(1)
Name of Firm. A broker shall
not conduct business under any name other than the one in which the broker's
license is issued.
(2)
Responsibilities of Brokers or Qualifying Brokers.
(a) A real estate broker or qualifying broker
shall be held responsible for any licensee whose license is affiliated with the
broker or the broker's firm who violates any of the provisions of O.C.G.A.
Chapter 43-40 and its attendant Rules and Regulations.
(b) Every broker or qualifying broker shall
be responsible to instruct licensees affiliated with the broker or the broker's
firm of the provisions set forth in the License Law and its Rules and
Regulations.
(c) The broker or
qualifying broker shall notify the Georgia Real Estate Commission of any
violation of the License Law and its Rules and Regulations.
See also O.C.G.A. §§
43-40-1,
43-40-2, &
43-40-18.
(3)
Change of Qualifying
Broker.
(a) Whenever the qualifying
broker of a partnership, limited liability company, or corporation dies,
resigns, or is discharged unexpectedly, the partnership, limited liability
company, or corporation must secure a new qualifying broker within 60 days or
cease all real estate brokerage activity until it does secure a new qualifying
broker.
(b) During the period of
time that the firm is seeking a new qualifying broker to replace a qualifying
broker who dies, resigns, or is discharged unexpectedly, the firm must
designate a partner, if a partnership; a member, if a limited liability
company; or an officer, if a corporation, to sign any documents and
applications which must be filed with the Commission and to disburse trust
funds from the firm's designated trust account(s) as may be required by any
contracts or agreements authorizing the firm to hold such trust
funds.
(4)
Qualifying Brokers Affiliated with Multiple Firms.
(a) A person licensed by the Commission as a
broker or qualifying broker for a licensed firm may serve as the broker or
qualifying broker with one or more other licensed firms.
(b) A person licensed as an associate broker
and affiliated with a licensed firm may serve as the broker or qualifying
broker for one or more other licensed firms provided such person has notified
in writing the broker with whom he or she is affiliated as an associate broker
of his or her intended services as a broker or qualifying broker with another
firm.
See also O.C.G.A. §§
43-40-2,
43-40-14, &
43-40-25.
(5)
Transferring Licensees
Into or Out of a Firm.
(a) Any broker
seeking to have a licensee affiliate with the broker's firm shall enter into a
written agreement specifying the terms under which the licensee will be
compensated for work during the time of their affiliation and specifying how
the licensee will be compensated for work begun but not completed prior to the
termination of their affiliation. Other than to determine that such agreements
are entered into by licensees and their broker, the Commission shall not
regulate the content of such agreements or enforce the provisions of such
agreements. A dispute between licensees as to whether the terms of this
agreement have been met shall not be grounds for the broker's refusal to sign a
release and to forward the wall certificate of licensure to the Commission nor
for either party to file a complaint with the Commission.
(b) When a licensee requests that a release
form be signed, the releasing broker shall immediately sign the release and
forward the wall certificate of licensure of the departing licensee to the
Commission or notify the Commission in writing that the wall certificate of
licensure has been forwarded to the new broker for whom the licensee will act.
If a licensee assumes the responsibility of delivering the wall certificate to
a new broker, then the wall certificate must be delivered as soon as
practically possible after the licensee receives it from the releasing
broker.
(c) Any licensee
transferring shall not take, nor have in the licensee's possession, nor use any
written brokerage engagement secured through the office or through licensed
affiliates of the releasing broker, unless specifically authorized by the
broker. The names of all prospective customers or clients given in writing to
the departing licensee during the tenure of the affiliation with the releasing
broker shall be accounted for to that broker. All plats of property, keys and
other property which the releasing broker owns or for which the releasing
broker is responsible,"for sale" signs, notebooks, listing cards, or records of
any kind that have been used in connection with the listing or selling of
property or with the management of property or community associations shall be
returned in person by the departing licensee to the person designated by the
releasing broker. Any broker seeking to have a licensee affiliate with the
broker's firm shall enter into a written agreement expressing the terms under
which the provisions of this paragraph shall be fulfilled upon the licensee's
transferring from the broker. Failure of a departing licensee to meet the
requirements of this paragraph shall not be grounds for the broker's refusal to
sign a release and to forward the wall certificate of licensure to the
Commission, but shall be grounds for the filing with the Commission of a formal
written complaint against the departing licensee.
(d) Whenever a broker returns to the
Commission a wall certificate of licensure of a licensee affiliated with the
broker's firm, the certificate shall be accompanied by a release signed by both
the broker or authorized associate broker and the licensee or by a signed
statement that such a release has been signed by both parties. The licensee
shall then transfer the license to another broker or apply to place the license
on inactive status within one month of the Commission's receipt of the
licensee's wall certificate of licensure. If a broker is releasing a licensee
for reasons other than the licensee's request and is unable for any reason to
obtain the licensee's signature on the release, the broker or authorized
associate broker shall send to the Commission a copy of a letter from the
broker or authorized associate broker mailed to the licensee's last known
address indicating that the broker is returning the license to the Commission.
The broker's letter to the licensee should state clearly that the licensee has
one month from the Commission's receipt of the licensee's wall certificate of
licensure to apply to transfer to another broker or to apply to place the
license on inactive status.
(e)
Whenever a licensee decides to terminate an affiliation with a firm, such
licensee may not have any contact with any of the firm's clients that the
licensee is serving under a listing, a management agreement, or other brokerage
engagement until the expiration of such a brokerage engagement, except as may
be expressly approved in writing by the broker or qualifying broker of the firm
that the licensee is leaving.
(f)
Applications for sponsoring broker forms and applications for transfer or
release may be signed only by the broker or an associate broker if the broker
permits the associate broker such authority in writing. Such written authority
shall be permanently maintained by the broker.
(g) Duplicate certificates of licensure
and/or pocket cards shall be issued upon satisfactory proof of loss of the
original.
See also O.C.G.A. §§
43-40-2,
43-40-7,
43-40-11,
43-40-14, &
43-40-25.
(6) Utilizing Support
Personnel - Task Guidelines.
(a)
Whenever a firm or a licensee who is affiliated with a firm engages support
personnel to assist the firm or the affiliated licensee in the conduct of the
real estate brokerage business, both the firm and the affiliated licensee are
responsible for the acts of the support personnel and for assuring that the
support personnel comply with the requirements of this rule and the license
law. Support personnel may not perform any real estate brokerage activities of
a real estate licensee when engaged as support personnel and may perform only
ministerial duties, those that do not require discretion or the exercise of the
support personnel's own judgment.
(b) Nothing in this rule shall prohibit an
individual employed by a firm to assist in the management of property from
undertaking those activities permitted by O.C.G.A. Section
43-40-29(10).
(c) An individual actively licensed with one
firm may work as support personnel for a different firm or for a licensee(s) of
a different firm with the written consent of the broker of each firm. An
individual whose license is on inactive status may work as support personnel
for a firm or any affiliated licensee.
(d) Any firm which employs (or engages under
an independent contractor agreement) support personnel to assist such firm or
an affiliated licensee of said firm in carrying out his or her real estate
brokerage activities must:
1. enter into a
written agreement with the support personnel specifying the duties that the
support personnel may undertake on behalf of the firm or an affiliated licensee
of the firm and the tasks that support personnel are prohibited from performing
on behalf of the firm or an affiliated licensee of the firm;
2. if applicable, enter into a written
agreement with the affiliated licensee authorizing the use of the support
personnel, specifying the duties that the support personnel may undertake on
behalf of the affiliated licensee of the firm and the tasks that support
personnel are prohibited from performing, and approving any compensation
arrangement the affiliated licensee has with the support personnel;
3. if applicable, assure that the affiliated
licensee of the firm and the support personnel have entered into a separate
written agreement specifying the duties that the support personnel may
undertake on behalf of the affiliated licensee of the firm, the tasks that
support personnel are prohibited from performing, and the compensation
arrangement the affiliated licensee has with the support personnel.
(e) In order to provide reasonable
guidelines for firms, affiliated licensees and support personnel, but without
defining every permitted or prohibited activity, the Commission has identified
the following tasks that support personnel may perform:
1. answer the telephone and forward calls and
emails to a licensee;
2. submit
data on listings to a multiple listing service;
3. check on the status of loan commitments
after a contract has been negotiated;
4. assemble documents for closings;
5. secure documents that are public
information from a courthouse and other sources available to the
public;
6. have keys made for firm
listings and install or remove lock boxes from firm listings;
7. write advertisements and promotional
materials for the approval of the firm and any affiliated licensee;
8. place advertisements in the media as
defined in Rule
520-1-.09(1)(b) and
as directed by the firm;
9. record,
and deposit earnest money, security deposits, and rents;
10. type contract forms as directed by the
firm or affiliated licensee of the firm;
11. monitor personnel files and license
reports from the Commission;
12.
compute commission checks;
13.
place signs on real estate and remove such signs;
14. order items of routine repair as directed
by the firm or affiliated licensee;
15. act as courier for such purposes as
delivering documents or obtaining documents and keys;
16. schedule appointments with an owner or an
owner's agent in order for a licensee to show listed real estate;
17. arrange dates and times for
inspections;
18. arrange dates and
times for a mortgage application, a pre-closing walk through, or a
closing;
19. schedule an open
house;
20. accompany a licensee to
an open house or a showing only for security purposes; or
21. perform physical maintenance on real
estate.
(f) The
Commission has identified the following tasks that support personnel shall not
perform:
1. make cold calls by telephone, in
person, or through any media as defined in Rule
520-1-.09(1)(b) or
otherwise contact the public for the purpose of securing prospects for
listings, leasing, sales, exchanges, or property management of real
estate;
2. host open houses,
kiosks, home show booths, or fairs;
3. prepare promotional materials or
advertisements without the review and approval of an affiliated licensee and
firm;
4. show real
estate;
5. answer any questions on
title, financing, or closings (other than the time and place);
6. answer any questions regarding a listing
except for information on price and amenities expressly authorized in writing
by the licensee;
7. discuss or
explain a contract, listing, lease, agreement, or other real estate document
with anyone outside the firm;
8.
negotiate or agree to any commission, commission split, management fee, or
referral fee on behalf of a licensee;
9. discuss the attributes or amenities of
real estate, under any circumstances, with a prospective purchaser or
lessee;
10. discuss with the owner
of real estate, the terms and conditions of the real estate offered for sale or
lease;
11. collect or hold deposit
monies, rent, other monies or anything of value received from the owner of real
estate or from a prospective purchaser or lessee; or
12. provide owners of real estate or
prospective purchasers or lessees with any advice, recommendations or
suggestions as to the sale, purchase, exchange, or leasing of real estate that
is listed, to be listed, or currently available for sale or lease.
(g) Unlicensed support personnel
or inactive licensed support personnel shall not hold themselves out in any
manner, orally or in writing, as being actively licensed or affiliated with a
particular firm or real estate broker as a licensee.
(7)
Sharing Commissions with
Non-Resident Brokers. A licensed broker in this state is hereby
permitted to divide or share a real estate commission with a licensed broker in
another state. If a broker licensed in another licensing jurisdiction refers
prospective clients or customers to a Georgia broker, the Georgia broker may
pay a fee to such licensed broker. Such brokers who refer prospective clients
or customers to a Georgia broker may not perform any of the other acts of a
broker with regard to property located in this state unless they first obtain a
nonresident's license or enter into a written agreement with a Georgia broker
as permitted by O.C.G.A. Section
43-40-9.
See also O.C.G.A. §§
43-40-2,
43-40-9, &
43-40-25.
O.C.G.A. Secs.
43-40-2,
43-40-14,
43-40-25.