Standardized Operating Procedure (SOP)

Standardized Operating Procedure

STANDARDIZED OPERATING PROCEDURES FOR PURCHASERS OF REAL ESTATE PURSUANT TO REAL PROPERTY LAW §442-H

Berkshire Hathaway HomeServices Blake, REALTORS (the “Broker”) is making these Standardized Operating Procedure available on any publicly available website and mobile device application maintained by the Broker and any of its licenses and teams. Broker has copies of these Standardized Operating Procedures available to the public upon request at Broker’s office location.

Please be advised that the Broker:

__ Requires _X_ Does not require 1. Prospective buyer clients to show identification*

_X_ Requires __ Does not require 2. Exclusive buyer broker agreements

__ Requires _X_ Does not require 3. Pre-approval for a mortgage loan / proof of funds*

*Although Broker may not require such information, a seller of real estate may require this information prior to showing the property and/or as part of any purchase offer.

Acknowledgement of Broker

Broker: Berkshire Hathaway HomeServices Blake, REALTORS

Rev: 07-17-2026

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Testimonials

" My experience working with Tina was one of the best professional services experiences I have ever had. She was extremely knowledgeable, providing accurate and thoughtful advice throughout the process. She protected my interests and was transparent and acted with integrity. "

- Mitchell Bard, Trustee Mae Mae R Taylor Revocable Trust

" Kate was fantastic "

- John M Capelli

" Excellent experience "

- Lan De Ma

" Joan has always served my wife and I in a very professional manner. She has always made herself available to handle situations and explain any unexpected bumps that may arise during the negotiations. "

- Michael Naclerio

" We can't thank Chris enough for helping us find our new home! Any realtor can tell you to bid high or forego an inspection. Chris never let us panic and make the wrong purchase for our family. I'm so thankful to have worked with someone who truly cares, and found our dream home at the right price! "

- Raya Masi

" Shawn was wonderful to work with. She was very receptive on our needs/wants as well as budget limitations. She was very responsive and quick in communication and paperwork fillings, which is imperative in today's market. She was a constant source of knowledge and open to answering any questions we had throughout the process. She also made sure to build a good relationship with the other realtors so we were always as up to date as we could be. I would 10/10 recommend. "

- Nicole Bailey

" Joan is excellent. I highly recommend her. She answered all my issues and questions. "

- Christopher Derven

" Bill (William Chase)did a wonderful job, was always available for showings and noted different details about homes that could be red flags. Once finding our home Bill made sure everything went smoothly from start to finish. We also had the pleasure of working with Nell (Antonella Fodera) while Bill was away. Nell stepped in seamlessly and explained the processes and our path forward to homeownership. Together, Bill and Nell made the process smooth, and truly advocated for our best interests. We couldn’t be happier and would highly recommend them to anyone buying a home! "

- George Muller

" Tina was absolutely wonderful to work with. She worked to find us exactly what we were looking for and then helped us navigate the process and took care of so much that it made everything as straightforward and smooth as possible. She answered our (frequently silly) questions and was extremely responsive whenever we needed her. Highly highly recommend. "

- zuser20190427112545153

" Joan was amazing to work with. I can’t recommend her enough. She communicated so well through the entire process and help alleviate a lot of the stresses that come with selling a home. Thank you so much! "

- Kelsey Morris

" This is the fifth wonderful experience we have had working with Jean McLellan, both as sellers and as buyers. Her no-nonsense and practical approach to real estate transactions helps ease an otherwise stressful time. Highly reccommend. "

- Stephen M Bell

" We would highly recommend Nell Fodera for your real estate endeavor. We were very selective in our wants and wish list items and Nell was VERY patient with us. She kept us updated on the latest available properties and she was always quick to respond to any requests for showings or questions we had. She was a diligent liaison between our seller’s realtor and attorneys. Thanks, Nell , for assisting us in making our lakefront dream a reality!!! Jay & Sue "

- Gerald C. Fitzgerald

" Loretta took the time to explain everything, very knowledgeable, answered all questions, was fantastic on setting up the house for viewing, extremely flexible with all the showings, kept me 100% updated, communicated with the lawyers, and made this a very positive experience for a first time seller. "

- John E Labrie, as Administrator of the Estate of Karlie F. Labrie

" I heard Tina VanDerwerker give a presentation at a Senior Resource Fair in the Fall of 2024 and appreciated her description of how she could assist with preparing a house for sale and putting it on the market. She came to my home to speak with me personally soon thereafter and we made a plan to pursue a sale in the Spring of 2025. Unfortunately, that was not possible but she maintained contact, offered encouragement and provided resources along the way until the Spring of this year when we were able to actually follow through. Tina provided excellent guidance regarding pricing the property, staging the house for showing, and choosing an offer that was above asking! I would recommend her highly and am very appreciative of her support throughout this challenging process... "

- Kim Anderson Swire

" I have known Kris for years and knew when it came time to sell my home she would be the one I contacted. Her calm demeanor, thoughtful observations and overall patience make her an excellent advocate and realtor. I would not hesitate to recommend Kris to anyone or to use her services again in the future. I appreciate all she did for me throughout the process. "

- Sarah Bramlage

" Jean is a true professional and a joy to work with. She was super responsive and on top of all the details. "

- Michael J Hancox

" Our whole family interviewed many real estate companies before deciding you would be the best fit for us. You made suggestions on what we needed to do so the place would show its best potential. When the buyer wanted two issues corrected the night before the closing and knowing that we were living three hours away, you knew it would not be convenient for us to take care of it. You graciously took it upon yourself to take care of it for us. Now that is absolutely above and beyond! Thank you, Geri, for all you did to help us. It is much appreciated. - Lynn & David Charlton "

- Lynn & David

" Berkshire Hathaway, Joan Taub who was my realtor, are exceptional. Joan explained the process, was available to respond to all my questions and issues. I very highly recommend Joan for all real estate matters. "

- Christopher Derven

" Chris was so positive and helpful and professional throughout our entire experience! Thank you so much Chris! "

- Lisa S Baltz

" Jean is an exceptional real estate agent. Her work on staging our house and presenting it in the best possible light was way more than we expected. At every step of the way she was a great communicator and was always looking out for our best interest. We feel luck to have worked with her. We can not eccomend her enough. "

- ~M.H.

" Five stars for my realtor LORETTA MARTIN!! Loretta has been by my side for three home transactions in the past few years. This was not just a coincidence, this was the only choice I even considered. Each transaction was virtually flawless for me. Perhaps not for her, as she had some obstacles along the way as is always the case in buying and selling real estate. However, she owned it all and assured me she would handle everything and she did. Her professionalism, empathy and communication skills kept the process on track and we closed without incident. Thank you Loretta, from the bottom of my heart!! "

- Ingrid Edwards

" Kathy is an EXCELLENT realtor and an even better person!! Her knowledge and attention to deal paired with level of efficiency makes her top notch. She is a wonderful person and this shows in all her transactions. "

- TRICIA MRAVLJA

" Geri Orza helped us find the perfect home. She went with us to numerous houses until we found the right one. She was very patient, truthful and very helpful. I never felt like she was only trying to sell us a house. She really made sure we were happy and helped us with the whole process. She is very knowledgeable and taught us a lot. I would recommend Geri to anyone considering buying a home. - Cheryl Williams and Randy Schultz "

- Cheryl Williams and Randy Schultz

" Our agent Chris Armer was our strong advocate and a pleasure to work with. "

- Steven Pritchard

" Kathy was awesome to work with. Always communicating every step of the way. Would recommend BH to anyone. "

- Doug Bradley, POA for Joyce E Santor

" Nell Fodera is a great agent! We highly recommend contacting Nell if you plan on selling your house. She is friendly, thorough and looks out for her clients. "

- Karen Ritchey

" I would like to express my thanks and appreciation to Geri and state what a smooth experience it was to work with her. She is a wonderful representative of both her company and herself as a genuine person. All questions and issues were attended to and resolved very quickly, and in the most professional manner. I would highly recommend utilizing her services if the need arises. "

- Philip Bevilacqua

" Joan is exceptional. "

- Pamela Schuech

" Tim was wonderful to work with! He kept me in the loop and was always available to answer questions and help. I would highly recommend him. "

- MOLLY M MARCY

" My experience working with Tina was one of the best professional services experiences I have ever had. Tina went far, far above and beyond the normal call of duty in acting as the sales agent on the house. She was extremely knowledgeable, providing accurate and thoughtful advice throughout the process. She was an outstanding negotiator, expertly balancing maximizing the chance of a deal happening and protecting her client's interests. And Tina was a calm and reasonable voice going through a difficult process, keeping perspective, avoiding frustration and just moving forward. Tina worked so hard, always on top of things. Most of all, she was honest, ethical and reputable. I can't recommend Tina strongly enough if you need a realtor in this area. She is outstanding. "

- lopsidedpictures

" Joan kept the ball rolling when everybody else seemed to be ready to take naps. Thanks for making this happen, Joan!! 10/10, would recommend. "

- Jesse Peters

" On purchase of 19 Glenwood Dr anne was very knowledgeable. We always appreciate her honest feedback and quick communication. A pleasure to work with! "

- Marissa Belus & Pete Hahm

" Darlene, she was a big help especially finding our new home!! Not that she didn’t do well selling, but we had our offer after 3 days! She always finds time to be available for you and also gets back in touch in no time! Personally she’s my kind of people as she is always on time. Thank you from Doug and Lori for all your help!! "

- Douglas Meredith

" Ron Gagnon provided outstanding service and communication throughout the sales process. We never had any surprises and could completely trust Ron’s guidance. In addition, the placement of the signage, home photography services and sales materials were excellent! Very happy with the ongoing support offered. Positive experience with the whole transaction. "

- SCOT STEWART

" Had the pleasure of working with Geri when looking for my first home. From day 1, Geri was extremely responsive and had great suggestions for homes to view based on what I was looking for. All throughout the negotiations and closing Geri was there quickly handling any issues that may have risen. If the time ever comes when I will be looking for a new home, there isn’t any question on who my Realtor will be! - Patrick Caltabiano "

- Patrick Caltabiano

" On the sale of 41 Van Buren Anne was fantastic. This was the second time having the pleasure to work together and she made it easy! Thanks Anne! "

- Marissa Belus

" Tina was exceptional. We went to see so many houses, always showed up with a smile and warm greeting. She went above and beyond for me. Finding the perfect house! Her professionalism, market knowledge, communication, and negotiation skills, are second to none! Even how she managed the challenges we faced, providing value, making the process stress-free and successful! "

- Michele Conti

" Tina VanDerwerker is without a doubt the best realtor we have ever worked with. Attentive, extremely knowledgeable, and simply wonderful. Would recommend to anyone and everyone looking for a realtor. "

- James Morgan Ropitzky

" I can’t recommend Chris Armer of Berkshire Hathaway HomeServices Blake Realtors highly enough! With the pressure of a corporate relocation and a tight deadline, Chris proved to be an exceptional partner throughout the entire process. He helped me price my home accurately to reflect the market—ensuring strong interest, multiple offers, and ultimately the highest possible sale price. Chris’s proactive approach and responsiveness were invaluable. He wasted no time getting my home listed, marketed, and shown to qualified buyers. Thanks to his expertise, attention to detail, and impressive professional network, I had an accepted offer in just a few days. The entire transaction was seamless and far surpassed my expectations. If you’re looking to sell your home quickly, smoothly, and for top dollar, trust Chris Armer. He truly delivers outstanding results! "

- Tina Jackson

" I had the pleasure of working with Kris Reynolds and she was very personable and professional. She was there for me throughout everything and I couldn’t thank her enough! Seamless transition. I couldn’t have done it without her. Thank you again for everything! ♥️ "

- Tammy Sherman

" Worked with a great realtor in Chris Armer who truly had our best interest. "

- Daniel Masi

" Chris was there for us when we needed her most. Very thorough and thoughtful and has a great feel for best ways to present the property. "

- John Fletcher Baltz

" We can't give Tina and the team enough praise. JohnBernard was looking for his first house and Tina was very knowledgeable about the ins and outs of home buying. After many viewings and FIVE offers on various homes JB got what he was looking for in a home. This home was in the best condition compared to the other homes he had put offers on and the location is great. Tina guided him through inspections and quotes on work that needed to be done. The team made the closing as "pain free" as signing your money away for 30 years can be. I'm (mom) was lucky enough to have seen Tina's posts on Facebook and decide to contact a former classmate for this endeavor. Our family will and have shared the experience we had with Berkshire Hathaway with several of our friends and family. Thank you all. Have a Happy and Safe Holiday Season. Happy New Year. Elizabeth Newsom and JohnBernard Newsom "

- Johnbernard Newsom

" Very impressed with darlenes professionalism and her ability to comfort and support our family through our family loss and guide us through the stress of selling my aunts home my mom and I appreciate her and have recommended her to family,friends and our lawers firm .We're very happy 😊. "

- ROBERT F CHAMPINE JR, TRUSTEE OF SNYDER FAMILY REVOCABLE TRUST

" Loretta was fantastic! Very professional and helpful along the way. Could not have done it without her! Regards, Todd Hammer "

- Todd Hammer

" We can’t say enough good things about working with Chris Armer. From the very beginning, he was knowledgeable, responsive, and honest about what it would take to sell our home quickly. Thanks to his strategy and attention to detail, our house sold after only a few short days on the market, and at well above the asking price. The entire process was smooth and stress-free, and we always felt like we were in great hands. If you’re looking for a realtor who truly cares and delivers results, Chris is the one to call! "

- ~R.M.

" We had a great experience working with Tina Vanderwerker to sell our property. Tina was professional, responsive, and knowledgeable, and she always kept us informed throughout the entire process. Her guidance, dedication, and hard work made the experience smooth and stress-free. We truly appreciated her support and expertise every step of the way. We would highly recommend Tina to anyone looking to buy or sell a property! "

- Mei Xia Lin

" Chris was attentive to our needs as home buyers relocating from out of state. He was always available when we had questions and helped us in every aspect of our purchase. Thank you again, Chris! "

- Adrienne Wright

" Jean was always available and patiently. tried to solve any issues that arose with the seller's agent or with questions that we had about the property. She readily recommended and made accessible the necessary inspectors, workmen, and lawyers. She advised me every step of the way and made the process of buying a country home so much less intimidating. "

- Ruth Andrea Levinson

" Kathie was AMAZING! She kept on top of everything every step of the way. She kept us informed daily so that we knew where we stood in the process. I would highly recommend her for you selling or buying needs. "

- Daniel M Bartley

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Standardized Operating Procedure (SOP)