ETHICS
to showing instructions are not only
violating the REALTOR® COE, they are
violating the Article 6, Section 1 of the
Rules and Regulations of My Florida
Regional Multiple Listing Service:
All dealings concerning property
exclusively listed, or with buyers/tenants,
who are exclusively represented,
shall be carried on with the Listing
Participant/ User, and not with the
customer, except with the consent of
the Listing Participant/User or when
such dealings are initiated by the
customers. Appointments for showing
and negotiations with the owner(s)
of record for the purchase of listed
property filed with the MFRMLS shall
be conducted through the Listing
Participant except under the following
circumstances:
A. The Listing Participant/User gives
the cooperating Participant/User specific written authority to
show and/or negotiate directly, or;
B. If, after reasonable effort, the cooperating Participant/User
cannot contact the Listing Participant/User, the Listing
Participant, at their option, may preclude all further direct
negotiations. Reasonable effort is defined as two days excluding
weekends and federally recognized holidays after the
cooperating Participant/User sends the Listing Participant a
written request to show and/or negotiate the listing.
C. For purposes of this section, anything in writing which is
transmitted or delivered by hand, facsimile or electronic
means shall be deemed binding and sufficient.
“Showing instructions are provided in Matrix for a reason and
should always be followed,” reiterates Miller. “Plus, it’s worth noting
that Showing Time sends an e-mail notification to the listing agent
each time the home is accessed, and Supra notifies the listing
agent each time the lock box has been opened. There’s no getting
away with it; a listing agent will absolutely know that you’ve
entered the property.”
Accessing a listing without authorization for purposes other than
showings are violations of the COE and rules and regulations, as
well. Consider these scenarios:
• An inspector or pool service technician is leaving and gives you
the key.
• You allow the buyers to go into the property before closing, just
to let them clean up a little or to store belongings.
Entering a property without permission under ANY circumstances,
including the above, is a COE violation subject to consequences
that could include an automatic $500 administrative fee, fines of up
to $15,000, and required education classes.
Then there’s also the safety aspect. Agents who enter a home
without properly following the showing instructions do so at the
risk of encountering loose dogs, frightened and/or angry homeowners
with weapons, and activated security systems. More than
one seller has insisted on reimbursement for the cost of a false
alarm.
On a final note, remember that the Preamble of the REALTOR®
Code of Ethics states in part:
REALTORS®, therefore, are zealous to maintain and improve the
standards of their calling and share with their fellow REALTORS®
a common responsibility for its integrity and honor.
Whatsoever ye would that others should do to you, do ye even
so to them.
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