Whose agent handles what, and who to call when

Your agent works for you, and that now starts in writing

Your agent owes you loyalty, confidentiality, and disclosure of what they know that bears on your decision. Since the recent practice changes you sign a written buyer agreement before touring, and it states what they are paid and by whom. Read it, because it is also the document that decides whether a seller concession or your own funds covers the fee.

What your agent is not is a technical expert on the house. A good one will tell you plainly that they cannot interpret a structural comment for you, and will push you toward someone who can.

The listing agent works for the seller, including when they are being helpful

This is the single most useful thing to internalise. A listing agent can be warm, responsive, and genuinely pleasant to deal with while owing every one of their duties to the other side. Anything you tell them about your budget, your enthusiasm, or your willingness to overlook something can properly be used to advise the seller.

That is not a criticism of them. It is their job. Route what you say through your own agent and treat the listing agent as what they are.

When one brokerage sits on both sides

Most states allow dual agency with written informed consent, where one agent or one brokerage represents both parties. Roughly eight states prohibit it outright, including Texas, Florida, Colorado, Maryland, Alaska, Vermont, Wyoming and Kansas, though what they put in its place differs.

Texas uses an intermediary arrangement instead. The broker can work both sides only with written consent on a prescribed form, typically by appointing a different agent to each party, and is specifically barred from revealing that the seller would take less or that you would pay more. Colorado leans on designated agency for the same reason. The distinction matters because the protections are not identical, and in a straight dual agency the person advising you also advises the person you are negotiating against.

If you are offered this, the question to ask is simple: who is going to argue my side of a repair negotiation, and what are they not allowed to tell me?

The people who are not on anyone's side

Your inspector works for you in the sense that you hired them and the report is yours, but they are not an advocate. They describe what they observed and stop where a visual inspection stops. Asking them to tell you whether to buy the house is asking for something they are professionally careful not to give.

The appraiser works for the lender. They are answering whether the property supports the loan, which is why an appraisal is not a second opinion on condition and why a clean appraisal does not mean a clean house.

The escrow, title, or closing agent is neutral by design. They hold the money, clear the title, and follow the written instructions both parties gave them. They will not take your side in a dispute and it is not a failing when they decline to.

Who to call, by question

When something goes sideways in the last week before closing, the delay is usually spent finding the right person rather than getting the answer.

• What does this comment in the report actually mean: your inspector, then a trade specialist if the answer is that they could not see.
• What should I ask for and how do I word it: your agent.
• Is this repair going to hold up my loan: your loan officer, not your agent.
• Will the insurer write a policy with the roof like this: your insurance agent, early, not the week of closing.
• Has the seller's signed amendment actually been received: the escrow or title officer.
• The repair is not done and we walk through tomorrow: your agent first, so it goes to the seller in writing and inside the contract's deadlines.