Law passed
by MA Legislature in June 2004, approved by the Governor
PROVIDING CONSUMER CHOICE OF BROKERAGE RELATIONSHIPS
SECTION 501: Chapter 112 of the General Laws is amended by inserting
after Section ZZ the following::
Section 87ZZ1⁄2. Relationships
With Consumers
A.
This section shall only apply to brokerage services for the intended purchase
or sale of land with a building intended for use as one to four residential
dwellings or the purchase or sale of land on which a building is intended
to be constructed for use as one or two residential dwellings. Nothing herein
shall prohibit the relationships described in this section provided that a
real estate broker complies with the applicable provisions of paragraphs (B)
through (E).
B.
With informed consent from a buyer, a real estate broker may appoint one or
more affiliated licensees to act as a "designated agent" on behalf
of the buyer and one or more other affiliated licensees to act as a "designated
agent" on behalf of a seller in a potential real estate transaction.
With informed consent from a seller, a real estate broker may appoint one
or more affiliated licensees to act as a "designated agent" on behalf
of the seller and one or more other affiliated licensees to act as a "designated
agent" on behalf of a buyer in a potential real estate transaction. Appointment
of a designated agent shall not be made unless the consumer has consented,
at the commencement of the consumer's agency relationship with the real estate
broker, that the agency relationship shall not extend to any other licensee
affiliated with the broker and shall be limited to one or more designated
licensees. Upon appointment of a designated agent the responsibility to satisfy
agency duties owed a buyer or seller shall be solely the responsibility of
the designated agent. When a designated agent is appointed, information known
or acquired by the designated agent shall not be imputed to the appointing
broker or to other affiliated licensees. Notwithstanding the foregoing, licensees
shall have an obligation to reveal known material defects in a listed property
and other matters required by law. When a real estate broker has appointed
designated agents for both buyer and seller, the broker shall be presumed
to be a "dual agent" who does not exclusively represent either the
buyer or seller. The appointing broker is authorized to assist in negotiations,
but shall be neutral with regard to any conflicting interests. Appointment
of a designated agent shall not limit the appointing broker's responsibility
for breach of duty by the designated agent.
C.
There is a conclusive presumption that a buyer or seller has given informed
consent to a designated agency relationship, including consent to dual agency
of the appointing broker, if the buyer or seller signs a disclosure that substantially
contains the descriptions in paragraph A of this section. Such disclosure
and consent shall be deemed to satisfy the common law. Consent may be given
in advance of identifying a property or transaction, but not later than the
date a purchase and sale agreement is signed. Thereafter, other designated
agents may be substituted or appointed without further consent.
D.
No real estate broker shall offer subagency when marketing a property for
sale without informing the seller about vicarious liability and obtaining
signed consent.
E.
A real estate broker may provide services as a "transactional broker"
who does not represent a buyer or seller and who does not owe agency duties.
SECTION 502: On or before July 1, 2005 the
Board shall promulgate regulations in accordance with section 501 that prescribe
forms for written disclosure, when applicable, by real estate licensees regarding:
(1) designated agency; (2) consent to subagency; (3) dual agency; and (4)
the relationship of transactional broker.
SECTION 503: Sections 501 shall become effective on July 1,
2005.