broker expectations. What you can and can't do

1. Broker Expectations
6/13/2019
What You Can and Cannot Do
Sheila Dunagan

2. Broker Expectations
General Expectations
1. You will have a great understand of TREC rules
2. You will read and take courses and adhere to NAR’s code of ethics
3. You will do your very best to abide by both
4. You will ask questions in areas you are uncertain about
5. You will be respectful and professional at ALL times

3. Broker Expectations
6. You will work to understand the proper way to contact the proper departments
a. Tx.broker@exprealty.com is a general Texas email.
b. I cannot answer 3200 agents without assistants. We have managing brokers who are
your first line of contract defense. You can reach them by email, phone, text, chat, workplace
post. Each have a personal email:
Sheila.Dunagan@exprealty.net State Managing Broker
Michael.Yarrito@exprealty.net & Misty.Michael@exprealty.net are both Managing brokers for the North
Texas area.
Sarah.Atchison@exprealty.net & Andrea.Grimm@exprealty.net are the Managing Broker for the Coastal area
(Houston and surrounding).
Rick.Tankersley@exprealty.net is the Managing Broker for the South Region which is San Antonio and
surrounding.
Rick.Hall@exprealty.net is the Managing Broker for the Central region which is Austin & surrounding. He will
also cover West Texas and East Texas contract questions.

4. Broker Expectations
c. We cannot fix your computer, we cannot send you a check, we cannot fix your KVCore,
we cannot help you get into the world. So who can? Expcloud.com Support, Accounting, Tech
Outpost – you have a HUGE office staff at your disposal. Texas Staff is for Texas specific issues –
contracts & MLS and Texas real estate.
7. Expcloud.com / explore.exprealty.com / expenterprise.com / Texas State Group / Texas State
Meetings / Texas State Contracts & Productivity
8. Does information change all of the time? YES it does. Do you have help & support? YES!!
Does it require getting out of your comfort zone a bit? Probably.
Tip: Did you know you call someone from Workplace Chat??? You can. :-)

5. Broker Expectations
9. Respect Office hours. As much as we love you we cannot pick up the phone at 8:00 pm and
answer an on boarding question. I am usually up and working by 6:00 am. So by 8:00 pm I am
DONE. Now, if you have a contract that is on fire, blowing up deadline is at 11:59 pm then myself
and 5 managing brokers have all reserved our brain power for these situations. Can you imagine
how frustrating it would be if you had that issue happening and couldn’t reach us because we
were busy helping agents answer on boarding questions?
10. Have a professional TREC Compliant signature on your smart phones, email accounts, etc.
Your name, exp realty and your phone number would be expected. You are a business
professional at all times. And remember, you have a duty to identify yourself to the general public
and that you are a licensed realtor. A professional signature helps you do this at all times.

6. Broker Expectations
So what can you do contract wise???
1. Work with buyers & sellers/traditional real estate
a. Avoid Creative real estate. Creative financing, creative closings, creative deals is a great way
to have you end up with a TREC complaint. Take up art, photography, cooking, sewing if you
want to express your creative side. But please do not do so with real estate transactions.
2. Return ALL phone calls. Even the ones you really don’t want to.
3. Be professional at all times. You may be dealing with an agent who is the
worst you have ever dealt with. Do NOT express that during the transaction.
Reach out to the broker team, we can assist you, but YOU stay above dirt.
NEVER EVER use foul language with an agent or client. EVER.

7. Broker Expectations
4. You have the authority to sign TAR listing agreements on behalf of the broker
5. You have the authority to sign TAR buyer rep agreements on behalf of the
broker. The broker name is EXP Realty #603392. You sign as an associate.
6. Be competent/well educated on your profession. Take classes at your local
board. Be a CMA wizard. Get a GRI designation, obtain other designations in the
areas you are wanting to specialize in. Do NOT operate outside of your area of
expertise. The commission you walk away from may be the best money you ever
make. Think about the cost of fines, litigation, E&O, loss of a license, loss of a
broker for acting outside of your scope of expertise.

8. Broker Expectations
7. Read the contract. Use the most current versions. Check and double check
before you submit an offer. Check and double check before you submit a counter
offer (are all changes initialed by all parties?)
8. Remember YOU are not a party to the contract. You are there to be the
messenger. If you ever hear yourself say “WE will never accept….” you are too
close. YOU are not buying/selling. The client is. You do not get to decide for them.
You convey the information, you advise what the possible options may be. You do
NOT have a “go to” lender/contractor/inspector/insurance provider. You have 3-5
of your favorites. I like to say “and remember, they are all human, so all are
subject to make mistakes”

9. Broker Expectations
9. Sign up for the TREC advisor / TAR information
10. Know when your license expires, and track where you are with your CE hours
11. Stay current on your board/MLS dues. Your ICA says you agree to be a
REALTOR. So you are held to a higher standard.
12. Adhere to the showing instructions. ALWAYS ring the door bell, knock on the
door, Open the door and announce LOUDLY “REALTOR” even on vacant homes.
13. NEVER enter a home without approval from listing agent. EVER.

10. Broker Expectations
BE VERY CAREFUL WHEN IT COMES TO THE FOLLOWING:
Please have a conversation with your managing broker when it comes to the
following:
Buyer Leasebacks - these can be really bad news. As a general rule we do
not approve these. So you must have a conversation with your managing broker
before this is executed.
Short Sales - take a class and understand the process before you jump into
this. We will see more of these. Same on HUDHOMESTORE.

11. Broker Expectations
BE VERY CAREFUL WHEN IT COMES TO THE FOLLOWING:
Assignments
You cannot be the middleman. You can represent the seller. You can represent the
buyer. You are NOT to be the wholesaler. You are not to represent the seller, be
the buyer and then resale the property. That violates your fiduciary duty.

12. Broker Expectations
BE VERY CAREFUL WHEN IT COMES TO THE FOLLOWING:
Seller Financing - it is usually okay, but ask the seller if they really own the
property without any mortgage company being involved. If there is a mortgage
company involved then we do not want to do the seller financing. Why?
If there is a mortgage company then it is a WRAP. Wraps are sandwiches. They
are not good real estate transaction material. We do NOT allow our agents to
participate in WRAPS. They are highly litigious and can come back to haunt you
years later. We do NOT want you to do wraps.

13. Broker Expectations
Things we hear that are not true:
“You are toooo busy so I didn’t reach out.”
“TREC says I can do it, so I can do it”
“I should just call TAR first” “TREC is who I need to call”
“The broker will never find out if I just do this one unethical thing….”
“CMA is not required.” “Texts aren’t binding”

14. Broker Expectations
Final Best Practices:
1. Document your conversations. Send an email at the end of day summarizing
texts/chats/conversations with clients
2. Know your forms. YOU are a professional. KNOW your craft.
3. Upload the Sellers Disclosure to the MLS after the SELLER fills it out.
4. Executed contracts/amendments/addenda go into a one way locked vault.
You amend a contract to fix something. You add and Addenda to add
documents
5. Option checks should NOT go to title or to Regus. (think about Venmo)

15. Broker Expectations
Final Best Practices Continued:
6. Be careful what is placed in Special Provisions. What are some things that we
see in there? Most of these should not be placed in Special Provisions
A. Fridge will convey
B. If property doesn’t appraise xyz will happen….
C. Sellers agree to let buyers move in… or Buyers agree to let Sellers stay until….
D. Buyers will use Hard Money Lender (this one is okay)
E. Buyers have chosen to be unrepresented in this transaction (this one is also okay)
F. Buyer agent will contribute $500 towards buyer’s closing costs…….NOOOOO
G. When in DOUBT - ASK

16. Broker Expectations
Final Best Practices Continued:
7. CMA’s are required per TREC
8. Seller Net Sheets should be provided before the property goes on the market
9. Advertising should go to tx.broker@exprealty.com for approval PRIOR to first
use.
10. Text/Chat/Call when in doubt.

17. Broker Expectations
Final Best Practices Continued:
ATTEND OUR WEEKLY STATE MEETINGS
ATTEND THE CONTRACT CLASSES
ATTEND LIVE TRAININGS WITH THE LOCAL MANAGING BROKERS

18. Broker Expectations
QUESTIONS?????