FAQs

Accounting

  1. If you haven’t done so already, you will need to have your PLLC setup. Typically a CPA or attorney can assist you with this. If you need a recommendation you can try Jeff Hockett. https://hocketttax.com/
  2. You will need to submit the name change to ADRE (Bob Smith, PLLC. for example). There is a guide on the ADRE’s website here to assist you with this:
    https://azre.gov/how-to-create-a-professional-group
    1. The ADRE LI-231 form will need to be signed by the Broker, Kim Clifton. Once the form has been filled out completely and signed by you, you can send it to Kim for signature at commissioninstructions@tierraantigua.net .
      * Please note that the Broker will not sign the form if it is not filled out entirely and signed by you already.
  3. Once the change has been reflected in the ADRE website (https://services.azre.gov/publicdatabase/SearchIndividuals.aspx), you will need to complete a new Form W9 with your new tax ID number and send it to MichelleVail@TierraAntigua.net.
  4. Once those two steps are complete, we can begin processing checks in the name of your PLLC.

If you need further assistance our Accounting department can be reached at (520) 544-2335.

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Coming Soon/Clear Cooperation Policy

Yes, you can allow showings and accept offers while in Coming Soon status. With that said, please make sure the showing instructions in the MLS reflect the Seller’s intentions (to be shown or not).

How do we change the status in the MLS if we accept an offer?

Please have the Seller sign the last signature box on page two of the Coming Soon form (Coming Soon/Exempt/Delayed Authorization form). This last spot for signatures on page two authorizes the immediate end of the Coming Soon status and authorization for input into MLS as an active listing. You can then have the status in the MLS changed to Active Contingent. Note that it’s not possible to change the status to Active Contingent without first changing it to Active.

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In this situation you will need to delay the input of the listing into MLS until the date the seller wishes to go into MLS in coming soon status on August 31st and you will also need to indicate that the seller wishes to go into coming soon status on August 31st until September 14th. Below are the correct forms and how to fill them out to accomplish this:

  1. Coming Soon/Exempt/Delayed Authorization form – For this scenario, you will use this form twice. The first one will be with the 2nd option selected and initialed by the seller indicating the listing is going to be delayed from input into the MLS until 8/31/2020. The second version of this form will be with the first option checked and initialed indicating the seller wishes to go into coming soon status until 9/14/2020.
  2. Listing Agreement – The start date on the listing agreement should be the date you are taking the listing, in this case August 17th.
  3. MLSSAZ Residential Profile Sheet – The listing date on this form should be the date that the listing is being input into MLS. In this case it will be August 31st since that is the date the delay ends, and it is going into MLS as a coming soon listing.
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Using the same scenario above, the seller could sign the very bottom of the Coming Soon/Exempt/Delay Authorization form used for the delay input electing to immediately end the delay. That would then allow us to input the listing immediately. Keep in mind that the coming soon status cannot be used for more than 21 days so you might need to adjust the date the property is set to move from Coming Soon to Active status depending on how early we are making this change. If we were in the opposite scenario and the seller wanted to push the date going into coming soon status to a later date, we could simply line through the delay date on the original form, put in the new date, and have the seller initial next to the change.

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If the listing had not been in Coming Soon status for 21 days, you can simply change the date it is going live to a later date as long as it doesn’t exceed 21 total days in that status. This can be done by lining through the active date on the original Coming Soon/Exempt/Delay Authorization form for the Coming Soon status, putting in the new date, and having the seller initial next to the change. You would then need to change the Go Live date in the MLS listing to reflect the new date.

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While the listing is in Delay or Exempt status, no marketing of the listing is allowed except internally to other Tierra Antigua agents only. This can be done through the Tierra All email system or the private Tierra Antigua agent Facebook group as soon as you have a signed listing agreement with a Coming Soon/Exempt/Delay Authorization signed by the seller. If any public marketing is done including putting a sign in the front yard, social media posts, emails or phone calls to agents at other brokerages, or any other marketing to the public or agents outside of Tierra Antigua Realty.  Then the listing must be input into MLS in either the Coming Soon or Active status within 1 business day of that marketing being done.

Once the listing is in Coming Soon status, there are no restrictions on marketing. You can market the property however you see fit.

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On the Main Fields tab when you are inputting the listing, select the Coming Soon status under the status field. This will open up an additional field called the Go Live Date. Your Go Live Date should be the date you want the listing to change from Coming Soon status to Active and your Listing Date is the date the listing is going into MLS in Coming Soon status.

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Anyone who is member of MLSSAZ has access to the Coming Soon listings. While running searches or hot sheets, the Coming Soon status is available to search by. MLSSAZ members can also add this status to subscriptions and portals for their contacts so that their clients can be made aware of listings in coming soon status as well. If you update any of your currently saved subscriptions for your clients to include this status, make sure you not only save the new search criteria but set up a new subscription for your client to ensure they will receive emails with the new updated criteria. Listings in Coming Soon status do not get syndicated out to external websites so it will not be sent out to Zillow, Homes.com, REALTOR.com, or be syndicated out through ListHub.

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As you would with any listing, make sure you read and follow the showing instructions in the MLS listing to a tee. The seller can allow showings and review and accept offers while in the Coming Soon status just as they would in active status but make sure you read and follow any instructions or restrictions indicated in the showing instructions and agent only remarks on the MLS listing.

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Contract and Transaction Help

A: No, the buyer only has the opportunity to provide a single notice with the BINSR. Once it has been delivered to the other party it cannot be rescinded. If the seller does not agree to correct all the items disapproved, then the seller will have the option to cancel the contract at that point. 

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No, you cannot. The old reports belong to the first buyer whose deal fell through. The seller has a copy and needs to change the SPDS or other disclosures if items were called out on the reports that were not already included in the previous disclosures.

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If the property fails to appraise for at least the contract price, the appraisal contingency in the contract gives the buyer 5 days to cancel the contract or decide to move forward and pay the difference between the appraised value and contract price as an additional down payment at closing.  

During those 5 days, it is common for the buyer and seller to try to renegotiate the contract to terms that both are happy with or to try and challenge the appraised value. Keep in mind that when we do this we are working outside of the contract, so we need to make sure that if changing terms, we have an addendum signed by both buyer and seller within the 5-day contingency window. If challenging the appraisal, it’s a good idea to execute an addendum extending the appraisal contingency to accommodate for the time needed for the lender to submit and appraiser to review the dispute. If the Buyer does not cancel the contract within the five days, then they are obligated to move forward with the purchase and make up the difference which is why it is important to extend this timeframe if needed. 

If the buyer and seller cannot come to terms or the buyer wishes to proceed with closing without any adjustments, the Appraisal Contingency Notice can be used. There are two choices on this document. The buyer can check the box to cancel or the other box says they have received the appraisal and wish to continue with the contract. By checking the 2nd box they waive their right to cancel and acknowledge that the appraisal contingency shall be waived and if the buyer cannot obtain the loan the buyer will be in breach of the contract and after the expiration of the cure period the seller shall retain the earnest money. 

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Paragraph 2k of the residential Purchase Contract addresses changes in financing. The buyer can make changes in the loan program, financing or lender (IF) the changes do not adversely affect the buyer’s ability to obtain loan approval, increase the seller’s closing costs or delay closing. In this case since closing is coming up next week, a change would likely delay closing so the buyer would first need permission to make the change which they can get via an addendum.  

If the change was not going to adversely affect the buyer’s ability to obtain loan approval, increase the seller’s closing costs or delay closing, then the buyer could simply notify the seller of the change via a disclosure notification form and attach an updated prequalification letter or LSU. 

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The Residential Income Property Addendum should be incorporated into the offer anytime you are working with a property where a tenant will be remaining after close of escrow. This addendum calls for the seller to supply an additional disclosure statement specific to income properties as well as a copy of current leases, rent rolls, personal property lists, and other documents that will be important for your buyer to review. It also addresses how any deposits will be addressed and whether or not there is currently a property manager. 

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To determine if an Affidavit of Disclosure is required there are two questions that need to be answered.

  1. Has the property been subdivided?
  2. Is the property in an incorporated area?

If the answer to both questions is no then an Affidavit of Disclosure is required.  If the answer to either question is yes, then an Affidavit of Disclosure is not required.

To answer the first question, a quick cheat is to review the legal description. If the legal description contains the word “Lot” in it (Lot 20, for example) then the property has been subdivided and an AOD is likely not required.  If you have a metes and bounds legal description (a long legal description like; “The W1/4 Cor Of Sec 17-10S-11E Th S-175.00″…, etc.) then the property has not been subdivided.

To answer the second question, You will need to determine if the property is in an incorporated or unincorporated area. You can usually find this information by doing a parcel search on the Assessors website to determine whether or not the property is within city limits of an incorporated town. Below are links for the Assessors website in each county.

For Pima County:

https://gis.pima.gov/maps/landbase/parsrch.htm

For Maricopa County:

https://www.mcassessor.maricopa.gov/

For Santa Cruz County:

http://sccounty01.co.santa-cruz.ca.us/ASR/

For Pinal County:

https://www.pinalcountyaz.gov/assessor/Pages/ParcelSearch.aspx

For Cochise County:

https://gis-cochise.opendata.arcgis.com/app/cb4fc995f40043e29e665d9e88007f08

For Graham County:

http://gcwebdata.graham.az.gov/realwarepropertyinquiry/Inquiry.aspx

Additional FAQs can be found here:
https://www.aaronline.com/2010/02/27/faqs-on-the-affidavit-of-disclosure/

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While a legal entity (LLC, Corporation, Trust, or other) can purchase and sell real estate – a legal entity cannot sign or initial documents.

According to the A.A.R., “In instances in which an LLP, LLC, Corporation, or other entity is the principal in a contract, the signature line should be signed by the individual who has authority to sign on behalf of the entity.” So the authorized signer cannot sign as, “ABC, LLC”. Instead, they should sign as their natural self on behalf of the entity, “Bob Smith” for example.

https://www.aaronline.com/2017/12/04/authorized-party-must-sign-for-entity/
NOTE: To access this link, signing into AARonline.com is required.

What do I do if the documents have already been signed incorrectly?

If Tierra Antigua Represents the Client:

The client should re-sign and initial (next to all previous signatures and initials) as their natural self, “Bob Smith” for example.

If Tierra Antigua does NOT Represent the Client:

Ideally, the Buyer/Seller should re-sign and initial (next to all previous signatures and initials) as their natural self, “Bob Smith” for example. If the other party refuses to make this correction, please contact your sales manager so that we can help remedy the situation.

How should I set this up in Dotloop?

If your client has already signed incorrectly:

  1. Change the entity’s name in Dotloop to the name of the authorized signer, “Bob Smith” for example.
  2. Create a flat copy (a PDF without fillable fields) of the documents to be resigned if needed.
    An easy way to make a flat copy is to download the documents from Dotloop. You can then take those downloaded documents (flat copies) and upload them back into your loop.
  3. You can then add new signature and initial fields (for the natural person) next to all the previously signed and initialed fields.

If your client has not yet signed:

  1. Add the authorized signer to Dotloop using their natural name, “Bob Smith” for example.
  2. Autofill all documents requiring signature or initials in Dotloop.
  3. Change the name of the Buyer/Seller (whichever is your client) on each form to the entity name, “ABC, LLC” for example.
    Your documents should now reflect the entity named as the Buyer/Seller, and each initial and signature field should be the name of the authorized signer.
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Anytime you are selling a property with a solar lease or loan in place, make sure that you use the Solar Lease/Solar Loan Assumption Addendum. This addendum will make qualifying for the solar lease or loan a contingency similar to our normal loan contingency. The seller is to give all documents plus the name and phone number of the solar company to the Buyer. The buyer is to disapprove within the inspection period or within 5 days after receiving the documents. As long as this addendum is used, the contract is contingent upon the buyer qualifying for the solar lease at least 3 days prior to close of escrow. Just as in a loan for the house, the buyer must give an unfulfilled notice to the seller if they cannot qualify. If the buyer does not issue this notice, the seller can give a cure Notice to the buyer. If during the 3 day cure period the buyer gives notice of the inability to obtain the loan the buyer is entitled to a return of the earnest money. If the buyer does not give such notice within the 3 days, the seller can keep the earnest money. Be very mindful of the timeline here. It could cost your client their earnest money. If the buyer is getting a loan on the house, the lease or loan on the solar equipment may make them unable to qualify for the home loan. Make sure the home lender knows of this lease or loan.

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The short answer is, yes.

Consider the AAR Article below:

FACTS:
The Seller of a residential property received two offers on her property. The Seller sent out the AAR Multiple Counter Offer form to both Buyer 1 and Buyer 2.

Buyer 2 sent “counteroffer #2” to the Seller.

Buyer 1 did not accept the Seller’s Multiple Counter Offer terms.

The Seller wants to proceed with the terms of counteroffer #2 submitted by Buyer 2, but refuses to sign the original Multiple Counter Offer form stating a signature on the Multiple Counter Offer form would negate counter offer #2.

ISSUE:
Should the Seller sign the Multiple Counter Offer form?

ANSWER:
Yes.

DISCUSSION:
Lines 8 – 11 of the Multiple Counter Offer states: Acceptance of this Multiple Counter Offer by Buyer shall not be binding unless and until it is subsequently finally accepted by Seller and the final acceptance is delivered per Section 8m of the Contract to the Buyer’s Broker within the time specified (“Final Acceptance”). Until Final Acceptance, the parties understand that the Premises can be sold to someone else and/or either party may withdraw any offer/counter offer to buy or sell the Premises.

Lines 40 – 42 states: SELLER FINAL ACCEPTANCE Signature by Seller below and delivery to Buyer or Buyer’s Broker as indicated above creates a binding agreement.

Therefore, the Seller would be required to sign the Seller Final Acceptance portion of the Multiple Counter Offer to be bound to the contract and proceed with Buyer #2.

Original Article from AAR Online:
https://www.aaronline.com/2016/03/10/seller-must-sign-and-deliver-final-acceptance-section-of-multiple-counter-offer-form-to-create-a-valid-contract/

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Please use an addendum to add the new Buyer to the Contract and have all parties sign. You can use the sample verbiage below for the Addendum.

“_________________ (New Buyer’s Name) shall be added to the purchase contract as an additional buyer. The additional buyer has received and reviewed a copy of all contractual documents and disclosures and agrees to all previously negotiated terms and conditions.”

Additionally, the new Buyer will also need to sign the following documents, at a minimum:

  • Real Estate Agency and Disclosure
  • Affiliated Business Disclosure
  • Lead-Based Paint Disclosure

It is a good practice to have the buyer initial and sign the contract, counters, addenda, and any disclosures as well to ensure they have received and reviewed the contract they are entering into.

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On the Additional Clause Addendum there is a clause that provides for “signature of absent buyer spouse or co-buyer.” The buyer has 5 days or ________________days from acceptance of the contract to obtain the signature of the absent spouse or deliver a disclaimer deed to escrow that would eliminate the need for the signature. If the buyer does not obtain the absent husband’s signature the seller can issue a cure period notice. If the wife does not obtain the husband’s signature the wife may be held liable for breach of contract.

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The commission should never appear on the contract. An addendum is a modification to the contract so it should never be on an addendum either.

The agreement for the Sellers Broker to share a percentage of the commission with the Buyers agent comes from the MLS – not the Purchase Contract. Therefore stating, clarifying, correcting, changing this, etc., via the contract/addenda is improper.

How the Buyer or Sellers agent chooses to accept or redirect their commission is actually not the agent’s choice (or the Buyers or Sellers for that matter). At the end of the day it is the Broker’s choice. Thus, the Broker (not the Buyer or Seller) must sign any commission reduction and provide those instructions directly to the Escrow company.

So it would be incorrect for the Buyer and/or Seller to sign and agree to any Contract/Addendum referencing commission. Since neither have any control over or say in what the Broker(s) agree to (or don’t agree to). If a lender needs documentation that the Buyer is being provided a credit from the Buyer’s Agent, this should come via a Broker signed Commission Reduction from the Buyer’s Broker. A Buyer and Seller signed commission reduction is not valid.

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If you receive an offer on a form from an agent or buyer that is not an AAR form always call your manager. In most cases we will counter having them re-write the offer on an AAR form. Other documents many times do not have protections that we need for our clients. These outside forms may not be accepted by our E & O insurance. Again, always check with your manager.

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Per the Residential Resale Real Estate Purchase Contract, the seller must give the buyer within 5 days of accepting an offer a written history of any insurance claims filed against the property covering the past 5 years or for the length of time the seller has owned the property, whichever is shorter. The buyer can use this report during their inspection period to have the inspector look at any areas that were damaged. The buyer can disapprove within the inspection period or 5 days after receipt of the claims history whichever is later. Make sure you get this from your seller when taking the listing. This insurance report can be uploaded in the documents on the MLS listing.

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As an agent whether you represent the buyer or seller you must fill in your Agent MLS Code, Agent State License Number, Firm MLS Code and Firm State License Number on the last page of the contract if there is a loan on the Contract. These rules were made effective in 2015 as part of the Consumer Financial Protection Bureau (CFPB) TILA-RESPA Integrated Disclosure rule (TRID). This was in an attempt to have consumers have a clear picture of what they are paying in cost to get a loan. The buyers could easily compare loans and costs with no surprises at the closing table. It was called “know before you owe”. It was meant to protect consumers. If Consumers have a problem, the last page of the contract will have the information about the real estate agents who were involved in the transaction. The Federal Government can review and bring in the parties that were part of this transaction.

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Yes we do. In the “All of the Documents” template in Dotloop, there is a “Sight Unseen Hold Harmless Agreement” Get all parties to sign and add that to your loop. If the buyer has any family members or friends that they trust that can be present for inspections and walk-throughs, we recommend that they be there as their eyes on the property for them.

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Make sure you get a compensation and cooperation agreement from the other agent signed by the agent and their broker to make sure that they will compensate you. If not, you may not get a commission if you don’t.

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When you have a septic tank or more than one tank, you need to have all septic tanks inspected. This is whether you have a septic tank or alternative onsite wastewater treatment system. The new owners are responsible for filing the Notice of Transfer application. Normally the title company will do that for you. (ADEQ) Arizona Department of Quality regulates septic systems. There is a $50 charge to transfer each tank. The inspection must be done within 6 months prior to transfer of ownership.

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There are two choices on the Buyer Contingency Addendum. If the buyer needs to sell a house before they can purchase a house use the first contingency lines 7-41. This purchase will be contingent on the buyers getting an offer on their current home or property. Put a date that the buyers feel they will get an offer by and a closing date. This is just pure speculation because they do not have an offer yet. If the buyer receives an offer on their home, they must give it to the seller of the home they are purchasing within 3 days or whatever they have put on line 13. If they do not, the seller may give them a cure notice. If there is a breach the seller can keep the earnest money. The seller has 3 days to look over the offer on the buyer’s home and if he does not accept it, the buyer will receive a return of their earnest money. If the seller does not cancel, the contract will become contingent on the buyer’s home closing. If this offer on the buyer’s home cancels for any reason, the buyer has 3 days to either immediately cancel or proceed with the contract and remove the contingency and proceed with the closing. The buyer must prove that he can close escrow without selling the first home. If the seller accepts a backup offer on their home prior to the buyer getting an offer on the relinquished home, the seller will give this first buyer 3 day to remove their contingency. If they remove the contingency, they must have written proof that they can close escrow without selling the first home. If not, this offer will be cancelled, and the seller is free to move forward with the second backup offer. On the top of page 2 you have time periods. They go with the 1st contingency lines 42-48. The first says that you begin all time periods when this contingent offer is accepted. That means that you pay for home, termite, and any other inspections right away. If you are kicked out with a backup offer before your 1st home is under contract, your will lose all that money. The 2nd choice is to start your inspection 3 days after you have an accepted offer on the first home. If you chose this one, the buyer would not have lost money on inspections and inspections begin only after you have an offer on the 1st home.

The 2nd contingency is if you already have an accepted offer on the home the buyer needs to sell. Lines 49-66. There is no kick out clause on this one. You already know the date for closing because you already have a contract on the first house. If the contract falls through on the home the buyer is selling, the buyer can immediately cancel or continue by removing the contingency of their home selling and prove that they can afford both houses and close. Lines 67-79 will be used on either contingency. You will submit the offer of the 1st home with any additional info or documentation that you have that proves that home is likely to close so that you can proceed with the purchase of the 2nd home. If the buyer fails to deliver any documents in this addendum, the seller can issue a cure period notice and after 3 days can keep the buyer’s earnest money. Be very careful to follow timelines on this addendum.

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There was always language in that section that automatically gave you, the agent, 1/2 of the earnest money if it were forfeited by the buyers and given to the sellers. Most agents were not aware of that and most never used it. Line 95 was changed from one half of the earnest money to a fill-able amount to give the seller and listing agent a chance to negotiate this amount. if you feel uncomfortable taking some of the earnest money should it be forfeited and given to the Sellers, then put “0” on that line.

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Make sure you received the referral agreement. Sign it and send to Kim Clifton to sign. Make sure it is signed by the other agent and broker. Ask the other agent for a W-9 from their company and the Brokerage License. We need those last two documents in order to pay them at close of escrow. Keep in contact with the agent. Let them know when you have the client that they gave to you under contract. Build a good referral business.

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We should always recommend the Buyer(s) do the final walk-through themselves if at all possible.

If it’s not possible for the Buyer(s) to be there we may assist them with this but they need to keep in mind they are still waiving their right to the Final Walkthrough. Box three of the Final Walkthrough form must be checked.

There are several video and live streaming options to compliment a scenario where the Buyer is unable to be present. Skype, Facetime, and Zoom are a few examples. You can find helpful videos on using these tools in the “How to be a Virtual Realtor” video in our Video Library.

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The party that is present can select and sign options 1, 2 or 3 of the Buyer Pre-Closing Walkthrough form.  Buyers that are not present must select and sign option 3 on the Buyer Pre-Closing Walkthrough.

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Corona Virus FAQ’s

The Zillow walkthrough app will allow you to record a video up to two minutes long for your listings. This video once published then will appear for that listing on Zillow. This is a great way to showcase your listing for potential buyers remotely. It’s also a great marketing strategy to boost your listing on Zillow anytime.

How do I find the video walkthrough function in the app?

1) In the Premier Agent App, go to your listings, then add video.

2) In the Zillow Real Estate App, find your listing or not for sale home by typing in the address, then select take a video in the photo carousel or “More” menu.

3) In the Zillow Real Estate App, find your listing or not for sale home by typing in the address, then select take a video in the photo carousel or “More” menu.

Download the app and find additional help here:
https://premieragent.zillow.com/products/video-walkthrough/

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Cam Scanner is an Android App that lets you use your cell phone to scan printed/signed documents. It will convert them to a PDF and allow you to upload your scanned documents or share them by email.

You can download CamScanner for Android here:

https://www.camscanner.com/user/download

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This is an iPhone Application that is very inexpensive and simple to use. It allows you to literally turn you phone into a scanner to scan printed or signed papers.

Download here from the App Store:
https://apps.apple.com/us/app/turboscan-document-scanner/id1017559099

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Yes. The AAR has released an official Coronavirus Addendum.

You can access the Coronavirus Addendum in Dotloop by clicking ‘Add Document’ in your loop -> click ‘All the Documents’ on the left side under templates -> type ‘Corona’ in the Search bar. See the video below for assistance with this.

A blank copy is provided below: Covid-19-Addendum-March-2020 (PDF) https://player.vimeo.com/video/400784587

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A new form ‘Model COVID-19 Certification for Property Access’ has been added to Dotloop. You can find it under ‘All the Documents’ when adding a document to your Loop.

Click here to view the Form

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Absolutely! There are no restrictions on you conducting Real Estate at this time. Our company remains operational at 100% capacity. All the same phone numbers and services you are use to are still in place.

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Yes, you may ask clients or others about their recent travel, particularly to areas having an increased risk of coronavirus. To avoid potential fair housing issues, be sure to ask all clients the same screening questions based on current, factual information from public health authorities. * Source NAR

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https://ncov2019.live/

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When an infectious disease, such as coronavirus, is associated with a specific population or nationality, fear and anxiety may lead to social stigma and potential discrimination. REALTORS® must be mindful of their obligations under the Fair Housing Act, and be sure not to discriminate against any particular segment of the population. While the coronavirus outbreak began in Wuhan, China, that does not provide a basis for treating Chinese persons or persons of Asian descent differently. *Source: NAR

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Yes. However, be sure that any change to your business practices is applied equally to all clients. You may refuse to drive clients who show signs of illness or reveal recent travel to areas of increased risk of coronavirus, or you may instead stop driving clients in your car altogether, and arrange to meet clients at a property. If you do continue to drive clients in your car, frequently clean and disinfect door handles and seat belt latches, ask clients to use hand sanitizer when getting in and out of your car. * Source NAR

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1. We will be mailing checks daily for all who prefer that. Our River office is located next to a primary post office which will allow for a quicker delivery.
2. We will also offer curbside service for pick-ups at the River / Campbell location with more information to follow. We are moving all agents mailboxes to our River office.
3. We will always do our best to work with everyone in unique situations as we always have in our Tierra Antigua family. We understand that this will take some flexibility on all our parts and as a family does, we will all pull together to ensure that we can conduct business as usual under the constraints that we are currently facing.

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Our office staff and managers are available during normal business hours. You can reach your office staff and manager at the normal office number you would call:

  • Foothills/ Central (River) (520) 544-2335
  • Downtown – (520) 428-3338
  • East Office (Tanque Verde) – (520) 290-2335
  • Green Valley – (520) 428-0444
  • Northwest Office (Oracle) – (520) 318-5290
  • Safford Office – (928) 985-1400
  • Sierra Vista – (520) 439-8888

For after hours assistance our Helpline remains in place. Please call (520) 307-4357

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Dotloop Help

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For more helpful Dotloop videos see the Dotloop Section of our Video Library.
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General

The short answer is, no.

Co-ops, Housing Cooperative, or Cooperative Complexes (not to be confused with Condos or Condominiums) are not actually owned by the Buyer. Instead, you own shares in the complex much like a stock with the right to occupy a given unit via a separate agreement. As a result, traditional ‘home loans’ are not available. In most situations a cash purchase is the only option.

When selling a Co-Op, there is no transfer of real estate, only the transfer of ownership of these shares. Because of this the transaction does not go through an escrow company. Since there is no real estate involved, Tierra Antigua does not authorize co-op sales. Keep in mind though that you can still earn a referral fee for referring a client to an agent or brokerage that does engage in co-op sales.

You can learn more about co-ops in the Realtor.com article below:
https://www.realtor.com/advice/buy/what-is-a-co-op/#:~:text=A%20%22housing%20cooperative%22%20(or,rights%20to%20the%20housing%20community.

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It is not illegal to sell landlocked property but lenders will not finance it. The buyer may pay cash or the seller can carry a loan. That is the easy part. The hard part is now the new buyer owns this property and he or she cannot get a loan financed on a house or outbuilding or other amenities to the property. When they go to sell it , no one but a cash buyer or seller financing again can buy it. The best thing to do is to either create a legal easement to allow ingress and egress or not take the listing or not sell it to your buyer. Make sure you read the Preliminary Title report to make sure you have access.

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One of the most common complaints is that people cannot get a hold of their agent or an agent to ask about a listing. Please make sure that you answer calls promptly. Check your phone to make sure that your voice mail is not full. Give people clear explanations for questions that they have. Make sure they understand the documents that they are signing. Make them feel that they are important to you. You represent yourself and Tierra Antigua Realty. We are never too busy to be kind to people.

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ListHub FAQ's

If you have an active listing on MLS and have not yet received an invitation to join please contact your Tierra Antigua office and ask to speak to someone in the technology department.

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Once you become an active agent with Tierra Antigua Realty and you have your very first listing on MLS you will receive an invitation from ListHub to create your account.

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Marketing

We have permission from the listing agreement to place a sign on the owner’s property but that’s it. For any other signage, we would need permission from the owner of the property a sign is being placed on (HOA, county, city, private owner, or other). 

Many HOA’s have guidelines for placement of a sign in common areas which is where we can often get permission from an HOA. 

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Tierra Antigua Bulk Permit # 198

Bulk Mail Permits are only good for one post office location. For Tierra Antigua, that location is the Post office located at 1501 S Cherrybell Stra Rm 205, Tucson, AZ 85726.

The minimum requirement to use Bulk Mail is 200 pieces of mail or 50 lbs of mail with each piece of mail weighing the same. https://www.usps.com/business/postage-options.htm

Once your mailing pieces are ready with addresses printed for each piece, take them to the Cherrybell Post office location. The post office will then process your mailing, print the postage on each piece, and charge you for the postage.

Please use the phone number below or visit this post office for additional questions or information.

Tucson – Post Office
(520) 388-5140
1501 S Cherrybell Stra Rm 205
Tucson, AZ 85726

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MLS (MLSSAZ)

If you have access to update Status in the MLS:

  1. Have the Seller sign the last signature box at the bottom of page 2 of the MLSSAZ Coming Soon/Exempt Delay Input form.
  2. MLS Menu -> Add/Change -> Change Listing -> (select listing if you have multiple) -> Under ‘Status’ click Start Showing (Active) -> Click Save.

If you don’t have access to update Status in the MLS:

  1. Have the Seller sign the last signature box at the bottom of page 2 of the MLSSAZ Coming Soon/Exempt Delay Input form. 
  2. In Dotloop, Share the signed Coming Soon form with statusforms@tierraantigua.net. The office staff will update the status for you.

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Yes, you can allow showings and accept offers while in Coming Soon status. With that said, please make sure the showing instructions in the MLS reflect the Seller’s intentions (to be shown or not).

How do we change the status in the MLS if we accept an offer?

Please have the Seller sign the last signature box on page two of the Coming Soon form (Coming Soon/Exempt/Delayed Authorization form). This last spot for signatures on page two authorizes the immediate end of the Coming Soon status and authorization for input into MLS as an active listing. You can then have the status in the MLS changed to Active Contingent. Note that it’s not possible to change the status to Active Contingent without first changing it to Active.

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If your listing has Expired, been Cancelled, or Withdrawn, the Days On Market (DOM) will reset the next day. However, the Cumulative Days On Market (CDOM) will continue where it left off.   “Unofficially” CDOM can be reset to zero by keeping the property off the MLS for 31 days. The listing must be completely off and out of the MLS/Flex – no early entry or saving incomplete for at least 31 days. *

Please Note: “listings Canceled or Withdrawn and relisted by the same agent or team in less than 7 days will be charged a relist fee…” per MLSSAZ Rules and Regulations, Section 1.23. **

Changing the status to Active Contingent, Temp Off Market, Pending Short Sale Approval, Signature Pending, or Pending, will pause DOM calculations. However, these statuses mentioned in the previous sentence will not reset DOM. Only Expired, Canceled, or Withdrawn listings will reset DOM.

* per Andrew Castillo, MLSSAZ Compliance Representative – 7/8/2020

** MLSSAZ Rules & Regulations, Section 1.23 – Property Re-list:
Listings canceled or withdrawn and relisted by the same agent or team in less than 7 days will be charged a relist fee as established by the Board of Directors. However, properties that have a new owner or were foreclosed and subsequently relisted with the same agent can be reentered as new within the 7 day period.
(Amended 10/2012)

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Open Houses

The Oro Valley Sign Permit Number is RWS1701672

Each sign shall have the Permit number on the back(s) or edge(s) of all signs in order for identification by Town inspection staff.

Click Here to view Oro Valley Sign Usage Rules and information

The Oro Valley Sign Permit Number can also be found on the Tierra Antigua Helpful Information PDF (click here).

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Tierra Antigua App

You may share your app by first installing the app them from the flyout menu tap on Share and this will pull up the multiple options you may use to share the app either through text message, email, Facebook, Twitter or LinkedIn

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Tools and Technology

The App does not include Agent Only information. It is designed for leads and client use. The ‘Flexmls Pro’ App does have Agent Only information. If you don’t already have the Flex App, you can search the App Store (for iPhones), or the Play Store (for Android), for “flexmls pro”. Then log-in with your MLS user name and password after you have downloaded it. The only two places that are allowed to display Agent Only Information is the MLS and RPR.

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This uses the Divi tabs module, so you can style it however you want using Divi’s built in design controls! Pretty nifty eh?

And of course you can add images or whatever you want here too. Tabs are nothing new, but tabs that display inside your mega menu are pretty awesome 🙂

More awesome stuff goes here

More awesome stuff goes here

Live Training

Click to view a calendar of all our live training.

Our live classes include CE, Pro Series, Expert Series, Recorded Office Meetings, Short Help Videos, and more.

Tierra Video Library

Click here to view access the Tierra Video Library.

Our video library contains recordings of all our live classes as well as short help videos.