Help-U-Sell and Performance Improvement

The International Society for Performance Improvement (ISPI) San Diego Chapter has asked me to speak to their members next month on how we’re using Coaching to drive the new Help-U-Sell University, Pro-Coach U.  It’s a very prestigious group full of big names from the fields of Instructional Design, Educational Technology, Performance Improvement and Organizational Development.  What we’re doing is a little cutting edge and there is lots of interest in how our point-of-view might make similar programs in other industries more effective.

What is that point-of-view, you ask?  Well, it’s simply this:  When we train adults in a business setting what we’re usually trying to accomplish is a change in behavior.  We want them to act differently then they normally have in the past.  It’s applicable to all kinds of training, but think for a moment about sales skills.  If you’re like most people, you came to real estate sales thinking you couldn’t sell anything  to anybody.  You went through a learning period where you discovered that you actually DID have sales skills and you worked to polish them.  You began to behave differently than you did before you jumped into the selling pool.  If you’ve ever trained to be a manager of salespeople, you studied and practiced until you became adept at asking the right questions at the right time (rather than impressing your team by telling them everything you know).  These are new behaviors that you learn by first recognizing their importance and effectiveness, then by seeing someone else do it correctly, then by practicing in a safe environment and getting feedback from a knowledgeable Coach.  That’s what we do in Pro-Coach U.

Most sales and management training occurs in a classroom in a compressed period of time with usually just a head nod toward role playing or any kind of meaningful practice.  Even worse are the purely online programs that merely dump the information out of the screen an onto your desk where it rarely gets put into action and is quickly forgotten. With Pro-Coach U, we use the Internet to deliver information.  That’s where the book learning takes place.  It comes in the form of brief video Lessons where the hard core information we are working with is presented in a compelling fashion.  The new Information is then explored in a series of real world Exercises and Activities, supervised by the Coach.  As the participant practices, the Coach provides feedback.  The Coach watches and listens and decides when the new Broker is ready for the next infusion of Information.

Here’s a little secret about training adults:  it’s a selling situation.  The job is to convince people that what you want them to do is going to make them happier, more productive, richer, better looking, healthier, and wiser than they currently are.  If you can accomplish that, the actual learning and behavior change is easy.   It’s awfully hard to do that kind of benefits selling over the phone or over the Internet or even in a classroom.  It usually takes the trusted guidance of someone who’s been there, done that and understands the benefits from a personal standpoint:  a Coach.  And that’s why Pro-Coach U is, from beginning to end, a Coaching driven experience.

Jeanne Strayer and I started working on Coaching back in 1987 when we developed a Coaching driven in-office training program for Century21, the Sales Performance System(SPS).  It was a magnificent program that came with almost three hours of video – used to role model the new behaviors – comprehensive Participant and Coaching Guides.  The Agent went away, did their work and exercises, then came back to see the Coach, who only had to turn to the appropriate page in the guide to know what to ask, what to inspect, and what came next.  The big surprise came to me in 2003 when, new to Help-U-Sell, I came across Science to Sales:  Don Taylor’s way of training high performing Buyers Agents.  It was created several years before SPS and followed the same basic coaching methodology.  I maintain to this day that Science to Sales is the best agent development training program I’ve ever seen – even better than SPS, which was left in the dust as Century 21 was sold and sold again.

Jeanne and I went on to weave Coaching into most every project we touched after Century 21 and even brought it to bear in the last iteration of Help-U-Sell (the pre-2006 version).  Now, in the new Millennium, technology has finally caught up with us and we’re creating Pro-Coach U as a blended learning solution, involving video, the internet, audio, print and Coaching to produce solid Help-U-Sell Citizens.  It makes perfect sense to us . . . but the rest of the world sees it as cutting edge.  That’s ok:  we Help-U-Sell folks always like being first anyway.

Transaction Reporting and the New Discrepancy Report

I have been working with real estate brokers since 1984.  Prior to that I was one, so I came to the work knowing a little about their  challenges and struggles.    I usually have a pretty good idea how they think and feel and why that is the case.

With franchisors – and I have worked with many – a key issue is transaction reporting.  It is important to the franchisor that closed transactions be reported for obvious reasons:  the franchisor’s revenue stream is tied to closed transactions.  That’s why franchise agreements generally include strong language about reporting transactions (usually within 24 hours of closing) and the consequences of not doing so.

But franchisees are first and foremost, real estate brokers;  and brokers, especially in difficult economic times, can come to that point at the end of the month where they have $4,000 in bills to pay and $3,500 in the checking account.  We’ve all been there, even the biggest stars among us!   ‘ . . . Maybe I can hold off the electric bill for a couple of weeks until that two-story closes . . . ‘ the broker thinks.

Looking back over the previous weeks it occurs to the broker that, had he not reported his transactions to the franchisor and paid his Royalties as things closed, he might have made it to even at the end of the month.  This will ruminate for a period of time and sometimes . . . becomes reality.  ‘I know I’m supposed to report and pay,’ the broker thinks,’ but I just can’t spare the cash right now and besides, we’re family, they’ll understand and I’ll make it up when things improve.  It’s not like I’m not going report and pay my Royalties!’

Franchisors go through all kinds of machinations to get franchisees to report and pay.  In the old days (the ’90s), franchisors really had no idea what an office closed unless it was reported.  Reporting was essentially an honor system.  That’s why most Franchises employed staff auditors who went to each office on a regular basis to verify the books.  As a Century 21 franchisee, I was audited like clockwork every two years.  In that world, the big carrot that was used – rather effectively – to get people to report, was Awards.  The franchisor would recognize offices and agents based on gross closed income and on closed sides that had been reported.  Un-reported or un-paid transactions obviously didn’t count.  At Century 21 and all of the other franchises, the end of December and most of January was about squaring up the totals.  Offices would receive the franchisor’s count and Awards totals and then had an opportunity to get unreported transactions in before it was too late.  I can’t tell you how often, in that agent oriented world, brokers who sandbagged a few transactions would become desperate to get them in when doing so would make a difference in their top agent’s Award status!

It’s a little different today.  Information about transactions is readily available from a wide variety of sources.  A franchisor can simply monitor activity and compare it with what’s reported to know who’s reporting and who’s not.  Audits, while still necessary, don’t usually have to take place at the franchisee’s office and can often be handled at a distance, with on-site audits reserved for those suspected of serious breeches.

All of this history brings us to something new at Help-U-Sell, the Discrepancy Report.  We’ve created a set of three reminders for our members that they have unreported transactions.  They go out once a month with a request to take care of the discrepancy as soon as possible.  Consequences get serious after the third notice:  possible Notice of Default and Termination and/or on-site audit.  But  the Discrepancy Report program is a genuinely humane process that acknowledges that these things happen and provides ample time to set things right.

Help-U-Sell Royalties remain the lowest of any national brand.  We lowered them from the 7.5% we used to charge – which was in line and in some cases, below what others charged – to a flat 6% and then temporarily reduced them to 5% to help our members make it through the last few difficult years.  The 5% program is set to expire at the end of December and as yet I do not know if it will be extended into 2012.  At the same time we’ve created a top notch technology platform for our members that remains un-matched in features and effectiveness in the industry, provided uninterrupted training and networking opportunities every week,  and solid leadership in a wide variety of areas including electronic marketing, staffing and growth.  Plus (and this is big) the Help-U-Sell Brand actually means something to the American public:  savings.  Even people who have never seen a Help-U-Sell advertisement know, just from the name, that we are different and that difference often leads to a request for more information.  Add it all up and  Help-U-Sell is a bargain, not just for the consumer, but for the real estate broker who wants to grow his/her business, provide excellent service, and make a comfortable profit.

 

 

 

 

 

 

 

QR Codes, The Internet and Your New Listing Step-By-Step

HOW TO TAKE A GIANT LEAP INTO THE 21st CENTURY ON YOUR NEW LISTING
  1. Take the listing. Make sure it is properly priced!  Let’s assume it’s at 123 Elm St.
  2. Take dozens of photos of your new listing.  Pick 12 – 20 really good ones, enhance them in your favorite photo editing program and save them as .JPEGs.  Note:  it’s not essential, but it will be best if all of your photos are ‘Landscape.’  This project will accommodate ‘Portrait’ photos, but will look best if all pictures are ‘Landscape.’
  3. Go to www.godaddy.com (or any other Domain vendor) and buy the domain, www.123elm.com.  It will cost about $10.
  4. Download and install a free copy of Windows Live Movie Maker from http://explore.live.com/windows-live-movie-maker.  Note: you probably don’t want to download the additional software they will ask you about, but you be the judge.
  5. Open Movie Maker, click on the ‘Browse for Pictures or Videos’ link and select all of the photos you prepared in step 2.
  6. On the HOME menu, select ‘Title’ and create an opening title, ‘123 Elm Street, Anytown, USA, 92564’
  7. While still in the Movie Maker HOME menu, put your cursor over each of the photos.  Click ‘Caption’ and create a caption wherever one will help.  For example, for a kitchen shot, you might use the caption, ‘All stainless steel appliances.’ Note that, looking near the top of the screen, you can adjust the duration of each caption and can drag and drop them to begin or end shortly after the photo appears and shortly before it switches to the next photo.
  8. Create a closing title for your tour, something like:  ‘Presented by Anne Smith, Help-U-Sell Acme Realty, (555) 555-5454’
  9. Now, returning to the HOME menu, select ‘Pan and Zoom’ from the themes displayed.  It will be the fifth option from the left.  Apply that to all slides.
  10. Looking  just below the preview window in Movie Maker you will see the length of your tour in minutes and seconds.  Note this and start looking for appropriate music of about the same length to use as background.  You should not use copyrighted music but rather duty-free music.  I make my own using another program, but that’s very complicated and not appropriate for this discussion.  I’d suggest you use Google to find appropriate duty-free music for your show.  Ideally your music will be the same length as your show but note that if it’s a little long, you can always choose the ‘Fade Out option on the Video Tools menu.  Ok; so what happens if you choose a nice piece of light jazz from your ITunes folder?  Well, you’re in violation of music industry rules and law.  You could be prosecuted and fined.  Most likely nobody will ever notice and if they do they will simply insist you take down the offending piece.  However, I would never recommend you use someone else’s property in this way.  At the end of this step-by-step list I will give you an alternative to using music.
  11. Preview your tour and if you like it, use the ‘Save Movie’ drop down on the HOME menu (over to the right) to make the movie.  I’d save it ‘for High Definition Display’ – which will take longer to process – or ‘For Computer’ which will take less time.  Choose a place on your hard drive in which to save the video file.  Note, there is a link in Movie Maker to post your tour directly to YouTube, but I couldn’t get it to work.  Following this instruction you will have a free standing copy on your computer as well as on YouTube.
  12. When the video is finished processing, go to www.youtube.com and, if you don’t already have a free account, set one up.  Select ‘Upload’ near the top of the screen and browse for your new movie.  While the file is uploading, edit the information about it in YouTube.  Give it a new name:  ‘123 Elm Street’  and load the description up with lots of references to local geography (as well has bedrooms and baths).  Be sure to click ‘Save’ at the bottom of the page.  When the file is finished processing, view your new tour on YouTube and click on the ‘Share’ button.  A URL for the video will be displayed, already highlighted.  Right click and ‘Copy’ that URL.
  13. Now, go back to www.godaddy.com, log in and go to the place where you can ‘Manage Your Domains.’  Select the one you bought earlier, ‘www.123elm.com’  and click on ‘Forward.’   Right click inside the box for the URL you want to forward to and ‘Paste’ the URL you copied at the end of step 12.  What you’ve done is associate www.123elm.com with  your YouTube virtual tour.  Anyone going to  www.123elm.com will immediately see your tour.
  14. Generate a QR Code for www.123elm.com.  If you are a Help-U-Sell broker, your OMS system already generates a QR code on all of your listings.  It points NOT to www.123elm.com but at the actual listing on www.helpusell.com.  For this project I’d suggest generating an entirely  new QR code that points at the URL you just bought and associated with your YouTube virtual tour.  There are dozens of free QR Code generators and the best way to find one (free) is to go to your Android or IPhone App Store and search for ‘QR Code Generator’.  If you don’t have a SmartPhone – and you should have one – you could Google the same search string.  Once you have the QR Code Generator, make a code for www.123elm.com.  Download and save the code on your computer’s hard drive.
  15. Print a larger (4″x4″ or 5″x5″) version of the QR Code.  Make several copies and have them laminated at Fed/Ex (Kinkos).  Tack these (or otherwise affix them) to your yard sign so that people driving by with SmartPhones can click and immediately see your Virtual Tour.  Include a smaller version (1.5″ square) on all promotional materials for the listing:  flyers, open house invitations, websites etc.
  16. Open your Word Processor (MSWord?)  and type out ‘www.123elm.com’.  Enlarge and en-bolden the Font until it fills the full landscape page.  Make 2 copies.  Cut them out and ‘laminate’ them yourself using wide, clear packing tape.  You’ll tape or tack one of these on either side of your yard sign post.  If  you don’t use posts, find a way to attach these signs to your yard sign.
  17. Now you’re ready to go.  Your new listing has it’s own URL and website (www.123Elm.com) and it’s own virtual tour.  You have a QR Code that will take SmartPhone enabled consumers to the tour as well, and you’ve told anyone driving by that they can get more information about 123 Elm St. by simply going to the URL!  Your seller and all the neighbors are doing all the above and are completely impressed!

Now, here’s the alternative to music.  And, if you’re already using music, it’s a good add-on anyway.  Carefully create a voice over script to run while the tour is on the screen.  Yes, you’ll need to talk about bedrooms, baths and square footage, but what will be most powerful is references to the local area.  ‘This fine ranch home is located in the Elm Heights neighborhood in Sydney, just  blocks from Centenniel Park.  The trendy shops of Tuxedo Drive are a short walk away as is Greenwood Town’s restaurant row.’    Local references are important because, when Google indexes your YouTube video and detects a voice track, it will transcribe it and turn all of your words into search fodder.  Anyone using Google to search for a home in the area will probably see your listing.  Use a microphone to add the voice track to the tour in Movie Maker.

You might be asking, ‘Why is it important to put my tour up on YouTube?  Isn’t it a whole lot easier to just use one of the services out there, pay the bucks and let them worry about it.’  Sure, that’s fine, if all you want is a pretty tour that only a handful of people will see.  Hosting your tour on YouTube gets HUGE exposure.  Plus, Google LOVES video, particularly YouTube video.  If you do your tour right, it will likely show up on the first page of any search result relating to real estate in your local market.  The difference between this method and taking the easy route of using a service is that this method will actually create LEADS for you.  The service?  Not so much.

You’re also probably wondering how long all of this will take.  Truly, you’ll invest the largest chunk of time in shooting, selecting and fixing photos.  The rest, though sounding complicated, is pretty easy.  And once you’ve done a couple you should be able to blow through this entire process in 30 minutes or less — and look at the wonderful, up-to-date, tech-savvy marketing you’re doing for your Seller, yourself and your company!  If all this seems great but more than you want to take on, I’d be happy to help . . . but it’s gonna cost ya.

 

 

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