ASSOCIATION REFERENCE BY CITY IN ARIZONA: HERE NORTHERN ARIZONA ASSOCIATION OF REALTORS: HERE
ARMLS IS MOVING! (Along with SEVRAR) Chandler Support Center: 1733 E Northrop Blvd, Suite 2, Chandler, AZ 85286
ARMLS; 2nd FLOOR LIVING SPACE: 10/4/2018: Spoke with lisa in Data Integrity Dept: Q: Main house on 1st floor, guest suite on 2nd floor. Do I list a one or two story? A: If there is living space upstairs, then it’s considered 2 story for ARMLS purposes.
ARMLS: BEDROOM DEFINITION http://www.armlsblog.com/define-bedroom/ ARMLS http://www.armls.com/home
ARMLS: BULK SALES; HOW SET UP? SAY “THIS IS A BULK SALE”, INCLUDES PARCEL NUMBERS: XX XX XX XX ALSO SEE MLS # XXX IF HAVE SEPARATE LISTINGS TOO...
ARMLS: COMPENSATION, MINIMUM COOPERATING COMPENSATION: 5/8/18: Minimum amount to cooperating agents in MLS is $1.00. See ARMLS Rules & Regulations, 12. Division of Commissions, 12.1 Cooperative Compensation Specified on Each Listing.
ARMLS: COUNTY ISLANDS MAPS: https://armls.com/county-islands
ARMLS: DATA INTEGRITY, you cannot go from PEND/UCB to ACTIVE until escrow is cancelled. You may have remarks in “Private Remarks” in PEND/UCB to say something like “Subject to cancellation of active escrow.”
Public Remarks: ONLY for home, features, neighborhood, etc.
Private Remarks: Agent to Agent, Agent Bonus information,
Office Remarks: For virtual office website
MLS: STATUS, CAN PUT IN PRIVATE REMARKS “SUBJECT TO CANCELLATION OF PRIOR ESCROW?” NO, PER MLS. WILL RECEIVE A FINE FOR WRONG STATUS! ???
ARMLS—DAYS ON MARKET: Also, as for ADOM/CDOM (NOTE: Listing must be off market for 90 days, will reset to zero on the 91st day. CHANGING TO 45 DAYS ON JUNE 6, 2020
ACTIVE Accumulate Accumulate
UCB Accumulate Accumulate
CCBS Accumulate Accumulate
PENDING Pause Pause (Will pick up where left off when goes back ACTIVE) Days will not be added back to either if goes back ACTIVE
CLOSED Stops Stops
EXPIRED Stops Stops
CANCELLED Stops Stops
TOM Pause Pause (Will pick up where left off when goes back ACTIVE)
ARMLS: DELAYED STATUS
ARMLS: DISTRESSED PROPERTIES, HOW SEARCH FOR THEM? Q: Hello, I have Buyer clients on an MLS search. Cash, no contingencies etc. They have requested that they be sent lists of Bank Owner, Pre-Foreclosures etc., properties. I have zero experience of how to find these. ARMLS doesn’t have these as a ‘pull-down menu’ option. I have taken other clients to MLS ACTIVE properties which were Bank Owned. The usual cautions … limit or no SPDS, no prior knowledge from owners etc. A: There are a few different ways to find these types of properties: One is in MLS under the Special Listing Conditions section that you can add to your search field. Second, you can also search in public records for Notice of Trustee Sales and/or on the individual sites of the Trustees, for example, the law firm TIffany and Bosco. Third, you can search on Monsoon by entering this criteria in the search field. Hope this helps, take care, Jeff.
ARMLS: EDIT LISTINGS: 2/13/2020: Great news from ARMLS! Agents and co-list agents can now edit their own listings after ARMLS is showing closed. What does this mean? Our broker office will no longer need to reactivate listings if an agent mistakenly had the incorrect close of escrow date. The 7 day rule will still apply, meaning if it's been more than 7 days after the system shows closed, the agent will need to get with Data Integrity at ARMLS to correct.
ARMLS: EDIT-CORRECTION, CHANGE STATUS LANGUAGE: This listing is now back as ACTIVE. Please log into ARMLS as soon as possible and input the correct status/dates. (Also attach how to prevent a false close and link). OR...The price has been changed as per your request /COE date has been changed per your request...please double check and let me know otherwise. Jeff.
ARMLS: EDIT-CORRECTIONS: IF PAST 7 DAYS FOR CORRECTION, EMAIL TO: DI@ARMLS, in subject line include MLS#, explain the change wanted in the body of the email. No fine for self reporting.
ARMLS: EQUITY, MONSOON: HOW TO FIND HOMWOWNERS WITH EQUITY IN MONSOON: https://armls.com/how-to-find-homeowners-with-equity-in-monsoon
ARMLS: EXCLUSIVE RIGHT TO SELL (ER & EA) (5/2017) NEW ER/EA FAQ’S: http://armls.com/faq-new-er-ea-forms
ARMLS: FALSE CLOSE: HOW TO PREVENT A FALSE CLOSE http://armls.com/prevent-false-close Watch for the ARMLS Courtesy Notices. The ARMLS Data Integrity department sends two courtesy emails per listing to listing agents reminding them of an upcoming close 10 days and 2 days before that scheduled COE. While it is always the listing agent’s responsibility to prevent false closes, keeping an eye on these courtesy notices from Data Integrity can help you stay on top of upcoming COEs.
ARMLS: GRID MAP http://www.armls.com/docs/website-documents/armls-grid-map-foldout.pdf
ARMLS: LISTING DEADLINES & RULES: ARMLS http://armls.com/listing-deadlines
ARMLS: LISTING, WHO CAN CHANGE IN MLS? Q: Who can change the listing agent in ARMLS? A: Broker only! 8/29/2019 NO LONGER…! SEE PRIOR PAGE.
ARMLS: LOCKBOX, ALTER LOCKBOX ACCESS TIMES: http://armls.com/alter-lockbox-access-times
ARMLS: NO ADDRESS YET (VACANT LAND, LOT): say “000 Unknown St” or “XXX Unknown St” or 000 Main St or XXX Main St
ARMLS: 2/10/16: If parcel has no address yet, use: “000 Street Name” or “0000 Street Name”. Public remarks: lot #, raw land, APN, Lot #, etc)
ARMLS, OPEN HOUSE, Q: Can we advertise a open house in the public remarks of our listings? A: No, you cannot advertise an open house in the public remarks section of the MLS, you will advertise an open house under the daily functions tab where you will be able to add an open house. ARMLS just called me back with that information.
ARMLS, OPEN HOUSE, Q: Can an agent clear open house history? A: Per ARMLS, NO, remains a part of the history…
ARMLS, PRESENTATION, CAN AGENT BE PRESENT AT OFFER PRESENTATION…? (SEE CASE STUDY BELOW, ARMLS RULE 10-5):
ARMLS: RAISE PRICE, CAN SELLER RAISE LIST PRICE WHILE IN ES CROW…?YES!! This is allowed my ARMLS. Case study, agent upset, buyer offered $21K over ask due to competitive situation. Listing agent immediately changed to UCB and also raised the MLS list price to the contract sales price, which LA is allowed to do. This will most likely help the sellers cause with an appraisal as the appraiser won’t have the giant red flag of contract price showing $21K above asking price. However, this was counter to the buyers strategy which was to possibly have the appraiser raise a red flag with the ask vs sale price $21K apart. MLS DOES ALLOW THE MLS PRICE CHANGE WITH SELLERS WRITTEN AUTHORIZATON WHILE IN ESCROW (UCB, CCBS OR PEND). HOW DEFEAT…? 1) WRITE IN YOUR PC THAT LIST PRICE IN ARMLS TO REMAIN AT PUBLISHED LIST PRICE WHICH WAS VISIBLE AT TIME OF CONTRACT ACCEPTANCE, 2) ASK FOR DOCUMENTATION OF SELLERS PERMISSION (STRETCH), 3) CHECK HISTORY TO SEE WHEN IT WAS CHANGED…
ARMLS: REDUCT PRICE: Q: Can seller reduce listing price if status is CCBS? UCB? PEND? Per Mls 4/3/17, YES, but is it ethical? (ie, if have contingency, get an offer, etc)
ARMLS: RULES COURSE: http://course.armls.com/?cid=ot2uzu&utm_source=ARMLS+Subscribers&utm_campaign=add22d1e51-EMAIL_CAMPAIGN_2018_05_14&utm_medium=email&utm_term=0_ec9e3fc353-add22d1e51-195845365
ARMLS: SPECIAL LISTING CONDITIONS:
ARMLS, SQUARE FOOTAGE, GUEST HOUSES: Q: Can guest houses be included in square footage? A: It’s not uncommon for a home to include a guest house, casita or some other type of additional living area. So what should and should not be included in square footage calculations? An additional structure that is NOT connected to the main house in any way should not be included in the overall square footage. An example of this is a guest house that is in the backyard and has it’s own entrance. These structures are considered “Added Detached” and can be found in Monsoon under Additional Features. If any part of the additional structure is attached to the main house, it can be included in the square footage. This applies even if the structure has it’s own entrance. For example, a casita that can only be accessed from its own door but shares a wall with the kitchen in the house. NOTE: Keep in mind that Monsoon pulls data from tax records. If a structure has been added to a property without the proper permit, it most likely will not be included in the square footage displayed.
ARMLS: STATUS: MUST CHANGE WITHIN 72 HOURS OF CONTRACT ACCEPTANCE. Q: Seller wants to keep ACTIVE status, is this allowed? A: No. We do not have the authority to authorize the listing remain in ACTIVE status once a contract is accepted. This would be an MLS rules violation with a penalty of $200 for failing to change the status in ARMLS.
ARMLS: STATUS: Q: HOW LONG IS “STATUS CHANGE” DISPLAYED IN LISTING? A: 72 HOURS OR 3 DAYS.
ARMLS: STATUS OF LISTING, DATA INTEGRITY, Q: MUST BE CCBS, UCB OR PEND? PER SUSAN 3/28/17, THE STATUS MUST MATCH THE CONTRACT!
ARMLS: SYNDICATION: The option to send listings to third parties has been renamed broker distribution in Flexmls.
SYNDICATION OPTIONS (CLICK HERE)
ARMLS: TOM. TEMPORARILY OFF MARKET: Q: I put a listing as temporarily off the market last night. An agent called to see the house today and my client is going to allow it. Do I need to put the status back to Active? A: NO, TOM is a sub-category of being ACTIVE, so you do not need to bring it back to ACTIVE to go under contract. Some agents might request that you do so, or you could sign the broker to broker compensation agreement to document that commissions will still be paid, but it is not required. Please let me know if you have any further questions regarding this.
ARMLS: TOM, HOW LONG CAN WE BE TOM? Q: I just spoke with Kyle regarding T.O.M. and keeping the For Sale Sign up. He said it was okay to stay up (my scenario was for 10 days while home being painted). As soon as I hung up, another listing called me and asked about doing TOM for 4-6 weeks until this current situation calms down. Can the sign stay up that long with a property TOM? A: 3/26/2020: Hi X, I just double checked with ARMLS. There is no time limitation for a listing to be TOM. As long as we have a listing agreement and the sellers authorization, no restrictions. Take care and stay safe out there, Jeff.
ARMLS: TUCSON https://www.tucsonrealtors.org/docs/default-source/Documents/risk_archive-021015.pdf?sfvrsn=8 Q: Good morning! I’m interested in joining the Tucson MLS, I work actively in Bisbee as well as the valley, and many of our buyers in Cochise County, come from Tucson. Fortunately Samls has merged with Armls but Tucson remains solo. I understand that if I remain in the central office, there is a one time fee that must be paid, or I move to an existing member office. Your advice? A: First of all you would have to move your license to either Gilbert or one of the Scottsdale Branches. Then you would reach out to the Tucson Association and complete their membership application in order to join the Tucson MLS. Once those steps are completed, you would contact consulting broker Kristin Armbruster as she would add you to the access list for the Tucson MLS. Please feel free to call with any Q’s.
ARMLS, WAIVER: Q: I'm a part-time agent, and I'd like to waive my MLS membership at this time as I do not have any current listings or clients. Would you please fill out the attached form so I can send it into ARMLS? A: Agent Services has a copy of this already signed by the DB. Best to just send them to Agent Services for a signed copy.
ARMLS RULE 10.5: CAN AGENT BE PRESENT AT OFFER PRESENTATION: CASE STUDY & BITCH SESSION, CHRIS S HS VS WUSA AGENT: Q: Attached is the second offer from my client (same as the first from Friday). We would like some kind of acknowledgement that you have received this offer and informed the seller of the existence of this offer. Last time we submitted this on Friday, you told me that you would send a signed seller statement of their instructions for you to hold the review of all offers until Monday 8/19 and acknowledging that they had been notified that my client's offer was delivered to them and active. I never received either of those things back from you which doesn't give my client much confidence that her offer was presented. Hopefully, we can do better this time for both of our clients' sake. Please confirm receipt and I am requesting to be present for the presentation of this offer. Please let me know what time and location works best. Thank you. A: Hi X, Thanks so much for sending the offer. It has been a busy weekend and we have received multiple offers that the sellers are reviewing tonight. NO you will not be present with my sellers when we discuss and review offers. Of course your offer along with other offers will all be presented and reviewed. It is my fiduciary responsibility to my clients to send them ALL offers so they can choose which one to go with.
QQ: Did you present my client's last offer to the sellers on Friday? Can you please provide the documentation you offered evidencing the sellers written instructions to withhold showings until you open house on Saturday 8/17 at 11am, along with their instructions to withhold all offers until Monday 8/19? I'd like to see that please. AA: Your offer has been received and will be presented. Seller has requested that all offers be presented by listing agent only. If there is no response by acceptance then consider rejected. Thank you, Michael P Hofstetter, DB, WUSA.
QQQ: Please review ARMLS Rules and Regulations section 10.3-10.5 regarding presentation of offers. Since your agent, and yourself, initially and very quickly made a decision to deny me my right to present my offer without mentioning anything about your sellers’ wishes, and are now backtracking to state that the seller has provided you instruction to not allow me to be present, I am formally requesting a copy of that written instruction per section 10.5. AAA: Chris, 1) 10.3 The listing agent made arrangements to present the offer and gave you the “Cooperating Subscriber” a satisfactory reason. 2) 10.4 Your offer and requests have been submitted to the seller. All offers will be presented as per MLS “All offers will be reviewed on Monday at 6pm”, 3) 10.5 Attached see “copy of the owner’s written instructions”. (Attached letter states: To HS, 8388 E Hartford, Scotts: Re: 123 Main St, Tempe: The owners of the above property give instructions to the Listing Subscriber and Broker that any Cooperating Subscriber or his/her representative not be present when an offer the Cooperating Subscriber secured is presented to Seller(s). Sig________ Date_____ Sig_______ Date _______
QQQQ: Very interesting letter. I am very surprised to see a seller sign a letter like that in advance...so specific and great verbiage addressing exactly what I was referencing to you rule-wise this afternoon in my email. Of course, you could have asked them to sign it after my request was made. However, It’s hard to believe you could prepare a doc, send it out for signature, receive it back, and forward to me all within the 6 minutes it took between my request and your refusal. Very efficient! All in all, it is hard to tell the time frame with a missing date/time on the doc, something I’m guessing you wouldn’t accept in a file from one of your agents. Fortunately, as luck would have it, eSignOnline keeps pretty good timestamps and IP tracking for signing authenticity, so I’m sure we’ll get it all figured out. I guess we’ll just see how it all ends up. Thank you for sending this to me. I will relay to my client and hopefully her full price offer will be impartially presented to your sellers. Maybe we can put this behind us and not stand in the way of a capable buyer and willing sellers closing the deal.