I Found the Buyer — Can I Cut the Commission? Milton Sellers’ No-BS Guide

Can I negotiate commission if I find my own buyer?

You found the buyer — can you slash the commission and keep more cash at closing? Short answer: yes, but only if you know how to lock it in correctly in Milton, Ontario.

Quick Hook: Stop Leaving Money on the Table

You hired an agent, brought your own buyer, and now you expect a reward for doing the heavy lifting. That’s fair. But a handshake, a phone call, or a verbal promise won’t change a signed listing agreement. If you want less commission, you need a written amendment and a simple negotiation strategy.

Why Commission Negotiation Matters in Milton, ON

Milton is a commuter hub with rising demand. That means even when inventory is tight, sellers who control costs win. Commission is one of the biggest controllable costs in a sale. When you bring a buyer, the seller-side work drops — showings, open houses, marketing — so it’s reasonable to ask your listing brokerage to reduce their fee.

This isn’t hostile. It’s fair business.

The Legal & Practical Reality in Ontario

• Commissions in Ontario are negotiable. There is no government-mandated rate.
• The commission is whatever you agreed to in the listing agreement with your brokerage.
• To change it, you must sign an amendment in writing. Verbal changes are not binding.

Note: Always review changes with your broker and your lawyer. This article explains strategy and practical steps, not legal advice.

Three Simple Scenarios Sellers Face

1. Buyer is unrepresented: You found them, and they don’t have a buyer’s agent. You have bargaining power.
2. Buyer is represented: The buyer’s agent expects compensation. You can still negotiate but will likely need to pay a cooperating fee.
3. Buyer is your friend/family: Emotional dynamics matter, but contract rules don’t care. Put it in writing.

How Commissions Are Usually Structured (Milton Market Reality)

• Typical setups show a total commission (example: 4% total), split between listing and buyer’s brokerage (commonly 2.5% / 1.5% but this varies).
• If you supply the buyer, the buyer’s brokerage may get nothing — unless the buyer later hires an agent.
• Because the listing brokerage’s workload decreases, a reduced commission or flat fee is reasonable.

Step-by-Step: How to Negotiate Commission After You Find a Buyer

Follow this exact playbook. It’s direct and protects your money.

1) Confirm buyer status in writing

• Get a short email from the buyer confirming they are unrepresented and that you introduced them to the listing. Include name, phone, and date.

2) Don’t accept verbal promises

• Tell your agent you want the commission changed in writing and that you will sign an amendment to the listing agreement.

3) Present a clear offer structure

• Offer one of these options to your listing brokerage:
• Reduced total commission (example: reduce listing side by X%)
• Flat fee for listing (set fee for the work completed)
• Split — reduced listing commission but agreeable cooperating fee to the buyer if they later hire an agent

4) Use leverage: show reduced workload

• List the tasks you eliminated: showings, open houses, pre-screening. Be factual. This explains why you’re asking for a lower fee.

5) Ask for the amendment before the offer is presented

• Lock the commission in writing before lawyers prepare the purchase agreement. That avoids surprises.

6) If the brokerage resists, negotiate holdback or escrow

• Propose a small holdback: pay reduced commission at closing, and a small bonus to the brokerage only if extra marketing or negotiation work was required.

7) Finalize with signatures

• Amend the listing agreement, get signatures from the brokerage and seller. Keep copies.

Sample Amendment Language (Use with Your Broker/Lawyer)

(Add this as an amendment to the existing listing agreement)

“We, the Seller and Listing Brokerage, agree that because the Seller introduced a ready, willing and able purchaser identified as [Buyer Name] on [Date], the listing commission payable to the Listing Brokerage will be adjusted to [X%] of the sale price (or $Y flat fee) upon closing. This amendment supersedes the original commission clause of the listing agreement.”

Make sure the amendment clarifies the buyer’s unrepresented status and that the buyer was introduced by the Seller.

Negotiation Scripts — Say This, Word For Word

• To your brokerage: “I brought a ready buyer who requires no showings or marketing. I want to amend the listing commission to reflect the reduced work. I propose [X% / flat fee]. I’ll sign the amendment now.”
• To the buyer (if unrepresented): “Are you working with an agent? Can you confirm in writing that I introduced you to this property?”

When You Can’t Reduce the Commission

• If your listing contract has a minimum commission clause that you signed, you may be limited. Still, ask for a one-time reduction or credit at closing.
• Some brokerages refuse reductions to preserve relationships with buyer agents. Push for a compromise: partial reduction or marketing credit.

Risks & How to Avoid Them

• Risk: Buyer later claims they had an agent. Solution: get the buyer to confirm in writing they are unrepresented.
• Risk: Broker refuses to amend. Solution: negotiate a one-time buyer credit or net price adjustment.
• Risk: Bad paperwork creates dispute. Solution: always use a written amendment and involve your lawyer.

Milton Market Tips — Local Edge You Can Use

• Use local comparables: show the agent that similar Milton listings closed quickly with minimal marketing. That undercuts the argument that heavy promotion was required.
• Highlight commuter buyer patterns: many buyers in Milton move quickly and are pre-approved. That’s lower risk and lower listing workload.
• Leverage neighbourhood groups and local buyer interest: when buyers come via local networks, marketing spend drops.

When a Seller Rebate or Credit Makes Sense

• In Ontario, rebates or seller credits are allowed but must be disclosed. If the buyer is unrepresented, offering a small rebate can replace a cooperating commission while still giving the buyer value and keeping your net proceeds high.
• Always document rebates in the agreement and check tax consequences with your accountant.

Actionable Checklist for Milton Sellers Who Found Their Own Buyer

• Get buyer’s written confirmation of unrepresented status.
• Request written amendment to listing agreement before presenting the offer.
• Propose a fair reduced commission or flat fee and list the work you eliminated.
• Consider a small cooperating fee if buyer later hires representation.
• Sign and archive the amendment; notify the buyer’s lawyer and your lawyer.

Why Working with an Experienced Milton Realtor Still Wins

You can negotiate commission — but you still need someone local who knows Milton values, school zones, commuting trends, and the offer negotiation dynamics. An expert protects your price and closes the deal faster. If you want the negotiation handled cleanly, you don’t need drama — you need a pro who makes the numbers simple.

If you’re in Milton and want to negotiate a commission amendment or want me to review your listing agreement, contact me at tony@sousasells.ca or call 416-477-2620. Website: https://www.sousasells.ca

FAQ — Common Questions from Milton Sellers

1) Is commission legally negotiable in Ontario?

Yes. Commission rates are a contract matter. You and your brokerage can agree to any rate, provided it’s documented in the listing agreement or an amendment.

2) If I find the buyer, do I still have to pay a cooperating fee?

Not necessarily. If the buyer is unrepresented, you can negotiate to reduce or eliminate the cooperating fee. If the buyer later hires an agent, you may need to pay a cooperating fee unless your amendment covers that scenario.

3) What if my listing agreement has a minimum commission?

You can still ask for a one-time amendment. If the brokerage refuses, negotiate a compromise: partial reduction, credit to closing costs, or a capped flat fee.

4) Can I give the buyer a cash rebate instead of paying commission?

Yes, rebates are allowed but must be fully disclosed. Make sure the rebate is documented in the offer and consult your accountant for tax implications.

5) How do I prove I introduced the buyer?

Get an email or signed statement from the buyer stating they were introduced to the property by you and that they are unrepresented. Time-stamped digital messages work well.

6) Should I go FSBO if I already found a buyer?

FSBO can work if you have a smooth closing and the buyer is reliable. But hiring a skilled local agent can still protect your sale price and handle contract complexities. Often, a short-term amendment to a listing agreement is the most efficient path.

7) What percentage should I offer the brokerage if I found the buyer?

There’s no single number. Reasonable ranges depend on the brokerage and workload. Many sellers negotiate a reduced listing fee or flat fee. Focus on the work avoided and be ready to compromise.

8) Will reducing commission hurt my sale price or buyer interest?

If you’ve already introduced the buyer, no. If you plan to keep the property on MLS with lower cooperating compensation, it may reduce outside agent interest. If exposure isn’t needed, reduced commission is fine.

Negotiation is simple when you follow the process: prove the buyer, demand a written amendment, and be fair. You earned that leverage. Use it.

Need help drafting the amendment or negotiating with your brokerage in Milton? Email tony@sousasells.ca or call 416-477-2620. Visit https://www.sousasells.ca for a free listing review.