It's always the buyers choice but I shy away from them.

Only if they are very "wedded" to a particular home and if the listing agent tells me there just may be a bit of a concern with the current contract. Normally, my buyers just want to move forward and find another home.

Susan - I would say if the buyer is really in love with the home, I would go ahead and work with my client to write up a back-up offer. I have seen it happen more than once in my area, so it is possible.

At the same time, I would continue sending and showing them other homes, and if they find another they like, then we would rescind the back-up offer.

Too often this is the home the buyers fall in love with, and it closes with the first buyers.   I recommend not seeing them, unless listing agent says the contract is shaky.

It depends on whether the seller is taking back-up offers and whether the deal they have is strong.

If it is a good back up for sure.  Get that warm and cozy incase the first contract bust out.

sometimes It works - I tend to be the listing agent now rather than the buyer agent - and I encourage back up offers

Depends on why they want or need a back up.  Also the strength of the first offer...but generally no, we move on.

Eve

If they truly loved the house, met all of their requirements as I understand them; YES. 

We continue to look and I have in hand short of a date an addendum to rescind the offer.

Susan Emo it varies. I check with the listing agent and see if there is any chance of my buyers getting a 'second chance'!

I explain that it can work but it keeps them tied up on that house until they withdraw it. Most buyers want a sure thing and move on.

Don't play games.  For Multiple Offers, I tell them to Just give your highest and best.  If you don't get it, then you won't be kicking yourself for not going higher.As far as back-up offers, it is good for the Seller, but it could be a problem for the buyers.  If it's a house they have just gotta have, then that's good.  If it ties them up for other homes, then I discourage it, unless they have unlimited time to spend.

i don't encourage back up offers, but if buyers really loved the house, I'll check with LA and see if they are taking back-ups, and let them know we're still interested in case something goes wrong with first contract.

I'd generally continue to check in with the agent and see how the transaction is going.  If it starts to go sideways, I'd definitely suggest writing a back up.

Susan

It depends on the circumstances.  It is hard to say hypathetically.

I discourage them unless it's a short sale.

Absolutely - but make sure the verbiage is structured so that if the Seller becomes interested, the Buyer has the final "signature" - that way they can pursue other options in the meantime,

Hi Susan --- it depends on whether I'm representing the buyer or the seller.

In your example, representing a buyer I let them know that it puts them into a back-up position should buyer number 1 should cancel.  In California, there is no obligation for them and they can proceed at looking and making offers while in a back-up position.  

I have had buyers be successful and ultimately buy that home or I often think that it puts buyer 1 on warning that the seller has a back up buyer in place should they not complete their contractual duties as outlined.  

I had a buyer ask me this weekend about putting in a back-up offer.  I told them I'd keep an eye on the listing & asked the listing agent to let me know if anything fell through. 

Susan Emo In my experience most buyer won't put in a back up offer. They usually want to keep on looking. I've also had several agents call me to ask if they can put in a back up offer. Haven't seen one yet.

I tell them it is a slim chance.  I don't know what the percentage is of lost sales, but it has only happened to me once or twice.