Sorry, All Home For Sale Listings Have Been Removed From My Website

By
Real Estate Agent with Future Home Realty
http://actvra.in/RLz

Update 4:31PM EST March 11, 2013 - I just received word from Laurie Janik, Chief Legal Counsel at the National Association of Realtors that the Lawsuit has been dismissed. I am not sure what has happened but I am thrilled. I want to thank everone for their support.   

 

As real estate agents, most of us have what is called an IDX feed which brings all listings for sale in an area onto our websites. Company websites use the same feed, as does Realtor.com and other big name home for sale search websites.

We as agents have absolutely no control over the listings that are on our websites. The feed comes directly from the Multiple Listings Service (MLS) and you either show all listings, or none.

An agent might have 10 listings, 20 listings, 100 listings, or no listings of their own. Yet all show the same listings on their websites. If there are 13,000 listings in the Tampa area, then if you go to my website you will find all 13,000 listings. If you go to a company website, whether Coldwell Banker, Keller Williams, Remax, Charles Rutenberg Realty, Realtor.com, or any number of websites, you will see the same 13,000 listings in the Tampa area.

When we as agents take a listing, we write up a description that the public will see on all of these websites. We and our broker can be responsible for any violations of rules, regulations, and laws in the listing language. For example Fair Housing Laws have protected groups such as racial, familial status, and more. Most of these laws are common sense.

There are what is called Fair Housing Testers, and these can be government employees, or what is called Independent Fair Housing Testers, which are actually regular citizens. These Fair Housing Testers may call an agent and ask questions to see if the real estate agent is willing to discriminate or break another law. Or they scan through real estate websites to find a listing that has illegal language in it. All real estate agents know they can be sued if they do not obey the law.

I have found an interesting question has arisen. Can a real estate agent who has an MLS feed, be sued for a listing with illegal language in the listing, even if that listing is not that agents? Up until recently I would have said no.

However, last year I had a Federal Lawsuit filed against me for violations of the Fair Housing Act. Apparently, an Independent Fair Housing Tester went to my website, scanned the listings and found one with illegal language in it, then filed a Federal Fair Housing Lawsuit against me.

The lawsuit claims I am the listing agent. I am not, but obviously the Independent Fair Housing Tester believed because all 13,000 plus listings are on my website it must mean they are my listings.

The lawsuit then gives the property address, and I quickly realize that I have never listed a home, or sold a home in that city. So I contact my Broker, and then the company attorney. I send all documentation showing that I have nothing to do with this listing, and forward the actual listing, which shows who the listing agent is.

I am told to ignore the lawsuit and they will handle everything, and will work to get the lawsuit against me dismissed.

It seemed that the lawsuit would be invalid, since the lawsuit says I am the listing agent, but I am not. It says that the wording in my listing, which said "Adults Only, No Children Under 16 Allowed," has caused the Independent Fair Housing Tester pain, suffering and she will have to live through a lifetime of embarrassment. Since it is not my listing, and I never used these words, obviously I am not liable.

Suddenly this week I get a call from the Company Attorney who tells me the lawsuit is being settled, and she will send me the documents for me to sign. So I ask some questions.

So my name has been removed from the lawsuit? No.

There must be something in there clearing me of responsibility? No.

There will be no fee to me, right? Well the attorney fee will be paid by the E&O Insurance Company, and the settlement will be $5,000.

I will not have to pay any of the $5,000 correct? She said you need to call your office to find out if you have to pay a deductible.

So I call my office and they tell me I will be responsible for a $5,000 deductible. How convenient. The settlement is for $5,000 and the amount I will be required to pay is $5,000 all for language in a listing that is not even mine. So I get a $5,000 penalty, but the listing agent gets off without any penalty, or even a violation.

So then I ask, will my name and violation be given to the states real estate commission, or any board or agency? Not sure.

Could I have my license suspended or some other penalty? Not sure.

Doesn't it matter that the information and accusations in the lawsuit are totally false? No.

Wow, it sure does not look good for me.

I have now called our Realtor Association, various legal sources, and many others, and am told that real estate agents can be held liable for anything that appears on their website, even if it is an MLS feed that we have no control over.

I have no plans on paying the $5,000 or signing any agreement that says I am guilty of Federal Discrimination Laws, since I am not guilty of any of the accusations. I will likely be in Federal Court, though with a Federal Lawsuit, my guess this whole process will take a long time.

I have been also told that this or any other Independent Fair Housing Tester may visit my website again, especially since I have already been accused of Federal Fair Housing Violations, and file another lawsuit if they can find another listing that is in violation. They also said all real estate agents can face the same lawsuits. Sounds like a profitable career path, for both the Testers and Attorney's who have no qualm with destroying peoples lives.

So now I have had to remove all listings from my website. Without listings my career will likely be ending soon, especially when you are fighting the federal government. Laws may be written with good intentions, but their unintended consequences can destroy lives and businesses. Guilt or innocence, it just does not matter to these people, and unfortunately, it also does not matter to those who are supposed to be representing us.

I have also written a new post which updates this one and can be read here.

 

 

close

Re-Blogged 12 times:

Re-Blogged By Re-Blogged At
  1. Pat & Wayne Harriman 03/07/2013 09:08 AM
  2. Wallace S. Gibson, CPM 03/08/2013 09:47 AM
  3. Charita Cadenhead 03/08/2013 12:16 PM
  4. Sarah Oswald 03/08/2013 12:36 PM
  5. Patricia Kennedy 03/09/2013 07:20 AM
  6. Cara Marcelle Mancuso 03/10/2013 08:42 AM
  7. Steven Pahl 03/10/2013 11:49 AM
  8. Matthew Sturkie, CRS, GRI 909-969-3805 03/10/2013 12:28 PM
  9. Pamela Seley, REALTORĀ® 03/10/2013 03:23 PM
  10. Liz Lockhart 03/10/2013 04:13 PM
  11. Kasey & John Boles - Jon Gosche Real Estate 03/10/2013 10:51 PM
  12. Jim Lee 03/11/2013 05:19 PM
Topic:
ActiveRain Community
Tags:
idx
mls
listings
home for sale

Anonymous
Post a Comment
Spam prevention

Accessibility option: listen to a question and answer it!

To submit the form,
drag the folder to the circle on the side.

Type below the answer to what you hear. Numbers or words, lowercase:

Spam prevention

Accessibility option: listen to a question and answer it!

To submit the form,
drag the graph to the circle on the side.

Type below the answer to what you hear. Numbers or words, lowercase:

Show All Comments
Rainer
85,864
Michael-Edward Cruz
Surterre Properties - Monarch Beach, CA
Michael-Edward Cruz - Beach Cities Realtor

It is hard enough to work this business without having to worry about this bs. Sorry that this has happened to you. 

March 11, 2013 08:33 PM #159
Anonymous
Anonymous
Marc Rasmussen

You have got to be kidding me. That is ridiculous! Sorry to hear this. 

March 12, 2013 04:39 AM #160
Anonymous
Anonymous
Tom Craten
I don't know where I'm entering within this discussion, but I agree with Judy Orr. Your broker's legal counsel were either out of their league, or simply incompetent to handle this unfortunate lawsuit. I don't even think the ineptness or vulnerability is a byproduct of the small size of your brokerage; previous to joining Coldwell Banker, I was a principal in a one office boutique firm in North Baltimore...18 agents strong. Obviously, because of our size, we paid a premium for outside legal counsel, from one of the best firms in the city. That firm went to bat for us numerous times, and they never, ever, allowed an associate to be hung out to dry. Jeff, you may want to consider shopping around for another brokerage. Good luck with your career.
March 12, 2013 05:23 AM #161
Rainmaker
182,553
Irina Netchaev
Pasadena Views Real Estate Team, Inc. - Pasadena, CA
Pasadena CA Real Estate

So glad that the lawsuit has been dismissed.  What an absolute nightmare!

March 12, 2013 06:43 AM #162
Anonymous
Anonymous
Jenny

To bad you couldnt counter sue the feds for defamation and then sue the actual listing agent for damages.

 

March 12, 2013 08:24 AM #163
Anonymous
Anonymous
Suzanne Gantner

That is just another example of crazy people.  What are we paying dues for if we aren't getting support? I am so glad your case was dismissed. 

March 12, 2013 10:21 AM #164
Rainmaker
146,677
Kevin Vitali
EXIT Realty- Massachusetts Short Sales & Residential Sales - Tewksbury, MA
Helping Massachusetts Home Buyers and Home Sellers

Wow Jeff.  I am sorry for all your troubles!  It could happen to anyone of us.

March 12, 2013 02:19 PM #165
Rainmaker
697,562
Cindy Edwards
RE/MAX Checkmate - Johnson City, TN
CRS, GRI, PMN - Northeast Tennessee - 423-677-6677

please keep us posted.  This is so insane. 

March 12, 2013 02:25 PM #166
Rainmaker
246,706
Katrina Madewell
Charles Rutenberg Rlty- More than 5,000 agents(813) 777-1196 - Tampa, FL
Tampa FL Homes for sale | Tampa Bay - (813) 777-1196

Ya know Jeff, we have RPAC that fights to give to politians. The ones that support homeownership related topics and more.  Why don't we have a small portion of our dues that is set aside should we need to defend ourselves in a pointless law suit that goes much deeper than this!??  With IDX feeds and the Trulia, Zillow, Movoto demonds of the real estate world, I have feeling that the troubles are just beginning.

What a nightmare this must have been for you!

Thoughts, prayers, and love go to you and your family.

March 12, 2013 10:54 PM #167
Rainmaker
808,325
Gail Robinson
William Raveis Real Estate - Southport, CT
CRS, GRI, e-PRO Fairfield County, CT

Jeff, I'm disappointed in the response of your broker to this situation.  I'm glad it got resolved, but I think they should have said they would do everything in their power to protect you.  Your broker should have been the one to call the national REALTOR organization.  Thank heavens for the power of ActiveRain!

March 13, 2013 06:25 AM #168
Rainer
18,056
Jody Noel
Victorville, CA
Your High Desert Realtor for Life

Jeff, Congratulations on the case being dismissed! I'm sure that is a huge weight off your shoulders!!! Go celebrate!!!

March 13, 2013 12:52 PM #169
Rainmaker
148,287
Jodie Carpine
RealEstateAuctions.com - Spokane, WA
Designated Broker, ABR, AHWD, ePro, GRI, REALTORĀ®

Just saw the NAR article... CONGRATULATIONS on being droped off the suit!

March 13, 2013 02:18 PM #170
Rainmaker
133,480
Wika Hutchinson
Eugene, OR
Broker, CRIS, SFR, CDPE

Jeff, sorry you had to go through such trouble without geting the support from your brokerage. I am glad to hear that the case was dismissed.

March 13, 2013 09:56 PM #171
Rainmaker
88,265
Jeff Launiere
Future Home Realty - Tampa, FL
Jeff Launiere

I do plan on responding to as many people as possible as long as the conversation is still relevant. Unforutnately, between the blogs, emails and phone calls, I am overwhelmed, and of course I still must get work done. I have also been told to remove all blogs, posts and comments, but as long as I am not forced or shown a reason to do so, they will stay. If you do see them suddenly removed, you will know what happened, otherwise I will be back to respond. I thank you all for your support, and to those that were not supportive, I also thank you, as I appreciate all perspectives.

March 15, 2013 05:28 AM #172
Ambassador
1,260,793
Debe Maxwell
www.AtHomesCharlotte.com | Savvy + Company Real Estate - Charlotte, NC
Charlotte Homes for Sale - Charlotte Neighborhoods

Jeff, I am glad to hear that the charges have been dropped.  I would think that they would want this left up to be a lesson to all MLS organizations across the country to better screen their listings.  You obviously have a high ranking site to be found so readily by a secret shopper.  One thing that I worry about is descriptions that I see on some of the builder sites--evidently not 'bound' by the Federal Fair Housing Act.  I see infractions on their sites all the time and won't even link to them because of it.  With MLS-to-IDX, we have no control.  It is maddening--WE know what is right yet, we have no control over what comes out of others' descriptions.  Our MLS is vigilant about that, thankfully but, I think this is a lesson to others who don't have the appropriate screening of listings in place.  

March 16, 2013 06:49 AM #173
Rainmaker
144,162
Denise Dimares
Exit Bennett Realty - Upper Marlboro, MD
Realtor, Investor Serving DC and MD

This is almost unbelievable.  I am happy that the lawsuit was dismissed and your name was cleared. 

March 18, 2013 11:14 AM #174
Rainmaker
88,265
Jeff Launiere
Future Home Realty - Tampa, FL
Jeff Launiere

First, I again, want to thank all of you for your support.

 

I have now changed brokerages and am now with Future Home Realty here in Tampa, FL. This whole situation was really unfortunately. Until this lawsuit, I had no plans to leave my office as I have to honestly say it was the best run office I had been with over the years. Great staff, and incredible service to its agents. I am looking forward to my new office. I also have put IDX back onto my website. My MLS is saying they believe they have now enacted something that will prevent the likelihood of this happening again. When agents enter new listings, there will words that will cause a warning saying please check the word for proper context. You can still use the words, but since the word could by itself point to a violation, it makes you aware and asks you to verify that it cannot be discrimination. There are also stop words, such as "adult only" or "no children." These words will not be allowed to be used in public or Realtor remarks. An agent would be forced to choose new words.

Will this all work? Hopefully it will prevent Federal Housing violations. It will however not stop the MLS violations which are common in our MLS, such as agents contact information being in the public remarks, or on property photos, as there are no plans to use the software to prevent phone numbers and email addresses from being put into public remarks.

I am hoping this will all work, but at the same time I am keeping the following words of Laurie Janik, Chief Council of NAR just in case.

"For anyone involved in litigation such as this case, a defense exists under the Communications Decency Act of 1996 to protect those of you who merely publish content provided by others, as is the case with IDX feeds. We have never seen a case in which this Act has been applied to an IDX display, but the Act has been found by the courts to provide protection against fair housing claims brought against sites such as Craigslist and Roommate.com." Laurie Janik

March 22, 2013 05:47 AM #175
Rainmaker
519,417
Pat & Wayne Harriman
Harriman Real Estate, LLC (203) 672-4499 - Wallingford, CT
Broker/Owners, Wallingford CT Real Estate

Congrats on moving to a new brokerage, I think it's for the best. You just didn't get the support you should have from your broker, and in my mind that was very telling and could only have served to put a strain on your relationship going forward. Best of luck at your new firm!

March 22, 2013 06:07 AM #176
Rainmaker
105,260
David Elya
BROOKVIEW REALTY - Rochester, MI
ABR, CRS, e-PRO, GRI, SFR - Broker

Hello Jeff,

 

Glad to learn it has been settled.

However computers and software aren't fool proof. In our area we have "Cathederal" ceilings, "French" doors, "Black" diamond lanscaping, "White" kitchen cabinets, etc.

MLS software that makes it difficult to describe our listings benifits no one.

I ran into this problem in the early days of REALTOR.com. I could not use these words to describe my listings.

BTW, I thought that in Florida, they have many "Adult" communities who discriminate to anyone under the age of 55? Are those illegal now?

Good luck.

 

David Elya

 

April 16, 2013 01:16 PM #177
Rainmaker
88,265
Jeff Launiere
Future Home Realty - Tampa, FL
Jeff Launiere

David Elya - The adult communities must be registered with the state and county here in FL. The lawsuits are sure to continue however, as HUD is coming out with a new Fair Housing App that makes it easier for Fair Housing Testers and the public to sue Realtors. There are questions such as whether you feel you were treated differently than other people would be treated by the real estate agent. Of course unless you know many people who also dealt with the same agent you would not know, but if you felt you might have been treated differently, then apparently, go ahead and sue.

April 16, 2013 01:56 PM #178
Anonymous
Post a Comment
Spam prevention

Accessibility option: listen to a question and answer it!

To submit the form,
drag the airplane to the circle on the side.

Type below the answer to what you hear. Numbers or words, lowercase:

Show All Comments
Rainmaker
88,265

Jeff Launiere

Jeff Launiere
Ask me a question
*
*
*
Spam prevention

Accessibility option: listen to a question and answer it!

To submit the form,
drag the foot to the circle on the side.

Type below the answer to what you hear. Numbers or words, lowercase: