Talk to them.  Remind them that a lockbox does NOT grant automatic permission to show the house.

Talk to their Broker if necessary.

Report them to the MLS or Grievance Committee for violating showing instructions.

If it's a Sentrilock, it's the equivalent of breaking and entering, and unauthorized lockbox use is now the leading cause of complaints filed with our local Board. But I'm not certain how I'd handle it.  If you don't like this agent you can make his or her life very uncomfortable by filing a complaint with your local grievance committee.  If it's a colleague you like and respect, I'd at least have a conversation about it.

Unlawful entry.  I would talk to the Broker it is his or her butt that is on the line!!

I'm beginning to love the CBS codes on Sentrilock boxes for this very reason.  You can't get the code until you have a confirmed showing.  You may think you'll just swipe your card and get in, but not if you didn't get a confirmed appointment and get that CBS code.

I like all the comments made  but the first thing that cam to mind was if it may of been occupied and appointment required. Why the lockbox in the first place. I have the same exact situation and there no need for lockbox as the owner needs to be present  to show.  If it was vacant  why the need for appointment?  In either case if the agent requests Appointment then agents should make the appointment before showing.  Speak with agent as to why, and then possible board action.  If the Board is not aware , this maybe common problem form this agent and in large city no one would know.

I hate that crap. And if an appointment is required, I'm reluctant to put a lockbox on the property that's not stashed because of agents who think they're above the rules. In your example I might contact the agent and tell them since they were so anxious to show the property not once but twice without following the instructions to get an appointment that they must have an offer for me and I'm looking forward to receiving it.

This is a major violation in our MLS and I would report them. You are accountable to your seller for anything that happens in their home while listed... not acceptable at all.

We owe an obligation to our clients to know who comes and goes from THEIR property. A complaint will be leveled face to face with the offending associate. Failing that their Broker then the local board will be apprised. I do not look at trespass lightly when so many avenues of communication exist.

what are the rest of the circumstances? Occupied? Not? the agent should read Patricia Kennedy 's blog post about how we are breaking and entering if we go in without an appointment! 

Hi Paul --- I hate when this happens.   I'll join the chorus of others who suggested calling the agent first and finding out the reason.  Based on the outcome and tone of the discussion -- it's either a valuable lesson for the showing agent or a discussion with the broker or your local board.

They don't read the showing instructions in most cases. 

I would not have a lock box in sight on an appointment only home with the exception of Seller Controls Lock Box and I have hidden it from sight in a location that they won't know unless they have an appointment or the Seller has actual possession of the Lock Box and they set it out when they leave for that confirmed appointment.  

In our area there exist a few discount brokerages with little broker compensation. Unfortunately, this also comes with little to no training or oversight. Many newer agents seem to flock to these brokerages due to the price, and do not get the training they need as newer agents. I have had this happen and it has been successfully resolved with a conversation about unlawful entry, and the penalties that go along with these actions.

Here it is a serious MLS violation with a huge fine if reported. I believe most occurrence go unreported.  Depending on the experience level of the offender it may be an email reminder or a report for sanction.

Send written notice to the agent that you are aware of their unapproved entry and they are not to enter the property without a written confirmation from you.  I would put their managing broker on cc of email. If you receive a rude response, I would inform them that if it continues, you will have no choice but to contact the police for their unauthorized entry.   Your responsibility is to your client and you have to be firm.  I had that with an agent who lived in the same condo complex as my listing.  She kept claiming she contacted me...no such call log or text....she got the point.

Call them and let them know that the showing instructions require appointment. Very unprofessional, but I often give the benefit of the doubt first.  If it is a new agent, he/she may not have been well trained by their broker and are unaware of the importance of the showing instructions.

I would call them to ask why the instructions were not followed

Paul,

Call them and find out what possessed them not to follow directions.  A

I am with Fred Griffin - and I have reported agents who have done that. They were fined $200.  Agent showed up and accessed when my client was in the shower.  

I totally agree with Fred Griffin & Patricia Kennedy!  This behavior is becoming all too commonplace and needs to stop!

Phone call to that agent.

I would file a grievance. This is totally unacceptable, and a violation of the Realtor® Code of Ethics.

Paul S. Henderson, REALTOR®, Broker, Tacoma Washington These are your client's wishes. Read the agent the riot act for not reading the MLS printout.

Whatever you course of action... don't ignore it.  That's why that crap keeps happening.  Agents ignore the rules and get away with it, with no consequences.  

I would call him and failing some kind of good response would next talk to his broker.

Fred Griffin has covered all the bases!

I would call the agent, be perfectly pleasant (but passive aggressive, nonetheless) and ask what *I* could do to make the instructions more clear that no one was to enter the property without an appointment.  Depending on the response, I may then go to the broker, but not without lockbox shaming the agent first. 

Talk to the agent.

I would not handle the agent.

I WOULDinstall a CBS code or conceal the lockbox.

The place the rogue agent on 'The List."

I is helpful to know when you are dealing with a lose canon before hand.

Have a long chat directly with the agent and his broker. A Grievance would result if it happened afterwards.

Speak with them and call the broker - sounds like a violation of showing instructions to me

I would check to see if they had any questions, if interest in the property i may tone down my speech however if they say n interest, i would read them riot act, perhaps followed by a call to the managing broker

some agents march to their own drummer.... that agent may bring you an offer....there's no point in making the agent angry or defensive!!

I noticed that local agents really read private remarks or showing instructions. If you use supra, you can restrict it, so an agent get a code only during a call. 

Paul S. Henderson, REALTOR®, Broker, Tacoma Washington - trespassing! And that should not be acceptable!

Send them a polite email asking why they did not follow the showing instructions and copy their broker. If that does not get a response, that is a violation of MLS rules and should be reported to your MLS committe as a compliance issue.

Do you have the ability to block a specific agent?  or only give out the code upon request?

A similar home seller tries to retrict viewer it took him 69 days to sell a home that could have been sold in 5 days. If the seller wants to control hours and time he can control the lock box by leaving it out when wanted or give out his phone # for contact.  He can leave a note on the door by appointment only.....  If he wants to sell a home let the visitors have maximum opportunities and specify which day hour you will review all the offers if any.

I would start by speaking with the agent. Depending on the response there you may or may not want to contact the broker.

I would call him for sure.  Is the place vacate?

Hope the agents hustle pays off

Have a nice chat with the agent and limit access on lockbox.

It happens more often then not.  If it's something I need to enforce, I take the lock box off (which I've done).

i would jsut email a reminder first that onwer requested appt onlt which is in mls. If they show again without making appt, or respond with a smart ass relpy, report them.

I would have a talk with the agent saying records show they showed without scheduling an appointment and the instructions are to show with an appointment only. That is what the seller is expecting. Tell them to call and schedule next time. The agent will get the message, guaranteed.

Report them to the MLS for violating showing instructions - $500 fine here!

Unauthorized entries should be considered to be the same level as breaking an entering.

Definitely talk to them about the showing instructions and why it is so important to follow them. I would call their Broker if it became necessary.

If it's a first time offense, I would call, "apologize" for "missing" their call to make a showing appointment and ask for feedback. Feel them out and see how they react. Then let them know to call you anytime to make another appointment. 

I would call the broker & then tell the broker that if the seller prefers it you will call the police. It is tresspass in most states.