Dear Editor,
Earlier this year I looked at a property with a partner and traded a few emails with another agent who I had worked with on a home purchase in the past. He provided cursory input on comps, reviewed a very preliminary design, but I always got the feeling that he had better things to do. The service just wasn't there.

So the question is:

How do you effectively replace an agent/broker on a deal before an offer is made? Are there commission issues and hidden costs which need to be addressed?

The question assumes this reader is being represented as a buyer. If that is indeed the case, unless they signed a specific "buyer's broker agreement" or something of the sort they can simply walk away. There shouldn't be any hidden costs or commissions. The agent may try to get something out of the buyer or the other agent in the way of "referral fees", and if a brokerage feels they brought a buyer to a specific property they may attempt to recover commissions, but unless there is an agreement in writing, buyers can pretty much walk away. They might tell the agent they're walking away out of courtesy (emails work, phone calls are better), but that is up to them.

If this reader is talking about an agent representing them as a seller, that is an entirely different story and there may very well be commissions or costs due (depending on the listing agreement terms and conditions signed.)

Generally speaking, buyer representation in San Francisco is non-binding for the average residential home purchase.  I'm not talking about commercial or industrial purchases or leasing of office space.  If your agent doesn't cut the mustard, you can (generally) cut the ties at any time.