Broker Moment

Your weekly Broker Moment—where your brokers share key updates, market insights, and strategies to support your success.

Principal Broker: Arden Lingenhoel ardenl@kw.com

Managing Broker: Lisa Lingenhoel wesellohio@kw.com

Broker Moment 9/6/26:

Broker Moment 8/30/26:

THE LOCAL LANDSCAPE

Northeast Ohio Market Overview

Navigating today's Ohio market requires staying ahead of changing inventory trends and compliance rules. Across MLS Now’s 32-county coverage area in Northeast and Central Ohio, strategic positioning remains critical for both buyers and sellers.

● Listing Strategy: Proper pricing and clear presentation continue to drive strong results.

● Buyer Demand: Buyers remain active but selective, making verified data and full disclosure essential to moving transactions forward smoothly.

MLS NOW STATS

Steady Price Growth: Statewide and regional listing data reflect stable, moderate appreciation, with the statewide median sale price sitting near $279,000. Expanding Inventory: Active listings across the state have risen roughly 6% to 7% year-over-year, giving buyers more selection while pushing average days on market closer to 40–45 days. Listing Strategy: With additional inventory entering the market, realistic pricing and clean presentation continue to dictate which properties move quickly versus those that linger.

Key System Changes & Member Resources

● Pre-Market Status Framework (PREP): MLS Now has ratified a structured pre-market listing status framework. Unlike traditional "Coming Soon" options, this framework is built around four core pillars: Relevance/Value, Modernization, Transparency, and Viability—designed to give listings clear, auditable rules and transparent visibility across the network.

● Enhanced Property Analytics: Members now have access to expanded tools, including live integration with Taxshot and RealReports, streamlining property history and tax evaluation directly within member workflows.

● Discontinued Real Estate Forms: In coordination with legal counsel, MLS Now has discontinued providing standardized real estate forms. Agents should source forms directly from their local board, state association (Ohio REALTORS®), or brokerage forms library.

● Regional Reach: Serving over 12,000 real estate professionals across 32 counties, MLS Now remains Ohio's primary market engine for verified listing data and governance.

ACTION ITEMS

1. Review PREP Guidelines: Ensure you understand the compliance framework for pre-market listings before entering upcoming inventory.

2. Attend MLS Training: Check the MLS Now portal to sign up for upcoming webinars on newly added platform features and analytics tools.

Whether you are guiding first-time buyers through expanding inventory or helping sellers position their homes competitively, using accurate MLS data and staying compliant is our competitive edge. Let’s keep leveraging these tools, delivering exceptional client service, and making this month our strongest one yet!

As always, we are here to help!

Arden and Lisa

Broker Moment 8/23/26:

Unlocking Low-Inventory Sub-Markets in NE Ohio

Hi Everyone!!

If you talk to prospective sellers across Summit, Stark, and Mahoning counties, you've likely heard this objection:

"We’d love to move to a larger home (or downsize to a single-story ranch), but we can’t give up our 3% or 4% mortgage rate."

This "rate lock-in effect" keeps hundreds of potential listings sidelined across sub-markets like Hudson, Stow, Jackson Township, North Canton, Canfield, and Poland.

However, many homeowners focus strictly on interest rates while ignoring unprecedented equity growth over the last few years. Your job this month isn't to convince people to sell—it’s to show them their true net worth so they can make an informed financial decision.

Hard Numbers to Use in Your Client Outreach

Ground your conversations with these current local housing metrics across our tri-county footprint:

Summit County: Average home values have climbed to ~$232,700 (up 4.3% YoY). While entry-level areas in Akron ($140k median) move quickly, high-demand pockets like Green ($380k median) and Hudson have built massive equity pools for pre-2022 buyers.
Stark County: Median sale prices reached ~$249,000 (up 5.8% YoY). Neighborhoods in Jackson Township ($435k median) and North Canton ($290k median) are prime areas to target for move-up sellers.
Mahoning County: Average home values sit at ~$179,400 (up 6.9% YoY). In suburbs like Canfield and Poland, strong annual appreciation gives long-term owners $75,000+ in accessible equity to fund life transitions or local investment properties.

Strategy 1: The 15-Minute "Equity Audit" Campaign

Pull your pre-2022 client list: Target clients who purchased between 2017 and 2022 in Summit, Stark, or Mahoning County. They hold the highest equity-to-debt ratio in our market.
Send a soft-touch message:"Hey [Name], with average home values up across [Summit/Stark/Mahoning County] again this year, I’m drafting quick 1-page Equity Audits for past clients. It breaks down your estimated home value, current equity position, and what that capital could do if you ever downsize, upgrade, or buy a local rental. Want me to send one over for [Address]?"
Reframe the math: Show clients how rolling $80,000–$120,000 of equity into a down payment dramatically lowers the principal loan amount, muting the impact of current mortgage rates.

3 NEW Business-Gaining Strategies for This Month

Beyond the Equity Audit, here are three actionable, hyper-local tactics to win listings and buyers right now:

1. The "Off-Market Matchmaker" Technique

In low-inventory pockets like Stow, Jackson Twp, or Boardman, buyers get frustrated by limited options.

The Tactic: Take a pre-approved buyer's specific wishlist (e.g., "3-bed ranch under $280k in Stow") and mail/door-knock 50 targeted homes in that exact neighborhood with a simple letter:"I represent a pre-approved buyer looking for a home on [Street/Neighborhood Name]. They love this area and want to avoid competition. If you've considered selling in the next 6 months, reply to this note to discuss a private, hassle-free offer."

2. Local Senior & Downsizing Seminars (Summit/Stark Focus)

With a high density of long-term homeowners in places like Cuyahoga Falls, North Canton, and Poland, downsizing anxiety is a major barrier to listing.

The Tactic: Host a free 45-minute monthly workshop titled "Downsizing Made Simple in NE Ohio" at a local library or community center (e.g., Akron-Summit or Stark County District Library). Partner with a local estate planner and a senior move manager to share the stage. You position yourself as the trusted expert for local estate and downsize listings.

3. Contractor & Trades Referral Swaps

Homes coming to market require pre-listing repairs (painting, roofing, HVAC, landscaping).

The Tactic: Partner with 3 trusted local contractors in Akron, Canton, or Youngstown. Send them business from your listing prep work. In exchange, ask them to notify you whenever a homeowner mentions repairing a house to put it on the market or updating a property inherited from family.

Leadership Challenge for This Week

Pick 5 past clients today. Send them a personalized equity video or text update using our local county stats.
Identify 1 off-market match opportunity. Find a buyer on your roster who is stuck due to low inventory, and target 20 homes in their ideal neighborhood this week.

If you need an Equity Audit template or want to review local MLS comps before reaching out to a past client, stop by our office!

As always, we are here to help!

Arden and Lisa

Broker Moment 8/16/26:

How to turn "50+ Days on Market" into listings and deals this month

Team Update: Navigating NE Ohio’s "Two-Speed Market"

Hey team,

If you’ve been tracking local MLS numbers across Cuyahoga, Summit, Medina, and Lorain counties, you’ve likely noticed a clear shift: Days on Market (DOM) for homes in the $300k–$500k+ range is now routinely stretching past 50 to 60 days.

Meanwhile, inventory under $300k in pockets like Lakewood, Parma, Stow, and Westlake continues to move at a faster clip.

We aren't in a market slump—we’re in a two-speed market. As market leaders, our job isn't to worry about longer DOM; it’s to educate our clients, adjust pricing strategies, and turn this shift into a competitive advantage for our listings and buyers.

3 Key Talking Points for Your Client Conversations

Use these positioning strategies in your listing presentations and buyer consults this week:

1. Re-educate Sellers on "Day 1 Pricing"

Sellers are still anchored to 2022–2024 expectations where overpricing by $20,000 still yielded weekend bidding wars.

The Script: "Mr./Mrs. Seller, in today’s NE Ohio market, crossing 30–45 days without an offer signals to buyers that a property is overpriced, leading to lowball offers or requested 3%–5% price drops. Pricing at true market value on Day 1 preserves your equity and drives faster offers."

2. Position Rate Buydowns Over Price Drops

When a listing hits 30+ days, a price reduction isn't always the best move. Buyers are primarily monthly-payment sensitive.

The Strategy: Instead of dropping a price by $10,000, market a seller-funded 2-1 interest rate buydown or closing credit. This can drop the buyer’s monthly payment significantly more than a slight purchase price reduction would, making your listing stand out against competing inventory.

3. Help Buyers Capitalize on "Stale" Listings

For your active buyers searching in price tiers over $300k, 50+ DOM is great news.

The Strategy: Target listings in area sub-markets sitting at 40+ days. Buyers now have room to negotiate contingencies, request repairs, and ask for seller concessions without getting outbid on day one.

Leadership Challenge & Next Steps

Take 15 minutes today to audit your active listings:

Identify any listings hitting 30+ DOM. Schedule a strategy call with your seller to discuss a market adjustment or seller concession strategy before hitting day 45.
Mine the MLS for buyer opportunities. Look for listings in your client's target neighborhood that just passed 40 DOM and send them to your buyers with a note: "This home has been on the market a bit longer than average—we have room to negotiate here."

If you want to roleplay listing scripts, review a pricing analysis, or discuss structure on a rate-buydown offer, our door is open.

Let’s go make it a productive week!

Arden and Lisa

Broker Moment 8/16/26:

How to turn "50+ Days on Market" into listings and deals this month

Team Update: Navigating NE Ohio’s "Two-Speed Market"

Hey team,

Meanwhile, inventory under $300k in pockets like Lakewood, Parma, Stow, and Westlake continues to move at a faster clip.

3 Key Talking Points for Your Client Conversations

Use these positioning strategies in your listing presentations and buyer consults this week:

1. Re-educate Sellers on "Day 1 Pricing"

Sellers are still anchored to 2022–2024 expectations where overpricing by $20,000 still yielded weekend bidding wars.

The Script: "Mr./Mrs. Seller, in today’s NE Ohio market, crossing 30–45 days without an offer signals to buyers that a property is overpriced, leading to lowball offers or requested 3%–5% price drops. Pricing at true market value on Day 1 preserves your equity and drives faster offers."

2. Position Rate Buydowns Over Price Drops

When a listing hits 30+ days, a price reduction isn't always the best move. Buyers are primarily monthly-payment sensitive.

The Strategy: Instead of dropping a price by $10,000, market a seller-funded 2-1 interest rate buydown or closing credit. This can drop the buyer’s monthly payment significantly more than a slight purchase price reduction would, making your listing stand out against competing inventory.

3. Help Buyers Capitalize on "Stale" Listings

For your active buyers searching in price tiers over $300k, 50+ DOM is great news.

The Strategy: Target listings in area sub-markets sitting at 40+ days. Buyers now have room to negotiate contingencies, request repairs, and ask for seller concessions without getting outbid on day one.

Leadership Challenge & Next Steps

Take 15 minutes today to audit your active listings:

Identify any listings hitting 30+ DOM. Schedule a strategy call with your seller to discuss a market adjustment or seller concession strategy before hitting day 45.
Mine the MLS for buyer opportunities. Look for listings in your client's target neighborhood that just passed 40 DOM and send them to your buyers with a note: "This home has been on the market a bit longer than average—we have room to negotiate here."

If you want to roleplay listing scripts, review a pricing analysis, or discuss structure on a rate-buydown offer, our door is open.

Let’s go make it a productive week!

Arden and Lisa

Broker Moment 8/9/26:

In case you missed our “After Party Addendum Class” here is a quick reference guide.
We will be teaching this class again LIVE on August 19th in Canfield and Howland.

Essential key points on common real estate addendums and form updates for your transaction
toolbox:

House Sale Contingency Addendum
● Primary Purpose: Makes the purchase contingent upon the buyer selling their existing
property within a specified timeframe.
● Secondary Offers & Kick-Out: Allows the seller to continue marketing the property and
accept secondary offers. If a secondary offer comes in, the primary buyer has 48 hours to
either waive the contingency/show financing or terminate the contract.
● Inspection Timing: Buyer inspection timeframes start immediately upon contract
acceptance.

House Sale Concurrency Addendum
● Primary Purpose: Both the buyer's property and seller's property remain on the market
concurrently.
● First-Come Contract Rule: Whichever property gets a fully signed contract first wins. If
the seller accepts another offer first, the contract becomes null and void.
● Timeline Triggers: Inspection periods, mortgage applications (due within 4 days), and
earnest money deposits trigger only after the concurrency is removed.

Waiver or Removal Notice (Concurrency / Contingency)
● Primary Purpose: Standardized notice form to officially waive, remove, or terminate a
contingency/concurrency.
● Key Use Cases: Used by sellers to issue a concurrency termination or a 48-hour
secondary offer notice, and by buyers to waive or confirm the sale of their home.
Escalation Clause
● Primary Purpose: Automatically increases a buyer’s offer price when competing against
other bona fide offers.
● Key Terms: Features an Escalating Factor (amount offered above competing net offers)
and a mandatory Cap (maximum purchase price).
● Proof Required: Sellers must provide documentation of the competing offer to justify the
price increase.

Appraisal Gap Addendum
● Primary Purpose: Buyer agrees to pay cash at closing to cover a specified gap if the

lender's appraisal comes in lower than the purchase price.
● Deficit Protocol: If the appraisal gap exceeds the buyer's agreed cash amount, the buyer
must notify the seller within 3 days with a copy of the appraisal. The seller may then
reduce the price or terminate the agreement.

Buyer's Occupancy Prior to Title Transfer
● Primary Purpose: Grants the buyer early possession of the property before closing.
● Insurance & Liability: Buyer must maintain renter's insurance naming all parties as
additional insureds and assumes all liability and utility costs upon moving in.
● Mandatory Legal Advice: A formal written lease prepared by legal counsel is required if
occupancy exceeds 7 calendar days.

Seller's Occupancy After Title Transfer
● Primary Purpose: Allows the seller to stay in the home after closing for a agreed daily
rent.
● Security Deposit: Escrow holds a security deposit equal to 15 days of rent plus full
rent for the post-possession period.
● Insurance & Utilities: Seller must maintain a renter's policy and pay all utility fees
through the final possession date.

Release of Inspection Contingency
● Primary Purpose: Formally resolves inspection findings.
● Three Removal Options:
1. Waiver (accepting as-is without inspecting).
2. Acceptance (inspected and accepted "as-is").
3. Subject to Conditions (seller agrees to complete specific repairs/corrections).

Compensation Inducement Agreement
● Primary Purpose: Modifies agent compensation to induce a party to enter into the
purchase agreement.
● Key Terms: Documents an explicit dollar reduction in compensation due to either the
Buyer's Broker, Seller's Broker, or both.

Purchase of Property Without Personally Viewing (Sight Unseen)
● Primary Purpose: Protects agents and brokerages when a buyer purchases a home
without visiting in person.
● Buyer Liability: Buyer acknowledges taking full risk, agrees they are relying solely on
independent inspections/public records, and fully releases the brokerages from claims.

Mutual Release
● Primary Purpose: Cancels a purchase agreement and directs the escrow agent on how
to disburse the earnest money deposit.
● 1-Year Protection Clause: If the buyer buys, leases, or acquires an interest in the
property within 1 year of the release, both parties remain jointly liable to pay the original
broker commission.

MLS Status Change / Input Sheet
● Primary Purpose: Standard administrative form for status changes (Price Changes,
Temporarily Off Market, Under Contract, Reactivations, or Withdrawals).
● Rule Reminder: All status changes require seller signatures and must be updated in MLS
within 48 hours / 2 business days to avoid MLS fines.

"Got questions on how to structure these addenda for your next transaction?
Reach out to us or come to our next class—we're here to keep your deals moving
forward seamlessly!"
Arden and Lisa

Broker Moment 8/2/26:

Mid-Year Policy Check-In: Keeping Our KW Chervenic
Engine Running Strong!

As we cross the midpoint of the year and navigate a busy market, it’s the perfect time for a quick
tune-up! Reviewing our brokerage guidelines ensures we continue to deliver top-tier service,
stay legally compliant, and protect the incredible business each of you is building.
Below is a brief mid-year refresher on key Keller Williams Chervenic Realty policies and
operational standards to keep top of mind as you close out the rest of the year!

Files & Transactions
● 48-Hour Contract Submission: All contracts—including Buyer's Representative
contracts—must be submitted to the Market Center Administrator (MCA) within 48 hours
of acceptance.
● Paperless Systems: All documents must be uploaded via the Command Dashboard.
Paper documentation is not accepted.
● $295 Additional Commission Policy: An additional brokerage commission of $295
applies to each client-represented transaction to cover paperwork, legal fees, and
storage.
○ Policy Clarification: The $295 fee applies on a per-transaction basis across all standard
closings, regardless of how many times you have closed deals with that client.
(Exemptions apply only to VA loans, relocation sellers, rentals/leases, and referral fees).
If uncollected from the client, it is deducted from the agent's commission.

Personal Real Estate (Agent-Owned Properties)
● Compensation Structure: Agents pay a flat commission of $495.00 to Keller Williams
Chervenic Realty. If an agent collects more than $495.00 in commission for a personal
transaction, any amount over $495.00 is paid out to the agent subject to their regular
commission split.
● Ownership Requirement: Agents must have a direct ownership interest in the property
(or in the purchasing/selling LLC) to use the personal property compensation structure.
● Agent-Owned Purchases (Required Disclosures & Actions):
○ Disclose in writing: "Buyer is a licensed real estate agent in the State of Ohio" on the

Agency Disclosure Statement.
○ Disclose in writing: "Buyer is a licensed real estate agent in the State of Ohio" on the
Market Center–approved Purchase Agreement.
○ Complete and sign a Home Warranty Acceptance or Waiver.
● Agent-Owned Listings (Required Disclosures & Actions):
○ Disclose in writing: "Seller is a licensed real estate agent in the State of Ohio" on the
Residential Property Disclosure form.
○ Complete and sign a Home Warranty Acceptance or Waiver.
○ Disclose in writing: "Seller is a licensed real estate agent in the State of Ohio" in the

Public Comments section of the MLS.
○ Disclose in writing: "Seller is a licensed real estate agent in the State of Ohio" in all
advertising and marketing, including a sign rider at the listing.
○ Disclose in writing: "Seller is a licensed real estate agent in the State of Ohio" on the
Agency Disclosure Statement once an offer is received.
● Acknowledgement Form: Agents must sign and complete the Personal Property
Acknowledgement Form for any personal transaction.

Vehicle & Auto Insurance Requirements
● Minimum Coverage Limits: All sales associates must maintain auto insurance with limits
of at least $250,000/$500,000 for bodily injury liability and $100,000 for property damage
liability.
● Additional Insured: Agents must name SD Development Group, LLC dba Keller
Williams Chervenic as an additional insured on their policy and keep a current
declarations page on file with the brokerage.

Earnest Money & Escrow
● No Holding Checks: Earnest money checks must never be held and must be deposited
within 48 hours of receipt.
● Title Company Handling: KW Chervenic does not hold earnest money directly; checks
should be made payable to and processed through the designated title company.

Advertising & Social Media Compliance
● Brokerage Prominence: All marketing materials, signs, and social media posts must
feature the brokerage name (Keller Williams Chervenic Realty) in equal or greater
prominence with team/agent names per Ohio real estate law.
● Required Review: Marketing designs, business cards, and signage must be reviewed by
the MCA or Leadership prior to publication.
● Social Media: Maintain strict adherence to Fair Housing laws (avoid steering or
exclusionary language) and keep business pages strictly professional.

Professional Conduct & Workplace Environment
● Dress Code: Business casual or business professional attire is required in all public office
areas.
● Alcohol & Conduct: Refrain from consuming alcoholic beverages during business hours.
Vulgar language or unprofessional behavior is strictly prohibited.
● Zero Tolerance for Harassment: KW Chervenic is committed to providing a working
environment free from discrimination and harassment of any kind.

Finish the Year Strong!

Staying aligned with these practices protects your license, reduces risk, and ensures our
Market Center remains a benchmark of professionalism in our region.
If you have any questions or need to review the full handbook, you can access the
complete KW Chervenic Policies & Procedures document anytime via the Market Center
intranet or by reaching out to Leadership. Thank you for all your hard work and
commitment to excellence—le's make the second half of the year our best one yet!

And as always…we are here to help!
Arden and Lisa

Broker Moment 7/26/26:

LISTING DOCS RECAP: MASTER YOUR LISTING APPOINTMENTS!
Missed our latest class on listing documents? Don't worry, we've got you covered!
Presenting documents to sellers smoothly is key to building trust and protecting yourself
and your clients.
Here is a quick breakdown of the core forms covered in our Zoom class and the key
takeaways to remember when presenting them for signatures at your next listing
appointment:

1. Anti-Discrimination Disclosure to Sellers
Purpose: Educates the seller on federal, state, and local Fair Housing laws and ensures
compliance before marketing.
Mandatory Requirement: Under Ohio law, you cannot market, show, or advertise a
residential property until this form is provided, signed, and dated by the seller.
Key Items to Remember:
Point out protected classes under both federal and Ohio laws (such as race, color, religion,
sex, national origin, familial status, disability, ancestry, and military status).
Remind sellers that violations carry heavy civil penalties—up to $10,000 for a first violation!
Emphasize that real estate licensees are not attorneys and sellers should consult legal
counsel for legal advice.

2. Exclusive Right to Sell Agreement
Purpose: The formal, legally binding agreement between the seller and Keller Williams
Chervenic Realty granting the exclusive right to market and sell the property.
Key Items to Remember:
Negotiable Fees: Highlight early on that commissions are not set by law and are fully
negotiable. Clearly detail the Listing Broker Commission and any optional Buyer Broker
Commission terms.
Spouse Signatures: If a seller is married, both spouses must sign due to dower rights,
regardless of who is listed on the deed.
Electronic Surveillance: Remind sellers to disclose if they have active surveillance
equipment. They must disable audio recording functions prior to showings to avoid
violating wiretapping/eavesdropping laws.
Data Security & Wire Fraud: Explain the wire fraud warning—remind sellers that our office
will never ask them for sensitive bank numbers or wire instructions over email/text.

3. Residential Property Disclosure Form
Purpose: A seller-completed statement disclosing known physical conditions and material
defects of the property as required by Ohio Revised Code § 5302.30.
Key Items to Remember:
Seller Must Complete: The seller must fill this out themselves. Agents are explicitly
instructed not to assist or complete this form for them.
Actual Knowledge: Reassure the seller that this is based purely on their actual knowledge,
not a professional inspection.
Rescission Risk: Emphasize that if the seller fails to provide this completed form to a buyer
prior to a purchase agreement, the buyer may have the right to rescind the contract up until
closing.

WHAT ABOUT STIGMATIZED PROPERTIES?

When going through property disclosures, sellers often ask how to handle "psychological
stigmas" (e.g., a death on the property, past crime, or rumored paranormal activity).
Ohio Law on Stigmas: In Ohio, sellers are legally required to disclose physical/material
defects affecting the property. Ohio law does not mandate the disclosure of psychological
stigmas (such as deaths, suicides, or alleged hauntings) unless the event caused actual,
unaddressed physical/biohazard damage to the home.
Handling Seller Directives:
Confidentiality: If a seller instructs you to keep a psychological stigma confidential, you
must honor that confidentiality under Ohio agency law, provided doing so does not violate
federal/state disclosure laws or involve physical latent defects.
Direct Inquiries: If a buyer specifically asks whether a death or crime occurred, you/the
seller cannot lie or make material misrepresentations. Advise sellers to either answer
truthfully or direct the buyer to public records/sheriff's reports.
When in Doubt: Stigmas can be sensitive! If a seller is unsure how to handle a unique
situation, always advise them to consult a qualified real estate attorney.

4. Residential Property Disclosure Exemption Form Purpose:

An Ohio Association of REALTORS® form used when a property transfer meets
specific statutory exemptions from requiring the standard disclosure form.
Key Items to Remember:
Valid Exemptions: Common exemptions include court-ordered transfers
(probate/bankruptcy), trustee or executor sales, brand-new construction, or an owner who
inherited the home and hasn't lived in it within the past year.
Latent Defects Duty: Remind exempt sellers that even if they qualify for an exemption, they
still have a legal duty to disclose any known latent defects to potential buyers.
No Legal Advice: Point out that licensees cannot advise sellers on whether they qualify for
an exemption; sellers should consult an attorney if unsure.

We're Here to Help!
Navigating listing paperwork can feel overwhelming, but you never have to do it alone! We
are always here to answer your questions, walk through specific scenarios, or review forms
before your appointment. Reach out anytime!
Arden and Lisa

Broker Moment 7/12/26:

Essential Reminders from our Purchase Agreement Class

Following our collaborative session this week, please review these key areas of the Keller Williams Chervenic Realty Purchase Contract Class. Incorporating these short points into your daily practice protects your clients, reduces liability, and gives your offers a competitive edge.

1. Financial Terms & Earnest Money Strategy

Airtight Numbers Only: When completing Line 10 (Balance of down payment) and Line 12 (Amount to be financed), never write "To Be Determined" or "TBD". Always write a concrete dollar amount or an exact percentage. Clear figures demonstrate financial capability, removing ambiguity and making your buyer look much stronger to the listing agent and seller.
Handling Non-Refundable Earnest Money: If an agreement dictates that earnest money is non-refundable, write the terms so the funds go directly to the seller, not to the title company. Title companies operate under strict regulatory escrow rules and cannot release disputed funds without a signed mutual release. Routing truly non-refundable funds straight to the seller avoids this legal bottleneck.

2. Safeguarding Timelines & the Closing Process

The 14-Day Lender Extension: Under Lines 43–46, our contract has a built-in safety net. If closing is delayed solely due to a government regulation or lender requirement, the closing date is automatically extended in writing for the period necessary up to fourteen (14) additional days. Use this to reassure anxious buyers when trailing underwriting requests crop up.
The Legal Definition of Closing: Per Lines 78–80, closing isn't just the day papers are signed; it is officially deemed to occur upon written notification from the Escrow Agent that all funds have been deposited and disbursed. Manage your clients' moving schedules around this exact benchmark.

3. Property Inclusions & Post-Closing Occupancy

List It or Lose It: Review Lines 52–69 carefully with your clients. If a piece of personal property or equipment isn't explicitly checked or listed in the purchase agreement, it won't be staying with the property.
TV Wall Mounts: As a rule of thumb, TV wall mounts are considered fixtures and must stay on the walls unless they are explicitly excluded on Line 71.
Seller Post-Closing Possession: If a seller needs to remain in the property after closing (Lines 85–89), never rely on a verbal agreement. Always use a structured Post-Closing Possession Addendum to clarify daily rates, utility turnovers, and security deposit terms.

4. Regulatory Disclosures & Specialized Transactions

Point of Sale (POS) Inspections: Ensure you verify the municipality's inspection guidelines (Lines 161–163). Point of Sale requirements can be quickly accessed online via the local American Title Solutions (ATS) website. Review these early to keep the transaction moving smoothly.
Buying Investment Property: If your client is purchasing a tenant-occupied property (Lines 236–238), don't forget to write into the terms that the buyer must receive the most recent, fully executed leases and rental agreements. You must verify existing security deposits and lease lengths during due diligence.
Contingency vs. Concurrency Addendums: When your transaction involves a buyer who must close a separate property prior to fulfilling this contract, selecting and attaching a House Sale Contingency or House Sale Concurrency Addendum on Line 282 is legally necessary to protect the earnest money deposit.
Remember Ohio Dower Interest: As noted in Lines 264–265, if individual sellers are married, the seller's spouse MUST sign the purchase agreement and the final deed, even if that spouse is not listed on the property title. Omitting a spouse's signature will stall title transfer completely.

We Are Here to Help! A purchase offer has a massive number of moving pieces, and missing a single detail can jeopardize a deal. If you are ever unsure how to structure a complex clause, reach out to leadership—we are always here to help you draft airtight contracts.

As always, we are here to help!
Arden and Lisa

Broker Moment 7/5/26:

FROM THE BROKER TEAM: Why AI Isn't as Smart as It Thinks When Pricing Homes

To All Agents,

Setting the right listing price is one of the most critical responsibilities we share as a brokerage. A precise Comparative Market Analysis (CMA) is the foundation of our client relationships, but as technology evolves, we are seeing a shift in how pricing is approached—and not always for the better.

Recently, celebrity broker Ryan Serhant shared a story that serves as a massive wake-up call for our industry. He detailed a $50 million deal that was nearly destroyed because both the buyer and the seller went behind his back and asked ChatGPT if the property was priced correctly. The AI told the seller to raise the price, told the buyer it was overpriced, and completely stalled the transaction.

Serhant managed to save the deal by explaining AI's limitations, giving a reality check that all of us need to keep in mind:

"It doesn't know the future; it can't predict the future. It doesn't know intentions, doesn't know emotions, doesn't know what buyers are circling, doesn't know off-market comparables, doesn't understand, fully, replacement costs, and doesn't actually optimize for the deal."

Our Local Market & Compliance Expectations

While a $50 million luxury penthouse is a far cry from a beautiful century home in Chagrin Falls, a lakefront property in Portage Lakes, or acreage in Geauga County, the principle is exactly the same.

As your Broker Team, we want to emphasize that while AI tools can be incredibly helpful for drafting descriptions or organizing raw market data, AI cannot and should not ever replace your professional judgment when pricing a home. Relying too heavily on automated valuations or letting clients dictate prices based on a chatbot poses a massive risk to our clients and our brokerage. To keep our entire team in compliance and ensure we are providing the highest level of fiduciary duty, remember what AI completely misses about Northeast Ohio real estate:

Hyper-Local Boundaries: An algorithm sees raw proximity. It doesn't understand that crossing a township or municipal line in our area can radically alter property taxes and school district valuations.
The "Eye Test" of Quality: AI can read data indicating a kitchen was "remodeled," but it cannot distinguish between high-end custom craftsmanship and a cheap DIY flip.
The Human Element: AI doesn't know the local buyer pool, it doesn't know who is actively circling off-market listings, and it cannot navigate the deep emotions involved in a real estate transaction.

The Standard We Hold

As a brokerage, our standard is excellence and human expertise. We encourage you to use technology to streamline your workflow, but when it comes to final pricing strategies, market positioning, and contract negotiations, you must take the wheel. When clients pull out their phones to show you what an online algorithm or a chatbot says their house is worth, use it as an opportunity to demonstrate your value. Remind them that they hired a team of local experts who live and breathe the Northeast Ohio market—not a piece of software looking backward at a spreadsheet.

Let's protect our clients, defend our pricing strategies with hard local data, and continue to show our market why the human touch wins every time.

As always…..let us know how we can help you!

Arden and Lisa

Broker Moment 6/28/26:

Hi Team,

Since the real estate rules started, Exclusive Buyer Representation Agreements have been a normal part of our everyday work. But they have also created a new problem: The Hidden Buyer Agreement.

We are seeing more situations where a buyer signs a short-term agreement with Agent A (sometimes just to see one house), and then walks into your open house or asks you to show them properties without telling you they already signed paperwork with someone else. Then, right before or after closing, Agent A shows up demanding your commission.

Here is what you need to know to protect your hard work and stay legal.

The Reality: A Signed Paper Doesn't Mean They Automatically Get Paid

If a dispute happens, it comes down to two different things:

1. The Buyer Broke a Promise (Not You)

A signed exclusive agreement is a legal contract between the buyer and Agent A. If the buyer goes behind Agent A’s back and buys a house through you, the buyer has broken their contract. Agent A can go after the buyer for the money, but they cannot automatically take it from our brokerage because we didn't sign that contract.

2. Who Actually Did the Work? (Procuring Cause)

For Agent A to take the commission from us, they have to take us to arbitration.

The Golden Rule: Just having a signed piece of paper does not automatically mean an agent gets the commission. The board decides who gets paid based on Procuring Cause—meaning, who did the actual work to make the sale happen? If Agent A's contract was only for a short time, or for a completely different house, and you showed this property, wrote the offer, and did the negotiating, you are the one who earned the commission.

3. Your Risk

Under Ohio law, it is illegal to write an offer for a buyer if you know they are locked into an exclusive contract with another agent. If you didn't know, you are safe. If you did know and did it anyway, you could lose your license.

Step-by-Step: What to Do If an Agent Claims Your Commission

If another agent calls you demanding a commission, don't argue with them and don't let the deal fall through. Follow these steps:

Step 1: Ask to see the paperwork. Tell them: "Please send a copy of your signed Buyer Agreement to my Broker so we can check the expiration date and see what properties it covers." (Often, you'll find their agreement was short-term and already expired).

Step 2: Tell our Broker Team immediately. Bring the problem to management right away. Do not try to handle this agent-to-agent.

Step 3: Keep your communications. Gather all your text messages, emails, and showing logs to prove you did the work to sell this specific house.

The Fix: If their paperwork is active and valid, the Brokers from both companies will usually step in and agree to a referral fee/split before closing. This protects the deal, protects the client, and ensures you still get paid for your work without going to a long arbitration hearing.

How to Protect Yourself from Day One

1. Ask the Question in Writing

Before you show a home or write an offer, send a quick text or email to your buyer:

"Just to make sure we are following Ohio real estate guidelines, have you signed any exclusive or short-term agreements with another agent recently?"

If they text back "No," you have proof that you acted in good faith and didn't know about any hidden contracts.

2. Use Short-Term Agreements Yourself

If a buyer is scared to sign with you because they don't want to get locked in, offer them a short-term or limited-scope agreement. You can write an agreement that is only good for 24 hours, or only covers the 3 houses you are looking at today. This keeps you 100% compliant with the law but keeps the buyer comfortable.

The Bottom Line: You work too hard to lose your commission to a hidden contract. Protect your business by asking the right questions early, keeping a paper trail, and calling management the second you smell a red flag.

Have questions or dealing with a tricky buyer right now? Call us—we've got your back!

Arden and Lisa

Broker Moment 6/21/26

Broker Moment 6/7/26:

We have a big week this week with our in person All Company meeting! Wednesday, June 10 from 10:00 AM – 11:30 AM at: American Title Solutions 275 Springside Drive, Suite 100 Akron, OH 44333
Here are 3 reasons you won't want to miss it:
1. Market of the Moment Update Get the latest insights on what's happening in our market and how top agents are adapting their businesses.

2. Top Agent: Ask Me Anything Panel Hosted by Jose Medina and featuring Holly Ritchie, Ray Griggy, Brandon Hodgkiss, and Julia Sitosky. Bring your questions and learn directly from agents who are producing at a high level in today's market.

3. Get the First Look at Our KW Cares Amazing Race Be among the first to hear details about our upcoming Amazing Race event on July 29 and how you can participate.

BONUS: We'll be giving away prizes throughout the meeting!

Please note: This meeting will be recorded, but it will not be livestreamed. So be there or be square!
Reserve your spot here!
We look forward to seeing you there!

Also…..
Another reminder this week about Presidents Sale Club…….
The time to apply for President's Sale Club is just around the corner. Below you will find links to the application website, FAQs, and the process for applying as an individual agent or team. You can mail in your application or apply online. Awards are based on closed transactions between July 1, 2025 through June 30, 2026.
The application DEADLINE is July 21, 2026. Applications received after this date will be considered late and subject to a $100 late fee. Late applications must be received by July 31, 2026. NO APPLICATIONS WILL BE ACCEPTED AFTER JULY 31, 2026.

President Sales Club Webpage

FAQs

If you have any questions about the application or process please reach out to Stacy Dawson at Ohio REALTORS: dawson@ohiorealtors.org

As always we are here if you need us!
Arden and Lisa

Broker Moment 5/31/26:

Broker Moment 5/24/26:

Helpful Links:
MLS Now PREP Information
MLS Now Support Center
MLS Now Training Schedule

Please reach out if you have any questions. And as always we are here to help!
Arden and Lisa

Broker Moment 5/17/26:

Consumer Guide: How Solar Impacts a Real Estate Transaction

The appeal of solar panels, with the promise of lower electricity bills and a smaller carbon footprint, is obvious. If you’re considering buying a home with a solar installation, however, be aware of factors such as who owns the system; the age and condition of the panels; and local utility and regulatory policies that might influence solar performance and savings in the area.

Who owns the solar system?

Homeowners have three options when adding solar: They can purchase a system outright or with financing; lease solar panels from a third-party company; or sign a power purchase agreement (PPA) through which they buy electricity generated by a third-party company that owns the solar panels installed on their home. Real estate contracts vary by state, but many include language that specifies whether panels are owned or leased.

Mortgage underwriting guidelines require the panels to be owned before an appraiser can consider whether they add “contributory value” to the property. If the owners took a loan to finance the system, that loan must be paid off before the home sale closes. If the solar panels are leased or tied to a PPA, you'll be assuming a contract with a third-party solar company. That means monthly payments, usage terms and restrictions on modifications. Read any lease agreement carefully before committing. The lease agreement may require a UCC (Uniform Commercial Code) lien on the property, and the lease payments will be considered by your lender in determining your creditworthiness. In some states, solar companies offer PACE (property assessed clean energy) loans. These are paid back through an increase in the property taxes you pay, and the Consumer Financial Protection Bureau warns that if you don’t make the payments, you could lose your home.

How much can you expect to save on energy costs?

That depends on a range of factors—from the age of the system to how much sunlight the roof gets. Energy Sage offers a solar calculator, but ask for documentation on the existing system as well as past electricity bills and solar production records. That will enable you to compare the cost of energy with that of homes that don’t have solar.

Also be aware of:

The system’s age. Upgrading an aging system is costly. The lifespan of a solar system depends on the photovolatic (PV) technology used. A typical system today is expected to last 25–30 years, though a system could produce meaningful power past its useful life.
How the local utility handles excess solar energy. Net metering policies, which allow you to sell surplus power back to the grid, vary by state and utility provider.
Whether the system was properly permitted and inspected. Unpermitted systems can create headaches for buyers and sellers.
What warranties transfer with the property. Read Energy Sage’s explanation of what to look for in a solar warranty.
Whether there’s a homeowners association. Confirm that there are no HOA restrictions on solar panels or future modifications to the system. (Many states have outlawed such restrictions.)
The condition of the roof? Because solar panels are roof mounted, an inspection that confirms the roof's age and condition is essential. If the roof needs replacement in the next few years, you'll have to pay to remove the panels, reroof and reinstall them.

Should you expect to pay a premium for a home with solar?

While solar can add to the desirability of the home, a home’s price depends on what buyers are willing to pay in a competitive situation. The factors above will influence whether homes with solar can command a higher price.

Note: Talk with your insurance agent to determine how solar panel placement could affect coverage, and work with a real estate professional who is knowledgeable about solar. Those who hold the National Association of REALTORS® Green designation have received training on a range of sustainability topics.

And as always, we are here to help!

Arden and Lisa

Broker Moment 5/10/26:

MLS NOW is launching the PREP Program

The real estate landscape in Ohio is about to shift. Starting next week, MLS NOW is launching the PREP program—a move designed to give agents more flexibility and keep our local MLS at the center of the transaction.

Here is everything you need to know about PREP, how it differs from the traditional "Coming

Soon" status, and how it stacks up against Zillow’s version.

What is the PREP Program?

PREP stands for Pre-Market Research & Evaluation Period.

Think of PREP as a professional "holding pen" for your listings. It is a new status in the MLS

designed for that awkward phase where you have a signed listing agreement, but the house

isn't ready for the public. It allows you to get the data into the system without the pressure

of a ticking clock.

The Advantage: Professional Polishing

For the Agent: You can secure the listing contract and enter the data immediately, satisfying "Clear Cooperation" rules without having to rush your marketing. It gives you a "private sandbox" to perfect the listing.

For the Seller: They get the peace of mind that their home is "in the system" but won't be judged by the public until the professional photos and staging are 100% complete.

PREP vs. Coming Soon: What’s the Difference?

It’s easy to get these confused, but they serve two very different strategic purposes.

The "Zillow Preview" Factor

You’ve likely heard about Zillow Preview. This is Zillow’s version of pre-marketing, but it

functions very differently from our MLS tools.

Zillow Preview Advantage: It offers massive public exposure. It acts like a "movie trailer," letting any buyer on Zillow save the home and contact the agent before it’s even on the MLS.

The Catch: While Zillow Preview is great for "price testing" with the public, it doesn't offer the professional cooperation of the MLS.

The PREP Difference: PREP keeps the power in your hands. It ensures that the agent community sees the listing first. This allows for internal networking and B2B "sneak peeks" that Zillow’s public-facing tool doesn't provide.

The Golden Rules of PREP

To keep things fair and legal under Ohio agency law, remember these three rules:

1. No Public Advertising: If you put a "Coming Soon" sign in the yard or post it on Facebook, you must move it from PREP to "Coming Soon" or "Active" within 24 hours. PREP is for private preparation only.

2. No Sneak Peeks: You cannot show the home to your own buyers while it is in PREP. If anyone walks through that door, you are in violation and subject to heavy fines ($1,000+).

3. The 30-Day Limit: You have a full month to get that house ready. After 30 days, the

system will require you to go live or withdraw.

Why You Should Use It

The PREP program is a huge win for agents who want to comply with Clear Cooperation

rules while still having the "private" time needed to get a listing perfect. It allows you to

network with other agents to find that perfect buyer internally without the "Days on Market"

clock scaring away potential offers later.

Ready to start? The new "PREP" status will appear in your Matrix/MLS Now dashboard

starting next week!

JOIN US IN THE STOW OFFICE ON MONDAY MAY 11 AT 3 PM WITH CEO GARY

MARSOUBIAN FROM MLS NOW FOR AN HOUR OF POWER REGARDING PREP!

SEE YOU THERE!

Arden and Lisa

Broker Moment 5/3/26:

HOT TOPIC: REAL ESTATE IN 2026 Ethics, Transparency & Staying Out of Real Estate Jail

The real estate industry is not just shifting—it’s being redefined in real time. Between new laws, evolving MLS rules, and heightened consumer awareness, one thing is clear: How you conduct business matters now more than ever. This isn’t the market to “wing it.” This is the market to document, disclose, cooperate, and communicate.

THE MARKET SHIFT: TRANSPARENCY IS THE NEW STANDARD

The ripple effects of the 2024 NAR settlement are now fully embedded in how we do business:

Buyer agency agreements are now required BEFORE showing property (Frantz Ward LLP)

Compensation is no longer displayed in the MLS and must be negotiated directly

Consumers are more informed—and more skeptical—than ever

This has created a consumer-driven market where:

Buyers expect clear value for your services

Sellers expect flexibility in compensation

Every conversation must be intentional and documented

If you are not explaining your value, someone else will.

ETHICS & CODE: YOUR #1 RISK (AND YOUR BEST PROTECTION)

The biggest legal exposure for agents right now is not market conditions—it’s conduct.

Watch these closely:

Misrepresentation (even unintentionally)

Failure to disclose material facts

Steering based on compensation

Vague or incomplete agreements (“TBD,” “negotiable” without clarity)

The standard today is simple:

If it’s not in writing, it didn’t happen.

CO-BROKE IN 2026: COLLABORATION IS NOT OPTIONAL

With compensation off the MLS, agent-to-agent communication is critical.

Best practices for co-broke success:

Call the listing agent BEFORE writing the offer

Clearly discuss compensation expectations upfront

Put ALL terms in writing in the purchase agreement

Never assume compensation—EVER

The days of “standard co-broke” are gone.

Every deal is now a negotiation.

OHIO LAW UPDATE: WHAT YOU NEED TO KNOW NOW NEW WHOLESALING LAW (Effective March 2, 2026)

Ohio has officially cracked down on wholesaling practices.

Wholesalers MUST provide written disclosure before contract

Sellers can cancel if disclosures are not provided Violations may fall under the Consumer Sales Practices Act

Key takeaway:

If you are working with investors or questionable contracts—slow it down and verify everything.

MLS & COMPLIANCE REMINDERS

Listings must be accurate and updated

Errors must be corrected promptly

Only authorized parties can sign listing agreements

Sloppy data = compliance violations.

BUSINESS STRATEGY: HOW TO WIN RIGHT NOW

This market is separating true professionals from order-takers.

What top agents are doing:

Educating clients BEFORE they ask

Using buyer consultations as a value presentation

Setting expectations early and in writing

Building relationships with agents—not burning them

FINAL WORD: HOW TO STAY OUT OF “REAL ESTATE JAIL”

If you remember nothing else, remember this:

✔ Disclose everything

✔ Put it in writing

✔ Never assume compensation

✔ Communicate early and often

✔ Follow the Code of Ethics like your license depends on it (because it does)

BROKER NOTE:

We are in one of the most scrutinized and evolving markets in history. This is your opportunity to stand out—not just as an agent, but as a trusted professional. Let’s lead with:

Integrity

Clarity

Professionalism

Because in this market…

How you do business IS your business!

As always we are here to help!

Arden and Lisa

Broker Moment 4/19/26:

Important Update: Buyer Broker Compensation — What You Can (and Cannot) Say

As our industry continues to adjust following the National Association of REALTORS settlement, we must all be aligned on how buyer-broker compensation is handled in both listing agreements and buyer agency agreements.

This is not just a best practice—it is a compliance requirement supported by both the National Association of REALTORS and Ohio REALTORS.

What You Can No Longer Do

Effective immediately, agents may NOT use the following language in any agreement:

“Negotiable”

“To Be Determined (TBD)”

“As agreed later.”

Any other open-ended or undefined compensation structure

This applies to:

Listing Agreements (seller-authorized buyer broker compensation)

Buyer Agency Agreements (what the buyer agrees to pay their agent)

Why This Is Not Allowed

1. Compensation Must Be Clear and Definite

Per the National Association of REALTORS settlement:

Compensation must be specific, transparent, and objectively ascertainable

It cannot be vague or left open-ended

“Negotiable” or “TBD” fails this requirement because:

There is no defined amount or method

It creates uncertainty and potential disputes

It does not meet the standard of clear disclosure

2. Seller Authorization Is Required Upfront

In a listing agreement:

The seller must authorize any buyer broker compensation in writing

That authorization must include a specific amount or structure (percentage or flat fee)

Without this:

You are offering compensation without proper authority

This creates legal and ethical exposure

3. Buyer Agreements Must Include a Specific Compensation Amount

Under current guidance from Ohio REALTORS and the National Association of REALTORS:

Buyer agreements must clearly state how the agent is compensated

This must be a percentage, flat fee, or defined formula

Additionally:

A buyer agent cannot receive more than what is agreed to in the buyer agreement

Using “negotiable” or “TBD”:

Fails to establish a binding agreement

Undermines enforceability

Creates risk of non-payment or commission disputes

When “0” Buyer Broker Compensation IS Allowed

There has been confusion around whether “0” can be used. The answer is yes—with proper intent and documentation.

A listing agreement may state:

“0” buyer broker compensation

This is compliant with both the National Association of REALTORS and the Ohio REALTORS because:

It is specific and measurable

It is clearly disclosed

It reflects the seller’s explicit decision

Important Rules When Using “0”

If “0” is used, the following must be understood:

1. It Must Be Intentional

This is not a placeholder.

“0” means no compensation is being offered

It should only be used after a clear conversation with the seller

2. You Cannot Market Around It

If the listing states “0,” you may NOT:

Suggest compensation is available “off MLS.”

Tell agents, “We’ll work something out.”

Advertise or imply anything inconsistent with the agreement

Doing so creates:

Ethics violations

Misrepresentation risk

Compliance issues

3. Any Change Must Be in Writing

If compensation is later offered during a transaction:

It must be negotiated in the purchase agreement or an amendment

It must have clear seller approval in writing

4. Buyer Agents Rely on Their Buyer Agreements

With “0” offered:

Buyer agents are paid based on their buyer agency agreement

Buyers may:

Pay their agent directly, or

Request compensation within the offer

Consequences of Non-Compliance

Failure to follow these requirements may result in:

MLS violations and potential fines

Brokerage-level disciplinary action

Ethics complaints through the National Association of REALTORS

Loss of commission due to unenforceable agreements

Increased legal liability and disputes

This is not a gray area—this is an actively enforced standard.

Key Takeaways

“Negotiable” or “TBD” → NOT allowed
“0” → Allowed if intentional and clearly documented

All compensation must be:

Specific

Written

Authorized

If it cannot be calculated, it is not compliant.

Final Reminder

Our role is to protect our clients—and ourselves—through clear, transparent, and enforceable agreements.

If you have questions about how to properly structure compensation in your agreements, please reach out before submitting paperwork.

Let’s stay ahead of this and ensure we are operating at the highest professional standard.

And as always, we are here to help.

Arden and Lisa

Broker Moment 4/5/26:

Easter, Renewal & Real Estate Compliance: A Spring Reset for Success

As we move into Easter and the heart of the spring market, this season naturally brings a sense of renewal, growth, and fresh perspective. In real estate, spring is not only our busiest time, it’s also the perfect opportunity to reset our habits, refocus on excellence, and recommit to the standards that protect both our clients and our business. We want you to know how much we truly appreciate each of you and the way you show up for your clients and for each other. This time of year reminds us how fortunate we are to be in business alongside such dedicated professionals.

A Season of New Beginnings

Easter reminds us that growth often follows discipline and reflection. Just like the market begins to bloom, so should our attention to the fundamentals that keep our transactions strong and our reputation even stronger.

As your leadership team, we don’t just talk about compliance, we’re right there with you, working through the same fast-paced market and challenges. We see the effort you put in every day, and it does not go unnoticed.

Compliance is Confidence

Compliance isn’t just about rules, it’s about trust.

• Trust from our clients that we are guiding them correctly

• Trust from cooperating agents that we are professionals

• Trust from regulators that we are operating ethically

Every signed document, disclosure, and timeline met is a reflection of our integrity. In a market where emotions run high and decisions move quickly, being the steady, compliant professional sets you apart. And truly, that’s who you are. We’re proud to be in business with agents who care about doing things the right way.

Spring Market = Higher Risk, Higher Responsibility

With increased listings, multiple offers, and quicker turnarounds, there are more opportunities for mistakes. Some key reminders as we head into this busy season:

• Get signatures early and correctly – before listing, before marketing, before moving forward

• Use the most current forms – outdated paperwork can create real liability

• Disclose, disclose, disclose – when in doubt, over-communicate

• Follow advertising guidelines – especially when promoting listings (yours or others)

• Document everything – if it’s not in writing, it doesn’t exist

If you ever have a question or are unsure, please reach out. We would always rather talk through something with you ahead of time than fix it later.

Growth Through Discipline

Just like a garden needs structure to grow, your business thrives when it’s rooted in consistent, compliant habits. The most successful agents aren’t just great salespeople, they are detail-oriented professionals who do things the right way every time.

This Easter week is a great time to ask yourself:

• Where can I tighten up my processes?

• Am I being proactive or reactive with compliance?

• What systems can I improve now to avoid problems later?

We’re here to support you in that development every step of the way.

Final Thought

As we celebrate this season of renewal, remember:

Doing things the right way isn’t a slowdown, it’s a strategy.

Compliance builds confidence. Confidence builds trust. And trust builds a business that lasts far beyond one busy spring season.

From both of us to all of you—thank you for your hard work, your professionalism, and the care you put into your business every day. We are grateful to be on this journey with you.

Wishing you a successful, smooth, and compliant spring market—and a wonderful Easter filled with both personal and professional growth.

Arden and Lisa

Broker Moment 3/29/26:

Consumer Guide & Agency Disclosure – What You MUST Know

As we head into a busy market, it’s critical to stay sharp on Ohio agency law. Two of the most misunderstood (and audited) requirements are the Consumer Guide to Agency Relationships and the Agency Disclosure Statement.

Here’s a clear breakdown to keep you compliant and confident in every transaction, AND OUR COMPANY POLICY.

Consumer Guide to Agency Relationships

The Consumer Guide is required BEFORE any substantive real estate activity begins.

Must be provided BEFORE:
Showing property (outside of open houses)
Discussing writing an offer Giving detailed advice or strategy
Before listing a house

Key Points:

It is educational only — not a contract
Must include an attempt to obtain signature
If a client refuses, you must document the refusal
Only required once per consumer per brokerage relationship
NOT required:
For every house
For every showing
For every offer

Simple explanation to clients: “This form explains how agents can represent you. It’s required in Ohio and doesn’t commit you to anything.”

Agency Disclosure Statement

When It Becomes Required

This form is transaction-specific and must be completed:

BEFORE:

Writing an offer
Presenting an offer
Accepting an offer

What it does:

Clearly states who you represent in that specific deal

Buyer
Seller
Dual Agent

Simple explanation to clients: “This shows who I represent in this specific transaction.”

What Ohio Law Actually Requires………

The Consumer Guide to Agency Relationships is tied to your relationship with the consumer—not the property or transaction.

You only need:

ONE signed acknowledgment per consumer, per brokerage relationship

That means:

Once a buyer or seller signs it with you (or anyone in your brokerage), you’re covered

It applies across all properties they view

It applies across all offers they write

It applies to all properties they list

“Under Ohio Administrative Code 1301:5-6-05(C), once the Consumer Guide has been provided to a consumer by a licensee within the brokerage, it does not need to be provided again—meaning it is tied to the consumer relationship, not to each property or offer.”

Real-World Example

You meet a buyer and properly complete the Consumer Guide before showing homes. From there: You show 15 homes → No new guide needed

They write 3 offers → No new guide needed

They switch houses, price ranges, or timelines → Still covered

When WOULD You Need a New Consumer Guide to Agency?

A new Consumer Guide is only legally required when a new brokerage relationship begins or a new consumer is involved. Otherwise, one properly executed guide satisfies Ohio law. AND….. One Consumer Guide is sufficient for a seller across multiple listings, as long as the brokerage relationship remains the same and the guide was properly delivered and acknowledged.

Our company policy

A long period of time has passed with no contact (our company policy is 1 year)
The relationship changes (customer → client, or different agency role)
You want clean documentation for compliance/audits
A new brokerage relationship begins

Bottom Line

• Consumer Guide = Start of relationship (one-time)

• Agency Disclosure = Start of each deal (every offer)

Staying consistent with these steps will protect your license, your brokerage, and your clients. If you have questions or want a one-page checklist for daily use, reach out anytime. Our job is to help you stay in compliance with the State of Ohio and with NAR.

As always reach out with any questions.

Arden and Lisa

Broker Moment 3/15/26:

Important Changes & Issues to Know – Spring 2026

As we move into the busy spring real estate season, several new developments are affecting transactions in our area. Please review the updates below so you and your clients are prepared for potential changes in the process.

Stark County – Canton City Water Transfer Issue

The Canton City Water Department is currently not allowing water service to be transferred to new owners in Perry Township. This situation is the result of an ongoing annexation dispute and is now impacting both buyers and sellers during property transfers.

If you are involved in a transaction in this area, please be aware that this issue may create delays or additional steps at closing. Be sure to communicate early with all parties involved so expectations are clear. Please review the new disclosure in Dot Loop under All Forms and Listing Folder - titled "Canton City Water Disclosure".

Wholesaling Disclosure – Effective March 2, 2026

A new wholesaling disclosure requirement officially went into effect on March 2, 2026.

Key points to remember:

The wholesaler is responsible for completing and providing the disclosure form.
The buyer purchasing the assignment typically signs the form to acknowledge that the wholesaler does not own the property and is selling their contract interest.

This disclosure helps ensure transparency in wholesale real estate transactions.

Fair Housing Disclosure – Effective April 3, 2026

Beginning April 3, 2026, a mandatory Fair Housing Disclosure will be required.

The form must be included in all listing transaction files.
The form has been uploaded to Dotloop this week, so it will be readily available for agents to use beginning April 3, 2026. You will find it in All Forms and the Listing Folder

Please be sure to incorporate this document into your listing procedures and have this document signed BEFORE THE LISTING AGREEMENT IS SIGNED.

Purchase Agreement Update – FinCEN Reporting

Purchase agreements will soon include new language related to Financial Crimes Enforcement Network (FinCEN) reporting requirements.

These rules require title companies to report certain all-cash real estate transactions in an effort to help prevent money laundering.

Updated purchase agreements containing this language will be available by April 15.

Final Thoughts

If you have any questions about these updates or how they may impact your current transactions, please don’t hesitate to reach out. Staying informed and proactive will help ensure smooth and successful closings for our clients throughout the spring market.

And as always....we are here if you need us!

Arden and Lisa

Broker Moment 3/8/26:

As we head into the spring market, there is an important compliance update that will affect every residential listing in Ohio.

Beginning April 3, all residential sellers will be required to sign a Fair Housing Disclosure form.

Please review the details below so you are prepared and protected.

What Is Changing?

All residential sellers must sign a Fair Housing Disclosure.

The disclosure confirms the seller understands and agrees to comply with federal and state fair housing laws.

The signed form will be required as part of your listing documentation.

This reinforces existing law under the federal Fair Housing Act — but now requires written seller acknowledgment.

The disclosure form will be issued by the Ohio Department of Commerce through the Ohio Division of Real Estate & Professional Licensing.

As of now:

The official state form has not yet been released.

The Division has indicated it will be available before the April 3 effective date.

Once released, it will be published on the Division’s website.

We will circulate the form to the office as soon as it becomes available.

Why This Matters

This requirement protects:

Buyers

Sellers

Agents

The brokerage

Your license

It documents that we have:

Educated the seller
Confirmed compliance
Reinforced nondiscrimination obligations
Reduced liability risk

In today’s environment, documentation is protection.

What You Should Be Doing Now To stay ahead:

Plan to add the Fair Housing Disclosure to your listing packet immediately once released

Update your pre-listing checklist

Be prepared to explain the requirement in a simple, professional manner

Keep the signed form in your transaction file

Simple Talking Point for Sellers

You can say:

“Beginning April 3, the State of Ohio requires all sellers to sign a Fair Housing Disclosure confirming they understand and agree to follow fair housing laws during the sale of their home.”

Keep it neutral and matter-of-fact. This is simply a state requirement.

Risk Management Reminder

If a seller makes comments that raise fair housing concerns:

Redirect the conversation

Reinforce legal obligations

Document your guidance

Involve us (your brokers) if necessary

The form does not replace our responsibility — it strengthens it.

Bottom Line

This applies to all residential listings, including:

Owner-occupied homes

Investment properties

Estate sales

Trust-owned properties

Vacant homes

Please watch for the official form release prior to April 3. Once published, we will ensure everyone has access and clear implementation steps.

Let’s stay proactive, compliant, and professional as we move into the spring market.

If you have questions as always, we are here to help!

Arden and Lisa

Broker Moment 3/1/26:

As we head into March, this is our positioning window before peak spring inventory hits in April and May. The Northeast Ohio market is stabilizing — and that creates opportunity for prepared agents. Here’s what we need to focus on this spring

Northeast Ohio Market Snapshot

According to recent data from Ohio REALTORS® and regional MLS trends:

January sales dipped slightly (normal seasonal pattern)

Median prices remain strong year-over-year

Inventory is improving compared to Spring 2025

Days on market are slightly longer than peak frenzy years

What This Means for KW Chervenic Agents:

The under $350K market in Summit, Medina, Portage & Stark remains competitive
Buyers have more options — which means pricing precision matters
Condition + presentation = leverage
Overpricing will sit in this market

We are shifting from a speed market to a skill market.

Property Tax Conversations = Business Opportunity

Across Summit and surrounding counties, rising values have led to increased property tax discussions. Multiple bills at the state level are addressing tax relief and homestead exemptions. This is not just political news — it’s a relationship touchpoint.

Use This To:

Reconnect with past clients

Start value update conversations

Educate sellers on how appreciation affects escrow payments

Position yourself as a market expert, not just a salesperson

Homeowners want clarity. Be the source.

FinCEN Rule – Effective March 1

A new residential real estate reporting requirement from the Financial Crimes Enforcement Network (FinCEN) goes into effect March 1.

This may impact:

Certain cash transactions

Entity-owned purchases

Documentation timelines at closing

Action for Agents:

Stay in communication with title partners
Prepare buyers for potential additional paperwork
Avoid last-minute closing stress

Smooth transactions create repeat business.

Winning Strategy for Spring 2026

For Listings:

Price correctly from Day 1

Professional media is non-negotiable

March listings beat April competition

Pre-inspections can create advantage

For Buyers:

Less frenzy than 2023

Inspection contingencies are returning

FHA/VA buyers have more negotiating power

More inventory = strategic offers

This spring will reward agents who lead with preparation, not pressure.

What KW Chervenic Agents Should Be Doing Right Now

Call every “after the holidays” lead
Schedule 10 property value updates this month
Host strategic open houses to capture early buyers
Have tax and escrow conversations confidently
Educate sellers about realistic DOM

March is positioning. April is competition.

Spring Conversation Starters

“Inventory is rising, which gives us more strategy flexibility.”

“Prices are still strong — but buyers are more selective.”

“Spring is when preparation wins.”

“Let’s position your home ahead of peak competition.

Let’s lead the market this spring — not follow it.

Preparation, professionalism, and proactive conversations will separate us from the competition.

Here’s to a strong and strategic Spring 2026 for Keller Williams Chervenic Realty!!

And as always….we are here to help!

Arden and Lisa

Broker Moment 2/22/26:

Real Estate Commission Incentives in Ohio: What Agents Can Offer and How to Properly Document Them

Real estate agents often look for creative ways to attract buyers and sellers — whether it's offering part of their commission as a rebate, providing incentives like home warranties, or advertising other perks to close a deal. In Ohio, these marketing tools can be valuable, but they must be handled carefully so that agents stay in legal compliance with state licensing law and ethical standards.

What Ohio Law Says About Inducements and Commission Incentives

Real estate agents must not offer “anything of value other than the consideration recited in the sales contract” as an inducement to enter into a real estate purchase or sale contract — unless the inducement is fully disclosed in that contract.

A commission rebate, discount, or other incentive (such as paying for repairs, offering gift cards, covering a home warranty, etc.) that is intended to persuade a buyer or seller to enter into a purchase agreement must be disclosed in writing in the purchase contract (or an addendum to it).
Incentives that do not require the other party to enter a purchase contract (for example, giveaways at an open house or gifts just for listing a home) do not trigger the inducement rule, though they must still be marketed honestly and accurately.
A reduction in an agent’s commission to help a deal get accepted also constitutes something of value and requires disclosure if used as an inducement.

The Ohio license law aligns with the National Association of REALTORS® (NAR) Code of Ethics, which permits offering incentives as long as the terms and conditions are clearly communicated and not misleading.

Common Examples of Inducements

Here are typical inducements agents might use — and how they should be treated under Ohio law:

Commission Rebates — Sharing part of the agent’s commission with a buyer or seller as an incentive to close the deal.
Must be disclosed in the purchase contract as part of the transaction’s consideration.
Home Warranty or Repair Credits — Offering to pay for home warranties or repairs like roof fixes, appliance replacement, or closing cost contributions.
Must be disclosed in the contract if tied to the buyer’s decision to enter the agreement.
Gift Cards or Free Services — Incentives like gift cards for a moving service or free carpet cleaning.
If contingent upon signing a purchase agreement, the incentive must be written into the contract.
Marketing Promotions — Open house drawings or promotional giveaways.
Not subject to Ohio inducement disclosure rules unless the incentive depends on signing a contract.

Why Disclosure Matters

Failing to properly disclose inducements can lead to serious consequences — including disciplinary action by the Ohio Division of Real Estate and Professional Licensing, allegations of undisclosed commission or unauthorized rebates, and even contract enforcement issues.

Both parties, their attorneys, lenders, title companies, and appraisers need clear, written documentation of any value being offered so that the transaction can proceed without delay or dispute.

The Addendum All Ohio REALTORS® Should Use

Because inducements must be included in the contract as part of the consideration, a well-drafted purchase contract addendum is the best practice to document these terms when they are not already part of the standard form.

We have added a Commission Inducement Agreement in our Dotloop All Forms Folder for your convenience. Please use this when necessary.

And as always, we are here if you need anything!

Arden and Lisa

Broker Moment 2/8/26:

There are always some new programs coming our way in the Real Estate industry. But this one caught our attention this week!

Are your sellers fully prepared for their disclosure responsibilities under Ohio real estate law?

Seller’s Shield is a service available to our agents to provide to sellers at the time of listing, offering important education around seller disclosures and potential post-closing liability under Ohio real estate law.

In a disclosure-driven environment, Seller’s Shield helps sellers better understand their responsibilities before the property is marketed, reducing confusion and the likelihood of issues arising after closing. Providing this information upfront supports clearer communication and more confident, informed sellers throughout the transaction.

For agents, Seller’s Shield serves as an additional client-education tool that aligns with professional standards and risk-aware practices in Ohio real estate. Incorporating this service into the listing process helps set expectations early, reinforces the agent’s role as a trusted advisor, and supports smoother transactions from listing through closing. Seller’s Shield is available to be used as part of your Ohio listing workflow and can be introduced during the initial listing consultation or paperwork review.

Feel free to reach out to us with any questions or Ellie is our contact at Sellers Shield.

Have a great week!

Arden and Lisa

Broker Moment 2/1/26:

The Trust & Transparency Report

The "One-Stop Shop" Dilemma: Convenience vs. Conflict

In today’s real estate landscape, the "one-stop shop" model is booming. Real estate brokerages frequently partner with or own shares in mortgage lenders, title companies, and insurance agencies. These are known as Affiliated Business Arrangements (ABAs).

While these arrangements can offer streamlined convenience for clients, they also introduce a potential gray area: Conflict of Interest.

When an agent refers a client to an in-houseTitle Company, is it because that Title Company offers the best fees, or because the brokerage benefits financially? As professionals, we know our intent is pure, but in the eyes of the consumer (and the law), perception is everything.

What Exactly is an ABA?

An Affiliated Business Arrangement exists when a real estate professional refers a client to a settlement service provider with whom they have an affiliate relationship or a direct beneficial ownership interest of more than 1%.

Under RESPA (Real Estate Settlement Procedures Act), these arrangements are legal, provided three conditions are met:

Disclosure: The relationship is disclosed to the consumer.
Choice: The consumer is not required to use the affiliated provider (with limited exceptions).
No Kickbacks: The only thing of value received from the arrangement is a return on the ownership interest (no referral fees!).

Why Everyone Should Sign

Most agents know they need to get their own client to sign the ABA Disclosure.

This means ensuring the document is seen and acknowledged by all parties: The Buyer, The Seller.

1. Protecting the Consumer

Clients are often overwhelmed by paperwork. If an ABA disclosure is buried in a stack of 50 documents, they may not realize they have the right to shop around.

For the Client: Signing this document separately ensures they understand exactly who is related to whom and that they are free to choose the best provider for their needs. It empowers them.

2. Protecting the Brokerage

In the event of a dispute, a signature is your shield.

The Buyer & Seller: When both parties acknowledge the arrangement, it prevents future claims that the agent "steered" the transaction for personal gain. It proves informed consent.

The Bottom Line

Transparency isn't just a legal hoop to jump through; it is a marketing asset. When you confidently present an ABA Disclosure to all parties and say, "We believe in full transparency about our business partners," you differentiate yourself from those who treat it as fine print.

Our Policy:

Make sure your ABA is up to date! ( click here if you are using ATS )

AND

Always disclose. Always offer a choice. Always get the signature.

And as Always we are here to help!

Arden and Lisa

Quick Tip: The "Script" for Agents

Unsure how to present the AfBA form without it feeling awkward? Try this:

"Mr./Ms. Client, our brokerage has a relationship with "American Title Solutions". Because of this, we want to be 100% transparent with you. This document explains that relationship and the estimated costs. While we trust them and they do great work, please know you are always free to shop around for these services. We want you to sign this so we know you understand your rights."

Broker Moment 1/25/26:

2026 Real Estate Outlook: Data, Perspective, and Opportunity Across Our Markets

As we step into 2026, REALTORS® across Northeast Ohio and the surrounding regions are navigating a market that continues to evolve — not dramatically, but thoughtfully. Whether you primarily serve Stark and Trumbull Counties, work in neighboring markets, or maintain membership in multiple associations, one theme remains consistent: data-driven guidance matters more than ever.

A Market Finding Its Balance

The housing market entering 2026 reflects a shift away from the extremes we experienced earlier in the decade. Inventory levels have improved compared to historic lows, buyer urgency has softened slightly, and pricing — while still strong — has begun to stabilize in many price points.

Across Northeast Ohio and surrounding MLS territories:

Home values remain resilient, supported by steady employment and continued demand.
Days on market have lengthened modestly, giving buyers more time to evaluate options.
Negotiation has returned to the conversation, particularly in higher price ranges and in markets with increased new construction.

This more balanced environment creates opportunity — but only for those who understand how local trends differ from market to market.

Local Stats Still Matter — Even in a Regional Business

While many of our members hold licenses or memberships in multiple associations, local market statistics remain essential. Monthly housing data — like those shared through STAR and other REALTOR® associations — provide insights that national headlines often miss.

Even within a short drive, we continue to see:

Variations in absorption rates
Different inventory pressures by county and city
Shifts in buyer demand based on school districts, commute patterns, and affordability

Understanding these micro-markets enables REALTORS® to set realistic expectations and deliver value that exceeds what clients can find online.

What This Means for Buyers and Sellers in 2026

For buyers, 2026 offers a more approachable market than recent years. Increased inventory and longer marketing times mean better selection and, in some cases, room for concessions or creative financing strategies.

For sellers, homes are still selling — but preparation, pricing, and presentation are critical. The days of “list it and wait for multiple offers” are largely behind us. Sellers benefit most from agents who understand current data and can position their property strategically within its specific market.

The REALTOR® Advantage

Regardless of which association you primarily align with, your greatest asset remains the same: your expertise. In a market defined by nuance rather than urgency, REALTORS® who:

Track local and regional stats
Communicate trends clearly
Set data-backed expectations

will continue to stand out as trusted advisors.

Looking Ahead

As 2026 unfolds, interest rates, inventory levels, and economic conditions will continue to influence our industry. Staying connected to reliable market data — from our local Board of Realtors and beyond — ensures we remain prepared, adaptable, and confident in the guidance we provide.

Regardless of your Board membership, knowledge of the market you serve is what elevates professionalism and protects the consumer.

Market Stats CLICK HERE

Broker Moment 1/18/26:

Start 2026 by Claiming Your Ohio Real Estate License!
Why This Matters Right Now
If you haven’t already claimed your Ohio real estate license in the state’s new eLicense LPI
portal, now is the time — especially if your renewal period is coming up. This step ensures you
receive renewal reminders, can manage CE compliance, and keep your license in good standing.
Agents must claim their existing license in the eLicense LPI system before they can renew,
update information, or submit continuing education.

Claim Your License in the Ohio eLicense LPI Portal
Every licensee must register and claim their license in the new portal if they haven’t already.
Step-by-Step:
1. Create or use your OHID account — this is Ohio’s secure login for state services (if you’ve
renewed a driver’s license online before, you may already have an ID)
➤ OHID Create/Login: https://ohid.ohio.gov/create-account
2. Go to the Ohio eLicense LPI Portal and log in with your OHID:
➤ https://lpi.elicense.ohio.gov (lpi.elicense.ohio.gov)
3. Once logged in, follow the prompts to claim your existing real estate license by entering:
o Your license number
o Your expiration date
(If your license does not show up automatically — select Yes when asked if you have
additional licenses to claim.)

4. Once claimed, your license will appear on your dashboard. You can now:
o Renew online when ready
o Upload CE credits
o Update personal or brokerage information
o Download your license record

Need help with OHID or portal login?
OHID Support: 614-644-6443
eLicense LPI Support: 855-405-5514
Division of Real Estate: 614-466-4100 / WebReal@com.state.oh.us
OR CALL US! WE ARE HAPPY TO HELP YOU NAVIGATE!

Renew Your License on Time
Renewal Cycle

Ohio real estate licenses are renewed every three years and are due by your birthday in the
renewal year.
You can renew up to 60 days before the due date online.
Required Continuing Education
To renew, most active licensees must complete 30 hours of continuing education within the current
triennial cycle, including:
3 hours — Ohio Real Estate Law & Updates
3 hours — Civil Rights / Fair Housing
3 hours — Ohio Canons of Ethics

Quick Tips for Agents
✅ Claim your license now if you haven’t yet — it’s the gateway to managing renewals.
✅ Start CE early — don’t wait until renewal season.
✅ Keep your contact info (email/address) up to date in the portal so renewal notices reach you.
✅ Set a personal calendar reminder 60 days before your renewal birthday.

AS ALWAYS, WE ARE HERE TO HELP YOU. PLEASE FEEL FREE TO REACH OUT WITH
QUESTIONS.
HAVE A GREAT WEEK!
ARDEN AND LISA

Broker Moment 1/11/26:

Starting 2026 Strong!

As we step into 2026, we want to share a perspective that comes from experience—not motivation quotes or quick wins, but what we have consistently seen separate agents who last from those who struggle.

We care about your mood but we also need to focus on your structure!

Motivation is helpful, but it’s unreliable. It comes and goes with the market, the season, and life. Structure is what carries you through slower weeks, challenging clients, and uncertain conditions. The agents who perform at a high level year after year are not relying on how they feel—they rely on the systems they’ve committed to.

Prospecting time, follow-up, education, and skill development are treated as non-negotiable appointments, not optional tasks. When those disciplines are in place, results follow—even when motivation is low.

Every promise you keep to yourself matters.

Every call made, training attended, and weekly touch completed builds trust—not just with your clients, but with yourself. That consistency is what creates confidence, protects your reputation, and generates referrals. Clients trust agents who show up steadily and professionally, especially when they are making the largest financial decisions of their lives.

This is the kind of work that doesn’t always feel exciting, but it is the work that builds durable businesses.

A Reminder From US!

You do not have to figure this out alone.

Throughout the year, if you feel stuck, overwhelmed, or unsure how to tighten your systems or manage your time more effectively, reach out. Our role is to support your business—not just when things are going well, but especially when they’re not.

To start the year with clarity, I encourage you to take one small step now:

Send us your top three business goals for 2026 so we can support you in reaching them.
Share your one non-negotiable daily habit for this year.
If you want help reviewing your calendar, systems, or workflow, let’s schedule a quick conversation.

Strong years are built intentionally. Structure creates momentum. And communication keeps small issues from becoming big ones.

Here’s to starting the new year with purpose, discipline, and support—together.

Cheers to 2026!

Arden and Lisa

Broker Moment 1/4/26:

Wrapping Up the Year: A Reminder to Stay Alert

As we wrap up another busy year in real estate, We want to take a moment to remind everyone to stay vigilant. Unfortunately, scams in our industry continue to evolve, and the holidays and year-end are prime times for scammers to strike.

Many of you are already familiar with the text message scam where someone pretends to be a broker, manager, or client and urgently asks you to purchase gift cards. Please remember: no one from our office will ever ask you to buy gift cards or request sensitive information by text. When in doubt, always pick up the phone and verify.

A NEW SCAM has also surfaced in just the last week, and we want everyone to be aware:

What’s happening:

Agents receive what appears to be a legitimate lead requesting a showing on one of their listings.
At some point, the “lead” insists on meeting via Zoom and sends a link.
That link is fake. If clicked, scammers can potentially take over your device and access sensitive information.

How to protect yourself:

Do not click links provided by the lead. If a virtual meeting is needed, always send your own Zoom link.
Verify the lead. Use Forewarn to confirm the name matches the phone number.
Watch for red flags, including:
- Threats to cancel if you don’t follow their instructions
- Refusal to use the Zoom link you provide
- Pressure tactics or anything that simply feels “off”

Your safety, your information, and your business matter. If something doesn’t feel right, trust your instincts and reach out.

If you have any questions or concerns at all, please don’t hesitate to call or text. We’re always here to help.

Thank you for a great year, and let’s head into the new one informed, cautious, and protected.

Arden and Lisa

Broker Moment 12/14/25:

SUBJECT: Important – 2026 REALTOR® Board Dues, Deadlines & Installations
Hi Everyone,
As we approach the end of the year, this is a reminder that 2026 REALTOR® dues are coming due across
all three major boards our agents belong to:
Akron-Cleveland Association of REALTORS® (ACAR), Stark-Trumbull Area REALTORS® (STAR), and
Youngstown Columbiana Association of REALTORS® (YCAR).
Below is a breakdown of what’s included, when they’re due, and what happens if you miss the deadline.
Please review carefully to avoid interruptions in MLS access or membership privileges.
2026 REALTOR® Dues Overview
Every REALTOR® pays three components:
National Association of REALTORS® (NAR) – 2026
$156 National dues - $45 Consumer Advertising Campaign assessment
Total NAR: $201
Due through your local board with your 2026 invoice.
Ohio REALTORS® (State) – 2026 - $295
Covers state advocacy, legal resources, and member services.
Local Board Dues
Each board sets its own local dues amount. These will appear on your individual invoice.
(Amounts are determined by each association’s Board of Directors and released directly to members.)
Akron-Cleveland Association of REALTORS® (ACAR)
Website: https://akronclevelandrealtors.com
Due Date:
State + National dues: December 1, 2025
Local ACAR dues: Billed each one time a year (pay by ACAR deadline on invoice)
Late Fee:
ACAR charges a late fee and may suspend MLS access if not paid on time.
Stark-Trumbull Area REALTORS® (STAR)
Website: https://www.star.realtor
Due Dates:
Local STAR dues: Billed May 2025 — Due June 30, 2025
State + National dues: Billed November 2025 — Due December 31, 2025
Penalties: STAR will charge a late fee and Non-payment results in loss of REALTOR® membership
privileges and MLS suspension.
Youngstown Columbiana Association of REALTORS® (YCAR)
Website: https://www.ycar.org
Due Date:
YCAR invoices State, National, and Local dues — Due January 5, 2026
Penalties: $50 late fee - Membership and MLS access may be suspended for unpaid balances.

Why Your REALTOR® Membership Matters
Being a REALTOR® is more than access to the MLS. Membership gives you:
✓ Code of Ethics Professional Standards
Higher trust and credibility with clients.
✓ MLS & Legal Protection
Professional forms, contracts, and legal resources.
✓ Advocacy at Local, State & National Levels
Protection of private property rights and real estate laws.
✓ Networking, Education & Leadership
Local training opportunities and CE credits to help grow your business.
2026 Board Installations
Please remember that all three boards will host their 2026 Installation of Officers & Directors in the
coming months.
This is a great opportunity to support incoming leadership and stay connected within our regional
industry.
ACAR Eventshttps://akronclevelandrealtors.com/events
STAR Events: https://www.star.realtor (check Member Calendar)
YCAR Events: https://www.ycar.org (see Events/Installation)
✔ Please review your board invoice as soon as it arrives.
Paying on time keeps your membership active, protects your MLS access, and avoids
unnecessary fees.
If you have any questions about dues or which Board to join, feel free to reach out. As
always, we are here to help you!
Arden and Lisa

Broker Moment 12/7/25:

⚠️ INDUSTRY ALERT: Vacant Land Scam Continues to Target Real Estate Professionals

As we’ve discussed in multiple office meetings and in several reminder emails sent out over the past few months, a persistent “vacant land scam” is continuing to circulate throughout the real estate community. Agents across the country — and across all brokerages — are seeing a sharp increase in fraudulent attempts by individuals posing as owners of vacant parcels.

In this scam, the fraudster contacts a real estate agent claiming to own a piece of vacant land and asks that the property be listed. They often provide fabricated identification or falsified ownership documents that appear legitimate at first glance. Once the property is listed, they insist that any buyer must be a cash buyer and must close quickly, creating pressure and urgency designed to discourage thorough verification.

This pattern aligns with the recent warnings issued by the National Association of REALTORS®, which has reported a rise in title fraud and impersonation cases involving vacant land. According to industry updates, these scammers often target land that is free of structures, mortgage-free, or owned by out-of-state individuals — making it easier to impersonate the rightful owner without being detected immediately.

Common Red Flags Reported Across the Industry

The “seller” avoids in-person meetings and prefers only phone, email, or text communication.

They hesitate to provide verifiable identification or rely on documents that appear altered.

They insist on a cash-only, fast close to limit the time available for deeper due diligence.

Ownership records, tax mailing addresses, and personal information do not align with their story.

They avoid answering property-specific questions that a genuine owner would know.

Protect Yourself, Your Clients, and Your License

To help prevent fraudulent listings and protect your business, please continue to follow these safeguards:

Verify ownership directly through county auditor/recorder records before signing any listing agreement.

Conduct in-person or notarized identity verification for all sellers.

Use FOREWARN to verify identity, phone numbers, and other information. This app is provided by our local Board of Realtors.

Compare the provided ID to the county’s owner information and tax mailing address.

Use a trusted title company and require identity verification at closing.

Slow the process down — urgency is a major tool scammers use.

If anything feels off, speak with us immediately.

This scam is becoming more sophisticated, and the best protection is awareness and consistent due diligence.

Thank you to everyone who has remained vigilant and has reported suspicious attempts. Staying proactive helps protect our clients, our reputation, and the integrity of our industry.

As always, we are here to support you!
Arden and Lisa

Broker Moment 11/23/25:

Being a REALTOR® means you’re part of something bigger, and your membership at all three levels—our local board, Ohio REALTORS®, and the National Association of REALTORS®—is a key part of your success.

Each layer of this membership gives you tools, support, and guidance that truly make a difference in your business. From local resources and community connections, to statewide legal updates and education, to national advocacy and the Code of Ethics that sets you apart, you’re surrounded by a network designed to help you grow and stay protected.

Your membership isn’t just a requirement—it’s a foundation that strengthens your professionalism, enhances the service you provide to clients, and keeps you connected to a community that’s here to help you thrive.

If you ever have questions or need guidance about your membership, compliance, or anything related to your business, please don’t hesitate to reach out. We’re here to support you every step of the way.

Arden and Lisa Lingenhoel

Broker Moment 11/16/25: Q4 2025 – The REALTOR®’s Duty to Their Brokerage Has Never Been More Critical

As we move through the final quarter of 2025, one of the most important issues shaping the real estate landscape in Northeast Ohio is the clear and expanding duty REALTORS® owe to their brokerage when it comes to compliance.

With NAR’s post-settlement rules fully in place and Ohio REALTORS® reinforcing state-level requirements, brokers are under more scrutiny—and agents must understand that their actions directly impact the brokerage’s legal and professional standing.

This is not just a policy update. It’s a shift in how our industry is expected to operate.

Why This Matters Right Now

1. Brokers are legally responsible for the actions of every licensee under them.
Under the Ohio Revised Code, a broker can face penalties, audits, or disciplinary action if an agent fails to use required forms, misrepresents compensation, violates advertising rules, or ignores NAR/Ohio REALTORS® compliance changes.

2. Agents must follow brokerage policies—not personal preferences.
When NAR or Ohio REALTORS® issues a form, rule, or disclosure update, the brokerage sets the standard—and agents are obligated to follow it exactly.
Doing things “your own way” is no longer acceptable and can expose the brokerage to liability.

3. Written agreements and disclosures reflect on the entire company.
Improper or missing buyer agreements, compensation discussions, or MLS compliance issues aren’t just agent mistakes—they become brokerage violations in the eyes of the Division of Real Estate.

4. Documentation is now a measure of professionalism.
Consumers are more educated than ever. An agent who doesn’t document properly can create complaints that escalate all the way to the broker or the Division of Real Estate—putting the brokerage’s reputation and license at risk.

What REALTORS® Should Do to Support Their Brokerage today and going Into 2026

✓ Use Required Forms, Every Single Time
Keller Williams Chervenic Realty has issued updated buyer representation agreements, disclosures, and compensation forms.
Your duty is to use our forms — no substitutes, no omissions.

✓ Follow Keller Williams Chervenic Realty's Showing, Advertising, and Negotiation Policies
Agents must follow:

advertising and MLS rules
team policies
how compensation is communicated
required timelines for document submission
procedures for handling offers
agency disclosure protocols
and much more!

✓ Keep Files Complete and Submitted on Time
Realtor and Brokerage audits are increasing, and missing paperwork is one of the fastest ways a Realtor and /or Broker can get cited.
Turn everything in promptly and accurately.

✓ Communicate Early When Issues Arise
If there’s a difficult client, a questionable request, or uncertainty about a rule, the agent’s duty is to protect the Brokerage by looping the Broker in immediately.

✓ Represent the Brokerage With Professionalism
How you speak to clients, how you market yourself, and how you manage transactions all tie back to the Keller Williams Chervenic Realty public image and regulatory responsibility.

Closing Message

As we navigate these changes together, we want you to know how much we appreciate the work you do and the professionalism you bring to this company. Your commitment to following our policies, using the correct forms, and staying compliant doesn’t just protect your license—it protects our entire team, and it strengthens the reputation Keller Williams Chervenic Realty has built over the years. Thank you for being part of this brokerage and for doing your part to help us finish 2025 and start 2026 strong, confident, and united.

Arden and Lisa Lingenhoel

Broker Moment 11/9/25: OHIO PASSES LANDMARK BILL REGULATING REAL ESTATE WHOLESALING

This week, the Ohio Legislature passed a new bill aimed at stopping unregulated real estate wholesaling. This has been a top priority for Ohio REALTORS® for many years and marks the first time the state has taken steps to protect consumers from these unfair practices.

Senate Bill 155, which passed the Ohio Senate in June and the House in October — both with unanimous support — now goes to Governor DeWine for final approval.

The bill, sponsored by Senators Andy Brenner (R-Delaware) and Catherine Ingram (D-Cincinnati), would require wholesalers to give homeowners a clear written disclosure before entering into a contract. This disclosure would:

Identify the person as a wholesaler.
Make it clear that the wholesaler does not represent the homeowner.
Advise the homeowner to consult a real estate professional or an attorney before signing anything.
Explain that the wholesaler may sell the contract to another buyer for a profit.
Warn that the homeowner might be selling the property below market value.

If a homeowner doesn’t sign this disclosure, they can cancel the contract at any time before closing. Any wholesaler who fails to get this signed disclosure could face penalties under Ohio’s Consumer Sales Practices Act. The Ohio Attorney General would enforce the law.

Ohio REALTORS® took the lead in advancing this legislation, working closely with lawmakers and sharing real stories from members about how unregulated wholesaling has harmed consumers and disrupted the housing market.

Once Governor DeWine signs the bill, it will take effect in 90 days. We’ll share more updates about what these changes mean for REALTORS® and how they’ll help protect homeowners from predatory wholesaling practices.

If you ever have a question or concern about wholesaling or how this new law may affect your business, please don’t hesitate to reach out — we’re here to help.

Arden and Lisa Lingenhoel

Broker Moment 11/2/25: IMPORTANT NOTICE: New Ohio Licensing Procedures

By now, most of you have likely noticed the major changes from the Ohio Division of Real Estate and Professional Licensing. The Division has been sending out multiple emails—along with notices from our local Boards and the MLS—regarding the transition to an entirely online licensing system.

If you have not reviewed these emails yet, this is your final reminder to take action TODAY. The Division has moved to a 100% digital platform. That means:

No more walk-in visits to the Division office
No more paper applications accepted
No more checks for payment

Everything related to your license—applications, renewals, payments, and updates—must now be completed online through your OHID account.

This new system requires every licensee to “claim” their license through their Ohio ID (OHID) portal. Once your license is claimed, you’ll be able to:

Renew your license online
Access and print a copy of your license instantly
Update personal or business information
Track continuing education and license status

Do not wait until your renewal date to complete this step. If you delay, you’ll face unnecessary stress and risk delays in your renewal process. Setting up your OHID and claiming your license now takes only a few minutes—and it will save you major frustration later.

As your Broker, I am instructing each of you to complete this process immediately.

This is not optional—this is now the only way to manage your real estate license in the State of Ohio.

Take a few minutes today to log in, set up your OHID, and claim your license. Once completed, you’ll be fully prepared for your next renewal and ready to manage your license with ease going forward.

FOLLOW THE LINK BELOW

https://lpi.elicense.ohio.gov/home

Click here for a step by step guide!

Broker Moment 10/26/25: Dual Agency: Do’s, Don’ts & Hot Topics

Understanding Dual Agency

Dual Agency occurs when the same real estate licensee or brokerage represents both the buyer and the seller in the same transaction.
This situation requires full transparency, written consent, and strict adherence to neutrality to remain compliant with Ohio licensing law.

DO’s

Disclose in Writing: Obtain written informed consent from both parties before acting as a dual agent.
Stay Neutral: Facilitate the transaction without favoring one side.
Maintain Confidentiality: Never share a client’s motivation, financial position, or strategy.
Document Everything: Keep detailed records of disclosures and communications.
Consult Your Broker: Always involve your broker when dual agency may occur.

DON’Ts

Don’t give one party an advantage in negotiations.
Don’t act without signed dual agency consent.
Don’t conceal your dual role or license status.
Don’t disclose confidential information.
Don’t participate in dual agency in prohibited situations — such as when you have personal ownership in the property.

TWO HOT TOPICS TO REMEMBER

Buyer Agency Agreements & Property Showings

A buyer does not need to sign a Buyer Agency Agreement to view YOUR listing.
→ You are representing the seller during the showing.
However, if the buyer requests your representation to purchase that same property, they must sign a Buyer Agency Agreement.
→ At that point, a Dual Agency Disclosure must also be completed and signed by all parties.

Always clarify your role before any representation begins.

Buying or Selling Your Own Home

In the State of Ohio, a licensee cannot act as a dual agent when buying or selling their own property.

You may list your own home as “Agent/Owner,” but you cannot represent the buyer in that same transaction.
If purchasing for yourself, you cannot represent the seller.

This restriction prevents conflicts of interest and ensures full compliance with state law.
Always disclose your license status and ownership interest in writing and refer the other party to another agent within our brokerage.

Bottom Line

Dual Agency is legal in Ohio only with proper disclosure, consent, and neutrality.
When in doubt — disclose, document, and always feel free to discuss with us!

P.S. DON'T FORGET CONSUMER GUIDE TO AGENCY DISCLOSURE

In Ohio, the Consumer Guide to Agency Relationships must be presented and signed at the first substantive contact with the consumer. Always have copies with you!

Broker Moment

Broker Moment 9/6/26:

Broker Moment 8/30/26:

Broker Moment 8/23/26:

Hard Numbers to Use in Your Client Outreach

Strategy 1: The 15-Minute "Equity Audit" Campaign

3 NEW Business-Gaining Strategies for This Month

1. The "Off-Market Matchmaker" Technique

2. Local Senior & Downsizing Seminars (Summit/Stark Focus)

3. Contractor & Trades Referral Swaps

Leadership Challenge for This Week

Broker Moment 8/16/26:

Team Update: Navigating NE Ohio’s "Two-Speed Market"

3 Key Talking Points for Your Client Conversations

1. Re-educate Sellers on "Day 1 Pricing"

2. Position Rate Buydowns Over Price Drops

3. Help Buyers Capitalize on "Stale" Listings

Leadership Challenge & Next Steps

Broker Moment 8/16/26:

Team Update: Navigating NE Ohio’s "Two-Speed Market"

3 Key Talking Points for Your Client Conversations

1. Re-educate Sellers on "Day 1 Pricing"

2. Position Rate Buydowns Over Price Drops

3. Help Buyers Capitalize on "Stale" Listings

Leadership Challenge & Next Steps

Broker Moment 8/9/26:

Broker Moment 8/2/26:

Broker Moment 7/26/26:

Broker Moment 7/12/26:

Broker Moment 7/5/26:

Broker Moment 6/28/26:

Broker Moment 6/21/26

Broker Moment 6/7/26:

Broker Moment 5/31/26:

Broker Moment 5/24/26:

Helpful Links: MLS Now PREP Information MLS Now Support Center MLS Now Training Schedule Please reach out if you have any questions. And as always we are here to help! Arden and Lisa

Broker Moment 5/17/26:

Consumer Guide: How Solar Impacts a Real Estate Transaction

Who owns the solar system?

How much can you expect to save on energy costs?

Should you expect to pay a premium for a home with solar?

Broker Moment 5/10/26:

Broker Moment 5/3/26:

Broker Moment 4/19/26:

Broker Moment 4/5/26:

Broker Moment 3/29/26:

Consumer Guide & Agency Disclosure – What You MUST Know

Consumer Guide to Agency Relationships

Agency Disclosure Statement

What Ohio Law Actually Requires………

The Consumer Guide to Agency Relationships is tied to your relationship with the consumer—not the property or transaction.

Broker Moment 3/15/26:

Stark County – Canton City Water Transfer Issue

Wholesaling Disclosure – Effective March 2, 2026

Fair Housing Disclosure – Effective April 3, 2026

Purchase Agreement Update – FinCEN Reporting

Final Thoughts​

Broker Moment 3/8/26:

Broker Moment 3/1/26:

Broker Moment 2/22/26:

Real Estate Commission Incentives in Ohio: What Agents Can Offer and How to Properly Document Them

What Ohio Law Says About Inducements and Commission Incentives

Common Examples of Inducements

Why Disclosure Matters

The Addendum All Ohio REALTORS® Should Use

Broker Moment 2/8/26:

Are your sellers fully prepared for their disclosure responsibilities under Ohio real estate law?

Broker Moment 2/1/26:

The Trust & Transparency Report

The "One-Stop Shop" Dilemma: Convenience vs. Conflict

What Exactly is an ABA?

Why Everyone Should Sign

The Bottom Line

Quick Tip: The "Script" for Agents

Broker Moment 1/25/26:

2026 Real Estate Outlook: Data, Perspective, and Opportunity Across Our Markets

A Market Finding Its Balance

Local Stats Still Matter — Even in a Regional Business

What This Means for Buyers and Sellers in 2026

The REALTOR® Advantage

Helpful Links:
MLS Now PREP Information
MLS Now Support Center
MLS Now Training Schedule

Please reach out if you have any questions. And as always we are here to help!
Arden and Lisa

Final Thoughts