Noah Seidenberg, Chicagoland and Suburbs (800) 858-7917 (Coldwell Banker)

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Kathleen Daniels, Probate & Trust Specialist
KD Realty - 408.972.1822 - San Jose, CA
Probate Real Estate Services

I would not violate the MLS rules.  I guess that I am so committed to doing the right thing that being fired would not influence me otherwise.  I would explain the rules to the seller and advise of the consequences for their dishonesty.

Mar 17, 2015 08:07 AM
Debbie Gartner
The Flooring Girl - White Plains, NY
The Flooring Girl & Blog Stylist -Dynamo Marketers

Seems to me if it's against the rules, you don't do it.  The principle would be to do what the client wants, provided it's in the rules/legal.

I'm not so sure this is in clients' best interest as it may be getting lots of showings, but wrong potential buyers and therefore no offers.

Alternatively, this could be marketed as a guest bedroom.

This bedroom could be used by older kid (e.g. in college or just out of college/wants private space), in-law or guest bedroom.  Not sure if there is option for 2.5/2.   This of course assumes egress, window, closet, etc.

Mar 16, 2015 08:43 PM
Kevin J. May
Florida Supreme Realty - Hobe Sound, FL
Serving the Treasure & Paradise Coasts of Florida

We would have to call that an indoor pool Noah Seidenberg. Hard to find a decent basement in South Florida. 

Mar 16, 2015 06:54 PM
Michael Jacobs
Pasadena, CA
Pasadena And Southern California 818.516.4393

Hi Noah -- the situation you site seems very specific to your market so you obviously know the appeal or lack of appeal a description might add.

If the client suggests/requests you mis-lead potential buyers, I think it's time for a heart-to-heart about the reasons why they hired you and why you chose to work with them.  

There is marketing to benefit our clients and then there is information that can be interpreted as misleading.  I'm very much in favor of creative marketing but am strongly against misleading information.  

Good luck!


Mar 16, 2015 03:47 PM
Debbie Reynolds, C21 Platinum Properties
Platinum Properties- (931)771-9070 - Clarksville, TN
The Dedicated Clarksville TN Realtor-(931)320-6730

I am a rule follower so if MLS says no, then that is what I would do. Our MLS fines for violations and it can be costly. Besides you don't want to misrepresent if the rest of the listings are being presented by the rules and you are taking advantage by not following the rules it could be construed as false advertising and an ethics complaint. Your seller needs a little talk and have the rules explained.

Mar 17, 2015 07:51 AM
William Feela
Realtor, Whispering Pines Realty 651-674-5999 No.

WE have to designate what floor the all rooms are on, but they appear on the MLS in the same place just with the designation.

Mar 17, 2015 02:53 AM
Noah Seidenberg
Coldwell Banker - Evanston, IL
Chicagoland and Suburbs (800) 858-7917

I have to say it was tough and I called agents who were showing the property. We went under contract and I will write about it later, I am not going to express my feeling about the situation until it is closed but it caused a night of being extremely angry.

Mar 16, 2015 11:35 PM
Jeff Pearl
RE/MAX Distinctive / LIC in VA - Lovettsville, VA
Full Service Full Time Realtor

I expalain to sellers requirememnts for legal bedrooms. Some agents use terms like " non-complying", " unofficial" etc bedroom on LL. Painting true picture in advertising is the best practice.

Mar 16, 2015 09:32 PM
Nina Hollander, Broker
Coldwell Banker Realty - Charlotte, NC
Your Greater Charlotte Realtor

Never misrepresent what is required in MLS. Our MLS tells us if we post it, we "own" it and the NC Real Estate Commission is not kind to deliberate breaking of rules.

Mar 16, 2015 08:49 PM
Sally K. & David L. Hanson
EXP Realty 414-525-0563 - Brookfield, WI
WI Real Estate Agents - Luxury - Divorce

No exposure or egress windows...cannot be counted...I would offer to cover the additional living space in copy points....and explain conflict with MLS and that taxes would be higher...a detraction to buyers if they were counted as the others above grade were in the description.

Mar 16, 2015 08:38 PM
Dipti Thakkar
LAER Realty Partners - Andover, MA
On a team with Praful Thakkar

Go with public records.

Jul 26, 2018 10:20 PM
Noah Seidenberg
Coldwell Banker - Evanston, IL
Chicagoland and Suburbs (800) 858-7917

I get it Kathleen Daniels & Roger D. Mucci I could not sleep the night the client told me to do it. It is under contract at above the asking price after a week on the market. 47 showings. I told every Realtor who signed up for a showing about the "disagreement". I feel like rules are there for a reason and I am an honest person. If I fired the client Joe or Joan from Blah Realty would have gotten it and the same thing would have happened. I have a string of text messages on my phone I saved where I stated it was wrong and he demanded I enter it as a above grade bathroom. If I got called out by our Realtor Board I would use that to defend myself and say I did as I was told by my boss a customer, if fined I would take it like a man. I used to be very rebellious and the old Noah would have easily said uck you to even a person twice my size. I am not into biting off my nose to spite my face anymore. 

If you add up how much money I am making divided by the hour it some serious change. Every Realtor I told this to who had booked a showing said "Oh we are so glad to find a home in this price range, that's ok". We have a serious lack of inventory in mid-range single family homes, I am getting above asking price for it.

It was wrong yes, but no Realtor showed this property and got a surprise they were not expecting, mostly when I explained the story they were sympathetic to me. So as I have a nice dinner to celebrate that this person is moving almost 3,000 miles away from Chicago I will say it ain't nottin but a thang if that makes any sense?

Mar 17, 2015 09:04 AM
Bob Crane
Woodland Management Service / Woodland Real Estate, KW Diversified - Stevens Point, WI
Forestland Experts! 715-204-9671

I would put in the mls as they require, explain to the client that you have no choice in this matter, then put the proper spin in the narative description to put all the positives in to get people interested.

Dec 20, 2019 10:08 PM
Praful Thakkar
LAER Realty Partners - Andover, MA
Andover, MA: Andover Luxury Homes For Sale

Share the public record information and disclose the levels of each.

Jul 27, 2018 09:44 PM
Gabe Sanders
Real Estate of Florida specializing in Martin County Residential Homes, Condos and Land Sales - Stuart, FL
Stuart Florida Real Estate

I would follow the MLS rules and explain it to the seller.

Jun 16, 2018 07:52 AM
Tony and Suzanne Marriott, Associate Brokers
Serving the Greater Phoenix and Scottsdale Metropolitan Area - Scottsdale, AZ
Haven Express @ Keller Williams Arizona Realty

Kathleen nailed this one!

Jul 21, 2017 05:40 AM
Stephen Foster
San Antonio, TX

Never lie.  You are not "supposed to do what you are told by your clients".  A good reputation is much harder to come by than a client.  A bad reputation is harder to  repair than a good one is to keep.

Don't do business with weasels or liars.  Nothing good will ever come of it.

Mar 17, 2015 01:55 PM