When is it time to change your real estate agent?

Listing your home is a significant decision, and placing trust in an agent who isn't performing makes it worse. But how long do you wait before concluding it's not working? And once you've decided to change, how do you do it without blowing up your sale? Here's the honest guide.

How long should you give it?

The first two to three weeks on market are critical. This is when your listing has maximum freshness — buyers who've been searching for months will see it immediately and the urgency to act is highest. If you've had good attendance at open homes but no offers by week three, the price may be the issue. If you've had poor attendance, the marketing may be failing.

By week six with no offer, you have a real problem. The national average days on market is currently around 38 days — if you're well past that with nothing to show, something fundamental is wrong with either the price, the marketing, the agent's effort, or all three.

Signs it's time to switch

• No feedback after open homes — a good agent follows up every attendee within 24 hours and reports back to you. If you're getting silence, they're not doing the work.
• You're hearing about price reductions from them, not buyers — agents who are quick to recommend price drops without evidence of genuine buyer interest are managing their pipeline, not your outcome.
• Marketing has gone stale — listing photos never refreshed, no new social activity, Trade Me listing slipping down the search results. Fresh marketing can re-activate a stale listing.
• Communication has dropped off — weekly updates should be a minimum. If you're chasing your agent for information about your own home, that's a serious problem.
• They're pushing unconditional offers on buyers who need finance — this is a shortcut that can blow up at settlement and leave you starting from scratch.

Check your agency agreement first

Before you do anything, re-read your agency agreement. In New Zealand, most sole agency agreements run for 90 days. You cannot simply instruct a new agent while under a live agreement — doing so could mean you owe commission to both agencies if the property sells. (Our NZ commission guide explains what tail clauses and agreement terms typically include.)

Look for:

• The expiry date of your agreement
• Any early termination clause (some agencies allow it with written notice)
• The "introduced buyer" tail clause — usually 90 days post-expiry

If you're stuck in an agreement with an agent who isn't performing, contact their agency principal (the branch manager) directly. Most reputable agencies would rather release you than have a dissatisfied vendor damaging their reputation online.

How to have the conversation

Be direct but professional. Put your concerns in writing — via email so there's a record. State what you expected, what you observed, and what outcome you're seeking (early release, or a plan to fix the issues by a specific date). Give them one clear opportunity to respond before you escalate to their manager or the Real Estate Authority (REA).

Most issues resolve at this stage. Agents generally don't want a complaint filed with the REA, and agency principals don't want to lose the listing entirely.

Starting fresh: what to do differently

When you relist with a new agent, a few things matter. If you want a framework for vetting the next candidate properly, our guide on how to choose a real estate agent covers exactly what to look for:

• New photography is essential — buyers recognise stale listings. Fresh imagery signals a fresh start.
• Reconsider the price — if you had genuine interest but no offers, you were probably close. If you had poor interest, you may need a more significant adjustment.
• Change the sale method if appropriate — if auction didn't work, price-by-negotiation or a set price may attract different buyers.
• Choose an agent with verified recent sales in your suburb — not just general experience, but demonstrable performance in your specific area in the past 12 months.