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| - | ====== Download ====== | ||
| - | [[http://www.altonclarkrealty.com/wp-content/uploads/2017/07/C21-AC-Policy-and-Procedure-Manual-July-22-2017.pdf|Click here to download the original PDF version of the C21 Alton Clark Policies and Procedures Document.]] | ||
| - | ====== Company Policies ====== | ||
| - | ===== Our History ===== | ||
| - | In the mid 1990’s, we began as a private family owned real estate investment firm. Our | ||
| - | specialty ranged from basic residential sales and property management to vacant | ||
| - | land and luxury properties. This passion led us to eventually enter the world of retail real | ||
| - | estate in the mid 2000’s. We experienced working for different residential brokerages | ||
| - | and quickly learned that both customer service and agent support was lacking in the | ||
| - | real estate industry. This gap in service led us to create our own brokerage and as a | ||
| - | result Alton Clark Realty was born. | ||
| - | Alton Clark Realty operated for several years as an independent firm and during that | ||
| - | time caught the eye of Realogy Franchise Group, which owns the largest real estate | ||
| - | brands in the industry. After a lengthy due diligence process on both sides, a decision | ||
| - | was made to align ourselves with the largest real estate brand in the world, CENTURY | ||
| - | 21®. As a result of our affiliation, Alton Clark Realty became CENTURY 21® Alton Clark. | ||
| - | |||
| - | We’re excited about what the future holds for all of us at CENTURY 21® Alton Clark and | ||
| - | are committed to establishing and maintaining C21AC as the first choice in real estate | ||
| - | for sales Associates and support staff as well as consumers. As you contribute your hard | ||
| - | work and professionalism, we will continue to provide systems, tools, and training that | ||
| - | multiply the results of your efforts. It is in this way that we all will meet our goals for | ||
| - | success in the coming days, months and years. | ||
| - | |||
| - | ===== I. Introduction and Definitions ===== | ||
| - | The CENTURY 21 Alton Clark (C21AC or C21 Alton Clark) Policy and Procedure Manual is | ||
| - | designed to provide our independent contractor real estate licensees (Associates) and | ||
| - | our Employees a single reference point for the activities and situations most frequently | ||
| - | encountered in the course of providing services under the respective real estate | ||
| - | licenses of C21AC (Broker) and Associates. Some portions of the Manual will apply only | ||
| - | to Associates and others will be addressed specifically to Employees. | ||
| - | |||
| - | It is important to note that this manual is not an employment agreement, nor is it an | ||
| - | offer of such. Associates operate as independent contractors in accordance with | ||
| - | federal, state and local guidelines, and the business affiliation between C21AC and the | ||
| - | Associate can be terminated at any time, by either party and for any reason. As | ||
| - | independent contractors, Associates pay all required federal, state and local taxes | ||
| - | associated with their income. Associates are responsible for their own life, health, | ||
| - | medical, and/or any other type of insurance coverage desired. Associates, if they | ||
| - | choose, must self-enroll in retirement and health savings plans, with no participation | ||
| - | from C21AC. Associates shall provide their own automobile and be fully liable for its | ||
| - | operation, pay all related expenses, and comply with license and insurance | ||
| - | requirements specified in the Independent Contractor (IC) Agreement. | ||
| - | |||
| - | Building upon past business practices, C21AC has earned a reputation for high ethical | ||
| - | standards and professionalism and welcomes this opportunity to define the methods by | ||
| - | which these standards are maintained. These guidelines do not replace or supersede | ||
| - | the jurisdictional rules, regulations and statutes under which real estate licensees must | ||
| - | operate, but rather clarify C21AC policies and procedures for the implementation of | ||
| - | those licensee duties. C21AC depends upon its supervising brokers to ensure | ||
| - | compliance with national, state, and local real estate laws and regulations. | ||
| - | |||
| - | Review this information carefully and keep it available for quick reference. If you find | ||
| - | that you have questions or situations not addressed by this manual, please discuss them | ||
| - | with your Broker. We will continue to update this information as needed and we | ||
| - | welcome your comments. | ||
| - | |||
| - | ===== II. Standards of Practice & Conduct ===== | ||
| - | - **REALTOR® CODE OF ETHICS**: Associates agree to abide by the Code of Ethics and Standards of Practice of the National Association of REALTORS®. | ||
| - | - **LICENSING AUTHORITIES AND AFFILIATIONS**: Our Associates are among the top in the industry and as such are responsible for understanding and complying with the rules and regulations established for real estate licensees by the applicable jurisdictional licensing bodies. This also includes compliance with all applicable laws, acts and regulations establishing obligations on the part of real estate licensees. These areas of compliance include, but are not limited to, Lead Based Paint and other environmental disclosures, contract and earnest money submissions, and MFRMLS requirements. Associates and Employees must give immediate notification to the supervising Broker for any actual or purported violations of any rules or regulations that might affect an Associate’s licensee status. | ||
| - | - **AGENCY**: Each C21AC Associate is committed to giving appropriate, timely disclosure consistent with the Agency laws and regulations in their licensing jurisdiction, and to comply fully with all associated requirements and guidelines. | ||
| - | - **FAIR HOUSING**: C21AC is committed to equal housing opportunities for all. Associates or Employees will not discriminate, nor be party to discrimination, in the provision of real estate services or facilities on the basis of race, national origin, religion, gender, handicap/disability, familial status, or any other factor prohibited by applicable federal, state or local laws or regulations. You should be aware that each jurisdiction reserves the right, and most exercise the right to add protected classes to the definitions established under the federal Fair Housing laws. If you are not familiar with the specifics of the jurisdictions in which you work, contact your Broker immediately for assistance in obtaining the specific applicable guidelines. You are responsible for your compliance and for reporting to your Broker any incidents of discrimination or attempted discrimination on the part of a customer/client. | ||
| - | - **ANTI-TRUST**: The commission rates of C21AC are based upon the cost of the services we provide, the value of these services to our customer/client and competitive market conditions. Our commission rates are not discussed with, nor are they the product of, an agreement with any person or entity outside C21AC and its customers/clients. In order to protect yourself and C21AC from any violation of anti-trust regulations, do not discuss commission rates charged by this or any other firm with any person affiliated with any other real estate firm. When soliciting a listing, do not make reference to a “prevailing” commission level in the community or suggest that commission rates are uniform or “standard” within our marketing area. Likewise, the amount of sub-agency or buyer agency compensation offered by C21AC to cooperating brokers reflects the level of service that we expect them to provide, and is not intended to induce or compel any other real estate firm in our market area to raise or lower the commission charged to their client. If you find that you have been present during an unauthorized discussion of commissions or fees, contact your Broker immediately. | ||
| - | - **HARASSMENT**: C21AC prides itself in the fair and civil treatment of all Associates and Employees, and is committed to protecting the right of each to conduct business in an atmosphere free of harassment, excessive profanity, or violence of any kind. Harassment on the basis of race, color, religion, national origin, gender, sexual orientation, age or disability should be reported to your Broker at once. This includes unwelcome sexual advances and other verbal or physical conduct of a sexual nature that interferes with an individual’s work performance or creates an intimidating, hostile or offensive working environment, regardless of source. None of these will be tolerated, and C21AC will act on all reports in a timely and confidential manner. | ||
| - | - **APPEARANCE AND DEMEANOR**: Associates and Employees are to present and conduct themselves in a manner that warrants the professional respect of their peers and is worthy of the confidence placed in them by our clients. Good personal hygiene and grooming are expected. | ||
| - | - **SOCIAL MEDIA**: CENTURY 21 Alton Clark (C21AC) (the Company) recognizes the advantages afforded by social media and encourages Employees and sales Associates to participate in blogs, wikis, social networks, virtual worlds, email marketing, real estate-related websites and other media in a manner that reflects positively on themselves, our brand, and our organization. It is the Associate’s and Employee’s responsibility to comply with the terms and conditions of the various social networking sites. C21AC is not responsible for an Associate’s or Employee’s noncompliance with a social networking site even if the intent was to promote the Associate’s or Employee’s business. Failure to follow the Policy and Guidelines when engaged in social media for professional purposes may result in disciplinary action or termination of a relationship. | ||
| - | - **PERSONAL**: Associates and Employees of C21AC are individually responsible for all comments posted on personal social media sites. It is important, however, to understand that any mention or connection to C21AC on social media may create risks for the Associate, the Employee, and the organization. That risk is compounded given the potential for immediate and far-reaching distribution. | ||
| - | - **PROFESSIONAL**: The following policy applies to all Associates and Employees of C21AC who engage in use of social media for professional or personal purposes. | ||
| - | - **POLICY**: | ||
| - | - Communications on social media sites may not suggest that they are “official” statements of C21AC without the prior written authorization of C21AC’s Broker | ||
| - | - Communications on social media sites that promote or endorse the products or services of C21AC require disclosure of any relationship between the promoter or endorser and C21AC under certain Federal Trade Commission Guides. Based on these Guides, any promotion or endorsement of products or services of C21AC requires prior written authorization of C21AC’s Broker. | ||
| - | - Any mention of CENTURY 21 Alton Clark must adhere to brand guidelines including use of trademarks and logos. | ||
| - | - Trademarks, which are to be incorporated into a username on any social media site (including Twitter handles, Facebook pages, etc.), must have prior written approval of C21AC’s Broker. | ||
| - | - Associates or Employees may not cite or reference Associates, clients, customers, suppliers, or other business partners on their social media sites without the referenced person’s prior written permission. | ||
| - | - Associates or Employees may not disclose financial details of transactions, pending or settled, on social media sites. | ||
| - | - Associates or Employees may not make reference to commissions or to any contractual agreements with C21AC or with cooperating brokerages. | ||
| - | - Associates or Employees will not comment about the professionalism or business practices of any customer or client or any other person associated with a real estatetransaction. | ||
| - | - Associates will be responsible for compliance with all social media rules related to electronic marketing as may be in effect under the REALTOR® Code of Ethics and related Standards of Practice. | ||
| - | - Electronic information stored on any C21AC system is the property of CENTURY 21 Alton Clark and may be reviewed by the Company without the Associate’s or Employee’s consent. This includes, for example, information sent from an Associate’s or Employee’s company computer through that individual’s private email accounts or private web sites to the extent that the transmissions remain in whole or in part on the Company computer or in the Company’s network files. Should an Associate or Employee leave the firm, it is that person’s responsibility to delete all posts made by C21AC from their page(s), or to delete the page in its entirety | ||
| - | - Associates or Employees who use a social networking profile for personal use only must use a personal email address. If Associates use a social networking profile for business use, but the profile or a component of the profile is set up via their personal email address, they must clearly indicate their affiliation with C21AC, provide their C21AC email address and comply with all social media rules related to electronic marketing as may be in effect under the REALTOR® Code of Ethics. | ||
| - | - **TOBACCO, ALCOHOL AND CONTROLLED SUBSTANCES**: C21AC respects the rights of its Associates and Employees to work in an environment free of tobacco smoke, just as it respects the personal choice of those who elect to smoke. All C21AC office space is designated smoke-free, including the exterior area directly near the entrance and exit of the buildings. If you would like to smoke while at C21AC, please do so in an appropriate area outside the office building and never in a car or property with customers/clients. If you are not certain of your office’s smoking area, see your Broker for guidance. Alcohol is not permitted in C21AC offices except with the express prior approval of the Broker. Illegal substances are never authorized in the office and doing so will result in immediate termination | ||
| - | - **ARBITRATION, GRIEVANCE AND LEGAL ACTIONS**: As a result of our REALTOR® and MFRMLS membership status, Associates are bound to respond to disputes with fellow REALTORS in accordance with established requirements for arbitration and grievance procedures. Associates are to immediately inform their Broker of any notifications, requests or actions received and are to cooperate fully with the established boards of review. In the event an Associate wishes to file a grievance or complaint against a fellow REALTOR, the Associate must first receive authorization from the Broker. If the Associate proceeds without authorization, all associated costs are to be borne by the Associate. In the event that an arbitration, grievance or legal action is brought jointly against C21AC and the Associate, or if C21AC initiates an action against another party, all costs incurred in responding to, defending against or pursuing the charges, including any judgments, will be split between C21AC and Associate according to the commission pay plan split in effect during the transaction in question. In the event that an action is not tied to a particular transaction, the costs will be shared based upon that Associate’s most recent commission split. Costs/judgments incurred as a result of fraudulent, unethical or illegal Associate behavior as determined by the applicable ruling body will be borne entirely by the Associate. If a court or Association rules differently regarding the division of costs or fines, C21AC and the Associate will comply with the ruling. In all actions, C21AC reserves the right to select legal counsel. If the Associate desires additional representation this would be at the full expense of the Associate. Real estate disagreements between fellow Associates of C21AC are to be settled in-house, either by the parties, or in the event that they cannot reach agreement, will be resolved by the Broker and such decision will be binding on all parties. As independent contractors, Associates shall present all complaints or concerns of a personal nature directly to the Broker for resolution. | ||
| - | - **POWER OF ATTORNEY**: C21AC Associates or Employees will NOT act as Power of Attorney for principles we represent in real estate transactions. Any exception to this policy must be preapproved by the CEO/President of JNC LLC. | ||
| - | | ||
| - | ===== III. Affiliation ===== | ||
| - | - **LICENSING**: C21AC is licensed to conduct real estate transactions in Florida. In order to establish and maintain an affiliation with C21AC, each Associate must maintain an active real estate license for the geographic jurisdiction in which he/she conducts business, and must comply with all associated requirements of holding a license in that jurisdiction. An Associate may hold an active real estate license in more than one of these jurisdictions and is responsible for all licensing and renewal costs and requirements. | ||
| - | - **MULTI-JURISDICTIONAL TRANSACTIONS**: Administrative processing of transactions, regardless of the transaction property address, will be conducted in the Associate’s primary branch under the same procedures as with local transactions. The listing agent is responsible for ensuring signage and all other materials used to market the property are compliant with the current regulations in the jurisdiction in which the property is located and that Brokerage contact information for property inquiries are directed to the C21 AC branch office with which the listing agent is licensed in the jurisdiction where the property is located. | ||
| - | - **INDEPENDENT CONTRACTOR (IC) AGREEMENT AND COMMISSION SCHEDULE**: – There must be on file an agreement between Associate and C21AC establishing the independent contracting of real estate services, consisting of an IC Agreement and a Commission Schedule fully executed by both parties. In the event that there is no agreement between the parties, the current C21AC IC Agreement and Commission Schedule will apply. | ||
| - | - **COMPENSATION**: Associates will be compensated on a commission basis exclusively, consistent with their IC Agreement and Commission Schedule on file, and are paid on funds actually received by C21AC. See “Commissions,” Section VIII, for further details | ||
| - | - **REALTOR® MEMBERSHIP**: Each Associate must maintain membership in good standing in at least one Board/Association of REALTORS® as a means of also belonging to the National Association of REALTORs®, these membership costs being borne by the Associate. Associates are encouraged to maintain membership in the local Boards/Associations that represent the jurisdictions in which they regularly conduct business, so as to stay informed on issues of regional interest. This is highly recommended for Associates who have licenses in more than one state jurisdiction. | ||
| - | - **MFRMLS**: Each Associate will subscribe to membership in the MY FLORIDA REGIONAL MLS (MFRMLS). The Associate will maintain a membership in good standing and will bear all membership expenses. | ||
| - | - **AWARDS**: C21AC is proud of its award-winning Associates and honors their outstanding performance by hosting an annual Awards Breakfast during which Associates also receive CENTURY 21 awards for the previous awards period. Costs associated with recognition of production milestones by Boards, Associations, or clubs to which an Associate belongs are borne by the receiving Associate. Associates are encouraged to reconcile all production reports regularly to ensure receipt of earned recognition by their local association. | ||
| - | - **RISK MANAGEMENT INSURANCE**: C21AC maintains a risk management insurance policy that covers each Associate under specific situations. Associates pay C21AC for yearly coverage, the amount being due from the Associate within 15 days of invoice presentation. The amount of this insurance premium is discounted by 10% for Associates with one or more of the following designations: CRS, GRI, CRB and Associate Broker. This insurance covers unintentional mistakes or errors made by a real estate professional while conducting real estate business and does not relieve the Associate of the necessity of being compliant with all requirements and obligations under law and practice. The policy contains a “Consent to Settle” clause and is binding on the part of C21AC and the Associate. Any costs of defense, judgment or settlement will be split between C21AC and the Associate according to the commission pay plan split in effect during the transaction in question. In the event that an action is not tied to a particular transaction, the costs will be split based upon that Associate’s most recent commission split. Costs incurred as a result of fraudulent, unethical or illegal Associate behavior will be borne entirely by the Associate. If a court rules differently regarding the division of costs or fines, C21AC and the Associate will comply with the ruling. The carrier selects its own legal counsel, and if Associate desires additional legal representation this would be at the full expense of the Associate. To ensure protection, an Associate must immediately notify the Broker of any potential or actual lawsuit, notice or investigation being brought against C21AC or the Associate. Associates are to keep a written log of events and provide this information to C21AC upon request. If an Associate leaves C21AC, the premium paid for that year is neither prorated nor returned to the Associate. **See also Section VII, Paragraph E., C21AC’s Risk Management Policy** requirements for Associates selling personally owned properties. | ||
| - | - **OTHER INSURANCE**: Associates are required to carry auto insurance that lists JNC LLC. as an additional insured, with minimum coverage as follows: $250,000 per person; $500,000 per occurrence; property damage coverage of $50,000; guest medical coverage of $5,000; uninsured motorist of $20,000 per person, $40,000 per occurrence and $10,000 for property damage. Associate will provide C21AC with a policy coverage certificate and will maintain a valid driver’s license for his/her state of residency. Also, the Associate is strongly encouraged to maintain insurance that covers all of the Associate’s personal belongings that are located at C21AC’s Office or future Branch Offices since our policy doesn’t cover these items. | ||
| - | - **EMPLOYEES AS ASSISTANTS**: Sales Associates will not hire or otherwise engage the services of an Employee, licensed or unlicensed, (which includes but is not necessarily limited to any administrative Employee, contractor or staff person whose work responsibilities include supporting a sales Associate or group of sales Associates) without first obtaining the written consent of the Broker for the office where the sales Associate maintains his or her real estate license. When authorized to hire or engage the services of an Employee, it is the sales Associate’s sole responsibility to take steps necessary to ensure that an Unlicensed Employee does not perform any act or engage in any activity for which a real estate salesperson’s license is required. Unlicensed Employees must attend an approved Real Estate Class offered by a local Association of REALTORS® or other source approved in writing by CENTURY 21 AC’s Principal Broker. Unlicensed Employees must complete such training prior to having substantive contact with existing or potential CENTURY 21 Alton Clark clients or customers. Additionally, the sales Associate shall not allow an Unlicensed Employee to start work whatsoever until the Unlicensed Employee receives a briefing from the Broker which will include an acknowledgement of Century 21 Alton Clark policy concerning Unlicensed Employees specific to the jurisdiction where the Unlicensed Employee works (i.e. Florida). The completion of said briefing shall be evidenced by the signature of the Broker, the sales Associate, and the Unlicensed Employee on the standard Century 21 Alton Clark Unlicensed Employee Form for the applicable jurisdiction. | ||
| - | - **VENDOR AFFILIATIONS**: By virtue of an Associate’s or Employees affiliation with C21AC, there are certain established vendor relationships to which she/he has access. These service relationships are borne of the leverage and professionalism of CENTURY 21 internationally, C21AC locally, and a given C21 AC office’s jurisdiction. Associates and Employees are encouraged to take advantage of the quality service and frequently discounted prices offered to our C21AC customers/clients. More information is available on the C21AC Intranet and 21Online. Contact your Broker for more information on the vastness and advantages of these programs. Also, proper disclosure via the C21AC Affiliated Business Arrangement Disclosure must be given to every customer/client. It is important to note that Associates may not own, participate or otherwise derive benefit from a competitor of the C21AC affiliated vendors without written consent from the CEO, and without giving appropriate disclosure to every customer/client. Associates and Employees may not receive anything of value from real estate transaction service providers in exchange for the referral of business. | ||
| - | - **INTER-OFFICE TRANSFERS**: Associates who seek internal transfer to another C21AC office must make written request through their Broker to the President or CEO of JNC LLC. | ||
| - | - **LEAVING C21AC**: – In the event that C21AC and an Associate or Employee terminates this affiliation, Associate or Employee will immediately return keys, access cards, company-owned signs, and all other property of C21AC, to include this Policy and Procedure Manual. Associate and Employee acknowledges and agrees that without the prior written consent of the Broker, the Associate or Employee shall not copy and then take any of the Broker’s Confidential Information at any time during or following termination of this Agreement. Upon termination, the Associate or Employee shall promptly deliver to Broker all confidential information, contracts, offers, materials, documents, records, books, files, lists (including but not limited to customer lists), tapes, training materials, keys, pass cards, identification cards, reports, notes, memoranda, papers, manuals, software (including but not limited to listings and documentation related thereto), equipment, devices, and other repositories containing Confidential Information or in any way relating to Broker of any affiliate of Broker which are then in the Associate’s or Employee’s possession or control, whether prepared by the Associate or Employee or by others and including all copies thereof. This does not prohibit the Associate from keeping a copy of their Series 300 (Agent-generated Business) client/customer lists and the standard paperwork for a real estate transaction such as contract, HUD-1, survey, and related documents. Broker reserves the right to alter outstanding commissions to offset fees owed C21 Alton Clark as well as any costs associated with the termination of this agreement. If agent doesn’t have pending deals upon termination, Broker reserves the right to charge the agents credit card on file for any fees owed. If the credit card on file fails to satisfy the fees owed, agent can be sent to collections for failing to satisfy past due fees. Broker has the sole discretion to terminate an agent agreement at any time by only providing written notice. | ||
| - | - **NON-SOLICITATION OF EMPLOYEES AND INDEPENDENT CONTRACTORS**: During the term of their affiliation with C21AC and for a period of twenty-four (24) months thereafter, Associates or Employees shall not, directly or indirectly, employ, solicit for employment, or advise or recommend to any other person or entity that they employ or solicit for employment, any Employee or independent contractor of Broker or Broker’s affiliates. Moreover, Associates or Employees shall not, directly or indirectly, employ, solicit for employment, or advise or recommend to any other person or entity that they employ or solicit for employment, any former Employee or former independent contractor of Broker or Broker’s affiliates who has left the employment or relationship with Employer or its affiliates within 6 months before or within 24 months following the Associate’s or Employee’s notification of termination date. | ||
| - | - **PAYMENT OF COMMISSIONS FOLLOWING TERMINATION**: Checks will be processed in accordance with this policy twice a week. Once the processing is complete, agent checks will be mailed to their residence minus any fees owed. If agent conducts themselves unethically during this time frame such as doing anything to defame brokerage or it’s agent, broker reserves the right to withhold outstanding commissions. | ||
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| - | ===== IV. Branch Office Operations ===== | ||
| - | - **AUTHORIZED LOCATIONS**: C21AC has and will continue to establish branch offices throughout its marketing area for the convenience of consumers and the business use of its Associates. Locations and directions can be found on the C21AC dashboard. It is important to note that though it is acceptable for Associates to operate from “Home Offices” when appropriate, Associates may not use any commercial/retail space other than that of C21AC or its affiliates as a base for Associate’s real estate activities without prior written approval of the CEO and/or President of JNC LLC. | ||
| - | - **SHARED ACCESS**: Associates wishing to use an alternate office are welcome to do so and should first give a courtesy notification to that Branch’s Office Manager. If your visit will extend beyond normal business hours also inquire as to any special opening/closing/lockbox instructions. Under no circumstances should an Associate assume that the host office can accommodate unaccompanied customers/clients. You are responsible for your guests. | ||
| - | - **STAFFING HOURS AND HOLIDAYS**: Though C21AC’s offices are generally accessible to Associates, and consumers accompanied by an Associate, the Broker establishes the appropriate staff and staffing schedule for his/her office. Holidays on which C21AC offices are unstaffed are as follows in chronological order. | ||
| - | * New Year’s Day | ||
| - | * Memorial Day (Observed) | ||
| - | * July 4th | ||
| - | * Labor Day | ||
| - | * Thanksgiving Day | ||
| - | * Christmas Eve after 12 noon | ||
| - | * Christmas Day | ||
| - | * New Year’s Eve after 12 noon | ||
| - | - **SECURITY**: Associates and Employees are asked to use good judgment in ensuring personal and workplace safety. Access keys are to be kept secure, and any loss is to be reported to the Broker immediately. Replacement keys and access cards are provided at Associate expense. Keep the doors locked if you are in the office outside of normal, accompanied business hours, and park in a well-lit place. If you are the last to leave the office, confirm that the office is fully secured, HVAC turned off, and if you are the first to arrive in the morning and the office is not locked, report any irregularities to your Broker. Also, Associates should follow safe business practices in meeting customers/clients at any hour. Associates should consult their local and national REALTOR® Associations for recommended guidelines. | ||
| - | - **OFFICE RECORDS**: All office files and records are confidential and must remain on-site in a securable, controlled-access environment. Files may not be removed without the prior consent of the Branch Leader. | ||
| - | - **COMPANY ASSETS**: For the purpose of enhancing business development, C21AC has made certain equipment (computers, printers, copiers, scanners, faxes, phones, desks, etc.) available for Associates’ and Employees’ business use. Cell phones, laptops, or any other personal equipment will be purchased, maintained, and secured by the Associate. Associates and Employees are to use common sense and professionalism in the utilization of all company equipment. Display of pornographic or other offensive material is prohibited. Chat forums are prohibited unless expressly approved by the Broker. Using company assets in a manner that violates any laws or regulations is prohibited. Any use that risks the security of C21AC hardware, software or systems is prohibited. Streaming music, videos, and other activities that potentially consume large amounts of limited bandwidth is not permitted. Associate’s client files should be stored on a disk or thumb drive, not on the hard-drive. Contact your Broker if you have any questions about the authorized use of items such as, but not limited to, computers, printers, scanners, copiers, fax machines, and phones. Equipment cannot be moved or modified (including program downloads, upgrades, installations, settings and “repairs”) without the express permission of the Broker under the direction of the appropriate C21AC IT/Operations professional. In the event that an Associate or Employee violates these standards of use, any resulting costs will be charged in full to the Associate or Employee concerned. | ||
| - | - **ADVERTISING AND MARKETING**: | ||
| - | - Company-Generated – A Branch Office may, from time to time, initiate advertising or marketing programs designed to enhance the business of C21AC and its Associates. These opportunities are overseen by the Broker and comply with all laws and regulations for real estate marketing. | ||
| - | - Associate-Generated – Associates wishing to advertise properties or generate personal marketing materials must obtain prior Broker approval of all drafts/proposals. Marketing designs must comply with all CENTURY 21 and licensee standards. Refer to the CENTURY 21 Ad Pac, as well as the Fair Housing regulations and REALTOR® Code of Ethics for specific guidance. | ||
| - | - **COPIES/PRINTING**: C21AC copiers are provided for the day-to-day business of duplicating agreements/contracts and their accompanying addenda, and are not designed for the generation of items in bulk quantities. Agents are provided 100 black and white copies monthly and any overages will result in a .05 cents per page charge. All color copies will be charged at a rate of .10cents per page. Any outstanding copy bills will be charged to the credit card on file. If there are any outstanding copier bills at the time of commission disbursement, the copier bill will be deducted from the agent’s commission. Any and all such deductions from an agent’s commission will be noted clearly on an agent check. | ||
| - | - **POSTAGE**: C21AC will pay limited postage connected to the specific marketing of listings and/or sale of C21AC properties as defined in the Independent Contractor Agreement in effect. See the Broker or office manager for details. Associates bear the expense for specialty, overnight or courier deliveries and for all mailings that do not fall under the specific marketing referenced above. | ||
| - | - **PHONE USE**:Telephones and long-distance service are provided for business use. Personal long-distance charges are at Associate and Employee expense. Personal calls should be kept to a minimum to keep the lines open. Calls may not be placed to 900 or 900-type phone numbers. When making calls to past or prospective clients, Employees and Associates are responsible for compliance with Federal Communications Commission regulations relative to the National Do Not Call Registry currently in effect. Questions regarding compliance should be directed to Office Managers or Branch Leaders prior to initiating marketing calls. | ||
| - | - **OFFICE FEES**: If Agent selects a fee option commission plan, the fee detailed in the commission agreement will be collected on 1st of each month. Monthly payments are considered late if not received by the 5th day and are subject to a 15% penalty for each month they’re late. Agents on a monthly fee plan are exempt from paying the annual membership fee. **Regardless of whether an agent is on a fee plan or not, all agents in the office must have a valid credit card authorization form on file.** | ||
| - | - **ANNUAL DUES**: Each agent not on a monthly fee plan is responsible for a $250 annual membership fee. This fee offsets the tools and technology that is provided to each Century 21 Alton Clark agent. This fee is due by August 1st of each year. | ||
| - | |||
| - | ===== V. Listings ===== | ||
| - | - **TYPES**: Exclusive Right to Sell/Lease/Represent Buyer are the preferred types of listings. Any other type (Open, Exclusive Agency, etc.) must have prior Broker approval before accepting from a customer/client. All listings should be submitted for managerial review within one business day of Seller/Landlord/Buyer/Tenant signature. Failure to submit listings for review in accordance with this policy will result in a $100 admin fee. | ||
| - | - **LISTINGS OUTSIDE THE BRANCH OFFICE SERVICE AREA**: An Associate who obtains a Listing outside his or her service area is urged to share the listing with a C21AC Associate who services that area. The second Associate will service the listing and be compensated following settlement of the listing. With regard to shared compensation, both Associates are to have a signed, written Agreement, approved by both Branch Leaders, which will be made part of their branch’s file copy of the transaction paperwork. | ||
| - | - **LISTINGS OUTSIDE THE COMPANY MARKET AREA**: C21AC Associates will not list or be involved in selling properties outside our market area without prior written approval of the Broker after jointly determining the Associate’s ability to properly service that market area. Opportunities well outside our market area should be referred to a Century 21 Office that services that area for assistance. | ||
| - | - **LISTING PERIOD**: As good business practice, Associates should strive to obtain a six-month listing, at a minimum. In the event the Seller/Landlord/Buyer/Tenant wishes to terminate an Exclusive Right Agreement prior to the end of the Listing Period, without good cause, C21AC may release Seller/Landlord/Buyer/Tenant upon receipt of a $1,000 fee for services/expenses. The Broker has sole discretion in waiving or reducing this $1,000 fee. | ||
| - | - **SELLER/LANDLORD LISTINGS**: | ||
| - | - Forms – As a matter of sound business practice, Associate will use only authorized Exclusive Right to Sell/Lease Agreements and all required disclosures/disclaimers. Though it is the Associate’s responsibility as a professional to ascertain what forms are relevant, the Broker should be consulted if there is any question or confusion. Any modifications or exclusions must first have the approval of the Broker. | ||
| - | - Signs – Unless specifically prohibited by a jurisdictional authority or in writing by the Seller/Landlord, a post sign should always be installed in compliance with the Branch Office procedures. Signage must comply with CENTURY 21 and C21AC identity standards. Sign installation request must be submitted three days prior to a listing going live in order to ensure the sign is installed in a timely manner. One main sign panel installed on the property is paid for by C21AC. All additional sign install requests require a prepaid $60 fee per sign which will cover the installation and removal of each sign. Proper placement of signs must be specified on the sign install form. Any requirements of sign installers to return to the property due to lack of clear instructions on the part of the agent will also incur a $60 fee to be paid immediately upon request. | ||
| - | - Sign Calls – When sign calls are received by the office phone number, the listing agent will be contacted immediately. If the listing agent fails to answer the call, the lead then becomes a company generated lead and will be referred to the on-duty lead team member. Company generated listings will utilize company sings which contain only the lead team phone number. All leads from company generated listings will be directed to the on-duty lead team member. No agent riders will be allowed to be displayed on company generated listings. | ||
| - | - Lockbox – With the written permission of the Seller/Landlord, a lockbox should be installed at a property upon receiving the signed listing and key. Associates are responsible for monitoring their lockboxes, the key therein, and reporting any usage irregularities to the Broker or appropriate Board/Assn. of REALTORs®. | ||
| - | - MFRMLS Entry – Unless otherwise directed in writing by the Seller/Landlord, Associates are responsible for ensuring that listing information is entered into the MLS system within the required time frame, according to established office procedure. Associates also bear ultimate responsibility for ensuring the accuracy and currency of the listing data, and are solely responsible for any fines or fees levied in response to action or inaction on the part of the Associate. | ||
| - | - Seller/Landlord Notification – In keeping with our commitment to greater service, Associates should regularly update each Seller/Landlord as to the activity on a property; a minimum of twice weekly is recommended. | ||
| - | - Ordering Work – Associates are not authorized to order repair or maintenance work on a listing without specific prior written approval of the property owner. Associates will bear full responsibility for payment for unauthorized work. | ||
| - | - Key Security – Associates are encouraged to keep on hand a spare key to each listing, should the lockbox malfunction and there be an immediate need for access. Associates are to follow good security procedures and should not label keys with readily available addresses or store keys in an unsecured manner. | ||
| - | - Marketing – All associates are provided a professional photo-shoot and HD walk through video tour of each listing. The photo-shoot will consist of 25 daytime photos of the exterior and interior of the home using DSLR cameras. The photos will be delivered in both print and web ready formats. The video walk through tour will consist of HD Video shot on DSLR cameras and consist of shots of each room throughout the house. The video will be set to music and be branded to C21 AC. Associates wishing to have our multi-media specialist perform additional work such as a standup video of the agent or twilight photo-shoots will be charged $35hr for such services. The time needed to complete these tasks will be determined solely by the multi-media specialist. Requests for 3D scans utilizing the brokerage’s 3D Matterport Camera will result in a $100 fee for any properties under $400K. Any requests for additional services must be communicated to the multi-media specialist at the time of the initial scheduling of the shoot. Last minute requests will only be honored if the multi-media specialists schedule permits. Payment for additional services will be deducted from the respective closing. If additional services are requested and the property doesn’t sell, those fees will either be carried over to the associate’s next closing or charged to the agent’s credit card on file at the sole discretion of the Broker. **It is the responsibility of each associate to ensure that their listing is ready for a photo and video shoot. Properties that are scheduled for a shoot and unable to be shot upon our arrival due to poor appearance, owner request, etc. and require our specialist to return will result in a $125 reshoot fee. This fee will be taken from the respective closing and if the property fails to sell will be charged to a future closing or may be charged immediately to the credit card on file at the sole discretion of the Broker. ** | ||
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| - | - **BUYER LISTINGS**: Forms – As a matter of sound business practice, Associates will use only authorized Exclusive Right to Represent Buyer Agreements and required disclosures/disclaimers. Though it is the Associate’s responsibility as a professional to ascertain what forms are relevant, the Broker should be consulted if there is any question or confusion. Any modifications to or exclusions of standard forms must first have the approval of the Branch Leader. | ||
| - | - **Buyer Notification**: Associates should maintain frequent contact with all represented Buyers (weekly, at a minimum) and are to provide them regular, detailed updates on markets and properties. | ||
| - | - **RENTAL APPLICATIONS**: For CENTURY 21 Alton Clark listings, Associates should instruct applicants to submit two separate instruments in certified funds as follows: | ||
| - | - One made payable to CENTURY 21 Alton Clark for an amount equal to a full month’s rent. This check will fund commissions due from the property owner to Alton Clark and cooperating brokerages per the Exclusive Right to Lease Agreement. The Memo line may show the property address or simply indicate that it is for “rent.” It shall NOT reflect that it is a security deposit because security deposits are forwarded to the owner along with appropriate tax forms showing that payment was made, and… | ||
| - | - One made payable to the property owner or his management representative for the Security Deposit in the amount and terms specified in the listing service. Agents working with tenants should contact the listing agent or property manager prior to submitting rental applications to ensure the proper amounts and methods of payment. **NOTE: Costs associated with performing credit worthiness and other background checks shall not be included in these amounts. Contact the listing agent or property manager for instructions prior to submitting the application.** | ||
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| - | ===== VI. Sales and Contracts ===== | ||
| - | - **FORMS**: As is consistent with good business practice, all contracts and accompanying documents are to be completed and executed properly. Only authorized contracts, addenda, disclosures/disclaimers, etc. will be used. Any exceptions or modifications must have prior approval by the Supervising Broker. This is not to imply that an Associate cannot make written changes to an existing approved form in order to meet the needs of the transaction. Associates have the full responsibility of ensuring that all parties have signed/initialed as needed and that ratified contracts are submitted to their Branch Office within one business day of ratification. Associates should ensure that the signatory always receives an immediate copy of that which was signed/initialed, regardless of the stage of offer / counter offer / ratification. All terms of any agreement or offer must be in writing, and Associates should also properly document the events affecting such offers or agreements. | ||
| - | - **PRESENTATION OF OFFERS**: As stated earlier, Associates are to comply with all applicable regulations relative to cooperation with other Brokers, timely presentation of offers and counter offers, and the continued presentation of offers until notified otherwise by Seller. Consult your Broker if you have any questions. In the instance of Multiple Offers, Associates will notify the Seller of the existence of all offers, and presentation will be made at one time, individually in the order in which the offers were received/registered, unless otherwise instructed by the Seller. | ||
| - | - **WITHDRAWING OFFERS**: Withdrawing an offer or counter-offer should be accomplished according to the same delivery and notification methods already specified in the offer to purchase. In the case of withdrawing an offer or counter offer, written notice of withdrawal must be properly delivered prior to the withdrawing party’s receipt of a written full acceptance of terms, also according to the delivery instructions specified in the offer to purchase. It is usually equally prudent to give immediate verbal notification to the licensee working with the other party, but should you have any reservations please contact your Broker immediately. Regardless of verbal notification, written notification must be given. Earnest money checks may not be released without the authorization of your Broker even if you are certain that you have a legally binding withdrawal. | ||
| - | - **RATIFICATION**: An agreement to sell/purchase is ratified when all parties have mutually agreed to all terms, have indicated their agreement by hand-written or electronic signature/initial, and copies of the mutual and full agreement have been delivered to all parties in accordance with the delivery instructions contained in the offer to purchase. It is at this point that an Associate must submit the contract, and any accompanying addenda to the office transaction management system within 3 calendar days. In the event the Associate anticipates a delay in receiving a copy of a ratified contract (such as with new homes), Associate should submit completed transaction cover sheet and any casework in his/her possession to office transaction management system, making note that “contract to follow.” | ||
| - | - **EARNEST MONEY DEPOSIT (EMD)**: Associates should attempt to obtain the largest deposit possible. Earnest money must be submitted to the Title Company stipulated in the offer for sale/purchase, except for Short Sales in which case the Short Sale Addendum may specify different instructions, which must be agreed to and signed by both Buyer and Seller. Associate should never accept a check made out to Century 21 Alton Clark as a deposit. | ||
| - | - **SERVICING A RATIFIED LISTING**: Where permitted by local zoning authority, it is strongly recommended that an “Under Contract” or “Pending” sign rider be added to the property signage at the point of “Contract” status as defined in the MFRMLS regulations, doing so in accordance with Office procedures. This lets the public know that we are selling homes and makes them more inclined to use us for their real estate needs. Lockboxes should be removed as soon as is practical. Associates are ultimately responsible for ensuring that their MFRMLS listings are accurately updated to reflect the new ratified status. | ||
| - | - **CANCELING A CONTRACT**: The method by which a written mutual agreement is modified/canceled is by subsequent written, mutual agreement. Use only the authorized Release of Contract form for your jurisdiction. If you have any questions on the proper form consult your Supervising Broker without delay. Earnest money will not be returned without a release that is signed and agreed to by all parties to the transaction. If the parties will not sign or cannot agree, consult your Supervising Broker for the recommended course of action. | ||
| - | - **PROPERTY ACCESS PRIOR TO SETTLEMENT**: Frequently the buyer will request access to the property prior to settlement for the purpose of measuring rooms, etc. This should be addressed via appointment and approved by the Seller. At no time should the keys be released to the purchaser without supervision. Occasionally the buyer will want entry to a vacant property prior to settlement in order to paint, redecorate, etc. And, there are times when a buyer will request occupancy prior to settlement. If the seller is willing to agree to the request, there should be a written agreement between both parties outlining the terms and conditions for the agreed-to access. All parties must sign the Agreement and a walk-through inspection of the property must be completed before giving the keys to the buyer. The buyer should then become responsible for any damage or breakdown of equipment from the date of the agreement forward. If you have questions, your Broker can indicate the appropriate Purchaser’s Pre-Occupancy agreement, for your jurisdiction. These are delicate situations that require detailed adherence to sound business practice, and if presented as an option, should be recommended against. Lastly, at no time should an agent ever give access to a lockbox or property and agent should always be present when clients wish to visit properties. | ||
| - | - **PRE-SETTLEMENT WALK-THROUGH**: In all circumstances Associates are urged to provide for a contractual right for a purchaser to view a property prior to settlement to ascertain whether repair and continuing maintenance obligations have been met. Associates must obtain a written acknowledgment from the Buyer prior to settlement if Buyer elects to waive his/her right to a pre-settlement walkthrough. Discrepancies should be documented and notification delivered to the Seller prior to closing. In the event that agreement cannot be reached on the remedy for any noted items, consult your Broker for the customary courses of action in your jurisdiction. | ||
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| - | ===== VII. Purchase / Sale of Associate's Property ===== | ||
| - | - **LISTINGS**: In the sale of an Associate’s personal property, if that property is located in C21AC’s marketing area, it must be listed with C21AC. As with all other transactions, personal transactions must comply fully with all applicable rules and regulations. | ||
| - | - **DISCLOSURE AS LICENSEE**: As mentioned previously, Associates are professionals and comply fully with all federal, state, local, and association rules and regulations. This includes giving appropriate, timely disclosure regarding Associate’s status as a principal to a transaction or offer, or Associate’s close business or professional ties to principals in a transaction or offer. Please consult your Broker if you have any question about the disclosure obligations for your situation and jurisdiction. Associates will use authorized forms for all situations. | ||
| - | - **COMMISSION WAIVER**: Associates who have generated a minimum of $30,000 GCI over the previous 12 months are eligible for waiver of the commission amount that would be due C21AC for two personal transaction sides per calendar year. The Associate’s name must appear on the deed for the waived side(s) of the transaction, and full commission is due C21AC for the nonexempt side of a two-sided transaction. Associate pays C21AC a fee of $395 per waived transaction side plus C21AC costs including (when applicable), but not limited to, CENTURY 21 Royalty Fee, sign installation/removal, photography, videography, 3D Matterport scan, advertising, etc. Please contact your broker for a schedule of costs. A “Royalty Fee Waiver Form” must be completed and approved by Century 21 corporate. | ||
| - | - **COMMISSION WAIVER REQUIREMENTS**: During the personal home-buying/selling process, sales Associates and Employees may be eligible for additional incentives as a result of using C21ACaffiliated entities such as loan origination, title and escrow, home insurance, and more under our Total Home Services® program. | ||
| - | - **C21AC’s RISK MANAGEMENT POLICY** requires that all the following conditions are met on the sale of residential property by an insured Associate who is the owner of such residential property: | ||
| - | - A seller disclosure form was signed by the Insured and acknowledged in writing by the buyer prior to closing; | ||
| - | - An accredited written home inspection report was issued or waived in writing by the buyer, and… | ||
| - | - A state or local board-approved standard sales contract was utilized. | ||
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| - | ===== VIII. Commissions, Fees, and Bonuses ===== | ||
| - | - **COMMISSION RATES**: The following are the rates charged by C21AC: | ||
| - | * Residential Exclusive Right to Sell - 6% of Sales Price plus $395 | ||
| - | * Residential Exclusive Right to Represent Buyer - 3% of Sales Price plus $395 | ||
| - | * Land Exclusive Right to Sell - 10% of Sales Price plus $395. | ||
| - | * Land Exclusive Right to Represent Buyer - 5% of Sales Price plus $395 or what is offered in the applicable MLS,whichever is greater | ||
| - | * Residential Exclusive Right to Lease - One Full Month’s Rent | ||
| - | * Residential Exclusive Right to Represent Tenant - 25%/50% of One Full Month’s Rent or what is offered in the applicable MLS, whichever is greater. | ||
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| - | These rates apply to all C21AC transactions and cannot be adjusted, modified or reduced without the prior written authorization of the Broker. Commissions less than 2.5% per operative side plus the additional commission require prior written authorization from the CEO or President in the form of a signed Commission Reduction Authorization Form. In the event that a commission is reduced without prior authorization, it is understood that the company will retain its portion of the commission from the company commission rate of 3% per operative side plus the Company portion of the $395 additional commission. Commission credits also require prior written approval from the Broker and all credits given will come only from the agents portion of the commission. If credit is given without the appropriate prior written authorization, the credit will be taken from the Associate’s portion of the commission. | ||
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| - | **COMPENSATION FOR COOPERATING BROKERS**: For properties on which we have an Exclusive Right to Sell, or Exclusive Right to Lease Agreement, Associate must specify in the listing agreement the amount to be offered to a cooperating broker. Co-op broker commissions are never payable until C21AC has first received good funds. For transactions where we represent a “short sale” Seller, or with any transaction where there is a potential reduction in commission by a third-party approver, the cooperating broker shall be offered 2.5% in the MLS. In cases where the approving lender does NOT subsequently reduce the commission, C21AC will have earned 3.5% and the selling broker will have earned 2.5% as offered in the MLS. In such cases, Associates will be paid their established split on the additional commission. In no case is the Associate authorized to agree to pay more commission to the selling broker or accept less commission from the listing broker than the amount listed in the MLS without specific prior written authorization of the Broker. | ||
| - | - **ADDITIONAL COMMISSIONS**: The C21AC commission rates listed above include a $395 additional flat rate commission to be charged to the represented seller/buyer. Please note that with the exception below, this amount is due to the broker regardless of whether the client was charged. Exceptions are that the amount is paid by the company in cases where the sale price is less than $100,000, in which instance the additional flat rate commission will be $195. | ||
| - | - **BONUS INCENTIVES**: When C21AC has received the full commission rate due in a transaction, bonuses paid by a principal to the transaction (which are in addition to the percentage commission due C21AC) are paid to the Associate, less mandatory payments for C21 Franchise Royalty Fee of 8%, if applicable, with no C21AC split deducted. Bonuses that are not split with C21AC are not counted toward pay plan increases. In the event that C21AC receives less than the full commission rate, any “bonus” offered will be treated as regular commission and paid according to the Associate’s commission split, since it is not really a “bonus” up to the standard commission rate of 3% per operative side. | ||
| - | - **COMMISSION SCHEDULE/LEVEL CHANGE**: Agents who fail to complete the required XLR8 Training Course within 6 months will automatically be reduced to a 50% commission split (if not already at this level) and will remain there until the training program is complete. Failure to complete the required New Agent training program is also grounds for termination of this agreement at the sole discretion of the Broker. | ||
| - | - **RETAINER FEES**: Retainer Fees are credited toward Associate GCI and paid at the Associate’s split. | ||
| - | - **REFERRAL FEES**: Fees payable to an outside brokerage for referring a transaction side are deducted off-the-top before commissions are disbursed, and are not credited as Associate GCI. | ||
| - | - **DISBURSEMENT SCHEDULE**: C21AC disburses Associate commissions twice weekly (Monday’s & Thursdays), exclusive of holidays or circumstances beyond its control. Checks received by the office before 12pm on scheduled disbursement dates will be processed on that date. Checks received after 12pm on a scheduled disbursement date will be processed on the next scheduled disbursement date. Settlement company checks, money orders or cashier’s checks, which are accompanied or preceded by complete casework (to include a final HUD submitted to the transaction team), will result in the disbursement of Associate commissions. Any fees received in the form of a personal check must have cleared prior to any disbursement (deemed to be ten business days from deposit date unless copy of cancelled check is provided). If fees are received prior to the settlement of a property (such as retainer fees), disbursement will occur at settlement. In the instance of retainer fees received for which no property is located or settled, but for which fees are non-refundable, disbursement will occur at expiration of the agreement. Commissions are disbursed against received funds. No disbursements will be issued until all required documents are included in the transaction management file and approved by the Broker. | ||
| - | - **HEROES INITIATIVE**: We’re proud to offer our community Heroes a rebate program where we contribute 20% to be paid towards their closing costs and pre-paids for those who qualify. The professions that qualify for the 20% rebate are: Military (active or retired), Law Enforcement, Fire Fighters, First Responders, Medical Professionals, and Teachers. The compensation will be 20% of the gross commission to be paid towards a qualifying buyers closing costs and pre-paids. For a seller, the compensation will be a listing for 4.5% overall. Of the overall 4.5%, the listing agent will receive 2% and the buyer’s agent will receive 2.5%. No other reductions can be given when utilizing this program and there will be no waivers of the C21AC Additional Commission. | ||
| - | - **COMMISSION ADVANCES**: Associates desiring an advance on a future commission have the following option: | ||
| - | * C21AC allows agents with an eCommission account can access up to 100% of their net earned amount, to a maximum of $15,000 and up to 120 days ahead of closing per ecommissions.com. Any Associate who anticipates use of this service should first establish an account by registering online at www.ecommission.com. When registering, an Associate must enter their office’s main telephone number when prompted for a broker phone number, as opposed to a DID. Having registered, an Associate needs only to apply for an advance by accessing his/her eCommission account via www.ecommission.com, and completing all requested information. eCommission will then fax/email a commission agreement for the Associate’s signature, and for signed authorization by the Broker. Once completed, your Broker will forward the commission agreement, along with a copy of the sales contract to the Finance and Accounting | ||
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| - | Department for Executive Approval. Upon final approval by eCommission, the Associate will be notified and the funds will be disbursed in the manner selected by the Associate (e.g.: electronic funds transfer, overnight courier). Please refer to the eCommission web site, or call 1-877-88- AGENT for questions regarding associated fees and time frames. | ||
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| - | ===== IX. C21 Alton Clark Support Services ===== | ||
| - | - **RELOCATION**: C21AC represents Cartus Mobility and many other relocation companies who belong to numerous organizations such as the Employee Relocation Council (ERC). Our Relocation staff plays a key role in maintaining the quality standards that attract and keep this source of business and serve as liaison between the referring organizations and our Associates who are selected to assist their REALTORs. | ||
| - | - **OUTBOUND REFERRALS/FRIENDS & FAMILY PROGRAM**: All outgoing referrals must be placed through C21AC’s Business Development Department. All Associates and Employees are encouraged to participate. Referrals will be placed within Alton Clark whenever coverage is available through one of our branch offices. Referrals outside of the Alton Clark coverage area will be placed with a Cartus Broker Network company except on rare occasions when an exception is requested by an Associate and approved by the Director of Relocation services. In all cases, however, the referral will still be placed through Business Development. Employees desiring more information on how to participate should see their Branch Leader for details. Payment for all referrals placed outside of CENTURY 21 Alton Clark are contractually obligated to a Cartus fee of 12.5% regardless of whether a Cartus Network Broker is used. The full remainder is paid to the Associate minus the Associate’s portion of the applicable CENTURY 21 franchise fee. Commissions resulting from improperly placed referrals will not be paid to the Associate. Associates new to Century 21 Alton Clark who bring previously placed referrals with them should provide a copy of the referral paperwork to the Broker during in-processing so that the referral can be properly placed in the Cartus network. This allows proper tracking of the referral’s progress and facilitates the Associate’s receipt of commissions following settlement. | ||
| - | - **OPPORTUNITIES OPEN TO ALL ASSOCIATES**: Non-relocation-certified Associates may only work with a relocation client as long as the agent is requested by name. The Branch Leader and business development staff will assist to ensure procedures applicable to that particular program are followed. | ||
| - | - **CONTRACTUAL OBLIGATION TO REFERRAL FEES**: Once a customer or client has enrolled in a membership or relocation services program, and the referral is sent to CENTURY 21 Alton Clark for action, any resulting commissions earned will be subject to the standard established referral fee at the time of the referral. In such case, the established business fee will also be deducted from the Associate’s commission. The client’s choice to participate in the benefit or to use affiliated mortgage services does not negate Alton Clark’s financial obligation to the referring agency. Associates are strongly encouraged to ask their clients about any membership programs or relocation programs that they participate in during their initial contact. All Cartus related transactions are contractually subject to the Business Development referral fees without exception. | ||
| - | - **OFFERING CASH-BACK INCENTIVES**: The offering of a cash back incentive by an Associate of Alton Clark is strictly prohibited. Any credit given to a client as a result of negotiations must be approved by the Broker in writing. | ||
| - | - **MENTORSHIP**: C21AC requires all newly licensed agents to participate in the “Mentorship Program”. The mentorship program is where a new agent is partnered with a “Veteran Agent” that will assist them will all transaction and client related concerns for their first buyer deal as well as their first listing/seller deal. In order to graduate from this program, the New Agent must successfully complete two deals. If agents joining C21 Alton Clark from other brokerages haven’t completed at least one buyer deal and one listing at their previous brokerage, they will be required to fulfill this same obligation. Agents will contribute towards the mentor’s compensation as will C21 Alton Clark. Please see commission schedules for mentor contribution details as they vary depending on the commission structure selected/awarded. | ||
