers of compensation through the MLS. Buyers are now required to sign a written buyer representation agreement with their agent before touring homes — including at open houses. Sellers can still choose to offer concessions (including money toward buyer agent fees), but it’s no longer a standard embedded commission.

For Buyers at Open Houses

If you attend an open house without your buyer’s agent, you’re essentially being hosted by the seller’s agent — whose fiduciary duty is to the seller, not to you. You’re welcome to attend and ask questions, but understand the dynamic.

Before attending open houses seriously (meaning, homes you might actually buy), sign a buyer representation agreement with your own agent. That agent doesn’t need to accompany you to every open house, but they should be in the loop.

Etiquette still matters: don’t discuss your financial situation or motivation with the listing agent. Don’t overshare how much you love (or hate) a home. Bring a list of questions. Be respectful of the space.

For Sellers Hosting Open Houses

Open houses remain one of the best ways to generate foot traffic and create a sense of competition. Brief the listing agent on what to emphasize. Prepare the home as if it’s a showing. Remove valuables and personal medications. Be gone.

The New Normal

The transaction process is evolving, but the fundamentals haven’t changed: buyers benefit from having a skilled advocate, sellers benefit from strategic marketing and pricing, and everyone benefits from clear communication and professional conduct.

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