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A10443 Text:

           =
                S T A T E   O F   N E W   Y O R K
       =
________________________________________________________________________

                                       10443--B

                                 I N  A S S E M B L Y

                                    March 26, 2010
                                      ___________

       Introduced  by M. of A. BING, SCHIMEL, BOYLAND, KOON, P. RIVERA, =
GIANAR-
         IS, ZEBROWSKI, HYER-SPENCER, RUSSELL, D. WEPRIN, STIRPE -- =
Multi-Spon-
         sored by -- M. of A.  CAHILL,  CALHOUN,  DINOWITZ,  HOOPER,  =
JEFFRIES,
         LUPARDO,  McENENY,  O'MARA,  PHEFFER, RAIA, REILLY, SKARTADOS, =
TITONE,
         WEISENBERG -- read once and referred to the Committee on =
Judiciary  --
         committee  discharged,  bill amended, ordered reprinted as =
amended and
         recommitted to said committee -- again reported  from  said  =
committee
         with  amendments, ordered reprinted as amended and recommitted =
to said
         committee

       AN ACT to amend the real property law, in relation to disclosure =
regard-
         ing real estate agency relationship

         THE PEOPLE OF THE STATE OF NEW YORK, REPRESENTED IN SENATE AND  =
ASSEM-
       BLY, DO ENACT AS FOLLOWS:

    1    Section  1.  Paragraphs a and f of subdivision 1 of section 443 =
of the
    2  real property law, as amended by chapter 549 of the laws  of  =
2007,  are
    3  amended and two new paragraphs p and q are added to read as =
follows:
    4    a.  "Agent" means a person who is licensed as a real estate =
broker [or
    5  real estate sales associate],  ASSOCIATE  REAL  ESTATE  BROKER  =
OR  REAL
    6  ESTATE  SALESPERSON  under  section four hundred forty-a of this =
article
    7  and is acting in a fiduciary capacity.
    8    f. "Residential real property" means real property USED  OR  =
OCCUPIED,
    9  OR  INTENDED  TO  BE  USED OR OCCUPIED, WHOLLY OR PARTLY, AS THE =
HOME OR
   10  RESIDENCE OF ONE OR MORE PERSONS improved by (I)  a  one-to-four  =
family
   11  dwelling  [used  or occupied, or intended to be used or occupied, =
wholly
   12  or partly, as the home or residence of one or  more  persons,]  =
OR  (II)
   13  CONDOMINIUM OR COOPERATIVE APARTMENTS but shall not refer to =
[(i)] unim-
   14  proved real property upon which such dwellings are to be =
constructed [or
   15  (ii) condominium or cooperative apartments in a building =
containing more
   16  than four units].
   17    P.  "ADVANCE  CONSENT  TO  DUAL AGENCY" MEANS WRITTEN INFORMED =
CONSENT
   18  SIGNED BY THE SELLER/LANDLORD OR BUYER/TENANT  THAT  THE  LISTING =
 AGENT
   19  AND/OR  BUYER'S  AGENT  MAY ACT AS A DUAL AGENT FOR THAT =
SELLER/LANDLORD
   20  AND A BUYER/TENANT FOR RESIDENTIAL REAL PROPERTY WHICH IS THE =
SUBJECT OF
   21  A LISTING AGREEMENT.

        EXPLANATION--Matter in ITALICS (underscored) is new; matter in =
brackets
                             [ ] is old law to be omitted.
                                                                  =
LBD16207-06-0
       A. 10443--B                         2

    1    Q. "ADVANCE CONSENT TO DUAL AGENCY WITH DESIGNATED SALES =
AGENTS" MEANS
    2  WRITTEN INFORMED CONSENT SIGNED BY THE SELLER/LANDLORD  OR  =
BUYER/TENANT
    3  THAT  INDICATES  THE  NAME  OF  THE  AGENT  APPOINTED  TO  =
REPRESENT THE
    4  SELLER/LANDLORD OR BUYER/TENANT AS A DESIGNATED SALES AGENT FOR =
RESIDEN-
    5  TIAL REAL PROPERTY WHICH IS THE SUBJECT OF A LISTING AGREEMENT.
    6    S  2. Subdivision 3 of section 443 of the real property law is =
amended
    7  by adding a new paragraph f to read as follows:
    8    F. A SELLER/LANDLORD OR  BUYER/TENANT  MAY  PROVIDE  ADVANCE  =
INFORMED
    9  CONSENT  TO  DUAL AGENCY AND DUAL AGENCY WITH DESIGNATED SALES =
AGENTS BY
   10  INDICATING THE SAME ON THE FORM SET FORTH IN SUBDIVISION  FOUR  =
OF  THIS
   11  SECTION.
   12    S  3.  Paragraphs  a and b of subdivision 4 of section 443 of =
the real
   13  property law, as amended by chapter 549 of the laws of 2007, are =
amended
   14  to read as follows:
   15    a. For buyer-seller transactions, the following shall be  the  =
disclo-
   16  sure form:
   17                       NEW YORK STATE DISCLOSURE FORM
   18                                     FOR
   19                              BUYER AND SELLER
   20                           THIS IS NOT A CONTRACT
   21    New  York  state  law requires real estate licensees who are =
acting as
   22  agents of buyers or sellers of property to advise the  potential  =
buyers
   23  or  sellers  with whom they work of the nature of their agency =
relation-
   24  ship and the rights and obligations it  creates.  This  =
disclosure  will
   25  help  you to make informed choices about your relationship with =
the real
   26  estate broker and its sales [associates] AGENTS.
   27    Throughout the transaction you may receive more  than  one  =
disclosure
   28  form.  The law [requires] MAY REQUIRE each agent assisting in the =
trans-
   29  action to present you with this disclosure form. A real estate =
agent  is
   30  a person qualified to advise about real estate.
   31    If you need legal, tax or other advice, consult with a =
professional in
   32  that field.
   33            DISCLOSURE REGARDING REAL ESTATE AGENCY RELATIONSHIPS
   34                               SELLER'S AGENT
   35    A  seller's  agent is an agent who is engaged by a seller to =
represent
   36  the seller's interests. The seller's agent does this by securing =
a buyer
   37  for the seller's home at a price and on terms acceptable to the  =
seller.
   38  A seller's agent has, without limitation, the following fiduciary =
duties
   39  to the seller: reasonable care, undivided loyalty, =
confidentiality, full
   40  disclosure,  obedience  and  duty  to account. A seller's agent =
does not
   41  represent the interests of the buyer.  The  obligations  of  a  =
seller's
   42  agent are also subject to any specific provisions set forth in an =
agree-
   43  ment  between  the  agent  and the seller. In dealings with the =
buyer, a
   44  seller's agent should (a) exercise reasonable skill and care in =
perform-
   45  ance of the agent's duties; (b) deal honestly, fairly and in good =
faith;
   46  and (c) disclose all facts known to the agent materially  =
affecting  the
   47  value or desirability of property, except as otherwise provided =
by law.
   48                                BUYER'S AGENT
   49    A buyer's agent is an agent who is engaged by a buyer to =
represent the
   50  buyer's  interests.  The  buyer's  agent  does  this  by =
negotiating the
   51  purchase of a home at a price and on terms acceptable to  the  =
buyer.  A
   52  buyer's agent has, without limitation, the following fiduciary =
duties to
   53  the  buyer:  reasonable  care,  undivided loyalty, =
confidentiality, full
   54  disclosure, obedience and duty to account.  A  buyer's  agent  =
does  not
   55  represent  the  interests  of  the  seller. The obligations of a =
buyer's
   56  agent are also subject to any specific provisions set forth in an =
agree-
       A. 10443--B                         3

    1  ment between the agent and the buyer. In dealings  with  the  =
seller,  a
    2  buyer's  agent should (a) exercise reasonable skill and care in =
perform-
    3  ance of the agent's duties; (b) deal honestly, fairly and in good =
faith;
    4  and  (c)  disclose all facts known to the agent materially =
affecting the
    5  buyer's ability and/or willingness to  perform  a  contract  to  =
acquire
    6  seller's  property  that are not inconsistent with the agent's =
fiduciary
    7  duties to the buyer.
    8                               BROKER'S AGENTS
    9    A broker's agent is an agent that cooperates or is engaged by a =
 list-
   10  ing agent or a buyer's agent (but does not work for the same firm =
as the
   11  listing  agent  or buyer's agent) to assist the listing agent or =
buyer's
   12  agent in locating a property to sell or buy, respectively, for =
the list-
   13  ing agent's seller or the buyer agent's buyer. The broker's  =
agent  does
   14  not have a direct relationship with the buyer or seller and the =
buyer or
   15  seller  can  not  provide  instructions  or  direction  directly  =
to the
   16  broker's agent. The buyer and the seller therefore do not have =
vicarious
   17  liability for the acts of the  broker's  agent.  The  listing  =
agent  or
   18  buyer's agent do provide direction and instruction to the =
broker's agent
   19  and therefore the listing agent or buyer's agent will have =
liability for
   20  the acts of the broker's agent.
   21                                 DUAL AGENT
   22    A  real  estate  broker may represent both the buyer and the =
seller if
   23  both the buyer and seller give their informed  consent  in  =
writing.  In
   24  such  a dual agency situation, the agent will not be able to =
provide the
   25  full range of fiduciary duties to the buyer and seller. The  =
obligations
   26  of  an agent are also subject to any specific provisions set =
forth in an
   27  agreement between the agent, and the buyer and seller. An  agent  =
acting
   28  as a dual agent must explain carefully to both the buyer and =
seller that
   29  the  agent  is acting for the other party as well. The agent =
should also
   30  explain the possible effects of dual representation, including  =
that  by
   31  consenting  to  the  dual  agency  relationship the buyer and =
seller are
   32  giving up their right to undivided loyalty. A  buyer  or  seller  =
should
   33  carefully  consider the possible consequences of a dual agency =
relation-
   34  ship before agreeing to such representation.   A  SELLER  OR  =
BUYER  MAY
   35  PROVIDE  ADVANCE  INFORMED CONSENT TO DUAL AGENCY BY INDICATING =
THE SAME
   36  ON THIS FORM.
   37                                 DUAL AGENT
   38                                    WITH
   39                           DESIGNATED SALES AGENTS
   40    If the buyer and the seller provide their informed consent in =
writing,
   41  the principals and the real estate broker who represents both =
parties as
   42  a dual agent may designate a sales agent  to  represent  the  =
buyer  and
   43  another  sales  agent  to represent the seller to negotiate the =
purchase
   44  and sale of real estate. A sales agent works under  the  =
supervision  of
   45  the  real  estate broker. With the informed consent of the buyer =
and the
   46  seller in writing, the designated sales agent for the buyer  will =
 func-
   47  tion  as  the buyer's agent representing the interests of and =
advocating
   48  on behalf of the buyer and the designated sales  agent  for  the  =
seller
   49  will  function  as  the seller's agent representing the interests =
of and
   50  advocating on behalf of the seller in the negotiations between =
the buyer
   51  and seller. A designated sales agent cannot provide the  full  =
range  of
   52  fiduciary duties to the buyer or seller. The designated sales =
agent must
   53  explain  that like the dual agent under whose supervision they =
function,
   54  they cannot provide undivided loyalty. A buyer or seller should =
careful-
   55  ly consider the possible consequences of a dual agency =
relationship with
   56  designated sales agents before agreeing to such representation.  =
A SELL-
       A. 10443--B                         4

    1  ER OR BUYER MAY PROVIDE ADVANCE INFORMED CONSENT  TO  DUAL  =
AGENCY  WITH
    2  DESIGNATED SALES AGENTS BY INDICATING THE SAME ON THIS FORM.

    3    This  form  was  provided to me by ____________________ (print =
name of
    4  licensee) of ____________________________ (print name of  =
company,  firm
    5  or  brokerage),  a licensed real estate broker acting in the =
interest of
    6  the:

    7     (  ) Seller as a         (  ) Buyer as a
    8   (check relationship below)  (check relationship below)
    9     (  ) Seller's agent      (  ) Buyer's agent
   10     (  ) Broker's agent      (  ) Broker's agent
   11     (  ) Dual agent          (  ) Dual agent with designated sales =
agents

   12    FOR ADVANCE INFORMED CONSENT TO EITHER DUAL AGENCY OR DUAL =
AGENCY WITH
   13  DESIGNATED SALES AGENTS COMPLETE SECTION BELOW:
   14     (  ) ADVANCE INFORMED CONSENT DUAL AGENCY.
   15     (  ) ADVANCE INFORMED CONSENT TO DUAL AGENCY  WITH  DESIGNATED =
 SALES
   16  AGENTS.

   17    If  dual  agent  with  designated  sales agents is [checked] =
INDICATED
   18  ABOVE:
   19    ____________________ is appointed to represent the buyer; and
   20    ____________________ is appointed to  represent  the  seller  =
in  this
   21  transaction.

   22    (I)(We) acknowledge receipt of a copy of this disclosure form:
   23    Signature of { } Buyer(s) and/or { } Seller(s):
   24    ____________________             ____________________
   25    ____________________             ____________________
   26    Date:_______________             Date:_______________
   27    b.  For  landlord-tenant  transactions,  the  following  shall  =
be the
   28  disclosure form:
   29                       NEW YORK STATE DISCLOSURE FORM
   30                                     FOR
   31                             LANDLORD AND TENANT

   32                           THIS IS NOT A CONTRACT
   33    New York state law requires real estate licensees who  are  =
acting  as
   34  agents of landlords and tenants of real property to advise the =
potential
   35  landlords  and tenants with whom they work of the nature of their =
agency
   36  relationship and the rights and obligations it creates. This  =
disclosure
   37  will  help you to make informed choices about your relationship =
with the
   38  real estate broker and its sales [associates] AGENTS.
   39    Throughout the transaction you may receive more  than  one  =
disclosure
   40  form.  The law [requires] MAY REQUIRE each agent assisting in the =
trans-
   41  action to present you with this disclosure form. A real estate =
agent  is
   42  a person qualified to advise about real estate.
   43  If  you  need legal, tax or other advice, consult with a =
professional in
   44  that field.

   45            DISCLOSURE REGARDING REAL ESTATE AGENCY RELATIONSHIPS
   46                              LANDLORD'S AGENT

   47    A landlord's agent is an agent who is engaged by a landlord to  =
repre-
   48  sent the landlord's interest. The landlord's agent does this by =
securing
       A. 10443--B                         5

    1  a  tenant  for  the landlord's apartment or house at a rent and =
on terms
    2  acceptable to the landlord. A landlord's agent has, without  =
limitation,
    3  the  following  fiduciary duties to the landlord: reasonable =
care, undi-
    4  vided  loyalty,  confidentiality, full disclosure, obedience and =
duty to
    5  account. A landlord's agent does not  represent  the  interests  =
of  the
    6  tenant.  The  obligations  of a landlord's agent are also subject =
to any
    7  specific provisions set forth in an agreement between the agent =
and  the
    8  landlord.  In  dealings  with  the tenant, a landlord's agent =
should (a)
    9  exercise reasonable skill and care in performance of the agent's =
duties;
   10  (b) deal honestly, fairly and in good faith; and (c) disclose all =
 facts
   11  known  to  the  agent  materially affecting the value or =
desirability of
   12  property, except as otherwise provided by law.

   13                               TENANT'S AGENT

   14    A tenant's agent is an agent who is engaged by a tenant  to  =
represent
   15  the  tenant's  interest. The tenant's agent does this by =
negotiating the
   16  rental or lease of an apartment or house at a rent and on terms =
accepta-
   17  ble to the tenant. A tenant's agent has, without limitation, the =
follow-
   18  ing fiduciary duties to the tenant: reasonable care, undivided  =
loyalty,
   19  confidentiality,  full  disclosure,  obedience  and  duty  to =
account. A
   20  tenant's agent does not represent the  interest  of  the  =
landlord.  The
   21  obligations  of  a  tenant's  agent  are  also  subject  to any =
specific
   22  provisions set forth in an agreement between the agent and  the  =
tenant.
   23  In  dealings  with  the  landlord,  a tenant's agent should (a) =
exercise
   24  reasonable skill and care in performance of the agent's duties; =
(b) deal
   25  honestly, fairly and in good faith; and (c) disclose all facts =
known  to
   26  the   tenant's  ability and/or willingness to perform a contract =
to rent
   27  or lease landlord's property that are not inconsistent with the  =
agent's
   28  fiduciary duties to the buyer.

   29                               BROKER'S AGENTS

   30    A  broker's agent is an agent that cooperates or is engaged by =
a list-
   31  ing agent or a tenant's agent (but does not work for the  same  =
firm  as
   32  the  listing  agent  or  tenant's  agent) to assist the listing =
agent or
   33  tenant's agent in locating a property to rent or lease for  the  =
listing
   34  agent's  landlord  or the tenant agent's tenant. The broker's =
agent does
   35  not have a direct relationship with  the  tenant  or  landlord  =
and  the
   36  tenant or landlord can not provide instructions or direction =
directly to
   37  the  broker's  agent.  The tenant and the landlord therefore do =
not have
   38  vicarious liability for the acts of  the  broker's  agent.  The  =
listing
   39  agent  or  tenant's  agent  do  provide direction and instruction =
to the
   40  broker's agent and therefore the listing agent or  tenant's  =
agent  will
   41  have liability for the acts of the broker's agent.

   42                                 DUAL AGENT

   43    A real estate broker may represent both the tenant and the =
landlord if
   44  both  the tenant and landlord give their informed consent in =
writing. In
   45  such a dual agency situation, the agent will not be able to =
provide  the
   46  full range of fiduciary duties to the landlord and the tenant. =
The obli-
   47  gations  of  an  agent  are  also subject to any specific =
provisions set
   48  forth in an agreement between the agent, and the tenant and =
landlord. An
   49  agent acting as a dual agent must explain carefully to both the =
landlord
   50  and tenant that the agent is acting for the other  party  as  =
well.  The
       A. 10443--B                         6

    1  agent  should  also explain the possible effects of dual =
representation,
    2  including that by consenting to the dual agency relationship  the =
 land-
    3  lord  and tenant are giving up their right to undivided loyalty. =
A land-
    4  lord and tenant should carefully consider the possible =
consequences of a
    5  dual  agency  relationship  before  agreeing to such =
representation.   A
    6  LANDLORD OR TENANT MAY PROVIDE ADVANCE INFORMED CONSENT TO  DUAL  =
AGENCY
    7  BY INDICATING THE SAME ON THIS FORM.

    8                                 DUAL AGENT
    9                                    WITH
   10                           DESIGNATED SALES AGENTS

   11    If the tenant and the landlord provide their informed consent =
in writ-
   12  ing,  the  principals  and  the  real  estate broker who =
represents both
   13  parties as a dual agent may designate a sales  agent  to  =
represent  the
   14  tenant  and another sales agent to represent the landlord. A =
sales agent
   15  works under the supervision of the real estate broker. With the =
informed
   16  consent in writing of the tenant and the landlord, the designated =
 sales
   17  agent  for  the  tenant will function as the tenant's agent =
representing
   18  the interests of and advocating on behalf of the tenant and  the  =
desig-
   19  nated sales agent for the landlord will function as the =
landlord's agent
   20  representing  the  interests of and advocating on behalf of the =
landlord
   21  in the negotiations between the tenant and the  landlord.  A  =
designated
   22  sales  agent  cannot  provide  the full range of fiduciary duties =
to the
   23  landlord or tenant. The designated sales agent must  explain  =
that  like
   24  the  dual  agent  under  whose  supervision  they  function, they =
cannot
   25  provide undivided loyalty. A landlord or tenant should carefully =
consid-
   26  er the possible consequences of a dual agency relationship  with  =
desig-
   27  nated  sales  agents before agreeing to such representation.  A =
LANDLORD
   28  OR TENANT MAY PROVIDE ADVANCE  INFORMED  CONSENT  TO  DUAL  =
AGENCY  WITH
   29  DESIGNATED SALES AGENTS BY INDICATING THE SAME ON THIS FORM.

   30    This  form  was provided to me by _____________________ (print =
name of
   31  licensee) of __________________ (print name of company, firm or  =
broker-
   32  age), a licensed real estate broker acting in the interest of =
the:

   33     (  ) Landlord as a     (  ) Tenant as a
   34  (check relationship below) (check relationship below)
   35     (  ) Landlord's agent  (  ) Tenant's agent
   36     (  ) Broker's agent    (  ) Broker's agent
   37     (  ) Dual agent        (  ) Dual agent with designated sales =
agents

   38    FOR ADVANCE INFORMED CONSENT TO EITHER DUAL AGENCY OR DUAL =
AGENCY WITH
   39  DESIGNATED SALES AGENTS COMPLETE SECTION BELOW:
   40     (  ) ADVANCE INFORMED CONSENT DUAL AGENCY.
   41     (  )  ADVANCE  INFORMED  CONSENT TO DUAL AGENCY WITH =
DESIGNATED SALES
   42  AGENTS.

   43    If dual agent with designated  sales  agents  is  [checked]  =
INDICATED
   44  ABOVE:
   45    _________________________ is appointed to represent the tenant; =
and
   46    _________________________ is  appointed  to  represent the =
landlord in
   47  this transaction.

   48    (I)  (We)  _____________________________________________   =
acknowledge
   49  receipt of a copy of this disclosure form:
       A. 10443--B                         7

    1      Signature of { } Landlord(s) and/or { } Tenant(s):

    2  ______________________________________________________

    3  _______________________________________________________

    4  Date: _______________              Date: ________________

    5    S 4. This act shall take effect January 1, 2011.
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