Contract termination ?

Based on what you described, I would treat this as a serious property-access and contract issue, not simply a disagreement with your agents. Multiple people entering the property, doors being left unlocked, damage occurring during or around an inspection, and an attempted re-entry after you specifically said you did not authorize it are all things that should be documented carefully. Before trying to terminate the listing or purchase contract on your own, I would have a Georgia real estate attorney review the contracts immediately. The answer depends on whether you are dealing with a listing agreement, an accepted purchase agreement, or both, and what those documents say about access, inspections, lockboxes, and termination. I would also put your instructions in writing to your agent and brokerage: no additional showings, inspections, contractors, or other third parties should be given access without your written authorization. Change the lockbox/property access codes and document the condition of the property with dated photos and video. Keep copies of every text, email, call record, police report, inspection report, and communication concerning the alleged damage. Regarding the third party you mentioned, I would not provide personal or financial information to someone whose identity and authority you cannot verify. Ask your agent and brokerage, in writing, to identify exactly who the contracting party is, who represents them, and under what authority this third party is involved in the transaction. A legitimate transaction should have identifiable parties and licensed professionals where required. Most importantly, don't simply walk away from the contract or sign a termination document without understanding the consequences. Your attorney can determine whether you have grounds to terminate, whether the other party breached the agreement, and how to protect your deposit, property, and potential claims for damage. If I were representing you, my first priority would be securing the property, documenting everything, and getting the brokerage and a Georgia attorney involved immediately before allowing anyone else inside. Juan Picos Real Estate Agent JohnHart Real Estate

Kay, given the unauthorized access concerns and reported property damage, I would put everything in writing and document all incidents, photos, texts and police reports. Contact the agent’s managing broker directly and request a written termination of the listing agreement and removal of access to the property. Because there may also be a purchase contract involved, do not assume terminating the listing agreement cancels your obligations to a buyer. Before signing anything or providing information to an unfamiliar third party, have a Georgia real estate attorney review the contracts and advise you on termination.

Kay, I am sorry, this is alarming, and you were right to call the police and to refuse the codes and your personal information. The others gave you the correct core steps (document everything, go to the broker of record, consult a Georgia real estate attorney, file with the Georgia Real Estate Commission). Let me add what nobody said clearly: several parts of this fit the pattern of a real estate scam, not just a bad agent, so protect yourself accordingly. The red flags that stand out: a third party with no verifiable address, phone, or online presence who is directing the deal and asking you to hand over transaction and personal information, an agent using multiple phone numbers and pressuring you for the lockbox code, and a large unsupervised crowd plus actual property damage during an inspection. Treat this transaction as compromised until an attorney and law enforcement say otherwise. Concrete protective steps, on top of what others said: 1. Guard against wire fraud and identity theft. Do not send any personal, banking, or wiring information to anyone in this chain, and never act on wiring instructions from an email or text. If you reach a legitimate closing, verify the closing attorney and any wiring details by a phone number you independently look up, not one they give you. If they already have any of your personal or financial information, report it at ic3.gov (the FBI cybercrime center) and consider a fraud alert with the credit bureaus. 2. Protect your title. Because an unverifiable party is circling your property, ask your attorney about guarding against a fraudulent deed or document being recorded. Many Georgia counties let you sign up for property fraud alerts through the Superior Court Clerk, which notify you if anything is recorded against your property. 3. Secure the home. You already changed the code, good. Remove the lockbox entirely so no one has access, document the ripped-out flooring and damaged gate with dated photos, get the police report number, and notify your homeowner's insurer about the damage. 4. Terminate the right way. Send a written termination and a demand to cease all access to the broker of record (not just the agent), and let your Georgia attorney frame it around the buyer's conduct, since unauthorized access and property damage are potential breaches, and possibly trespass and vandalism, which strengthen your grounds. From here, route every communication through your attorney and stop dealing with the agent or the third party directly. Most important: this is beyond what an agent should be advising on. Please get a Georgia real estate attorney involved this week, and keep the police report handy. I am a real estate professional, not an attorney, so treat this as protective guidance, not legal advice. I work in the Los Angeles and South Bay market, so I am not local to McDonough, but I am glad to help you think through the steps or point you toward how to find a reputable real estate attorney in Georgia. You are handling this the right way, keep trusting those instincts. Zoltan

Based on what you've described, it's important to separate your concerns about your real estate agent from your contract with the buyer. If your agent failed to communicate, allowed unauthorized access, or didn't follow your instructions, document everything, including photos, messages, and the police report, and contact the managing broker at their brokerage immediately. If you're already under contract, you generally can't cancel the sale unless the buyer has breached the agreement or the contract gives you that right. If damage occurred during the inspection, you may be able to seek reimbursement, and if anyone attempted to access your property without your permission, you were within your rights to deny entry. Before providing any personal information to a third party involved in the transaction, ask for their legal business information and verify their role. Given the property damage, communication issues, and potential legal concerns, it's a good idea to consult a Georgia real estate attorney to review your contract and advise you on your options before taking any further action.

If you have accepted the Buyers offer, and the inspection, mortgage contingency, and the due diligence period have all expired, you should be ready to move forward with the closing. Are any other contingencies still not resolved? Most GA real estate contracts with Listing Agents can be cancelled, but if you've accepted the offer and all contingencies have been met, your listing agent may be entitled to the commissions. You should talk with a GA Closing Attorney to understand your rights in your specific situation. Pete

This is not normal. You need to slow everything down and protect yourself. First, you do not have to accept that behavior. Unlocked doors, damage to the home, unapproved access, and random people showing up is a serious issue. Here’s what to do right now: Call the broker, not just your agent. Every agent works under a broker. Explain everything clearly and ask for immediate action or reassignment. This is the fastest way to get control. Put everything in writing. Email your agent and the broker documenting what happened. Include the damage, unauthorized entry, and pressure for access. Do not give out any codes or access. You already did the right thing. All access should go through proper showing instructions and the lockbox. About terminating the contract. There are two separate things: Your listing agreement with your agent The purchase contract with the buyer You can request to terminate or change agents through the broker. That’s usually doable. Canceling the buyer contract depends on the terms. If they caused damage or breached access rules, you may have grounds, but this is where you need a real estate attorney in Georgia involved right away. Also, that “third party” situation is a red flag. If you can’t verify who they are, don’t provide any personal information. At this point, don’t rely on the agent alone. Get the broker involved and speak to a local real estate attorney immediately. You’re not overreacting. This needs to be handled properly before it gets worse.

Whether you can terminate a real estate contract and under what conditions depends entirely on the specific language in your agreement and which contingencies are still active. In Georgia and Florida, standard purchase contracts contain specific contingency periods that give buyers the right to terminate under defined circumstances. The most common are the inspection contingency (allows cancellation for property condition reasons within a specific window), the financing contingency (allows cancellation if the buyer cannot secure approved financing), and the appraisal contingency (allows cancellation if the property appraises below the contract price). Each contingency has a specific deadline, and once those deadlines pass, the buyer is typically bound by the contract or at risk of losing their earnest money. If you are past your contingency periods and want to terminate, your options are limited without the other side is agreement. In Georgia, the standard GAR contract allows the buyer to walk and potentially recover earnest money only for specific defined reasons. Terminating without a valid contractual basis gives the seller the right to retain your earnest money as liquidated damages in most cases. If there is a material breach by the other party (a seller who refuses to close, a buyer who misrepresented their financing), the non-breaching party may have additional remedies including specific performance. Before you take any action, read your contract deadline dates carefully and consult a real estate attorney before the relevant window closes. Acting before your deadlines expire gives you the most options and the most protection. Kevin Neely & Kaitlynd Robbins | K2 Sells

Seems like the police intervention was the proper move. Outside of speaking to the broker of the real estate firm, you have conducted the proper moves.

This situation has gone beyond a normal real estate transaction into potential criminal activity. Unauthorized access to your property, property damage, and pressure to provide access codes after you've refused are serious issues. You've already involved the police, which was the right move. Your next step is to contact a real estate attorney in Georgia immediately. They can advise you on terminating the listing agreement, your legal rights regarding the property damage, and how to handle the third party that appears to have no verifiable identity. In the meantime, do not give anyone the lock code. Do not allow anyone into the property without your written authorization. Document everything in writing, including photos of the damage, screenshots of communications, and the police report number. To terminate the listing agreement, submit a written termination request to the agent and their managing broker. Given the circumstances, including property damage and unauthorized access, you have strong grounds for termination. If the agent or broker pushes back, your attorney can handle it. You can also file a complaint with the Georgia Real Estate Commission if the agent violated their duties.

This is way beyond normal and you’re right to be concerned—what you’re describing is a serious breakdown in agent conduct, property security, and potentially unauthorized access. First, immediately document everything (photos of damage, timestamps, texts, call logs, police report) and do not allow any further access to the property without your explicit written approval. You should contact your agent’s broker (their managing broker, not just the agent) and file a formal complaint right away, and also report this to the Georgia Real Estate Commission. Review your listing agreement—most allow termination for cause, and this situation likely qualifies given negligence and failure to protect your property. Do not share lockbox codes or personal info with any third party, especially one that cannot be verified. At this point, I would strongly consider consulting a real estate attorney to formally terminate the agreement and protect yourself from liability, and potentially pursue damages for the property issues.

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