{"id":874,"date":"2007-01-08T21:08:44","date_gmt":"2007-01-09T04:08:44","guid":{"rendered":"http:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/?p=874"},"modified":"2007-01-08T21:10:25","modified_gmt":"2007-01-09T04:10:25","slug":"dual-agency-smack-down-arizona-association-of-realtors-general-counsel-michelle-lind-on-dual-agency","status":"publish","type":"post","link":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/874\/dual-agency-smack-down-arizona-association-of-realtors-general-counsel-michelle-lind-on-dual-agency\/","title":{"rendered":"Dual Agency Smack-Down: Arizona Association of Realtors General Counsel Michelle Lind on Dual Agency . . ."},"content":{"rendered":"

The Arizona Association of Realtors has just published Arizona Real Estate: A Professional’s Guide to Law and Practice<\/i> by Arizona Association of Realtors General Counsel Michelle Lind<\/a>. I don’t know what is planned for this book, but it is comprehensive enough to be used as one of the texts in a pre-licensing or broker’s licensing class.<\/p>\n

I got my copy today, and I thought I’d highlight the material on Dual Agency. This rendering is not hugely different from the material Lind has had on the AAR website<\/a>, but I think the statute law makes it plain that, in Arizona, the parties to a Dual Agency can consent in writing to terms less stringent than those specified in the current “AAR Consent to Limited Dual Representation” disclosure<\/a>. I haven’t gotten around to writing a disclosure that describes Dual Agency transactions as they actually occur — in part because I’ve been waiting for this book to be published — but I’ll put a form together and take to Lind to see how it flies.<\/p>\n

Nota bene:<\/i> This is interesting reading, but if you are not licensed in Arizona, it does not apply to you. Your local laws may be radically different.<\/p>\n

 
DUAL REPRESENTATION (DUAL AGENCY)<\/b><\/p>\n

Dual representation (dual agency) occurs when one broker individually, or two salespeople within the same brokerage firm, represent both the buyer and the seller in a real estate transaction. Dual representation is lawful with prior written consent. The ADRE Commissioner’s Rules provide that: “A licensee shall not . . . represent both parties to a transaction without the prior written consent of both parties.” See, R4-28-11O1(F). Consequently, the ADRE may sanction a licensee if the licensee has “[a]cted for more than one party in a transaction without the knowledge or consent of all parties to the transaction.” A.R.S. 32-2153(A)(2).<\/p>\n

Dual representation involves inherent conflicts. Therefore, in most residential resale transactions in which a broker acts as a dual agent, the broker obtains the consent of the parties on the AAR Consent to Limited Representation (12\/02) form. This form is not mandated by statute, but is helpful in explaining dual agency and its consequences Read more<\/a><\/p>\n","protected":false},"excerpt":{"rendered":"

The Arizona Association of Realtors has just published Arizona Real Estate: A Professional’s Guide to Law and Practice by Arizona Association of Realtors General Counsel Michelle Lind. I don’t know what is planned for this book, but it is comprehensive enough to be used as one of the texts in a pre-licensing or broker’s licensing […]<\/p>\n","protected":false},"author":1,"featured_media":0,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_crdt_document":"","jetpack_post_was_ever_published":false,"_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"_jetpack_memberships_contains_paywalled_content":false,"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[11,6,5],"tags":[],"class_list":{"0":"post-874","1":"post","2":"type-post","3":"status-publish","4":"format-standard","5":"hentry","6":"category-dual-agency","7":"category-marketing","8":"category-real-estate","10":"no-featured-image"},"jetpack_featured_media_url":"","jetpack_sharing_enabled":true,"jetpack-related-posts":[{"id":666,"url":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/666\/dual-agency-smack-down-a-chicken-in-every-pot-and-a-sword-for-every-gordian-knot\/","url_meta":{"origin":874,"position":0},"title":"Dual Agency Smack-Down: A chicken in every pot and a sword for every Gordian Knot . . .","author":"Greg Swann","date":"November 20, 2006","format":false,"excerpt":"I solved this problem today. It wasn't even that tough, once I started looking at it the right way. As I pointed out earlier today, the issue is this language in the AAR Consent to Limited Dual Representation form:neither Broker nor Broker's Licensee(s) can represent the interests of one party\u2026","rel":"","context":"In "Dual Agency"","block_context":{"text":"Dual Agency","link":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/category\/dual-agency\/"},"img":{"alt_text":"","src":"","width":0,"height":0},"classes":[]},{"id":1045,"url":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/1045\/dual-agency-smack-down-buyers-and-sellers-informed-consent-to-limited-dual-representation\/","url_meta":{"origin":874,"position":1},"title":"Dual Agency Smack-Down: Buyer’s and Seller’s Informed Consent to Limited Dual Representation","author":"Greg Swann","date":"February 14, 2007","format":false,"excerpt":"I really don't like Dual Agency. I think that's pretty well established. Even so, Russell Shaw convinced me -- in person, not on BloodhoundBlog -- that BloodhoundRealty.com would have to offer Dual Agency if it is to list effectively in the historic districts of Downtown Phoenix. Right about the same\u2026","rel":"","context":"In "Dual Agency"","block_context":{"text":"Dual Agency","link":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/category\/dual-agency\/"},"img":{"alt_text":"","src":"","width":0,"height":0},"classes":[]},{"id":664,"url":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/664\/dual-agency-smack-down-interlineal-chatter\/","url_meta":{"origin":874,"position":2},"title":"Dual Agency Smack-Down: Interlineal chatter . . .","author":"Greg Swann","date":"November 20, 2006","format":false,"excerpt":"This is from the AAR Consent to Limited Dual Representation form:The Broker now represents both Buyer and Seller and both parties understand that neither Broker nor Broker\u2019s Licensee(s) can represent the interests of one party to the exclusion or detriment of the other party.The important word is \"detriment\". I think\u2026","rel":"","context":"In "Dual Agency"","block_context":{"text":"Dual Agency","link":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/category\/dual-agency\/"},"img":{"alt_text":"","src":"","width":0,"height":0},"classes":[]},{"id":103,"url":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/103\/location-location-location-refusing-dual-agency-puts-realtors-above-reproach\/","url_meta":{"origin":874,"position":3},"title":"Location, location, location: Refusing Dual Agency puts Realtors above reproach . . .","author":"Greg Swann","date":"July 19, 2006","format":false,"excerpt":"I may have stirred up a hornet's nest on the subject of No Dual Agency. Jim Duncan at Real Central VA posted his thoughts, and the sellsius\u00b0 real estate blog posted a round-up, asking Are Buyers Customers or Clients? From Arizona, taking a trip Back East is also taking a\u2026","rel":"","context":"In "Blogging"","block_context":{"text":"Blogging","link":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/category\/blogging\/"},"img":{"alt_text":"","src":"","width":0,"height":0},"classes":[]},{"id":297,"url":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/297\/back-story-how-we-evolved-our-policy-forbidding-dual-agency\/","url_meta":{"origin":874,"position":4},"title":"Back story: How we evolved our policy forbidding dual agency . . .","author":"Cathleen Collins","date":"September 7, 2006","format":false,"excerpt":"Someone commented on Greg's recent post regarding dual agency. I thought I'd give you the \"back story\" so you can understand how we came to this position. Just this past May three events converged to make it crystal clear that dual agency was, in general, good for no one except\u2026","rel":"","context":"In "Dual Agency"","block_context":{"text":"Dual Agency","link":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/category\/dual-agency\/"},"img":{"alt_text":"","src":"","width":0,"height":0},"classes":[]},{"id":649,"url":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/649\/dual-agency-smack-down-a-category-11-hurricane-of-arguments-against-disclosed-dual-agency\/","url_meta":{"origin":874,"position":5},"title":"Dual Agency Smack-Down: A category 11 hurricane of arguments against Disclosed Dual Agency . . .","author":"Greg Swann","date":"November 17, 2006","format":false,"excerpt":"I'm going to stir up a category 11 hurricane by basing my initial entry in the Dual Agency Smack-Down on our past posts on the subject. Cathleen and I have dealt with this topic at great length in the past, so it seems reasonable to reinforce our arguments by revisiting\u2026","rel":"","context":"In "Dual Agency"","block_context":{"text":"Dual Agency","link":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/category\/dual-agency\/"},"img":{"alt_text":"","src":"","width":0,"height":0},"classes":[]}],"_links":{"self":[{"href":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/wp-json\/wp\/v2\/posts\/874","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/wp-json\/wp\/v2\/comments?post=874"}],"version-history":[{"count":0,"href":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/wp-json\/wp\/v2\/posts\/874\/revisions"}],"wp:attachment":[{"href":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/wp-json\/wp\/v2\/media?parent=874"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/wp-json\/wp\/v2\/categories?post=874"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/wp-json\/wp\/v2\/tags?post=874"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}