Can I negotiate commission if I find my own buyer?
Can I cut my agent‘s commission if I find my own buyer? You can — and here’s exactly how to do it without burning bridges.
Quick answer: Yes — but do this first
Yes. You can negotiate commission if you find your own buyer. Commission isn’t law, it’s an agreement. The practical reality: most listing agreements set a commission split, but they can be changed by clear, written consent. Approach this like a deal, not a fight.
Why negotiation works (and when it doesn’t)
- Commission is negotiable because it’s a fee for service, not a fixed tax.
- If your agent brought limited marketing or fewer showings, you have leverage.
- If your buyer was truly “pro-sourced” by you (no agent involvement), you can argue for a reduced cooperating agent fee.
- It might not work if your contract contains an exclusive commission clause without buyer-exemption language.
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Legal and contract steps you must follow
- Review the signed listing agreement immediately. Look for exclusive right to sell, commission percentage, and buyer-exception clauses.
- Talk to your agent before closing. Get written consent to any commission change. Verbal promises are worthless.
- If needed, add an addendum to the listing agreement that reduces commission or specifies seller-found-buyer compensation.
- When in doubt, consult a real estate lawyer to avoid breaches that could cost you more.
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Practical negotiation script (use these words)
- “I brought a qualified buyer with no agent. I’m asking we adjust the cooperating commission to X% because marketing costs were lower.”
- “I value our partnership. If you accept X% on this deal, I’ll list all future properties with you at full commission.”
- “Let’s document the change now in an addendum so the title company and lawyers have clear instructions.”
Use blunt clarity. Offer something in return (referral, future business, split of transaction fee) to keep the relationship intact.
Quick checklist before you ask
- Confirm buyer had no agent.
- Gather evidence (emails, text messages, signed buyer acknowledgment).
- Know your target commission number and your fallback.
- Be ready to put agreement in writing.
Final take: negotiate smart, not hostile
Negotiating commission when you find your own buyer is standard business. Be direct, prepared, and fair. You won’t always win the exact number you want, but you will get better results if you treat this like a transaction with trade-offs.
Want a local expert to guide you and protect your bottom line? Tony Sousa is a top-performing local realtor with proven negotiation muscle. Email tony@sousasells.ca or call 416-477-2620. Visit https://www.sousasells.ca for a free consultation and a commission checklist you can use today.
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