16 southern nevada realtor® • june 2005

Transcription

PAID ADVERTISEMENT
2
SOUTHERN NEVADA REALTOR® • JUNE 2005
Southern Nevada
REALTOR®
Table of Contents
6
Political Affairs
It’s Your Government...So Get Involved!
7 Professional Standards
Case 16-3: Almond Not In Violation
10
Interealty
Know Your MLXchange Home Page!
14
MLS
Property Management
I’d Rather Study Risk Reduction Than Practice
Damage Control!
16
WCR
In Washington D.C.
17
Commercial
Helping One REALTOR® At A Time
18
The Greater Las Vegas
Association of REALTORS®
1750 E. Sahara Avenue
Las Vegas, NV 89104
Phone: (702) 784-5000
Fax: (702) 784-5060
Website: www.lasvegasrealtor.com
Articles appearing in Southern Nevada
REALTOR® do not necessarily carry
endorsements of The Greater Las Vegas
Association of REALTORS® (GLVAR), its
Board of Directors or its Members unless
indicated as approved by the GLVAR.
Southern Nevada REALTOR® is edited
and produced exclusively by GLVAR.
Publications Specialist:
Michael Stopka
(702) 784-5006
Article Coordinator:
Nadine Morris
Tip of the Month
15
JUNE 2005
Technology Advisory Group
Mozilla Extensions
(702) 784-5004
Southern Nevada REALTOR® is printed
by Mervine Communications Inc.
Contact: Patrick Mervine
Phone: (702) 682-1066
Email: mervinecomm@cox.net
Paid Advertisements in the Southern
Nevada REALTOR® are not to be
construed as endorsement of the
advertiser, product or service by
The Greater Las Vegas Association
of REALTORS®. Publisher reserves
the right to reject or discontinue any
advertisement at its sole discretion.
For information on advertising in the
Southern Nevada REALTOR®, contact
Mike Stopka at (702) 784-5006, or via
email at mikes@glvar.org.
Annual Subscription Rate:
Non-members $25.00
WEBSITES AND HOTLINES:
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09
16
18
22
24
26
30
32
33
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GLVAR Welcomes New Employees
Featured Member Benefits Partners
RESPA Do’s and Don’ts
Information Bulletin
General Membership Meeting
Major PSF Contributors’ Appreciation Reception
FEATURE: Picture Perfect!
New Inductees
Home & Condo Sales Reports
Annual MLS Statistics
June/July 2005 Calendar
On the Cover:
House Photo Courtesy of Chris Hanna
Interior Inset Photos Courtesy of Cabo Media Group
National Association of REALTORS®:
Web Site: www.realtor.com
(to access realtor.org and over 1.2 million
New & Resale Homes)
Nevada Association of REALTORS®:
Web Site: www.nvar.org
Email: info@nvar.org
Nevada Real Estate Division:
Website: www.red.state.nv.us
Fair Housing Hotline:
(Robert Sadler, GLVAR)
Hotline phone #: (702) 733-7758
Legal hotline: (NVAR in Reno)
Hotline phone #: (800) 748-6999
Technology Hotline: (NVAR in Reno)
Hotline toll-free phone #: (866) 232-1836
President’s
Message
By Myrna Kingham
Hot Issues from Mid-year Meetings in D.C.
As you may know, NAR has been criticized in the press
and regulators over antitrust concerns and its Virtual
Office Website (VOW) policy. NAR, is now resolved to
stand up and fight back. It’s time to answer these
charges,” McDermott told REALTORS® on May 11,
2005, stating “The value of your livelihood is under
attack.” He committed on keeping banks out of real
estate pointing out that “…despite having more than
half of the House as co-sponsors, NAR has never been
invited to testify on the bill before Oxley’s committee
(House Committee on Financial Services), nor has the
bill been taken up in the House, because of Oxley’s
opposition.”
The U.S. Department of Justice (DOJ) is clearly stepping up its investigation into alleged antitrust behavior
in different parts of the country. In Kentucky by
charging the Real Estate Commission is limiting
competition among real estate brokers by preventing
brokers from offering rebates and other inducements to
consumers. In Oklahoma the DOJ has urged the state
legislators to reject a proposed bill that could eliminate
some discount brokerages models. Several other states
are considering similar rules requiring real estate
brokers and agents to provide a minimum level of
service to consumers.
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For the past 15 months, the DOJ has been investigating
and studying NAR’s proposed VOW policy that gives
control of their listings on other brokers’ VOWs.
Recent rumors spread that the DOJ was prepared to file
a lawsuit against NAR, but Laurie Janik, General
Council of NAR, announced at the Mid-year NAR
meetings in Washington that “…she was told by DOJ
officials that a lawsuit against NAR has not been
authorized yet by the department and negotiations will
continue.” A compromise is being discussed that would
blend key provisions of NAR’s two existing Internet
listing display policies (IDX and VOW) into a single set
of rules governing both internet displays of listings.
I was pleased to see our NAR leadership stand up for
causes that affect the way we do business, fighting for
our right to control our businesses. It is clear to me that
our brokers and members want and need an Internet
policy to allow promotion listings and to generate leads.
President Myrna Kingham can be reached by emailing
myrnakingham@aol.com
From the Desk of the
Executive Vice President
By Irene Vogel
Health Care for REALTORS®
A Call to Action went out asking all NAR members to
contact their U.S. Senators via the NAR Action Center
(naractioncenter.com) and urge support of SB 406, the
Small Business Health Fairness Act of 2005. If the Act
becomes law, small businesses and self-employed
workers would be able to band together through
membership in a trade or professional association such
as NAR and negotiate lower health insurance costs for
participants. I urge you to send an email to our legislators asking for their support.
Protect Your Commission
I still maintain that buyers and/or sellers are willing to
pay for great service. It is our job to make sure they are
aware of what we offer them and why they should work
with us from start to finish in all aspects of the transaction. Here are some tips that may be useful according to
Bernice Ross from Inman News.
1. Shift your focus from image marketing to focusing
exclusively on the customer service experience. The
battle is really about winning the consumer, not selfpromotion.
Photographer: Jim K. Decker, Las Vegas Review-Journal
These are just a few suggestions…but seriously
consider implementing them. They will affect your
bottom line.
Focus Groups
Your MLS Committee and your Board of Directors will
be conducting some focus groups to address issues
confronting MLS and impacting the residential real
estate brokerage industry. If you are interested in participating please contact me at (702) 784 5010 or email me
at irene@glvar.org.
2. If you are a manager or broker/owner, periodically
go with your agents on listing consultations to determine what really is happening in the field. Provide
training where needed.
3. Focus on improving communication. Eighty-four
percent of consumers say the primary reason they
did not hire their previous agent to represent them
was that the agent was slow to respond. In fact,
when agents do respond to email inquiries, 70% of
the agents take two days to respond, and 58% do not
respond at all.
4. Master the fundamentals. Training is essential. Seek
training on web marketing and look to other industries to learn more about creating customers for life.
Take advantage of all the educational classes offered
at GLVAR…especially our designation courses.
Executive Vice President Irene Vogel can be reached by
calling (702) 784-5000 or by emailing irene@glvar.org
Want lunch or dinner on us?
As you read the SNR, watch for your license number.
If you find your license number hidden within an article,
call the Association and let me or Nadine Morris know.
You will then receive a gift certificate for lunch or dinner
at a local restaurant.
5. Shift your advertising dollars from print to online.
Use print to drive the potential clients to your
website.
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Southern Nevada
REALTOR
JUNE 2005
PRESIDENT
Myrna Kingham, ABR, CIPS
myrnakingham@aol.com
®
Political Affairs
It’s Your
Government...
So Get
!
d
e
v
l
o
v
In
PRESIDENT-ELECT
Linda Rheinberger, MBA, ABR, CRS,
LTG, SRES
lindar@lvcoxmail.com
VICE PRESIDENT
Devin Reiss, GRI, ABR
devinreiss@earthlink.net
TREASURER
Patty Kelley, CRS, LTG, PMN
pattykelleyltg@yahoo.com
IMMEDIATE PAST PRESIDENT
Lee K. Barrett, ABR
c21barrett@aol.com
EXECUTIVE VICE PRESIDENT
Irene Vogel, LTG
irene@glvar.org
DIRECTORS:
MLS DIRECTOR
Andrew Maline
andy@1-2-3realty.com
CALV PRESIDENT
Richard Lybbert
lybpar72@cox.net
Paul Bell
wpbell@aol.com
Honey Borla, GRI
c21honeyb@cox.net
Nitsa Filios, CRS, GRI
nitsalv@aol.com
Bob Hamrick
bobh@cbvegas.com
Sue Naumann, CRS, GRI
sue@tsunamiproperties.com
Mary Owensby
moshomes4u@aol.com
Neil Schwartz
nrschwartz@earthlink.net
Mark Stark, CRS, GRI, LTG, CRB
marks@americanagrp.com
Red Wallin
c21express@msn.com
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By Kipp Cooper and Mike Levin, Government Affairs Directors
As REALTORS®, meeting people and
building new relationships is more
than just a nicety of the business: it is
an essential part of ensuring your
future financial and personal success.
Many of us are involved with a host
of charities and community organizations. But how many of us consider
volunteering on a city or county
committee or board?
Each year, dozens of positions on
these boards and advisory commissions go unfilled due to a lack of
volunteers and capable candidates.
Many of them deal with community/
economic development, housing
authorities, comprehensive planning,
parks and recreation, etc., and make
key recommendations to our elected
officials that often times can have a
dramatic effect on our quality of life.
Who better than REALTORS® to be
providing input in these discussions?
You interact with thousands of poten-
tial buyers and sellers each year,
discovering their likes and dislikes.
You have a direct link and understanding of what truly makes a
community feel like home for thousands of people. That information is
very important to share.
As part of our REALTORS® Active
in Politics (RAP) program, our goal is
to identify all of our members
currently serving on city and county
boards and advisory commissions as
well as assist those interested in
applying for appointments as they
become available.
Please
go
online
to
http://www.lasvegasrealtor.com/site/
political.asp?type=calltoaction and
fill out our brief questionnaire. This
information will be used to identify
future committee appointments in the
various cities and counties that may
be of interest to you and to find out
which of our members already sit on
boards and committees.
Professional Standards
CASE 16-3:
Almond not in violation
for mailer to his farm area
Source: NAR Professional Standards Interpretations
REALTOR® Almond, a residential broker, worked
in a market area that included an attractive suburb of
a large city. At the time REALTOR® Almond
launched a new advertising program, there were a
number of houses for sale in the neighborhood listed
exclusively with other REALTORS®, each having the
respective listing broker’s sign on its front lawn.
Working with his advertising agency, REALTOR®
Almond developed a special brochure describing the
service of his offices and soliciting clients. The format
of the brochure was designed so that it could be hung
over a door knob, and a commercial distribution
service was employed to hang one of these brochures
on homes in REALTOR® Almond’s market area.
In the course of distributing REALTOR® Almond’s
brochures, the commercial distribution service
placed a brochure on the front door of every house in
REALTOR® Almond’s market area, including
houses that had other REALTORS®’ signs in the
front yard. Several of the REALTORS® whose
clients received REALTOR® Almond’s brochures
filed complaints with the Board against REALTOR®
Almond. The Grievance Committee considered the
complaints and referred them to the Secretary to
schedule a hearing by a Hearing Panel of the
Professional Standards Committee, at which time all
of the complaints would be considered. The
complaints charged REALTOR® Almond with
unethical conduct in failing to respect the exclusive
agency of other REALTORS®.
At the hearing, REALTOR® Almond defended his
action by saying that the distribution of his advertising brochures was widespread in nature; that it had
been carried out by a commercial distribution
service; and that it was of the same nature as radio or
television advertising or a general mailing that might
come to the attention of some clients having exclusive
listing contracts with other REALTORS®.
The Hearing Panel’s decision noted that
REALTOR® Almond, in designing his advertising
campaign, did not direct his brochures to property
owners whose identity had come to REALTOR®
Almond’s attention through information disclosed by
other REALTORS® consistent with their ethical
obligation to cooperate with other brokers under
Article 3 of the Code of Ethics; e.g., through a “for
sale” sign or through information disseminated
through a Multiple Listing Service. Rather,
REALTOR® Almond’s advertising campaign was
directed in an indiscriminate manner to all property
owners in a given geographical area. Furthermore,
the medium REALTOR® Almond chose for his
advertising campaign was a written brochure, which
property owners could examine or discard as they
saw fit. The panel determined that this form of
communication does not harass a property owner, as
would telephone calls or direct personal contacts.
The Hearing Panel, therefore, held that REALTOR®
Almond’s advertising campaign did not violate
Article 16 of the Code of Ethics.
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Welcomes
New
Employees
Phyllis TuckerDeanne Rymarowicz
Phyllis Y. Tucker, CPA, MBA, started as our new
Chief Financial Officer at the end of April. Mrs. Tucker
has been the President of Williams & Tucker
Accountancy Corporation in Long Beach, CA, since
1990; she still operates the Long Beach office via
videoconferencing and a virtual private network.
assisting in the development and implementation of
new educational program relating to risk reduction. She
will not provide legal advice to our membership; our
members can continue to call NVAR’s Legal Hotline
for free legal assistance at 1 800 748-6999.
Her impressive experience in accounting and business
management also includes Revenue Agent with the
Internal Revenue Service, Accounting Manager for a
local municipality, and Accounting Department
Manager for a Fortune 500 company.
Ms. Rymarowicz comes to us with great experience
from working as a Deputy Attorney General for the
State of Nevada, a Senior Associate at Wadhams &
Akridge, P.C., Associate with Hoskin, Graham &
Wilde, and Publications Director for the Clark County
Bar Association.
Mrs. Tucker received her MBA from the University of
Phoenix, and her Bachelor of Science (with Distinction)
in Business Administration from California State
University Dominguez Hills. She has been a CPA in
California since 1979 and in Nevada since 2003.
She is the recipient of numerous awards, including
Martin P. Dowling Volunteer of the Year (2004),
Outstanding Director from the Clark County Bar
Association (2003), and Distinguished Service Award
from the Clark County Bar Association (1996).
Mrs. Tucker recently relocated to Las Vegas from Long
Beach, CA, with her husband of 41 years, James. She
has two grown children and five grandchildren.
A graduate from Drake University Law School in Des
Moines, IA, Ms. Rymarowicz also holds a B.A.
(Summa Cum Laude) from the School of Journalism
and Mass Communications, Drake University.
Deanne M. Rymarowicz came on board as our Staff
Attorney at the beginning of May. Her role at GLVAR
will be to educate and inform GLVAR members on
topics which are of particular significance to you. She
will also pen the monthly Legal Corner in the SNR, and
welcomes your input in what issues you would like to
learn more about. In addition, Ms. Rymarowicz will be
A native of Indiana, Ms. Rymarowicz has been a resident of Las Vegas of 11 years. She enjoys entertaining,
home improvement projects and traveling. She is fluent
in French and Italian.
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Mrs. Tucker and Ms. Rymarowicz can be
reached by calling GLVAR at (702) 784-5000.
Major Contribution
to the Yvonne Vander
Heiden Library
By JR McElhone
Mr. and Mrs. Casebier recently donated REALTOR®
Carl Volkmar’s extensive Commercial Real Estate
Library to our Association. This contribution doubled
the size of our collection.
The library offers our members the use of two
computers to access MLS, the latest books from the
REAL Store, free tapes and VHS tapes of the likes of
Danielle Kennedy, Floyd Wickman, and Mike Ferry.
Books and tapes may be checked out.
June’s Featured Member
Benefits Partners
Looking for discounts on printing services?
These printers have agreed to offer
GLVAR members discounts!
Consolidated Reprographics
www.consrepro.com
Reprographic services, duplication services, color,
equipment, supplies and onsite services. Consolidated
Reprographics offers a 25% discount on all services to
GLVAR members. Contact Mike Moran at (702) 361-0668
for more information.
CopyMax
Mr. and Mrs. Casebier invites us to join their organization, Mojave Desert Heritage and Cultural Association,
which comprises over 800 individuals dedicated to the
preservation of the Mojave Road and its history, with
camping and field trips that create lasting memories.
2837 S Maryland Pkwy
Never pay retail again on your digital printing needs!
GLVAR and CopyMax have joined together to offer
GLVAR members the complete solution to their digital
printing needs. Save up to 50% off retail prices.
Contact Larry Steiner at (702) 732-0291.
Diversity Printing
3401 W Sirius Ave, Ste 10
Save 10% on letterheads, envelopes, business cards,
brochures, flyers, business forms, postcards and all
other printing material. Contact Reggie Waters at
(702) 871-4057 for more details.
Image 2000
Advanced Imaging Solutions
www.ais-now.com
Color and black/white copiers and printers; document
storage software/solutions. All GLVAR members get a
10% discount. Call Nick DeAscentis at (702) 951-4247,
ext. 8101.
BE ON THE LOOKOUT!
From Left to Right:
Myrna Kingham, Mr. and Mrs. Dennis G. Casebier, Irene Vogel.
Do you know of a vendor who is willing to offer our
members a great discount on their products or services?
Are they interested in becoming a Member Benefits Partner?
Have them contact Amber DuPont
at (702) 784-5000 for an application packet.
9
Interealty
Know Your MLXchange Home Page!
By Kathy Heaney, Interealty
Much of our job is pointing out things on the MLXchange screen. For example, how many folks know
that you can get to Listing Maintenance directly from the Home Page of MLXchange?
We thought we’d highlight the areas where we have many questions from REALTORS®.
1. This is where you can manage your Prospecting or Saved Searches. For example, if you get a notice
that one will expire and you want to extend it, or if you want to delete one, you can do so right here.
2. A quick way to look up a listing. Enter the address or street name, ML number or group of ML
numbers. Simply separate multiple ML numbers by commas. Do not put a comma at the end of the
last number.
3. Go directly to Listing Maintenance to add or modify. Also a link to upload your images.
4. A vast number of resources are located here. Some of them are: the MLS area map, email GLVAR
or Interealty support, additional training manuals, and a link to the Clark County School District’s
website (so you can look up the schools for a particular address).
1
2
3
4
If you have any questions, you can email us at LasVegasSupport@interealty.com or call (702) 7350478. You may also drop in one of our Open Labs on Monday OR Friday, 9:00 am to 11:00 am or 1:00
pm to 3:00 pm, at our office: 1785 E Sahara, Suite 150, Las Vegas.
10
MLS Tip of the Month
MLS
A Public and a Private ID are assigned to each MLS member
when they join the MLS. That MLS member’s Private ID
(Password) shall not be shared, disclosed or allowed to come
into the possession of any other person.
Disclosure of a Private ID that results in access to the MLS
system by an unauthorized third party (i.e. any person other
than the broker and his/her agent is a “third party”), whether
such disclosure is the result of intention or negligence, constitutes a violation of the MLS Rules and Regulations. The
member shall be subject to sanctions per Section 7.3 of the
MLS Rules and Regulations.
Public
and
Private
ID’s
A MLS member has the ability to change his/her MLS password by going to www.LasVegasRealtor.com /
login / select change “Change my profile information” / select “Change password” and make the change.
If a member feels his/her Private ID has been compromised, he/she needs to change his/her ID immediately! If you need assistance, please contact GLVAR’s MLS Department at (702) 784-5050, and we will be
happy to assist you in changing your Private ID.
11
Property Management
You and your client are in a relationship that can only
be mutually profitable if it lasts for more than a year or
two. If your property management client doesn’t trust
you, there’s probably a good chance he or she may not
be very trustworthy. Don’t risk the headache of a bad
relationship. You can easily decline the property, no
matter how nice it is, if you have a bad feeling about the
By Desiree “Dee” Sweet, Property Management Committee Member
owner. When you go out to interview for a property to
manage remember that while the owner of the property
is interviewing you, you are also interviewing him or
her! Don’t hold anything back. Tell the whole truth.
Explain the good parts, the bad parts, the pitfalls and
problems of property management. You don’t want a
client coming to you three months down the road
saying, “You never told me about —.” In management,
you need to lay it all out—warts and all. If the house
looks like it’s been used hard and badly and needs to be
cleaned, painted, polished, and shampooed—tell the
client! You don’t need to know how much it would cost
to make the house rent-ready, but you do need to know
people who can do the work well and reasonably.
Houses in top condition attract top notch tenants and
rent more quickly.
I’d Rather Study Risk
Reduction Than Practice
Damage Control!
Recently, risk reduction has become a hot topic. In the
field of property management, it’s always been a
subject at the forefront of what we do. Risk reduction in
property management has to do not only with careful
tenant screening, but also with careful client screening.
If you contract with a client you don’t like or don’t trust,
who do you suppose is going to be the most unhappy? You
or your client? My guess would be both of you. Equally!
In sales, as I understand it, some of your clients are in
your life for six to eight weeks. After that you shake
hands and say good bye and you might reconnect with
that client again on his or her birthday, during the holidays, or when they are considering another purchase. In
property management, it’s very much like a marriage.
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Tenant screening is also very important (Duh!
Everybody knows that!). These days, with as many new
people as there are coming into our valley, we need to
be especially careful about to whom we rent. The old
red flags still apply, but add to these the prevalence of
drug abuse and the increased crime statistics. Identity
theft has become a very serious problem and can be
difficult to detect. Reduce your risk by taking every step
you know in screening prospective tenants. Don’t just
meet with them, pronounce them nice, pat them on the
head and move them in! Check their credit. Verify their
employment. Contact at least two prior landlords. If
stuff on their credit report doesn’t match what they’ve
put on their applications, dig deeper. If they have a
history of property damage and late rents with a
previous landlord, they’ll probably have the same with
you. Sometimes it makes more sense to allow a disinterested third party to make the decision of “to rent or
not to rent.” All of us have a tendency to form opinions
and impressions, good or bad, of people we have met or
talked with briefly. When you are evaluating a prospective tenant, use a scoring form or some sort of written
criteria. Do not rely on instinct or your ability to read
people. Let’s face it, damage control really begins with
risk reduction. Reducing your risk is a way to minimize
your damage.
RRGTM Graduation
Luncheon
By Nadine Morris
Ten REALTORS® received their RRG™
Certification at GLVAR’s first RRG™
Graduation Luncheon on May 4, 2005.
Sixty-two others are currently in the process of
completing the Certification.
This the Risk Reduction Graduate Society was
established in June 2004 and is GLVAR’s first
Certification Program. Risk reduction is one of
the hottest issues facing the real estate industry
at this time and the Risk Reduction Graduate™
program is designed to help REALTORS®
minimize the risk in this risky business.
To find out more about this exciting new
Certification Program, contact Nadine R.
Morris, RRG™ Coordinator, by phone at (702)
784-5004 or by email at Nadine@glvar.org.
From left to right: Lisa Garcia, Jaycob Garcia, David Talbot, Lisa Morris,
Lee Barrett, Sue Kamjorn, Harry Hall, Mel Schneider, Norm Cook
Affiliate Lunch & Learn
Sponsored by: Financial Independence Group
Class:
“The Secrets of the
Successful Investor”
Instructors: Steve Budin, JD, CFP,
and Channel 3 Financial Expert
Join us for lunch and learn how to better understand the world of investing!
Wednesday, June 15, 2005 11:30 AM – 1:00 PM
1750 E. Sahara Avenue, Las Vegas, NV 89104
Reservations are required as seating is limited. This is a non CE class. Cost for lunch and class is $5.
Please register at WWW.LASVEGASREALTOR.COM
or call (702) 784-5000 no later than Friday, June 10th, 2005.
13
WCR
WCR in
Washington DC,
in May
By Cheryl Smith, President, WCR Las Vegas Chapter
WCR held its mid-year convention in Washington, DC,
in May. It was an event the executive officers of Las
Vegas WCR attended. During these meetings, we were
able to participate in different workshops and the information gathered will benefit our membership. Each
officer will be able to bring new thoughts and ideas they
learned from other chapter members and utilize those in
our chapter meetings and fundraising events.
Our June 2 WCR breakfast meeting will feature
Kipp Cooper, Government Affairs Director at GLVAR,
giving us the news on what the legislature has done in
Carson City and the impact it will have on us. This is
always information you need to know and information
your clients will be glad you are able to provide. Kipp
will also inform us of what not only is happening in our
state, but locally and nationally that will affect us
as REALTORS®.
Summer has arrived and as WCR knows, it is a busy
time for all in our industry, and because of this we will
not have any meetings during July or August. This will
give all an opportunity to enjoy their vacations, family
and be ready for our September 1 breakfast meeting. I
am very excited about this meeting because as a broker
I am always looking for risk reduction, and this meeting
will feature a program by American Home Shield and
attorney Mr. Michael Stoberski, who handles many
issues related to E & O claims.
Meetings are held at Cili’s Restaurant, 5160 S Las
Vegas Blvd, conveniently located off I-15 and the 215
beltway. Our breakfast meetings begin with networking
at 7:30 am and meetings beginning at 8:00 am. Cost for
members is $30; for non-members and guests, it is $35.
The May fashion show was a fun-filled event offering
us all the latest in fashion wear and the opportunity to
just enjoy. Events such as this help us fund our chapter
for leadership development. This is an important role of
our organization. Myrna Kingham, current GLVAR
President, was previously a President of WCR. The
same is also true for Linda Rheinberger, GLVAR’s
President-Elect, as she also served as a President of
WCR. Women’s Council of REALTORS® provides
training, networking, education and the ability to build
your leadership skills.
14
You can easily register for a meeting by calling the RSVP
hotline at (702) 940-8739 or visit www.wcrLasVegas.org
and make your reservation online. Our website also has
information about upcoming meetings, events and
membership. You can also contact Nancy Anderson, VP of
Membership at (702) 521-3499 or nancanders@aol.com
for more information. If you have any questions, please
contact me at cherylsmith@realtyexecutives.com or call
me at (702) 873-4500. All of us at WCR hope to see
you soon.
Commercial
CALV and Professional Standards:
Helping One REALTOR® at a time
By Michael Belnick, CALV Board of Directors
Many people have asked, as a member of Commercial
Alliance Las Vegas (CALV), what benefits they receive.
This question always stands out to me as: what will help
me as a REALTOR® in the field? As we all know, real
estate is a tough line of work that requires a broad range
of knowledge, but sometimes knowledge isn’t enough
and, as a division of GLVAR, CALV is able to offer you
the services of the Professional Standards Department.
They help with REALTOR® concerns by providing the
options of arbitration or mediation, a must to those
active in the field. Some may question: how is this a
benefit to me? Well, here is an example of true story
that these services could have greatly helped with. (The
names have been removed for privacy and security)
Agent 1 showed Property #1 to his client, XYZ &
Associates. That same day, a purchase agreement was
drafted and executed by the buyer and was personally
delivered to Agent 2 of ABC Real Estate at approximately 2:00 pm.
After several attempts to follow up with the listing
agent, two days later, Agent 2 informed Agent 1 that the
property was sold.
Recently, Agent 3 had moved companies and contacted the
seller to follow up on a listing agreement that was sent
prior to him joining the new firm. The seller explained to
Agent 3 that the property was sold for $1,250,000.
$1,500,000 offer. When he spoke to the seller the same
day, he replied that he had never received that offer and
was unaware of it at all.
At this time Broker 1 was informed of these events.
Later, Broker 1 contacted Broker 2 of ABC Real Estate
and informed him of the situation. Broker 2 wanted to
investigate the situation and get back to Broker 1.
Broker 2 called Broker 1 back the same day and
informed him a deal in principle was done, and it was
simply just getting the paperwork signed off. Broker 1
questioned Broker 2 if this was a dual agency. Broker 2
informed Broker 1 that there was no broker involved
and that his Agent 2 represented the seller in this case.
Broker 1 informed Broker 2 that in his opinion, Broker
2’s agent acted inappropriately and, according to
Nevada law, all written offers must be submitted to the
seller, so that the seller could make his own decisions
rather than the agent.
As you can see this case is far from over and if the
parties involved were CALV members they could use
Professional Standards instead of possibly an expensive
court battle.
In the end, CALV and GLVAR provide services for our
members and that means helping them in all areas.
Interested in becoming a member of CALV? Contact
Stevie George, CALV Administrator, at (702) 784-5031
and become a member today!
Agent 1 and Agent 3 together have a history with this
property from when Agent 3 previously had the property listed while employed at the other firm. Agent 1,
through the same buyer, previously made two offers
through Agent 3. It is not clear why the buyer’s offer
was not accepted at that time.
Agent 3 and Agent 1 sit close together in the office. In
passing, Agent 3 mentioned to Agent 1 that the property
they had tried to sell previously sold for $1,250,000.
Agent 1 informed Agent 3 that he had presented an offer
for the property prior to the sale for $1,500,000.
Because of Agent 3’s prior relationship with the seller,
he felt compelled to see if the seller had seen the
TIP OF THE MONTH
By Stevie George, CALV Administrator
Unlimited photo attachments! As a member of
CALV you have unlimited photo attachments to your
listings. Choose the advance profile when entering your
listing and select the images option. You can download
as many photos of the commercial property as needed.
15
RESPA
Do’s and Don’ts for
Real Estate Brokers and Agents
The Real Estate Settlement Procedures Act (RESPA)
Real estate brokers and agents must comply with the Real
Estate Settlement Procedures Act (RESPA). Violators of
RESPA may receive harsh penalties, including triple
damages, fines, and even imprisonment. While the enforcement of RESPA by the U.S. Department of Housing and
Urban Development (HUD) has been dormant in the past,
HUD has stepped up its efforts in this area in the past 18
months. HUD hired new staff and entered into a contract with
an investigation firm in Arlington, VA, to conduct onsite
reviews to monitor conformity with RESPA. Now, more than
ever, real estate brokers and agents must ensure they are
complying with RESPA.
1. Entities Subject to RESPA
Services that occur at or prior to the purchase of a home are
typically considered settlement services. These services
include title insurance, mortgage loans, appraisals, abstracts,
and home inspections. Services that occur after closing
generally are not considered settlement services.
• RESPA covers, among others:
– Real Estate Brokers and Agents
– Mortgage Bankers and Mortgage Brokers
– Title Companies and Title Agents
– Home Warranty Companies
– Hazard Insurance Agents
– Appraisers
– Flood and Tax Service Providers
– Home and Pest Inspectors
• RESPA, however, does not apply to:
– Moving Companies
– Gardeners
– Painters
– Decorating Companies
– Home Improvement Contractors
2. RESPA Prohibitions
• RESPA prohibits a real estate broker or agent from
receiving a “thing of value” for referring business to a
settlement service provider (SSP), such as a mortgage
banker, mortgage broker, title company, or title agent.
• RESPA also prohibits SSPs from splitting fees received for
settlement services, unless the fee is for a service actually
performed.
3. Exceptions to RESPA’s Prohibitions
Not all referral arrangements fall under RESPA’s referral
restriction. In fact, RESPA and its regulation feature a
number of exceptions. Three examples are:
• Promotional and Educational Activities
16
Source: NAR
– Settlement service providers, such as mortgage bankers,
mortgage brokers, title insurance companies, and title
agents, can provide normal promotional and educational
activities under RESPA.
– These activities must not defray the expenses that the real
estate broker/agent otherwise would have had to pay.
– The activity cannot be in exchange for or tied in any way
to referrals.
• Payments in Return for Goods Provided or Services
Performed
– A real estate broker or agent must provide goods, facilities, and services that are actual, necessary, and distinct
from what they already provide.
– The amount paid to a real estate broker or agent must be
commensurate with the value of those goods and services. If the payment exceeds market value, the excess will
be considered a kickback and violates RESPA.
– The payments should not be “transactionally based.” A
payment for services rendered is transactionally based if
the amount of the payment is determined by whether the
real estate broker/agent’s services resulted in a successful
transaction. Payments may not be tied to the success of
the real estate broker/agent’s efforts, but must be a flat fee
that represents fair market value.
• Affiliated Business Arrangements
– Real estate brokers and agents are permitted to own an
interest in a settlement service company, such as a mortgage brokerage or title company, so long as the real estate
broker/agent:
- Discloses its relationship with the joint venture
company when it refers a customer to the mortgage broker or title company;
- Does not require the customer to use the joint
venture mortgage broker or title company as a
condition for the sale or purchase of a home; and
- Does not receive any payments from the joint
venture company other than a return on its ownership interest in the company. These payments
cannot vary based on the volume of referrals to
the joint venture company.
– The joint venture mortgage broker or title company must
be a bona fide, standalone business with sufficient capital,
employees, and separate office space, and must perform
core services associated with that industry.
4. Examples of Permissible Activities and Payments
• A title agent provides a food tray for an open house, posts
a sign in a prominent location indicating that the event was
sponsored by the title agent, and distributes brochures
about its services.
RESPA
• A mortgage lender sponsors an educational lunch for real
estate agents where employees of the lender are invited to
speak. If, however, the mortgage lender subsidizes the
costs of continuing education credits, this activity may be
seen as defraying costs the agent would otherwise incur,
and may be characterized as an unallowable referral fee.
• A title company hosts an event that various individuals,
including real estate agents, will attend and posts a sign
identifying the title company’s contribution to the event in
a prominent location for all attending to see and distributes
brochures regarding the title company’s services.
• A hazard insurance company provides notepads, pens, or
other office materials reflecting the hazard insurance
company’s name.
• A mortgage brokerage sponsors the hole-in-one contest at
a golf tournament and prominently displays a sign
reflecting the brokerage’s name and involvement in the
tournament.
• A real estate agent and mortgage broker jointly advertise
their services in a real estate magazine, provided that each
individual pays a share of the costs in proportion with his
or her prominence in the advertisement.
• A lender pays a real estate agent fair market value to rent
a desk, copy machine, and phone line in the real estate
agent’s office for a loan officer to prequalify applicants.
• A title agent pays for dinner for a real estate agent during
which business is discussed, provided that such dinners are
not a regular or expected occurrence.
5. Examples of Prohibited Activities and Payments
• A title company hosts a monthly dinner and
reception for real estate agents.
Continued
• A mortgage broker pays for a lockbox without including
any information identifying the mortgage broker on the
lockbox.
• A mortgage lender provides lunch at an open house, but
does not distribute brochures or display any marketing
materials.
• A hazard insurance company hosts a “happy hour” and
dinner outing for real estate agents.
• A home inspector pays for a real estate agent to go to
dinner, but does not attend the dinner.
• A title company makes a lump-sum payment toward a
function hosted by the real estate agent, but does not
provide advertising materials or make a presentation at the
function.
• A mortgage broker buys tickets to a sporting event for a
real estate agent, or pays for the real estate agent to play a
round of golf.
• A title company sponsors a “getaway” in a tropical location, during which only an hour or two is dedicated to
education and the remainder of the event is directed
toward recreation.
• A mortgage lender only pays a real estate agent for taking
the loan application and collecting credit documents if the
activity results in a loan.
Before you undertake any activity with a SSP or accept any
payments, goods, or services from a SSP, you should speak
with an attorney familiar with RESPA and make sure the
activity complies with state and local laws. Some of these
laws prohibit activities that are otherwise permissible under
RESPA.
2005 NVAR REALTOR® of the Year and
2005 Nevada Distinguished REALTOR® Award
Deadline for nominations: Post marked date of June 30, 2005
The NVAR REALTOR® of the Year (ROTY) award and the Nevada Distinguished REALTOR® Award (NDRA) are prestigious
awards for REALTORS® in Nevada to receive. These awards are presented annually at the State Association Conference. The
primary purpose of these awards are to recognize REALTORS® who have contributed most during the year or over a period
of years to the NVAR and the real estate profession.
In 2004, the Awards Committee felt it was important to recognize two REALTOR® members for their contributions to the
Association and profession, and wanted to have an Awards Committee Choice Award. Thus, they created (and the Board of
Directors approved) the NDRA Award.
The NVAR Awards Committee will make the final selection of the ROTY and the NDRA recipients. Nevada’s REALTOR® of the
Year Recipient will also be recognized at the NAR Annual Conference this coming November in San Francisco, CA.
The nomination form (same form for both awards) can be found on the NVAR website at
www.nvar.org, or can be obtained by calling NVAR at 1 800 748-5526.
17
INFORMATION
DEPARTMENT OF BUSINESS AND INDUSTRY
REAL ESTATE DIVISION
THE NEW DUTIES OWED
FORMS FOR NEVADA
FREQUENTLY ASKED QUESTIONS
Why are we changing the Duties Owed form?
The current forms have created some confusion within
the industry and the task force formed to look at the
situation determined the new forms would be more
easily understood by both the public and those within
the industry.
Are we required to get the Duties Owed form
signed by all parties for our file?
The law suggests that the “appropriate form” be
provided to the parties. The Real Estate Division has
determined that only a single “Duties Owed” form
needs to be signed by each party to the transaction. The
rationale is that the disclosure form is the same whether
they sign a single form or multiple forms within the
same transaction. The intent is to provide and assure
that each of the parties has the “Duties Owed” form,
not two or three duplicates of the same disclosure.
This means that the listing agent only needs the
seller’s signed disclosure form in the listing and transaction files and the buyer’s agent only needs the
buyer’s signed form in the buyer representative and
transaction files. However, if there is an unrepresented
party to the transaction, the sole agent in the transaction
needs to have a disclosure form signed by both the
client and unrepresented party to the transaction
and have evidence of the disclosure to both parties in
the licensee’s transaction file. (See unrepresented
parties below).
18
Is the licensee responsible for providing the
Duties Owed form to unrepresented parties?
Yes. If you are a licensee in a transaction in Nevada,
you are representing someone, even if acting only as a
principal. If the other party is unrepresented by a
licensee, you are responsible under Nevada law to
provide the Duties Owed form.
Why has the Confirmation of Agency form
been eliminated?
While Confirmation of agency is required by regulation
(NAC 645.637), the Form itself is not. The Real Estate
Division originally created the form to assist the
industry as a courtesy because none of the purchase
agreements contained the required Confirmation of
agency. Now that most of the contracts (purchase agreements) contain the Confirmation of agency, a separate
form is not required.
What if the contract or purchase agreement
I use does not contain a Conformation of
agency?
Then the Real Estate Division would suggest that you
add such confirmation to your purchase agreement,
change to an agreement which includes a confirmation
section or continue to use a separate form as long as the
regulation requires it. (NOTE: you will probably see the
separate forms disappear after a while).
NAL BULLETIN
#50737
What forms must I have signed at the time of
taking a listing?
Each licensee must have the completed Duties Owed
form signed as soon as practicable but no later than the
time of taking a written listing.
NOTE:
A. The confirmation of agency relationship with the
seller is disclosed on the top of the Duties Owed
form and no additional confirmation of agency is
required at the time of listing.
B. The acknowledgement of possibly acting as
an agent representing two or more parties in the
transaction is now located as the last paragraph
above the client/ customer’s signature block. (The
client will initial the may
or may not block thereby
providing or not providing
permission for a possible
dual agency).
The Consent to Act form
would additionally have to be
completed and signed by the
parties in the event that agent
represents more than one party
to the transaction.
When must I have the
Duties Owed form signed?
Nothing has changed with
respect to when the form must
be signed. It should still be
signed as soon as practicable
but in no event later than the
time of a written contract.
NOTE: A written contract
would include any brokerage
agreement including listing
agreements, buyer brokerage agreements, property
management agreements as well as any purchase agreements and/ or conforming lease agreements.
When must the Consent to Act form be signed?
In the event that the licensee has the consent in principle
initialed as “May” in the initial box at the bottom of the
“Duties Owed” form, he must still obtain the signature
on the “Consent to Act” form prior to the respective
client’s signature being placed on the contract.
Where do I get the new Duties Owed and
Consent to Act forms?
All Division forms are available online at
www.red.state.nv.us. Position your mouse onto
Frequently Used Forms to open the drop-down menu,
then click on disclosure.
Select the Duties Owed and
Consent to Act forms by
clicking on 525 and 524,
respectively.
For further
information please
contract the Division
Compliance Section
in Carson City at
(775) 687-4280
or Las Vegas at
(702) 486-4033
or e-mail
realest@red.state.nv.us
When will the new
Duties
Owed
and
Consent to Act forms
become effective?
The new forms have an
effective date of May 1, 2005.
This means that everyone
should transition into the new
form on that date. All
transactions initiated on or
after May 1, 2005 should
include these new agency
disclosure forms, and all
disclosures made and files of
transactions initiated on or
after May 1, 2005 should
include these new forms.
19
Technology Advisory Group
Here’s My Latest Tip:
Mozilla Extensions
By Stephen M. Canale
If you’re one of the millions who are now using
Mozilla/FireFox for better, safer and faster browsing,
then you’ll really appreciate the ability to add
“extensions” to enhance this already excellent browser.
Of the many extensions I’ve tested, here’s my
favorite four:
Bandwidth Tester
This installs as an option that displays in the Tools
Drop-down menu. When launched, it runs six download
tests (in a matter of seconds) and presents a summary
result of your current bandwidth capabilities.
Great to settle your curiosity and also to troubleshoot
connection issues, such as when you’re not sure
whether it’s your connection that’s causing problems or
a specific site that’s having performance issues.
Bandwidth Tester includes options for testing Dial-up,
Broadband and T1 or greater. Download from:
https://addons.update.mozilla.org/extensions/moreinfo.
php?id=178&application=firefox
PDF Download
If you’re ever annoyed by PDF documents always
opening in your browser (a sometimes slow and inconvenient process) then you’ll love this extension.
Whenever you click a link that leads to a PDF file, this
tool automatically presents a dialog box
with options to Download, Open in New
Tab and View as HTML. A great timesaver! Download from:
20
View in IE
While the days of websites supporting only Internet
Explorer are hopefully numbered (a bad idea in general
and an example of poor and arrogant website development), there are still sites you’ll no doubt visit that must
be viewed in IE to function properly.
View in IE installs and adds two new options within the
“right-mouse-click” drop-down menu: Open Link in IE
and Always Open in IE. Download from:
php?application=firefox&category=Popular&numpg=1
0&id=35
AddBlock
An indispensable tool for taking back your browser
screen space from overly abusive advertisements. This
extension provides a great amount of control over
which specific items you want “stripped” out of the web
pages you visit.
AddBlock presents options for blocking on screen,
allows right-mouse-click actions to select items for
blocking and also a complete control console for
advanced blocking rules. Download from:
NOTE: These were all tested using the latest version of
Mozilla (1.0.3) so make sure you’ve upgraded to the
current version before downloading and installing any
of the handy extension utilities. Also, the links above
can change, so you may need to search the Mozilla site
Semi-Annual Billing Coming September 1st!
MLS and CALV (Commercial) Access Fees
Lock Box Key Maintenance Fees
Administrative Assistant Fees
In April, the Board of Directors approved a motion changing from quarterly billing of the MLS and CALV access
fees to semi-annual billing of these fees. Additionally, your lock box key maintenance fees and administrative assistant fees, if any, will change from annual billing to semi annual billing.
The change in billing cycles is being made to allow GLVAR to continue to process the large volume of payments
due to increased membership. A beneficial by-product of these changes is fewer payments to GLVAR and less
potential interruptions of your services, and your business, due to forgotten or overlooked payment of fees, with only
three billing per year from GLVAR.
Administrative
Assistant Fee
FINAL QUARTERLY
BILLING FOR 2005:
• 3rd Quarter Access Fees
• Pro-rated Key
Maintenance Fee
Period:
July 1 to Sept. 30, 2005
Bill: June 1
Due: July 1
CHANGE TO
SEMI-ANNUAL BILLING:
• Access Fees
• Key Maintenance Fee
Periods:
October 1 to March 31, &
April 1 to Sept. 30
Bill: Sept. 1 & March 1
Due: October 1 & April 1
ANNUAL BILLING:
• 2006 Annual Dues
(NAR/NVAR/GLVAR/PSF)
Period: Jan. 1 to Dec. 31
Bill: October 15
Due: January 1
$90.00 broker**
$60.00 agent
MLS
Access Fee
CALV
Access Fee
Key
Maintenance Fee
$108.00
$104.00
$25.00*
*SUPRA KEY
maintenance
July 1, 2005
thru
September 30, 2005
$216.00
$208.00
$50.00
Annual
REALTOR® Dues
Subscribers Only
$340.00
REALTORS®
$396.00
Designated
REALTORS®
Annual REALTOR® dues for 2006 based on 2005 dues and are subject to change. MLS/Key subscribers will pay
$266 each six months based on current fees; CALV only (commercial listing service/Catylist) will pay $208 each six
months based on current fees. Dues and fees are due the 1st day of each period and are non-refundable.
**Each Designated REALTOR® receives one administrative assistant code at no charge; each additional broker
admistrative assistant code is $90 each six months. Contact MLS for application or information.
21
General
Membership
Meeting
By Deb Shields, Leadership Services Administrator
GLVAR hosted its quarterly General
Membership Meeting on Thursday, April 14,
2005, at the Stardust Hotel. Newt Gingrich,
Former U.S. Speaker of the House, was the
guest speaker and spoke to the members on
“Living in the Age of Transformation.” Mr.
Gingrich gave a very humorous and informative presentation.
Newt Gingrich
President
Kingham
presented
the
REALTOR® of the month awards, and
distributed the certificates and pins to the
GRI and ABR graduates. Our next General
Membership meeting will be Friday,
September 16, 2005, at the Tuscany Hotel.
March ROM, Cheryl Smith with Broker Fafie
Moore and President Myrna Kingham
GRI Graduates, Wendy DiVecchio, Education
Director and President Myrna Kingham
ABR Graduates, Wendy DiVecchio, Education
Director and President Myrna Kingham
22
Justin Sommer,
Affiliate of the Quarter
with President Myrna Kingham
January ROM, Yvonne Jones and Manager
Carol Youdath and President Myrna Kingham
February ROM, Beth Waite and
President Myrna Kingham
Affiliate of the Quarter,
Charles Hollister and
President Myrna Kingham
BROKER’ S FORUM
Attention Brokers and Managers!
Join President-Elect Linda Rheinberger
for an informative meeting.
Topic: “Do Not Call Program”
Guest Speaker: Gar Anderson, National
Association of REALTORS®
June 28, 2005
Registration is available at
www.lasvegasrealtor.com
or call 784-5000.
1:30 PM - 3:00 PM
GLVAR Office
1750 E. Sahara Ave.
2005 F AL L SE ME ST E R SCHOL ARSHI PS
Are you a member of GLVAR and are interested in
furthering your education at a college or university? Are
your children in college and looking for financial assistance?
This program is offered by GLVAR to help further the
education of any GLVAR member and their immediate
family members. For an application and criteria, go to
www.lasvegasrealtor.com.
Scholarships for Designations
Scholarships for NAR designations are now being offered by
GLVAR. Are you interested in obtaining your GRI? How
about your CCIM? Does CRS interest you? These, and many
others, are now included in the GLVAR Scholarship Program.
The deadline to submit all applications is June 30, 2005.
Want more details? Contact Amber Dupont at (702) 784-5000
or email to amber@glvar.org.
23
Major PSF Contributors’ Appreciation Reception with Newt Gingrich
By Mike Levin, Government Affairs Director
GLVAR recently hosted its annual VIP Reception in appreciation of our major contributors to the Political Survival Fund (PSF)
at the $500 level and higher. Newt Gingrich, Former U.S. Speaker of the House, attended as our special guest to mingle and
discuss first hand the political scene in Washington and around the country. The intimate evening paid homage to the important role PSF plays for real estate professionals. PSF is the REALTORS®’ voice for supporting laws favorable to the real estate
industry and fighting legislation that would have adverse effects on your business.
Mr. Gingrich was also on hand for GLVAR’s general membership meeting to speak on “Living in the Age of Transformation.”
As the former Speaker of U.S. House of Representatives, his knowledge and perspective concerning the current political
climate was well received.
Jack Woodcock, Newt Gingrich and Irene Vogel
Patty Kelley, Newt Gingrich
and Keith Kelley
24
Al, Myrna and Kimberly Kingham,
and Newt Gingrich
Newt Gingrich and Lee Barrett
Mary Owensby and
SOUTHERN NEVADA REALTOR®
• MAY
Forrest Barbee,
Newt 2005
Gingrich and Debbie Primack
Newt Gingrich
Bill Rigdon, Newt Gingrich
and Carmen Rigdon
Deirdre Felgar and Newt Gingrich
Newt Gingrich,
Gingrich,Ronda
Ronda and
and Thomas
Thomas Marsaw,
Marsaw,and
and Joanne
Joanne Levy
Levy
Newt
Former Speaker Gingrich arrives
at Jack Woodcock’s residence.
Myrna Kingham, Newt Gingrich
and Linda Rheinberger
Newt Gingrich and Kevin Child
Rosa Herwick, Mary Ann Olson and Newt Gingrich
Newt Gingrich and
Keith Lynam
Mike Levin, Newt Gingrich and Kipp Cooper
Aurora Lublin and
Newt Gingrich
Cricket Arens, Newt Gingrich
and J.C. Arens
Red Wallin and
Newt Gingrich
Newt Gingrich with
our host, Jack Woodcock
David Berg and Newt Gingrich
Lori Napoli, Newt Gingrich
and Frank Napoli
Ken Gragson, Newt Gingrich
and Yvonne Gragson
Marv and Kellie Rubin, and
Newt Gingrich
Newt Gingrich and
SOUTHERN
NEVADA
REALTOR®
Devin Reiss • MAY 2005
Newt Gingrich and Judye Phebus
25
Photo by Cabo Media Group
By Deborah Graham, MLS Committee
Did you know that property listings with photographs
are shown more often and sell more quickly than those
listings that do not have a photograph? It’s true! And,
the more photographs you include in your listings, the
better your chances! Invest in your success: buy a
digital camera!
When there are more than 11,000 active Clark County
residential listings in our MLS, you need to do everything possible to make sure your listing gets noticed.
More and more of my buyers are instructing me to “just
email the ones with pictures.” Translation—no
photos…no chance. And the sooner you get the photo
into the listing, the better. Don’t you owe it to your
seller to give them a fighting chance?
26
With that said, there seems to be a great deal of confusion regarding the various choices offered for Photo
Instructions in our listings. I thought I might take a
moment to offer a little clarification. When you are
entering a new property listing and you come to the
place that asks about Photo Instructions, you have six
initial choices (and you must choose one). You can
always go back into your listing at any time in the future
and upload replacement (or additional) photographs.
The choices are as follows:
AGTPHOTO
Translation—Good for you! You took your very own
photos with you nifty digital camera and you (or your
trusty assistant) will upload them to MLS as soon as
SOUTHERN NEVADA REALTOR® • JUNE 2005SOUTHERN
NEVADA REALTOR® • MAY 2005
you finish entering all 181 fields, and the system
assigns an MLS number for your listing!
Instruction—Go to TOOLS, click on IMAGES, click
on LISTING IMAGES, enter your brand new MLS
number in the box, and click on LOOKUP. Upload up
to eight images of your beautiful new listing. It really is
not a difficult process. With this option, the photographs must be added to the listing within seven days to
avoid being fined.
MLSPHOTO
Translation—Interealty will send their photographer to
take a beautiful photograph of your new property
listing. Although this is a free service, there are a few
things you should know about this option:
2) Only one take. If it is trash day, there are cars in
front, or the garage door is open; that is the picture
that goes in the system.
3) If this property listing is located within a gated
community, select PHOTGAT, instead.
Instructions—No further action on your part is
required. Just remember, you get what you get!
PHOTGAT
Translation—Always use this code if your property
listing is located within a gated community. If you use
MLSPHOTO, your listing will only have a photo of the
entry gate!
1) The photographer has two weeks to complete
this task.
27
Picture Perfect
Continued
A Picture Paints a
Thousand Words!
Instructions—You will be contacted by the photographer for gate access instructions. Make very sure that
your contact numbers in the listing are correct!
... and more are even better!
NOPHOTO
Translation—This listing is never going to be photogenic and you do not want to scare away any possible
showings (just kidding)! There are some owners who
prefer not to have a photograph of their property in the
listing. Maybe the value is in future land use, not the
structure that is currently on the land. Or, there may be
other valid reasons you (or your seller) prefer no
photograph.
By Pat Cobb, CRI, ABR,
Quality Control Subcommittee Member
How utterly frustrating it is when you’re sitting with
a client, trying to give them ideas about what is on
the market and if it will attract them when you pull
up listings and lo and behold it says “No Picture
Available.” In most cases, we delete and skip to the
next one. Is this a service you’re giving your sellers?
Doesn’t seem like it to me and to my fellow agents
who are as frustrated as I am.
I guess I just don’t understand why it is so difficult
for some agents to not take your digital camera with
you on a listing appointment and take a bunch of
photos. Don’t you think that would impress your
(hopefully) sellers? It sure has for me and it beat out
other agents for the listing too.
If you are not comfortable with your digital camera,
we have FREE technology services through NVAR!
They’ll talk you right through it via a phone call so
start anew and avoid automatic fines for not getting
your pictures in the listing. To depend on Interealty
to get the one picture of the front of your house is a
shame because they are so far behind and really, is
one picture enough? The clients I have don’t think
so. In our high-tech age, we should offer the public
as much as we can to win over their business.
Instructions—No further action on your part is
required. No photograph will be taken.
NOREADY
Translation—The property is being spruced up, or you
are making arrangements to get the wrecked 1970
Dodge Dart out of the driveway, or any number of other
things that can render your property listing as
temporarily “non-photogenic.”
Instructions—When the property is ready to be
photographed, contact Interealty at (702) 735-0478 to
let them know. The photographer will be scheduled.
MULTIPL
Translation—You want Interealty to send their photographer to take up to seven photos of your property
listing. There is an additional fee for this service.
Instructions--Contact Interealty at (702) 735-0478 to
make the necessary arrangements.
An experience I had not long ago was that I took all
these pictures of this listing and told the Seller they
would be on my websites, Realtor.com, and others
within 24 to 48 hours. On the 47th hour, I got a call
asking why his picture wasn’t in Realtor.com. I
called them and they did get it in quickly after that,
but this is what people are doing – they’re basically
checking up on us and as professionals that we’re
suppose to be, we must deliver on the promise!
Happy shuttering!
28
Picture Perfect
Continued
Do You Know
Why Your Listing
Doesn’t Get a Lot
of Showings?
There are many resources at your disposal. Today’s
digital cameras are relatively inexpensive and increasingly simple to operate. Just point and shoot. You don’t
even have to know how to use imaging software to get
printed photos as most photo labs can print directly
from you media card (the digital equivalent of film) and
also save images onto a CD.
By Ernest Cabo
You don’t have a home computer with Internet access?
I have never been in a real estate office that didn’t
provide computers with Internet access for its agents.
The images you took from your digital camera can be
uploaded to various websites using the office computer.
I am of the opinion that real estate is a visual market. By
that, I mean homebuyers don’t want to read about a
property, they want to see it. Developers understand this
and so they build model homes, have floor plans prominently displayed and offer beautiful color brochures for
their guests to take home. Great for the new home
market, but what about resale homes?
Research conducted by NAR indicates that more than
70 percent of consumers start the buying and selling
process on the Internet. To speed up the screening
process, many skip listings that don’t provide any
photographs. This comes as no surprise to me, as that is
exactly what I do when I research homes for future
investment. It also validated an article on missed
marketing opportunities I read recently. In the article,
Allan Dalton, 2004 REALTOR.com President, was
talking about consumer searches done on their website:
“Which properties are they looking at? They’re looking
at the ones with multiple photos…That’s a huge opportunity for real estate practitioners, particularly those
who’ve never liked to prospect.”
If you’re just not comfortable with taking photographs
and using computers, you’re not alone. Thankfully,
there are many photography services available in
Southern Nevada specializing in the real estate market.
The extent of their services varies widely, but there is
someone out there that can meet your needs.
Probably the most important destination for your
images will be MLXchange. MLXchange can accommodate up to eight images per listing. Those could
include the front view, backyard, kitchen, dining room,
living room, family room, master suite and guest
room_making a visually stimulating listing.
I would like to leave you with this final thought: the
February 2005 monthly Internet statistics for
REALTOR.com reports 6.30 million unique visitors.
Do your listings attract the attention of potential homebuyers?
Curious, on April 25, 2005, I did non-scientific research
for properties here in Las Vegas. The purpose of my
research was to find out the degree of photo usage in
local listings. My search was done through
REALTOR.com and filtered my search results to
present only single family and condo/townhouses from
$500,000 to $1.5 million. I was presented with 1,954
results. Of those, 287 listings (14.7%) did not have any
photographs, while 1,077 listings (55%) provided only
one photograph. In a visual market such as real estate,
these figures are nothing short of astounding considering my price range.
The bottom line is: photographs for your listings are a
vital marketing tool that is often overlooked.
Photo by Cabo Media Group
29
New Inductees - March 2, 2005
Luke Adamo
Craig C. Alderson
Roseanne Andersen
Nancy Barrett
Loren E. Beltran
Mohammed Ben Jemia
David C. Bennecoff
Healy Bilali
Eddie Buchannon III
Arthur Burciaga
Jeffrey F. Burleson
Rebecca Calhoun
Joe L. Castillo
Nicole Chauvet
Toni Cherry
Kouchu Chiang
Brenda J. Clark
Christy Cobey
Julissa Cobos
Carolina Collins
LaQuieta Cooks
Jeff Cotterman
Reyna Cruz
Lucille Dang
Robert Del Baccio
Jack Diamond
Rositza Doncheva
Peggy Donohue
Lilly Dufrene
Teri Duranso
Lisa Ferguson
John E. Fitzgerald
Gwendolyn Furbush
Myla Gardiner-Yahraus
Dray Gardner
Todd Geer
Despina Gekakis
Carmella M. Geraci
Sean Grady
Laine Hansen
Gideon R. Hathcock
Ivy Hippler
Bryan Hurt
Jose Inchauriga
Renu Jain
Annabelle M. Johnston
Jacqueline Jones
Kathyreen Jones
Elsa Juarez
Steven J. Kaufmann
Matthew Keyerleber
Christine Kiely
Susan E. Kordt
Bernadine Kvalsund
Jennifer Lay
Elizabeth Lee
Wayne S. Levin
Ryan Ley
Mark A. Linsenbardt
Nancy Linsley
Valerie K. Little
Sun Loper
30
RE/MAX Associates
Prudential Americana Group
Liberty Realty
Elite Realty
Liberty Realty
Sherrill Properties
Real Estate Innovations
Dyson & Dyson Real Estate Asso
Century 21 Aadvantage Gold
JMS Old West Realty
Real Estate Solutions
Creative Real Estate Assoc
Century 21 Consolidated
Century 21 Moneyworld
Century 21 Western Properties
Help U Sell Value Plus Realty
Hoopes Team Realty, Inc
Countrywide Realty Group Inc.
Platinum Properties GMAC Real Estate
One Cap Realty
Liberty Realty
Keller Williams Realty Las Vegas SW
Coldwell Banker Premier
Green Lockett Realty LLC
Liberty Realty
Tru West Realty
The Realty Group Commercial
Vegas Realty
Vertical Realty
Realty Executives Of Nevada
Century Properties
Holiday Realty
Members Realty & Management
Nevada Real Estate Services
Century 21 Trend Setters
Encore Realty & Commercial Inc
RE/MAX Extreme
Red Rock Canyon Realty & Prop
Liberty Realty
Coldwell Banker Wardley RE
Liberty Realty
Keller Williams Realty
Homeland Realty
Realty Success Systems
Valerie K Little
Elite Realty
Christopher A. Luna
Ingrid Macher
Mostafa Mahmoud Red Rock Canyon Realty & Property Management
Danielle Mateo
Century 21 Infinity
Milford Maynard
Town & Country Real Estate
Lois McCarthy
Parker McCoy
Rossum Realty Unlimited
Jean McKinley
Griffin Ross & Julian
Dean A. Medeiros
Alpha Realty Services
Fernando Mendoza Jr.
Liberty Realty
Donald Mitchell
Adi Mor
Benny Nassiri
Asset Financial Network
George Noyes
General Realty Group Inc
Virginia Nuval
Cindy Ohana
Liberty Realty
Camille Ongoco
Mayra Paez
First Integrity Realty
Megan Parks
Fresh Start Realty
Kellee Patterson Nga
RE/MAX Achievers
Shaadai Patton
Robert L. Payne
Century 21 JR Realty
John R. Plunkett
Lake Las Vegas Realty
Debra A. Porretto
Shannon Day Realty Inc
Retha M. Randolph
Liberty Realty
Robert Ratliff
Windermere Prestige Properties
Karen Renberg
Adriana Rincon
Evan Roark
Shelly Rogers
Coast to Coast Real Estate
Raina Rosarno
Liberty Realty
Isidro Ruiz
Gianni Sammarco
Prime Properties of Las Vegas
Mary Sarte
702 City Realty
Ann Schankin
Patrick M. Sellers
Patrick M. Sellers
Yoon Seong
Liberty Realty
Cyndy Shelton
Keller Williams Realty
Marva Siegel
Help U Save Real Estate
Dinah Silvera
Liberty Realty
Barbara A. Silvestri
Key Realty
Michelle T. Simmons
Xtreme Realty
Alison Sinclair
Giamarie Sinopoli
Paradise Realty
Erin E. Smith
Michael Smith
Greater Las Vegas Property Management
Heidi J. Snoblen
Laura Sorensen
Liberty Realty
Jeffry Sowers
Massone Realty LLC
Laura Spinosa-Harris
Vegas Valley Properties
Antonio Teixeira
Metropolitan Realty
Linda Torres
Amland Properties
Lourdes Veraque-Ebalo
Toni Walker
Century 21 Solutions
Fangsu Wei
Century 21 Solutions
Nancy White
Classic Realty Group Inc
James A. Williams
Century 21 Infinity
Susan Winters
Liberty Realty
Paige Yahraus
The Realty Group Commercial
David B. Zacharia
DZ Realty, LLC
Levon Zeron
New Inductees - April 6, 2005
Jason D. Ahlstrom
Justin A. Ahlstrom
Heather Ambe
William L. Bass
Beth Boyer
Margaret Boyett
Dana Brake
Diane Brewer
Thomas D. Brewer
Cynthia D. Brown
Janey Bruening
Terri F. Brzazowsky
Napoleon Buenaventura
Joshua Canfield
Leslie Canfield
Kay Carder
Jose A. Castillo
Kevin Chua
Charles C. Chuang
Russell Ciotta
Katherine Clemmons
John M. Coady
Melinda Cramp
Andrew C. Crow
Luke Davie
Steve Dominick
John Thomas Donahue III
Bonnie Downey
Claudio F. Dreiman
Sally Durante
Benjamin Eide-Hughes
Svita Y. Feda
Ileana Filip
Beth Fitzpatrick
Rebecca Flinn
Terri Fosdick
Cynthia France
Sharon Gabriel
Jeanny H. Galang
Emma P. Garcia
Purificacion Garcia
Kevin M. Gaura
Lynn Gillaspie
Todd Goldberg
Ricardo A. Guerrero II
Peter G. Hadjisavas
Joshua D. Hainsworth
Larry J. Halili
Kathy J. Hall
Robert B. Harper
Chastity Harris
Jaime Jamieson
Maria N. Kaltcheva
Alona Karl
Jennifer L. Karli
Laura S. Kasday
Laura B. Kautzman, PC
John N. Kaye
Kimberly A. Kingham
Linda Korich
Darlene E. Lally
Sandra Yep Lebeck
Jonathan Lim
Diamond Property Company, LLC
Diamond Property Company, LLC
Millennium Realty & Development
Keller Williams The Market Place
Excel Realty
Eagle One Realty , LLC
Re/MAX Pros
One Cap Realty
Metropolitan Realty
One Cap Realty
The Canfield Corporation
The Canfield Corporation
RE/MAX Associates
Access Realty
Liberty Realty
Town Center Realty
Summerlin Specialists Realty
Encore Realty & Commercial Inc
Liberty Realty
RE/MAX Central
Realty Success Systems
Southern NV. Corp. Realty, Inc
Century 21 First Class Realty
First Residential RE Services
The Mili Group of Nevada
Liberty Realty
EXITRealty Unlimited
MVP Properties LLC
Century 21 Lamonte Realty
Liberty Realty
Keller Williams The Market Place
Premier Real Estate
RE/MAX Achievers
Century Realty
Countrywide Realty Group Inc.
Century 21 Barret & Company
Mackay Group
RE/MAX Achievers
Liberty Realty
Titan Realty Group
RE/MAX Advantage
Condominium Realty Group
Elite Realty
Sellars Realty Group
RE/MAX Vision
Liberty Realty
Tower Realty Group
JM Wood Real Estate
Capital Source One Realty
Jackie Luehmann
Christopher C. Marone
Jamie Maxwell
Marcelo Mayol
Barbara A. McBride
Nathan McKee
Peter Meyer
Benjamin V. Minerva
Kristi J. Moore
Garrett Morgan
Kristin M. Morris
Darryl Nemer
Jimmy Nguyen
Anna C. Nichols
Kyle Northup
Janice O Dell
Rory Palmeri
Aubrie Pearce
Richard Pedroza
Lael M. Perkins
Nicholas T. Pernia
Glenn Plantone
Brent Platt
Linda L. Powell
Craig S. Reynoldson
Valery Rivera
Joseph Rocchio
Alexander Rowlings
Frank Scarfone
Vince Serra Jr
Del Sidhu
Jason R. Smith
Roger Snyder
Marie M. Soucy
Jaime A. Speck
Leonard R. Stafford
Ronald E. Stanfield
Ronald E. Stanfield
Douglas Steinberg
Chris N. Stratas
Sayuri Sugitani
Dennis J. Sullivan
Aruni Tawney
Ouida Thomas
Pilipo Tina
Fred Trujillo
Toriano L. Turner
Charles Unger
Beverly C. Usman
David Vanderlaan
Diane M. Varney
Kory Vasquez
Foodie Vaziri
Parime Vinca
Rebecca Wachter
Tiffany M. Wallace
Gordon H. Warren
Amber West
Curtis Whitney
Charles Wicks
Victoria A. Wilson
David J. Wright
RE/MAX Achievers
Rhodes Ranch Realty
Liberty Realty
AA Alliance Appraisal Service
Liberty Realty
Keller Williams Realty Experie
Coast Realty & Investments
Key Realty
Liberty Realty
Pernia & Associates
24 Karat Realty
PBF Appraisals
Craig S Reynoldson
Liberty Realty
Liberty Realty
Parker Realty
Advanced Real Estate Teams
Robinson & Associates Realty
S.P.I. Real Estate
Global Realty Marketing
Liberty Realty
Holiday Realty
Merit Realty
Turnberry West Realty Inc
World Capital Realty
Dolce & Deluca Investments
Eagle Investment Realty
Colliers Nevada LLC
Sapphire Realty Inc
Liberty Realty
Best Rent Finders LLC
Greenspan Brokerage
Summerlin West Realty
31
Home & Condo Sales Report
April 1 - 30, 2005
Existing Single Family Homes*
SALES
PRICE RANGE
LISTINGS
2 BDRMS
3 BDRMS
4+ BDRMS
TOTAL UNITS
S/FAM UNITS
$99,999 or Under
8
7
3
18
8
$100,000 to $119,999
4
5
1
10
2
$120,000 to $139,999
12
12
6
30
14
$140,000 to $159,999
17
20
5
42
41
$160,000 to $179,999
18
37
9
64
57
$180,000 to $199,999
13
65
23
101
122
$200,000 to $249,999
76
363
78
517
529
$250,000 to $299,999
68
522
147
737
1035
$300,000 to $399,999
39
442
352
833
1632
$400,000 to $499,999
11
103
174
288
734
Over $500,000
13
93
211
317
975
TOTALS
279
1669
1009
2957
5149
MEDIAN PRICE
243,000
280,000
359,000
297,000
345,000
AVERAGE PRICE
260,836
305,753
422,787
341,450
416,759
*As of May 2005, chart reflects a beginning price range of $99,999 and under.
Existing Condo Homes**
SALES
PRICE RANGE
LISTINGS
2 BDRMS
3 BDRMS
4+ BDRMS
TOTAL UNITS
CONDO UNITS
$49,999 or Under
2
1
0
3
0
$50,000 to $59,999
4
0
0
4
3
$60,000 to $69,999
9
0
0
9
4
$70,000 to $79,999
4
0
0
4
10
$80,000 to $89,999
3
2
1
6
9
$90,000 to $99,999
7
1
0
8
13
$100,000 to $119,999
37
4
0
41
18
$120,000 to $139,999
45
5
0
50
61
$140,000 to $159,999
85
8
1
94
87
$160,000 to $179,999
81
12
2
95
117
$180,000 to $199,999
85
11
1
97
122
$200,000 to $249,999
109
75
2
186
263
$250,000 to $299,999
24
30
1
55
122
$300,000 to $399,999
14
14
0
28
97
$400,000 to $499,999
2
0
1
3
13
Over $500,000
6
3
0
9
25
517
166
9
692
964
MEDIAN PRICE
175,000
228,450
187,500
187,000
207,250
AVERAGE PRICE
184,060
239,531
208,388
197,683
235,936
TOTALS
**As of May 2005, chart reflects a beginning price range of $49,999 and under.
For more detailed information, go to www.LasVegasRealtor.com
32
Annual MLS Statistics
Single Family Closings
Condo/Townhome Closings
Average Price
$339,193
$321,769
$302,700
$187,470 $194,257
$171,238
$119,621
(through April ‘05)
33
June 2005
Sunday
Father’s Day
Monday
Tuesday
5
6
12
13
19
1:00pm Finance
26
20
Wednesday
8:00am Orientation
Flag Day
9:00am Property
Management
8:00am Orientation
27
7
14
21
Thursday
8:30am Grievance
Committee
8:30am Tech Advisory
10:00am Housing Oppty.
1
8:00am Orientation
11:00am MLS Committee
4:30pm Induction
8
2
9:30am Education Events
Work Group
10:00am Forms
Committee
8:30am Political Affairs
8:30am CALV BOD
9
15
8:30am Executive
Committee
16
22
8:30am BOD Meeting
23
8:30am CRS General
Meeting
10:00am Quality Control
11:30am Affiliate Lunch
and Learn
8:00am Orientation
1:00pm NVAR Annual
Conference Committee
4:30pm Induction
28
Friday
29
8:30am Faculty
8:30am BORPAC
8:30am WCR
11:00am Charities
Committee
Saturday
3
4
10
11
17
18
24
25
30
1:30pm Brokers Forum
July 2005
Sunday
Monday
Tuesday
Wednesday
Thursday
Friday
1
2
7
8
9
14
15
16
21
7:00am Broker Breakfast20
(Las Vegas Country Club)
7:00am NDA Breakfast
8:00am Orientation
Meetings (Stardust)
10:00am Quality Control
8:30am Executive
1:00pm NVAR Annual
Committee
4:30pm Induction
22
23
29
30
8:30am Faculty
11:00am Charity
Committee
3
10
17
24
GLVAR Closed
Independence Day
4
8:30am Bylaws
11
8:00am Orientation
9:00am Curriculum
Review
5
8:00am Orientation
8:30am Tech Advisory
10:00am Housing Oppty.
4:30pm Induction
12
18
19
25
26
13
31
34
6
NVAR BOD Meetings
(Las Vegas)
Executive Officers’ Meeting
8:30am Grievance
(TBA)
Committee
9:00am Property
Management
8:30am Affiliate Breakfast & 8:00am Orientation
Learn
12:30pm Investment
Committee
1:00pm Finance
Saturday
27
9:30am Education Events
8:30am BORPAC
Work Group
8:30am Education 10:00am Forms Committee
Faculty Meeting
8:30am Political Affairs
8:30am CALV BOD
8:30am BOD Meeting
(Boardroom)
28
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46
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16 southern nevada realtor® • june 2005

Transcription

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