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Hamptons.com
June 8, 2015

The Increasing Focus On Consumer Protection In Real Estate: Who Does The Broker Represent?

John A. Viterittiby John A. Viteritti
in Real Estate
Home Real Estate

Article 12-A, Section 443 of New York’s Real Estate License Law describes a fundamental responsibility of real estate agents to the public. Although the law went into effect in 1991, it continues to perplex real estate professionals who strive to be in compliance. According to Michael Kelly, Director of Government Affairs for the New York State Association of Realtors, “If you ask NYSAR’s staff attorneys to identify the most misunderstood and confusing part of real estate law, the answer would unequivocally be agency representation.” In an attempt to address the subject, Anthony Gatto, Esq., NYSAR’s Director of Legal Services informed me that NYSAR has made the following recommendation to the Department of State: “NYSAR respectfully suggests requiring for every licensee that needs to take continuing education, one hour of agency every two years. New licensees will be required to take two hours of agency during their initial two year license term.” (Author’s Note: The license law education requirements for salesperson and broker licensing include agency disclosure. The NYSAR proposal applies to continuing education.)

So why is compliance with this section of the license law so critical? Well, first let me say that the Department of State may fine, revoke or suspend the license of a real estate agent who has not complied with the law. In addition, courts have refused to allow a broker to receive a commission if they cannot demonstrate compliance with the law. Section 443 applies to properties of fewer than five units for sale or rent, and condominiums and cooperative housing regardless of the number of units. For all other types of properties, section 175.7 of the License Law requires a real estate agent to make it clear to the consumer which party the agent is representing. The concerns of the DOS, the legislature and the courts as well as NYSAR, have nothing to do with who pays the commission, as many real estate agents and most consumers believe. It has to do with the real estate agent’s responsibilities to the parties to the transaction. If the broker is representing the seller, the broker has a fiduciary responsibility to the seller. The broker has to place the interests of the seller above those of the buyer as well as the broker, except as otherwise required by law. For example, the broker may not follow instructions of the seller that would violate Fair Housing Laws. The broker has the duty of fair and honest dealing towards the buyer, which does not include disclosing confidential information about the buyer that could affect the seller’s opportunity to get the best price for the property; for instance, telling the buyer that they are anxious to sell. If the broker is representing the buyer, then the real estate agent’s fiduciary responsibilities are to the buyer.

The law requires that the capacity in which the agent will be operating be disclosed and explained to the consumer, and that they provide their informed, written, consent. I would emphasize the word, “informed.” So if you as a prospective seller, buyer, landlord or tenant are not presented with an agency disclosure form at the point of “first substantive contact” with the agent, ask why? The agent should not encourage you to sign the form without fully explaining it to you and receiving your written consent. There are many possible scenarios that the law is structured to address. For example, what if the wishes of the seller or buyer or the circumstances require that both be represented by the broker rather than act in the sole interests of one party (Single Agency?) The law defines this as Dual Agency, requiring knowledge and written consent of both parties. There are also circumstances whereby a broker could designate one agent to represent the seller and another to represent the buyer. This is known as Dual Agency with Designated agents. This usually applies to “in-house” listings.” Another aspect of the law applies to broker’s agents. In my experience with realtors and the public, this is often the most misunderstood aspect of agency disclosure. The intent is to provide the principal, seller or buyer, with all of the benefits to be derived from engaging one broker as their exclusive agent, while requiring cooperation with all other agents without the potential vicarious liability for the actions of those other agents.

The laws of agency also apply to landlord tenant situations. If the law seems complex and confusing, as was pointed out by Mr. Kelly of NYSAR, they are, but that doesn’t excuse non-compliance.

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Small Hamptons Garden To Open Its Gates To The Public This Summer

Small Hamptons Garden To Open Its Gates To The Public This Summer

  • Whether you are walking the fast-paced streets of New York City or taking a leisurely beach stroll in the Hamptons, there’s a slight chance you might run into Elias Friedman, known online as “The Dogist.” His adoration of dogs, combined with his passion for photography, has led him to gain over 7 million followers on Instagram. The audience at his recent Guild Hall show reflects how much people truly love their dogs and how Elias does so much more than simply take picture-perfect dog portraits. He can capture the beautiful bond between man and his best friend. His book, This Dog Will Change Your Life, is already a New York Times bestseller. Guild Hall’s lobby was filled with fans excited to get their copy signed.⁠
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His guests included local dog lovers and friends of ARF (Animal Rescue Fund of the Hamptons). Attendees had front-row seats to a “Dogist”-style encounter: a casual conversation about how the dog entered the owner’s life, followed by a quick photo shoot revealing Elias’ methods for capturing the dog’s attention (hint: It’s dog noises and treats).⁠
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I had the pleasure of talking to Elias about how “The Dogist” came to be, rescue organizations, and the Hamptons.⁠
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Let’s go back to the beginning. What inspired you to dive into photography?⁠
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We had a dark room because my dad was an amateur photographer, and I’d always liked cameras and gadgets. We had a couple of Labrador retrievers who were sort of my first muses and would happily sit for pictures. I was taking dog pictures from a young age and then fast forward to 2012 in New York City I was let go from my job and saw what other street photographers were doing like Humans of New York and The Sartorialist and thought why isn’t someone doing that for dogs and I thought I wanted to be the person, I dusted off my camera and the rest is kind of history. It took off pretty quickly because it turns out people like dogs just as much as I do.⁠
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Read the full interview at Hamptons.com (Link in Bio)⁠
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#dogist #arf #dogs #animalrescue #guildhall #hamptons
  • 167 Dune Road, Bridgehampton, NY 11932⁠
Saunders Exclusive: $42,500,000⁠
@jenniferwilsonhamptons 
@edbruehl @leemohlerehamptons 
@hamptonsrealestate 
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Experience extraordinary coastal living with this exquisite oceanfront estate on Dune Road in Bridgehampton. ⁠
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Designed by the renowned architect Francis Fleetwood, this remarkable property boasts 300 feet of private ocean frontage, complete with its own private boardwalk leading directly to the beach, all set on over 3 acres of prime land.⁠
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The charming shingle-style residence encompasses 4,200 +/- sq. ft. of luxurious living space, featuring 5 bedrooms and 5 full bathrooms, plus an additional half bath.⁠
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Read the full article at Hamptons.com (Link in Bio)⁠
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#duneroad #oceanfront #bridgehampton #realestate #hamptons #francisfleetwood ⁠
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  • The Hamptons have seen their fair share of collaborations and takeovers this summer. Still, nothing compares to The h.wood Group and Chase Sapphire Reserve’s transformation of Montauk hotspot Mary Lou’s into Delilah Montauk.⁠
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The four-day takeover combined unforgettable dining experiences with show-stopping live entertainment featuring performances by Zack Bia, Alesso, Gwen Stefani, and DJ Pee.Wee (Anderson Paak). ⁠
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Exclusively for Chase Sapphire Reserve cardholders, diners were treated to white glove hospitality and Delilah’s staples, including the famous chicken tenders and tuna tartare, and bold twists on Hamptons classics like lobster rolls, striped bass crudo, and crab and avocado toast. 

Check out more at Hamptons.com (Link in Bio)

#gwenstefani #alesso #djpeewee #chasesapphirereserve #delilahmontauk #montauk #hamptons
  • LVIS thrift shops are open Tuesdays through Saturdays 10 AM through 5 PM

donations are accepted Wednesday through Saturday 10 AM through 1 PM by appointment 

located at 95 Main St East Hampton
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🚗 The Bridge IX⁠
📅 Sat, Sept 13 | 2–7PM⁠
📍 The Bridge, Bridgehampton⁠
Over 300 rare automobiles showcased across stunning landscapes.⁠
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🎬 23rd Annual Surf Movie Night⁠
📅 Fri, Sept 12 | 5:30–9PM⁠
📍 Southampton Arts Center⁠
Surfboard swap, live music & outdoor film screening. 🌊⁠
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🍝 San Gennaro Feast of the Hamptons⁠
📅 Sat, Sept 13 – Sun, Sept 14 | 10AM⁠
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Italian pastries, live entertainment & fireworks Sat @ 8:15PM 🎆⁠
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🎭 In Process: Roderick George⁠
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🎤 Sheena Easton at WHBPAC⁠
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☕ Cars & Coffee⁠
📅 Sun, Sept 14 | 9–11AM⁠
📍 Bridgehampton Museum⁠
Classic & exotic cars, food, drinks & live music.⁠
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🛍 Hampton Vintage⁠
📅 Sun, Sept 14 | 10AM–5PM⁠
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Shop unique vintage finds!⁠
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🎶 Hamptons Festival of Music Finale⁠
📅 Sun, Sept 14 | 4PM⁠
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🍷 Wine Dinner with Pradorey at R.AIRE⁠
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Five-course tasting menu with exquisite wine pairings.⁠
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🎥 Toy Story 30th Anniversary Screening⁠
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📍 Southampton Playhouse⁠
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Check out more events at Hamptons.com (Link in Bio)⁠
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#carshow #hamptons #sangennaro #sangennarofeast #winedinner #bridgeIX
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