So if you are considering buying or selling in Pennsylvania, the agent you hire could literally make the difference between a smooth and profitable deal or a very stressful and expensive detour. Certainly, in 2025, when new rules surround buyer-broker agreements and how commissions are negotiated, this means that asking the right questions up front matters more than ever.
This guide from John Gantkowski walks you through exactly what to ask a real estate agent in Pennsylvania before you sign anything—plus PA-specific facts, examples, and red flags to help you hire with confidence.
At-a-Glance: The Must-Ask Questions
How many Pennsylvania transactions have you closed in the last 12 months—and in my target area/price range?
What’s your strategy for pricing (for sellers) or winning offers (for buyers) in today’s PA market?
How do you handle appraisal gaps, inspection negotiations, and contingencies here in PA?
Can you explain agency options in PA (buyer agent, listing agent, dual/designated agency, transaction licensee) and your fiduciary duties to me?
What will my total costs look like (commissions, fees, transfer tax, inspections, title, etc.)?
What’s your communication style and response time?
Are you a solo agent or on a team? Who exactly will handle showings, negotiations, and contract deadlines?
How do you verify a PA license and check for disciplinary history? (Bonus: Can you walk me through it?)
For buyers: Will we have a written buyer-broker agreement? What’s the compensation structure in 2025?
For sellers: What’s your 30/60/90-day marketing plan and how do you handle pre-list prep in PA municipalities with U&O/resale inspections?
Why Pennsylvania Is Different (and Why Your Questions Should Be, Too)
Pennsylvania has a few quirks that smart buyers and sellers should plan for. A knowledgeable agent will show their value here:
Agency disclosures: PA requires agents to present a Consumer Notice explaining who they represent and what duties they owe you. Know if you’re getting a listing agent, buyer’s agent, dual agent, designated agent, or a transaction licensee (limited, non-fiduciary role).
Commissions in 2025: After industry-wide changes, buyer-broker agreements are typically signed before showings, and compensation is negotiated directly—not advertised via the MLS. Know your options early.
Transfer tax: Realty transfer tax varies by municipality (commonly around 2% total statewide; higher in cities like Philadelphia), often split by custom between buyer and seller.
Seller disclosures: Pennsylvania’s Real Estate Seller’s Disclosure Law requires sellers to disclose known material defects using a standard form.
Municipal resale/U&O: Many municipalities (especially around Philly’s suburbs and parts of Western PA) require Use & Occupancy or resale inspections and/or sewer lateral/dye tests before closing.
Common PA-specific risks: Radon (higher potential statewide), septic and wells in rural/suburban areas, mine subsidence in parts of Western PA, flood zones along rivers, lead paint in older housing stock (pre-1978), and HOA/condo resale package timelines.
Title and closing: Title companies typically coordinate closings in PA; attorneys are optional but helpful for complex issues.
A sharp agent should be proactive about all of the above, not reactive.
2025 Update: Commissions, Buyer-Broker Agreements, and What Changed
In 2025, most Pennsylvania buyers will be asked to sign a written buyer-broker agreement before touring properties. You’ll see clearer conversations about:
How your buyer’s agent is compensated
Whether seller concessions can offset some or all of that cost
What services are included (strategy, showings, negotiations, contract-to-close)
For sellers, offers of compensation to buyer agents aren’t posted in the MLS. Instead, expect your listing agent to discuss strategies like pricing, concessions, and how to attract the largest pool of qualified buyers.
Your agent should be able to explain:
What’s in the buyer or listing agreement (term, exclusivity, cancellation, fees)
Payment options (percentage, flat fee, hourly, or hybrids)
How they will handle negotiations under the new norms while maximizing your outcome
Tip: All commissions and fees are negotiable in PA. Ask for clarity—and get it in writing.
The Essential Interview Questions for Any Pennsylvania Agent
Experience & Local Expertise
How many transactions have you closed in the last 12 months in my target area and price range?
Which Pennsylvania neighborhoods, townships, or school districts do you know best?
What recent trends are you seeing locally (inventory, days-on-market, list-to-sale ratios)?
Why it matters: Micro-markets vary widely—Philadelphia rowhomes vs. suburban HOAs vs. rural properties with wells and septics. Local expertise wins deals and avoids pitfalls.
Strategy & Negotiation
Walk me through your strategy to help me achieve my goal and timeline.
How do you handle multiple-offer situations in PA?
What’s your approach to appraisal gaps, escalation clauses, and repair requests?
Why it matters: PA transactions commonly turn on these points. You’ll want a calm, data-driven negotiator.
Communication & Service
How will we communicate and how often? What’s your typical response time?
Are you a solo agent or on a team? Who handles showings, deadlines, inspections, and closing coordination?
Why it matters: Missed deadlines in PA contracts can cost you. Clear roles and fast response times are essential.
Contracts, Duties, and Agency
Can you explain PA’s Consumer Notice and the differences among buyer agency, seller agency, dual/designated agency, and transaction licensee roles?
Under dual/designated agency, how do you avoid conflicts of interest?
Why it matters: In PA, dual and designated agency are permitted with written consent. Know who’s advocating for you—and their limits.
Fees & Costs
What are your fees and what’s included? Are any fees due if I decide not to buy/sell?
What typical non-agent costs should I budget for (transfer tax, title insurance, inspections, lender fees, HOA/condo docs)?
Why it matters: Your bottom line depends on more than price. A transparent agent breaks it all down.
Compliance & Logistics (PA-Specific)
For sellers: Will my municipality require a Use & Occupancy or resale inspection? Any sewer lateral/dye tests?
Buyer: What kind of inspections are typically performed at this place (radon, wood-destroying insects, well/septic, chimney, sewer scope)?
Why it matters: Prevent last minute compliance issues that can slow or derail closing.
Questions to Ask as a Buyer in Pennsylvania
Authored Buyer-Broker Agreement and Compensation (2025)
Do we sign a buyer representation agreement before the tour is conducted? What services and for how long?
How will your compensation work in 2025? Can seller concessions or credits cover some/all of it?
What to hear: A clear, written plan that aligns with your budget and goals, with options spelled out.
Competitive Strategy
How do you tailor offers for different PA markets (e.g., Philadelphia vs. Lehigh Valley vs. Western PA)?
When do you recommend escalation clauses or appraisal gap strategies—and when do you avoid them?
What to hear: Nuanced strategies with examples, not one-size-fits-all.
Inspection & Risk Management
Which inspections do you recommend for this property type and location?
How do you negotiate repairs vs. credits in PA? What’s typical—and what’s risky?
What to hear: Strong guidance on radon, septic/well, sewer scope where relevant, and a plan for inspection negotiations.
Financing & Programs
Do you have experience with PHFA and other first-time homebuyer programs in PA?
How do you coordinate with my lender, and what timelines should I expect?
What to hear: Lender coordination, realistic timelines, and program-savvy insights.
Condo/HOA & New Construction
For condos/HOAs: How do we handle the resale certificate review period?
For new builds: What’s different about builder contracts in PA? How do you protect buyers?
What you want: clarity of statutory review windows and builder contract nuance.
Seller Questions for Pennsylvania
Pricing & Positioning
Where’s your CMA? And the numbers behind your price?
How will you adjust if we don’t get traction in the first 2 weeks?
What to hear: Data-backed pricing with a timeline for decisions.
Marketing Plan (30/60/90 Days)
What’s your pre-list prep plan (staging, repairs, professional photography, floor plans, 3D tours)?
How will you market across Philly/Pittsburgh suburbs and statewide (MLS syndication, paid ads, email, social, video)?
How do you handle showings and feedback loops?
What to hear: A calendarized plan with measurable actions.
Compliance & Closing Prep
Will my township require a U&O or resale inspection? Who schedules, pays, and handles repairs?
What about lead-based paint disclosures for older homes, or well/septic tests if applicable?
What to hear: Municipality-specific guidance so nothing slips.
Offer & Negotiation Management
How will you manage multiple offers and escalation clauses while keeping things fair and maximizing my net?
What’s your approach to appraisal risk and post-inspection negotiations?
What to hear: Process transparency and risk mitigation.
Handy Table: 10 Questions, Why They Matter, and What to Listen For
Red Flags to Watch For
Vague answers about local rules (U&O, sewer laterals, radon, HOA/condo resale timelines)
Can’t explain agency types or the 2025 shift in buyer-broker agreements
Overpromising on price without comps to back it up
Dodges questions about fees or cancellation terms
Slow responses during the interview phase
Won’t show you a sample marketing plan or CMA
Pushes dual agency without explaining conflicts and limits
How to Vet a Pennsylvania Agent in 15 Minutes
Verify the license:
Visit Pennsylvania Licensing System (PALS) verification tool Active status, Disciplinary actions, Brokerage affiliation.
Check track record:
Ask for 3 recently closed, relevant deals and contactable references Review online reviews in your target area.
Ask for samples:
Ask for a sample CMA, Listing Agreement, and Marketing Calendar Buyer: Ask for a sample Buyer Agency Agreement and Offer Package.
Test responsiveness:
Follow up with another question by email/text message. How soon and how lucid are the replies?
Confirm fit:
Do they “speak PA”? Ask about common local issues for your property type and municipality. Listen for specifics.
Buyer vs. Seller: Tailored Mini-Checklists You Can Copy
Buyer Interview Checklist (PA)
Written buyer-broker agreement terms, duration, and compensation options
Local offer strategies for your target areas
Inspection plan (radon, WDI, sewer scope, well/septic where relevant)
Appraisal strategy and lender coordination
HOA/condo resale package timing and your right to review
Access to off-market opportunities and new construction expertise
Communication expectations and showing availability
Seller Interview Checklist (PA)
Data-backed pricing strategy and 30/60/90-day plan
Pre-list prep, staging, pro media, and marketing channels
Municipality U&O/resale requirements and who handles what
Strategy for multiple offers, appraisal risk, and inspection negotiations
Commission/fee structure and contract cancellation terms
Showing management, feedback reporting, and weekly updates
Closing timeline and coordination with title, buyer’s lender, and municipal inspectors
Final Thoughts—and Your Next Step
The right agent doesn’t just open doors or slap a sign in the yard. They navigate Pennsylvania’s unique rules, anticipate problems before they happen, and negotiate a result you’ll feel great about for years.
If you’re interviewing real estate agents in Pennsylvania, use this guide to steer the conversation—and if you want a second opinion on an agent’s plan or agreement, I’m happy to help.
Ready to move? Contact John Gantkowski to:
Review your buyer-broker or listing agreement before you sign
Pressure-test an agent’s strategy for your exact market
Get a personalized action plan for your goals and timeline
Let’s make your 2025 move in Pennsylvania straightforward, smart, and successful.
