Pathways to Professionalism

(Note: While the Code of Ethics and Standards of Practice of the National Association establishes objective, enforceable ethical standards governing the professional conduct of REALTORS®, it does not address issues of courtesy or etiquette. Based on input from many sources, the Professional Conduct Working Group of the Professional Standards Committee developed the following list of professional courtesies for use by REALTORS® on a voluntary basis. This list is not all-inclusive, and may be supplemented by local custom and practice.)

I. Respect for the Public

1. Always follow the "Golden Rule".
2. Always respond promptly to inquiries and requests for information.
3. Schedule appointments as far in advance as possible; call promptly if you are delayed or must cancel an appointment.
4. Always schedule property showings in advance.
5. If a prospective buyer decides not to view an occupied home, promptly explain the situation to the listing broker or the owner if they are home at the time of the appointment.
6. Communicate with all parties in a timely fashion.
7. Enter listed property before your clients to ensure that unexpected situations, such as pets, are handled appropriately.
8. Business cards are to be handled as follows:
   1. While showing property in the Barrington Area please leave your business card at the time of showing.
   2. While showing property on the North Shore, do not leave your business card unless requested by the listing company.
9. Never criticize property in the presence of the owner.
10. Inform sellers that you are leaving after a showing.
11. When showing an occupied home, always ring the doorbell or knock before entering. Knock before entering any closed room.
12. Present a professional appearance at all times; dress appropriately and have a clean car.
13. If the seller is home during a showing, ask their permission before using the telephone or bathroom.
14. Advise the clients of other brokers to direct questions to their agent or representative.
15. Communicate clearly; don't use jargon not readily understood by the general public.
16. Be aware of and respect cultural differences.
17. Show courtesy and respect to the general public.
18. Be aware of and meet all deadlines.
19. Promise only what you can deliver and keep your promises.
20. Immediately inform the listing office of any unusual circumstances that may have occurred during a showing.

II. Respect for Property

1. Be responsible for visitors to listed property; never allow buyers to enter property unaccompanied. Ensure that client’s children remain attended.
2. When the seller is absent, be sure to turn off lights, shut windows, and lock doors after a showing. Leave the home as you found it. If the owners had the lights on, leave them on when you leave, unless instructed otherwise by the agent or owner.
3. Tell buyers not to smoke in listed property.
4. Use sidewalks; if weather is bad, take off shoes and boots inside property.
5. Adhere to any specific showing instructions per seller's request, i.e. removing shoes or wearing shoe covers to protect owners flooring, carpet, or rugs.
6. When a property is vacant, check that heating and cooling controls are set correctly and check the outside of the property for damage or vandalism.
7. Return all keys to the listing offices promptly after showings.
8. Ensure that all doors and lock boxes have been locked and secured before leaving the property.

III. Respect for Peers

1. If feedback is requested, promptly call the listing broker to report the results of any showing.
2. Notify the listing broker immediately if anything appears wrong with the property.
3. Notify the listing broker if there appears to be inaccurate information on the listing.
4. Share important information about a property, including the presence of pets; security systems; and whether sellers will be present during the showing.
5. Show courtesy, trust and respect to other real estate professionals.

IV. Multiple Offers

Each office establishes their own rules for handling multiple offers on their listings. The listing office may, if they wish, follow the following suggestions:

Please refer to http://www.nsbar.org/multipleoffers.htm for indepth rules on Multiple Offers.

MLSNI rules and regulations state the following:

SECTION 2.3 RIGHT OF COOPERATING BROKERS IN PRESENTATION OF OFFERS:

The Cooperating Broker or his/her representative has the right to participate in the presentation to the seller or lessor of any offer he/she secures to purchase or lease. The Cooperating Broker does not have the right to be present at any subsequent discussion or evaluation of that offer by the seller(s) or lessor and the Listing Broker. However, if the seller or lessor gives written instructions to the Listing Broker that the Cooperating Broker not be present when an offer to the seller that the Cooperating Broker secured is presented, the Cooperating Broker has the right to a copy of the seller's written instructions. None of the foregoing diminishes the Listing Broker's right to control the establishment of appointments for such presentations

SECTION 2.4 RIGHT OF LISTING BROKER IN PRESENTATION OF COUNTER OFFERS:

The listing broker or his/her representative, has the right to participate in the presentation of any counter-offer made by the seller or lessor. He/she does not have the right to be present at any discussion or evaluation of a counter-offer by the purchaser or lessee (except where the cooperating broker is a sub-agent). However, if the purchaser or lessee gives written instructions to the Cooperating Broker that the Listing Broker not be present when a counter-offer is presented to the buyer, the Listing Broker has the right to a copy of the purchaser’s or lessee’s written instructions.

Barrington City Areas

All parties should be dealt with on an even paying field!

1. Make everyone aware that there are Multiple Offers.
2. If one agent has been invited to present the offer, then all agents with offers for that property should be invited.
3. If agents have been invited to present their offers, the offers will be presented in the order of time that they were written, or as per seller's request.
4. Owners are to be consulted on how they would like the presentations made.
5. Inform all agents of the time the listing office is presenting the offers.
6. The listing office runs the meeting when offers are presented.
7. Only the facts are to be presented by the cooperating offers.
8. All offers must be presented as soon as possible.

Misc.

1. Make all appointments through the listing office.
2. Broker Tours are for members only. The public is not invited unless specifically invited by the listing agent.

Shore (properties in the North Shore areas)

1. All offers must be presented.
2. If a Co-op Broker calls to arrange to present an offer, whether or not the offer is in hand, the seller should be informed that there is a possible offer coming
3. Inform all coop agents that there are multiple offers.
4. If coop agents are invited to the presentation, they are to state only the facts.
5. Owners are to be consulted on how they would like the presentations made.
6. Should Owners decide that all offers are to be made together, each agent shall be restricted to a time limit as designated by listing broker. After all presentations have been made, the coop brokers will be excused so that the listing broker and the clients can come to a decision. It should be stated that the owners have no obligation to accept any offer if none are acceptable.
7. Should the Seller request that the agents not be present, the offers shall be dated and timed, and all agents are to be informed as to the time the offers shall be presented. Preparing a spreadsheet of all the terms of each contract will help facilitate a true comparison and a better understanding in negotiating with your client.

Misc.

1. The Buyer’s agent should be present during the inspection of a property.
2. Broker Tours are for members only. Clients should only be taken to the property with advance permission from the listing broker.

March 5, 1999 (per NAR approval)