Barking Up the Wrong Tree: The Hidden Dangers of Unverified Listings
An agent we know almost lost his license last month.
He posted a luxury condo for rent after a quick WhatsApp chat with the “owner.”
The problem? The “owner” was actually a tenant trying to scam a deposit.
The real owner found out — furious — and filed a formal complaint.
This is happening every day across Malaysia.
In the race to collect listings, many agents are unknowingly marketing properties they have no right to represent — risking lawsuits, suspensions, and permanent reputation loss.
The Illusion of Speed: Why Agents Skip Verification
Every day, agents receive messages like:
“Hi, I’m the owner. Can you help me sell or rent my unit?”
And too often, the reply comes instantly:
“Sure! Please WhatsApp me for the photos.”
Within minutes, the agent uploads the property to portals, sends it to groups, and begins calling buyers — without ever verifying a single detail.
But fast doesn’t mean smart.
Without checking ownership, consent, or even the property’s condition, you’re not closing deals — you’re collecting liabilities.
You might be:
- Marketing a property that isn’t owned by the person who contacted you
- Posting wrong unit sizes, prices, or layouts
- Violating the law by marketing without consent
- Losing commission rights because no appointment letter was signed
In short, you’re barking up the wrong tree — chasing deals that may never exist.
Real-Life Consequences: What Can Go Wrong
Here’s how a “simple” mistake spirals:
- You post a listing based on WhatsApp info.
- A buyer calls and views the unit.
- You later discover the “owner” was a tenant or scammer.
- The real owner lodges a complaint with BOVAEP.
- You’re now under investigation for unauthorised marketing.
Even if your intentions were pure, ignorance is not a defence.
Under Act 242, you must act only with the owner’s written consent.
The Professional Standard: Verify Before You Market
If you want to stay compliant — and credible — always verify first, market later.
Here’s your non-negotiable checklist:
1. Check the Title
Ask for the latest copy of the title or SPA (if strata title not yet issued).
Verify:
- Owner’s name
- Unit number / address
- Land or built-up size
If the name doesn’t match, stop immediately.
2. Obtain a Signed Appointment Letter
BOVAEP regulations require written authority before marketing any property.
No letter = no legal standing to claim commission later.
3. Physically Inspect the Property
Never rely solely on WhatsApp photos.
Visit the unit to confirm:
- Actual condition
- Layout and orientation
- Key details (fixtures, views, parking, etc.)
You can’t describe what you haven’t seen.
4. Cross-Check Earlier SPA
If possible, check the previous Sale and Purchase Agreement for:
- Accurate size and facing
- Car park count
- Renovation or extension details
This ensures your listing reflects reality, not guesswork.
Why Verification Matters: It’s About Integrity, Not Paperwork
Verification isn’t bureaucracy — it’s protection.
Each unverified listing risks:
- Legal action for false representation
- Commission disputes (no letter, no pay)
- Client mistrust (once they catch a wrong detail)
- Market confusion (fake sizes, wrong prices)
Your reputation is your brand.
Once the market labels you as careless or dishonest, every future listing becomes harder to sell.
The Bigger Picture: Unverified Listings Harm Everyone
When inaccurate listings flood the market:
- Buyers waste time chasing non-existent deals.
- Owners receive unrealistic offers.
- Agents compete using wrong prices.
- Agencies lose credibility.
The entire market suffers.
Accuracy isn’t optional — it’s a duty.
Professionalism Starts with Proof
Real professionals don’t just post listings — they stand behind their accuracy.
In a world of fakes, verification is your edge.
Having ten verified listings beats a hundred questionable ones.
Clients today can tell the difference. They trust agents who:
- Provide documented facts
- Speak with confidence
- Protect clients with proper authorisation
If you can’t prove it, don’t post it.
Final Thought
As agents, our job isn’t just to sell — it’s to protect trust.
We are licensed professionals, not digital marketers.
So the next time someone WhatsApps you saying,
“Hi, I’m the owner. Can you help me rent or sell?”
Pause. Verify. Inspect. Get it in writing.
Because one unverified listing can undo years of hard work.
And one verified listing can remind the market why you’re a professional — not a poster.
