I am putting together a listing agreement.  I had a few questions.  How long can we be under coming soonComing soon is allowed for up to 30 days.  See notes below.

If we are coming soon can we have a sign on the property or do we have to wait until it goes live on the MLS?  Yes you are allowed to have a sign during coming soon since it is listed in ARMLS.

If it is coming soon do I start the listing agreement while it's listed as coming soon in the MLS or after we put it on the market?  The listing starts right away, you would state on page 6 of the ER something like "Seller authorizes coming soon status for X days after which it will automatically revert to an ACTIVE status in the MLS."   NOTE:  The start/stop dates on page one of the ER Listing agreement include the coming soon time period, so if you sign a 6 month listing and have coming soon for 30 days, you will then have 5 months left after it changes from coming soon to ACTIVE in ARMLS.

Must-know facts about Coming Soon status listings:                                       

· Showings are allowed

· A property may only be in Coming Soon status for 30 days (before only 14 days)

· The Listing/Co-Listing Agent can change the price and On-Market date

· Available to all MLS subscribers via searches and hot sheets

· Coming Soon listings are not syndicated

· Coming Soon listings must have a Listing Agreement

· Cooperation/compensation is required

· Front exterior photo is not required

· Coming Soon listings will automatically be placed in Active status on the 31st day

· Coming Soon listings can be manually changed to Active earlier

· A property may only be in Coming Soon status for 30 of every 45 calendar days

· Days on Market (DOM) does not accumulate.  DOM will start the first day the listing is Active.

BONUS:  Coming soon status satisfies the clear cooperation submission requirement


ARMLS Link:  https://armls.com/introducing-delayed-status


ARMLS  Report a violation: HERE

Rules: HERE

BREAKING NEWS:  11/11/2019

Brokers must submit listings in One business day:

 CLICK HERE for NAR Article.

Arizona Counties

ADRE IS MOVING!  100 N 15th Ave., Suite 201, Phoenix, AZ 85007—-Effective June 11, 2018           ADRE:  602-771-7799

ADRE:  The primary focus of ADRE is to protect the consumer and their rules aim at ensuring the public can reasonably depend on what they see, read or hear from an agent.

ADRE:  APOLOGY LANGUAGE FOR SELF REPORTING:  I certainly apologize for the error on the part of our staff.  Apparently the referral form was misplaced by back office staff, but we corrected it as soon as we knew about it.  I am very sorry for the delay.

ADRE: AUDIT:  ADRE actively conducts specific audits due to complaints filed against an agent or brokerage.  TRUE

AUDIT:  An ADRE Audit is a Public Report and will be kept on file for at least five years


ADRE, Broker Audit, Who May A Broker Pay, and more.  http://www.azre.gov/Aud/documents/Auditing_faqs.pdf

ADRE: Commissioners Rule R4-28: Please note that if the seller refuses to make this disclosure, then you must make the disclosure. There is a Commissioner’s Rule known as AAC (Arizona Administrative Code) R4-28-1101b that states that a licensee shall disclose anything that could materially affect the transaction to all parties in the transaction, in writing.

ADRE, COMMON VIOLATIONS, PAGE 5     http://www.re.state.az.us/Bulletins/Bulletin_11.14.pdf               https://www.azre.gov/publicinfo/documents/Advertising_Brochure.pdf

ADRE, COMPLAINTS:  If agents and brokers continue to rely on ADRE to handle all complaints, rather than choosing to self-monitor their industry, we stand to lose the respect of consumers and cause irreparable damage.  TRUE

ADRE: DISCIPLINARY ACTIONS:  Many disciplinary actions are due to technical violations.  TRUE

ADRE:  DOCUMENTS AND FORMS:  http://www.azre.gov/Lic/LicForms.aspx

ADRE Form Ll-231 for PLLC     http://www.re.state.az.us/Lic/Forms/Form_LI-231_App_for_Lic_as_Pro_Corp_or_Pro_LLC.pdf

ADRE Form LI-231 Worksheet     http://www.re.state.az.us/Lic/Forms/Form_LI-231_App_for_Lic_as_Pro_Corp_or_Pro_LLC-Instructions.pdf

ADRE, FEE SCHEDULE, Pllc towards the bottom of page 1.    http://www.azre.gov/PublicInfo/Documents/Fee_Schedule.pdf

ADRE, FEES,  LICENSE FEES:  ADRE does not require a membership fee.  Your real estate license renewal fee is due every two years upon renewal.                                                                                                                

ADRE: FEE SCHEDULE, Click to view the ADRE fee schedule:  https://www.azre.gov/PublicInfo/Documents/Fee_Schedule.pdf

ADRE: INVESTIGATIONS ADRE does not have the authority to investigate the following:  (See Table Below)  ADRE INVESTIGATIONS LINK:  https://azre.gov/investigations/file-complaint 


Landlord/Tenant Disputes:  These fall under local jurisdictions, typically the city where the rental is located


Construction Defects:  These are handled by the Arizona Registrar of Contractors


Ethics Violations:  (Which are not a violation of the law):  These are overseen by the Arizona Association of Realtors


HOA Violations:  Disputes may be handled in court, CC&R violations may require civil action or legal counsel.  Contact ADRE for scenarios where ADRE may be involved.


Loan/Loan Officer or Escrow/Title problems:  The Arizona Department of Financial Institutions (AZDFI) regulates escrow and mortgage


Homeowners Insurance:  The Arizona Department of Insurance regulates this


Criminal actions such as trespassing, theft, etc:  Local Law Enforcement Agencies


ADRE, LICENSING FAQ’Shttp://www.azre.gov/Lic/LicFaqs.aspx#FAQ27   STUDENT FAQ’S:  http://www.re.state.az.us/edu/studentfaqs.aspx#FAQ48

ADRE, LICENSE:  Broker or Sales License, How to qualify     http://www.re.state.az.us/Lic/Documents/Original_Licensing_Brochure.pdf

ADRE LICENSE RENEWAL FAQ’S     http://www.re.state.az.us/edu/studentfaqs.aspx#FAQ48       



ADRE: MESSAGE CENTER: Contact ADRE Online Message Center HERE:

ADRE, PLLC, how do I form a PLLC?     http://www.re.state.az.us/Lic/LicFaqs.aspx#FAQ34             ADRE:  602-771-7799    per Kyle:  602-771-7700  

ADRE, PUBLIC DATABASE:  Your broker has approved your continued employment. You may verify your license and employment status on the ADRE Public Database at http://services.azre.gov/publicdatabase.

ADRE: RENEW LICENSE HERE     Online license system to renew your real estate license HERE:

ADRE, SUBSTANTIVE POLICY STATEMENTS:   http://www.re.state.az.us/LawBook/SubstantivePolicyStatements.aspx



ADRE, TOPICS TO REVIEW BEFORE PURCHASING REAL ESTATEhttp://www.azre.gov/PublicInfo/RealEstateResearchTopics.aspx

Airport Disclosure, Arizona Sex Offender Information, Beneficiary Deed, Environmental Hazards, Expansive Soil Survey, Flood Insurance, Freeways, Geologic Hazards, Homeowners Association (HOA) Information, Lead-Based Paint, Mold In The Home, Mortages, Sellers Property Disclosure Statement (SPDS), Buyer Advisory, Termites, Title Insurance, Water Availability

Michele Lind, Every Buyer is Entitled to an SPDS:   http://www.azre.gov/PublicInfo/Documents/Every_Buyer_Is_Entitled_To_A_SPDS.pdf

ADRE, UNLICENSED ACTIVITY, TRANSACTION COORDINATORS:  1) See ADRE Substantive Policy Statement, 2) See ADRE Bulletin regarding transacton coordinators and unlicensed activity.

ADRE, APOLOGY, SELF REPORT & SELF CORRECT ISSUES:  Our Accounting department  was notified that a referral was owed to you (Homesmart Agent Kevin McFarlin) on June 20, 2017.  Accounting promptly cut the check and mailed it out on June 21 or 22.  The U.S. Mail is apparently taking longer than it used to, but I would not have expected the check to get there any faster than 5-6 days in any case.  



Substantive Policy Statement (SPS) No. 2020.01

Requirements For Teams, March 11, 2020        CLICK HERE:

Q: Do I do anything differently with a “coming soon” in MLS?  I realize I need to complete the HomeSmart form for a personal transaction. Do I make the Listing Agreement dated the date it goes “coming soon” or active date?  Thank you!


A:  Hi X, Here is an overview of coming soon.  Whatever dates you have on page one of the listing agreement, just remember that a portion of that will be in the coming soon status, up to 30 days.  So the agreement is dated to include the dates the listing will be in coming soon status.

NEW! 10/1/2020