What You Need to Know

As a result of the NAR settlement of the various class action lawsuits across the country, the HAR MLS is required to implement some rule changes, including the following:

 

-A written agreement, such as a Residential Buyer’s Representation Agreement, must be signed before you conduct a showing, in person or virtually, of a property that is for sale. (There are specific items that must be included in the agreement, which is why we are recommending you use an updated Buyer’s Rep Agreement.) (see Written Agreements FAQs)

 

– Any offer of compensation to the Buyer’s Agent must be communicated outside the MLS. (We will be required to remove all Compensation fields in the MLS and cannot allow any offers to be made in any other way using the MLS or any platform we operate.) All compensation fields were removed from the HAR MLS on August 16. (see Offers of Compensation FAQs)

 

– We have added a new field to the MLS to communicate the possibility of the seller making a contribution or concession toward buyer expenses, but the contribution may not be conditioned on paying broker fees. It is up to the buyer to determine how the contribution is applied. (see New MLS Field – Seller May Contribute to Buyer Expenses Up To: $_________ FAQs)

To read more of our most recent update, you may click HERE to read the complete email.

Frequently Asked Questions

Written Agreements

Q: Who will be responsible for enforcing the written agreements and ensuring all parties follow this new practice change?

A: The MLS will be responsible for enforcing the rule regarding written agreements, similar to how the MLS enforces other existing rules. If a violation is reported of the requirement of having a signed, written agreement in place prior to a showing, the Buyer’s Agent will be asked to provide a copy of the agreement with a date prior to the date of the showing. If it is determined that a signed, written agreement was not in place as required, there will be an automatic fine for $500 issued. If an issued fine is not paid, an MLS subscriber would have their MLS access suspended. Any agent scheduling a showing through ShowingSmart will be asked if they have a signed, written agreement in place at the time of scheduling the showing—or if they represent they will have one in place prior to the actual showing taking place. This will be asked whether scheduling online or on the phone.

Q: Will open houses be considered the first showing for unrepresented buyers and therefore require a signed Buyer Representation Agreement?

A: No. We do not believe that an unrepresented buyer at an Open House invokes the requirement of having a Buyer Representation Agreement in place.

Q: Can a listing agent show their listing without a Buyer Representation Agreement?

A: The Listing Agent may show a listing to an unrepresented buyer since they would not be seeking services from that Listing Agent who is already obligated to represent the interests of the seller.

Q: Are renters required to sign a Buyer/Tenant Representation Agreement before touring a rental property?

A: The settlement only deals with properties for sale on this issue of buyer representation, and it does not address rentals or change anything about needing a written agreement prior to showing a rental property. It would still be a smart idea to have a conversation with the client about how the agent will be compensated and have the Buyer/Tenant Representation Agreement signed.

Q: Does the requirement to use a written agreement before showings apply to commercial transactions?

A: No. The settlement and the practice changes it requires are focused on residential transactions, not commercial transactions or leases.

Q: What does it mean to tour a home?

A: Written buyer agreements are required before a buyer tours a home for sale listed on the MLS. Touring a home means when the buyer and/or the MLS participant, or other agent, at the direction of the MLS participant working with the buyer, enter(s) the house. This includes when the MLS participant or other agent, at the direction of the MLS participant, working with the buyer enters the home to provide a live, virtual tour to a buyer not physically present.

Q: Does the requirement for a written agreement with buyers mean that MLS participants and buyers must enter into a written agency agreement?

A: No. MLS participants and buyers will still be able to enter into any type of professional relationship permitted by state law. NAR policy does not dictate: what type of relationship the professional has with the potential buyer (e.g., agency, non-agency, subagency, transactional, customer), the term of the agreement (e.g., one day, one month, one house, one zip code), the services to be provided (e.g., ministerial acts, a certain number of showings, negotiations, presenting offers) or the compensation charged (e.g., $0, X flat fee, X percent, X hourly rate).

Q: If an MLS participant hosts an open house or provides access to a property, on behalf of the seller only, to an unrepresented buyer, will they be required to enter into a written agreement with those buyers touring the home?

A: No. The new rule will cover every type of relationship where an MLS participant is working with a buyer.

Q: Are written buyer agreements required when listing agents talk with a buyer on behalf of a seller only or as subagents of the seller?

A: No. If the MLS participant is working only as an agent or subagent of the seller, then the participant is not working for the buyer. In that scenario, an agreement is not required because the participant is performing work for the seller and not the buyer.

Q: Are written buyer agreements required in a dual agency scenario, when a single agent works both for the seller and for the buyer?

A: Yes. If an MLS participant is working as an agent for a buyer, a written agreement is required.

Q: Is a written agreement needed for new construction?

A: A written agreement is needed in order to show someone a property.

Q: Are written buyer agreements required in a designated agency scenario, when a single broker works both for the seller and for the buyer, and designates an agent to represent the buyer?

A: Yes. If an MLS participant is working as an agent for a buyer, a written agreement is required.

Q: Should active buyer agreements entered into before the MLS policy change be amended to make sure any compensation is not open-ended and is objectively ascertainable?

A: Yes. MLS participants working with a buyer after the effective date of the policy should take steps to ensure that the buyer has agreed to the necessary terms required by the settlement agreement.

Q: Should active listing or buyer agreements entered into before the MLS policy change be amended to include a conspicuous disclosure that compensation is not set by law and is fully negotiable?

A: MLS participants must make this disclosure, but active agreements do not need to be amended to accomplish this. MLS participants can do a separate disclosure to satisfy the requirement.

Q: Can buyers and buyer brokers rely on an offer of compensation that was on the MLS prior to the effective date of the MLS policy changes?

A: If the sales contract is signed before the MLS policy change, the buyer broker should be able to rely upon the offer of compensation even if closing occurs after the date of the policy change. But if the sales contract is not signed before the date the participant’s MLS implements the policy changes, the offer on the MLS will not be valid and buyers and buyer brokers may wish to protect themselves in writing with the listing broker or seller through a broker agreement or by including the offer of compensation in the sales contract.

Q: Is a written agreement needed for each house or one agreement for each client?

A: It depends on what is contained in that agreement, but you should only need one per client, unless you have listed specific addresses that the agreement would cover.

Q: Will listing agreements be shared with buyer’s agents and vice versa?

A: This is not needed under the terms of the settlement.

Q: Is a Buyer Representation Agreement enforceable?

A: Yes. It is a contract, so it is enforceable.

Offers of Compensation

Q: Are commissions still negotiable?

Yes. Compensation is currently negotiable and will continue to be negotiable. Compensation should always be negotiated between agents and the consumers they serve.

Q: Can offers of compensation be conveyed through channels other than the MLS?

A: Yes. Offers of compensation can continue to be an option consumers can pursue off-MLS through negotiation and consultation with real estate professionals. According to NAR, listing brokers could display an offer of compensation to a buyer agent on their own website or on social media. However, sellers can still offer buyer concessions (i.e. buyer closing costs) on the MLS.

Q: Can offers of compensation be displayed in ShowingSmart?

A: No, offers of compensation cannot be displayed in ShowingSmart or any other showing service that receives listings from HAR.

Q: Can the commission information be put in the agent notes/remarks?

A: No. Under the settlement, offers of compensation cannot be communicated through the MLS.  This includes attachments and all comments. Any mention of compensation in the MLS (which has been against the rules for years outside of the compensation fields) will be an automatic fine of $500 and the violating language will be immediately removed from the listing. If there are three violations with a 12-month period, the fine will be doubled for the third and subsequent violations.

Q: Can agents put a note in Agent Remarks directing agents to a website that will display the compensation for that particular listing?

A: No, however, there is a link to your company website displayed on the Matrix detail page.

Q: Can I add an attachment explaining compensation in the agent attachments section?

A: No. That would not be allowed as that is still an offer of compensation being made through the MLS.

Q: Can offers of compensation be displayed on an attachment with offer instructions?

A: No, not in Matrix.

Q: Can we add a field in the MLS that asks agents to enter how much the seller paid the buyer’s agent after the transaction closes?

A: This would still relate to compensation, so we cannot add this field.

Q: How will buyer brokers get paid now?

A: The types of compensation available for buyer brokers would continue to take multiple forms, depending on broker-consumer negotiations, including but not limited to:

-Fixed-fee commission paid directly by consumers

-Concession from the seller

-Portion of the listing broker’s compensation

Q: Does Standard of Practice 16-16 prohibit the negotiation of buyer broker compensation in a buyer’s purchase offer?

A: No. A buyer can always ask their buyer broker to make it a term of an offer to purchase that the seller pay certain compensation to the buyer broker.

Standard of Practice 16-16 prohibits a REALTOR® from attempting to modify the terms of a listing agreement through the terms of an offer because the listing agreement is a contractual matter between the seller and the listing broker. However, the seller and the listing broker may independently choose to amend the listing agreement or take any other action they deem appropriate based on the seller’s negotiations with the buyer. Standard of Practice 16-16 also prohibits a REALTOR® from delaying or withholding delivery of a buyer’s offer while attempting to negotiate a buyer broker compensation.

Q: What should listing brokers advise their clients about the prohibition of offers of compensation on an MLS?

A: Listing brokers should inform their clients that offers of compensation would no longer be an option on an MLS. This change will not prevent offers of cooperative compensation off an MLS. And it will not prevent sellers from offering buyer concessions on an MLS (for example – concessions for buyer closing costs). Compensation would continue to be negotiable and should always be negotiated between agents and the consumers they serve.

Q: Can a buyer request the listing broker to pay compensation to the buyer broker?

A: Offers of compensation could continue to be an option consumers can pursue off-MLS through negotiation and consultation with real estate professionals.

Q: Can a broker display offers of compensation on their brokerage website?

A: A broker may display offers of compensation for their listings only on their brokerage website. Offers of compensation will not be available in MLS provided data feeds.

Q: Can bonuses to agents be communicated in the MLS?

A: No, bonuses are considered compensation and cannot be expressed in the MLS based on the terms of this settlement.

Q: Can buyers and buyer brokers rely on an offer of compensation that was on the MLS prior to the effective date of the MLS policy changes?

A: If the sales contract is signed before August 17th, the buyer broker should be able to rely upon the offer of compensation even if closing occurs after the date of the policy change. But if the sales contract is not signed before August 17th the offer on the MLS will not be valid and buyers and buyer brokers may wish to protect themselves in writing with the listing broker or seller through a broker commission agreement or by including the offer of compensation in the sales contract.

Q: Will there be a field that shows if compensation was offered after a deal closes?

A: No, there will not as there never has been a field for that in the MLS. There will still be a fields to show repairs paid and closing costs paid by Seller. We will be monitoring this situation as it evolves and consider changes as issues arise.

Q: Will agents be able to view archived compensation information?

A: All mentions of compensation, either current offers or those from closed transactions, have been removed from the MLS as of August 16, 2024.

New MLS Field – Seller May Contribute to Buyer Expenses Up To: $________

Q: What can be included in the field?

A: Any dollar amount the Seller wants to indicate they may be willing to contribute toward Buyer expenses.

Q: Is the amount in the field binding?

A: No. The amount is an indication of the willingness of the Seller to offer something toward the Buyer expenses. Any amount would need to be negotiated as part of the final contract.

Q: What can the contribution be used for?

A: The Buyer has the sole discretion of how any contribution toward their expenses would be used.  They may use it for repairs, closing costs, interest rate buy down, etc.

Q: Are we allowed to enter a seller contribution to buyer expenses in the MLS?

A: Yes. The NAR settlement specifically allows for seller concessions to be offered to the Buyer as long as they are not conditioned on paying broker fees. The Buyer has the sole discretion of how any contribution toward their expenses would be used.

Q: What forms do I need the seller to sign before entering a potential contribution amount?

A: You will need to have the Note under Section 5 in the TR listing agreement (TR Form 1101) checked and TR Form 1412 – Seller’s Authorization to Release and Advertise Certain Information indicating the $ amount, signed by the seller.

Q: What if my seller may be interested in offering a contribution but does not want to enter an amount?

A: In Matrix you can use the existing choice in the “Financing Considered” field called “Seller to Contribute to Buyers Closing Costs”.  This field is also displayed to consumers on HAR.com.

Q: Will I be able to list which buyer expenses toward which the Seller is offering to contribute?

A: No. The field will only allow a dollar figure to be entered. The use of any contribution that is included in the final contract would be determined at the Buyer’s discretion.

Q: Is my seller obligated to enter an amount in this field?

A: No, this is an optional field and completely up to the seller.

Q: Will the field be searchable/sortable/exportable?

A: No.

Q: Will the field be displayed on HAR.com?

A: Yes. The dollar amount entered will be displayed near the top of every HAR.com listing that has something entered into the field.

Q: Will the field be visible to agents and consumers?

A: Yes. The field will be seen by agents and consumers alike.

Q: Can I enter anything except a dollar amount in the field?

A: No.

Q: When will the Seller Contribution field be available?

A: The field was added to Matrix on July 9, 2024.

Q: Can information about concessions to buyers be included in the agent remarks?

A: In addition to the newly-added field “Seller May Contribute to Buyer Expenses Up To $___” that allows you to express a fixed dollar amount that is highlighted on HAR.com, you will be able to write about concessions to buyers in the agent remarks so long as you do not make any reference to compensation or commission to the cooperating brokerage.

Practice Changes

Q: How does the NAR settlement impact HAR members/MLS subscribers?

A: There are two proposed rule changes that are part of the settlement. NAR has agreed to put in place a new rule prohibiting offers of compensation on the MLS. Brokers and agents will have to negotiate compensation directly with their client. Additionally, NAR will require agents to enter into written buyer agreements with their buyers before touring a home.

Q: When do the rule changes take effect?

A: Subject to the court’s approval, the deadline for MLSs to implement the required rule changes will be August 17, 2024.

Q: Do I have to be a member of NAR?

A: According to NAR rules under which we must operate, being a REALTOR means joining the national, state, and local associations. REALTOR® means member of the National Association of REALTORS®. Therefore, all REALTORS® belong to the National Association of REALTORS® and agree to abide by our Code of Ethics. In order to maintain REALTOR® membership, members must pay local, state, and national association dues and assessments. There is no ability to bifurcate membership between local, state, or national associations.

Q: Will this settlement impact my dues?

A: HAR dues will remain unchanged as they have for the last 20 years. When it comes to NAR dues, NAR says its dues will not go up in 2024 and 2025 because of the payment that is being made as part of the settlement.

Q: Will the policy changes impact any of the current forms being used?

A: Texas REALTORS® is updating its forms. Revised and new forms will be available in the Forms Library on June 24. These updates will ensure you comply with MLS policy changes when using Texas REALTORS® forms, increase transparency and clarity regarding broker compensation and provide flexibility for use with various business and compensation models.

Financing

Q: How will this impact VA loans since they do not allow the buyer to pay commissions?

A: On June 11, the VA announced a temporary policy allowing VA buyers to compensate their buyer broker directly while determining when a formal rulemaking process is necessary. NAR will continue to monitor and provide updates as they occur. The VA home loan guaranty program is a vital homeownership tool that provides veterans with a centralized, affordable, and accessible method of purchasing homes as a benefit they earned for their service to our nation. Under previous VA policies, veterans using the home loan benefit were prohibited from compensating their professional representative directly. This policy put VA buyers at a disadvantage in situations where offers of compensation are not offered from a seller, potentially forcing them to forego professional representation, choose a different loan product, or exit the market entirely.

Q: Does the settlement change access to mortgages for buyers?

A: No. Under the settlement, buyers still have the same options when it comes to compensating their real estate representatives. That is, the listing brokers can compensate the buyer broker, the seller can compensate the buyer broker, or the buyer can compensate their broker directly. Based NAR’s interpretation of current guidance, buyers should still be able to get financing from Fannie Mae, Freddie Mac, and the FHA under these scenarios. NAR is working to verify that this interpretation will hold. However, none of these agencies will allow the buyer to finance a commission into the mortgage at this time.

Q: Can real estate commissions be financed?

A: According to NAR, financing commissions is not feasible under the current structure of the residential mortgage finance system, and there is no clear short-term legislative or regulatory fix.

Other

Q: How does this settlement impact home buyers and sellers?

A: This settlement would preserve the choices consumers have regarding real estate services and compensation.
-After the new rule goes into effect, listing brokers and sellers could continue to offer compensation for buyer broker services, but such offers could not be communicated via the MLS. The settlement expressly provides that sellers may communicate seller concessions — such as buyer closing costs — via the MLS provided that such concessions are not conditioned on the use of or payment to a buyer broker.
  • -MLS participants working on behalf of buyers would be required to enter into written agreements with their buyers before touring a home. These agreements can help consumers understand exactly what services and value will be provided, and for how much.

Q: How does the settlement impact agents when handling rental properties?

A: The field for offers of compensation will no longer be allowed in the MLS, so an agent working with a renter would need to contact the property manager/owner/leasing agent to find out what, if any, compensation is being offered.

Q: Will the settlement change anything about how commercial real estate is practiced?

A: No. The settlement only deals with residential real estate. There are no changes that would be required for the commercial real estate industry as a result of the settlement.

Q: Will the policy changes impact existing listings or homes already under contract?

A: After the new rule goes into effect, listing agreements should be amended to reflect that offers of compensation cannot be communicated via the MLS. The settlement expressly provides that sellers may communicate seller concessions — such as buyer closing costs — via the MLS provided that such concessions are not conditioned on the use of or payment to a buyer broker.
  • -MLS participants working on behalf of buyers would be required to enter into written agreements with their buyers before touring a home. These agreements can help consumers understand exactly what services and value will be provided, and for how much.

Q: Does the settlement change the MLS rules for off market sales or pocket listings?

A: No. The MLS rules for off market sales or pocket listings are not impacted by the proposed settlement.

Q: How does the settlement impact intermediary?

A: Intermediary may be a practice that becomes more popular for a listing agent confronted with an unrepresented buyer who might accept the intermediary relationship for the one property transaction.

 

Q: Will HAR offer training/classes about the policy changes?

A: If you missed the webinars that covered an overview of the changes to the MLS, process and the contracts/forms, you may watch the recording HERE.
For a more in-depth review of the contracts/forms changes—and new forms—you may take the below course. We are waiving any fee for this course to ensure our subscribers are able to continue to do business without any hiccups. Additionally, you will receive 3 hours of CE for taking this below course.
If you have a minimum of 25 attendees, a broker/manager may also request to have one of HAR’s member outreach specialists come present the changes at your office by going to https://cms.har.com/remote-learning/ or by emailing remotetraining@har.com.

Q: How does the DOJ investigation impact the proposed settlement?

A: The DOJ investigation is a completely separate legal process from the proposed settlement, so it would have no impact on it. What it does mean is that there could still be practice changes down the road as a result of the DOJ investigation. However, there is a chance that the DOJ could oppose or concur with the current settlement depending on what it files, if anything, with the court that will ultimately approve the settlement or not.

Q: Where can I find more information about the NAR settlement?

A: You can find more information as well as FAQs on NAR’s website.

Q: Where can I find information about the NAR settlement in Spanish?

A: You can find more information in Spanish on NAR’s website.

Last updated August 19, 2024

Professional Development Resources

The Forms You Need to Know: Guide to New & Updated Forms (Course Recording)

Ready or Not, Change Is Coming - What You Need to Know (Webinar Recording)

Legal Updates from HAR

Resources

National Association of REALTORS®

The following information has been provided by NAR and does not necessarily reflect the views or legal positions of HAR or HRIS (MLS).

 

Find the latest information about the proposed settlement on NAR’s website HERE.

 

 

NAR’s FAQs about the settlement

Texas REALTORS®

The following information has been provided by TR and does not necessarily reflect the views or legal positions of HAR or HRIS (MLS).

 

Access information about compensation and the settlement on the Texas REALTORS® website HERE.

 

 

TR’s FAQs about the lawsuits