Bring duct tape in case it's needed!! 

B.   A good listing agent will not need to be told this.

David,

I would gently and kindly explain to the listing agent prior to the showing your expectations of how you would like the showing to go.  I have shown commercial building listed by natural motor mouths.  They knew what I expected, and were good enough to stay outside why I showed.  A

I would not allow another agent to control my showing.

Ask the agent politely to give you the privilege of showing to your clients as you know their style and what is important to them.

Overcaffeinated agent - sometimes it's hard to get your point across but I know how annoying it can be when Betty Behive is talking & your clients can't think.

Worse yet, she keeps pointing out things that your client could care less about. 

I try to let the agent introduce the property and then hope she fades into the living room for the actual showing.  It's important not to be rude to the listing agent because if the clients like the place, she needs to be my new best friend.

I have the listing Realtor hand us the marketing pamphlet, talk about the features and let my clients roam the house on their own. 

I've have a few of those hovering agent. I would ask for some private time to confer with my client

I have not had problems with the listing agent in an accompanied show.  Most of the ones I have dealt with are very professional.

I accompany my buyer to all showing appointments, if the seller will be at the property, I would ask the seller to stay away unless I have a question.

My advice to the lister will usually be to speak when spoken to otherwise their presence is not needed which covers "C". A novice may be impressed listening to "A" although the customer of luxury homes rarely ever is. "B" is likely the directive from the Seller and depends upon your specific knowledge of the home and its surrounding neighborhood. There is no right or wrong approach depending on the level of expertise here. Often a little information is better than none when 6 digit commissions are at stake!  

I try to be polite when telling talktative agent that we don't need verbal desscriptions of everything along the way. One agent wouldn't shut up at one showing, and her cell phone rang, and she answered. my buyer took that opportuntiy to tell me " Get us the hell out of here". I told agent we've seen enoungh, thanks. Then we left.

I would suggest to listing agent, "My buyers would prefer that I show them the house."

Agent, "Are you able to show them the secret room behind the bookcase?"

You, "Now I can."

Agent, "Are you able to identify the MDIR rating on the window?"

You, "Sure, if you show me."

Agent, "Will you be sure to mention the features of the variable speed pool pump and and safety provided by the vacuum monitor?"

You, "Hmmm, do you have paper on that?"

Agent, "Are you fully aware you must drop the 'Brand Names of the products in the house? Buyers at this price point what to 'hear' Sub-zero and Wolf."

You, "Well no."

Agent, "Will you be able to point out that a active criminal court judge lives on the street which means police patrols in car and of foot daily?

You, "ahhh, No."

Agent, "Do you know this community is the only community with 17 Deep draw slips within 25 miles. Three are currently available."

You, "Maybe you should show the house.
Agent, "Good call."

Like the agent in the example, I know I am the best qualifed of the two agents present to show the features of the home and community.

What drives me nuts is the ding-bat that actually says, "...and here's the kitchen!"

I think that the experience you had over the weekend has likely only served to solidify your relationship with the buyer. I had a similar scenario not long ago and it was tough to extricate us frow the showing - I'm sure that the listing agent's view of how things went differed from ours!

I believe "listing agent must accompany" is a disadvantage to the seller because it makes showing the property more cumbersome - in scheduling and also possibily uncomfortable during which takes the focus off the property.

David Barr I would choose D. Don't speak unless spoken to.

I would prefer to do B! Unless it was an unusual property.

It depends on the buyer, the property as well as the listing agent.   

I do the showing. Listing agent stays in the background available for questions from me.

A is the worst! If they are not giving us news we can use, stay the hell outta the way!

B and bruise their widdle ego feewings? Sometimes, diplomatically.

C can happen, and I don't want it happening to ME. So if I need to access a property, I will open up, turn on lights etc, then GONE, nearby but with instructions to the buyer's agent to call or text me when they're done or have any Qs. They cannot fall for that property with a LA c-blocking them!

There might be a 'D' . . . instruct the buyers that the LA is going to attempt to drive traffic - be appreciative, but follow MY lead. And say NOTHING.

This is pretty rare in my market.  I've had sellers who want to show the home off, but that is ok with me.  I'll let the sellers blab all they want.  I find the lister to be an interference.  If there is that many features, have a booklet available for the buyers.

Sometimes it helps if the agent is there to answer questions , It all depends on the house  and the buyers.

David Barr,

I like to choose "B" but somehow, someway or another the lister always talks and talks and talks. I do not know what their issue is, as if we are not competent....

If the agent had to follow and continually chatted, I would ask politiely to give us some space, and will ask questions once we had some.  

Why with the listing agent want to be present other than to do a hard sale.

I would not go with C if my client requested that specific property. I feel quite confident to be in one space with any agent. And I'm ok if they talk incessantly~ often can be very beneficial:) 

B - after all, they are your clients.

I make it very clear that I will be showing the property and will ask questions if we need more information.

I would whisper to my client.."I'll distract him/her, you go ahead and take a look around the property" then keep constant eye contact w/the listing agent and do everything i could to keep them away from my clients touring the property.

i might even make a plan w/my clients that we'll take turns, especially if it's a couple. view the place three times, while one of us distracts Talky McTalkerson.

they're just looking for an audience, give it to them and go about your business.

That is such a strange requirement.  I rarely run across these restrictions.  If I do, I usually move on to the next property.  

I know exactly the RE office that you speak. Too bad for you and your clients. Those loser agents just don't seem to get it!

I go along with the lister there for the 1st showing but after that we go it alone

Why??? Are they saying the buyer cannot make up thier own mind?

If the listing agent becomes an issue, I would take them aside and ask them to stop.

If that's the only way to get into a property, I go for A. To me it's not a contest of wills. It's amazing how much information they will drop that will help my buyer! I'll even play dumb having informed my clients that this is my strategy going in. Listing agents would be smart to just open the home and sit on the porch during the showing. But they don't, they always (high percentage) need to show how smart they are.

Talk all you want, your agent should have schooled you to keep your mouth shut though.

I wouldn't do anything that might piss off the lister!  Telling them to "open the door and shut your pie hole" may make them less likely to accept your offer.  I have people routinely like my offer better because I let them go on and I appeared to be interested in all they had to say (active listening and general courtesy goes a long way).

When I am the lister accompanying a buyer, I keep it short and sweet, pointing out the key features and let the buyer's agent do the showing... unless I get instructed otherwise.

I find most send their assistant who is always late and then sits and facebooks the whole time...

Before we meet the agent I tell my buyers to not believe anything the listing agent says. If the agent says something that catches their attention let me know so I can verify.

If it is important then it should be in the listing. If it is not in writing then it is just words and words are cheap and mean nothing. If it is not in the listing paperwork then the listing agent is not doing their job.

I have listened to agents spin some mighty stories trying to convince my buyers to buy. It almost always backfires.

Ill go with B. If the Lister insists upon talking with my Clients despite our talk I would have no problem reminding Him/ Her of our talk. I should be controlling the showing not the listers agent.

I lean more toward B.  Absent that I would ask that they please keep their commentary to their self ... if we have questions ... we will ask.

Outside the house I tell my buyers the listing agent or seller are home to earn them to keep comments to a minimum but should they have any questions about the house then feel free to ask them.

How about sellers hang around talk ceaselessly and never deliver his promise on the contract.

After escrow still staying threaten to evict owners with trash left on premise. The clients told me this was not a smooth transaction.

David Barr Never had these issues in Erie, PA