Take a Course Schedule Survey!

 Posted by at 8:01 am
Nov 112016
 

im-right-1458410_1280Here’s your opportunity to contribute to how a course is scheduled. There are only five easy questions!

While this survey is specific to the course required to qualify for a broker’s license, it might give us some ideas for others! (The course is called “The Role of the Designated Broker,” but it is not just for those who are planning to be a designated broker. The course also applies to those seeking a broker’s license. For more information, see this post “Should I take the Designated Broker Course?”)

And no worries, this is not a poll about your political opinion or candidate preferences!

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Nov 092016
 

Walter notes: I’ve occasionally observed that Facebook ads are a great place to find ads that do not meet the requirements of Maine License Law and Rules. Well, here’s another article (reposted courtesy of Tuesday Tactics) that raises a slightly different concern!


fair-housing-logoFacebook ads are a powerful way to generate leads, find prospective buyers and sellers, and optimize your marketing spend. There are lots of tips out there on how to maximize your ROI and craft ads.

But recently Pro Publica reported that Facebook’s ad targeting system may violate the Fair Housing Act of 1968. From the piece “Facebook Lets Advertisers Exclude Users by Race“:

“The ubiquitous social network not only allows advertisers to target users by their interests or background, it also gives advertisers the ability to exclude specific groups it calls “Ethnic Affinities.” Ads that exclude people based on race, gender and other sensitive factors are prohibited by federal law in housing and employment.”

Facebook disagrees. According to an article in Engadget:

“Facebook defended the practice, telling USA Today that “multicultural marketing is a common practice in the ad industry and helps brands reach audiences with more relevant advertising.” However, it added that “we’ve heard from groups and policy makers who are concerned about some of the ways our targeting tools could be used by advertisers. We are listening and working to better understand these concerns.”

If you use (or are considering) Facebook’s sophisticated ad targeting, you may want to keep this issue front and center in your mind. Be prudent how you use the targeting, and be aware that there’s a debate going on right now about the legality of the platform’s features.


Tuesday Tactics was developed in the Fall of 2008 and began publishing in the Summer of 2009 by Scott Levitt, owner of Oakley Signs & Graphics, to help real estate agents survive and thrive in an increasingly challenging market. In addition to Oakley Signs & Graphics, Scott is also the founder of My Real Helper, a real estate marketing content service designed to help agents market themselves and build rapport with clients. His newest company is Oakley Canvas Prints, a one-stop source for turning your photos into art you can hang on your wall.

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Nov 082016
 

banner-1165975_1280PLEASE TAKE NOTE! A female Bangor agent was contacted today by a buyer named “Doug”. The call sounded suspicious, as he refused to give his last name and said he could not receive emails because his server was down. He said he is a hairdresser and looking for a $400-$500K property in the Greater Bangor area because he has a grand opening for a salon next week. She Googled the number and found it was from Massachusetts, and there is a REALTOR Safety Alert regarding his activity, which is copied below.

IF YOU GET A CALL FROM HIM, PLEASE CALL THE POLICE. DO NOT AGREE TO MEET OR SHOW THIS MAN ANY PROPERTIES.


REALTOR SAFETY ALERT: SUSPICIOUS CALLS IN MEDFIELD MASSACHUSETTS:

September, 2014: In February of 2013, we learned that a suspicious individual, identifying himself as “Doug” and calling from phone number 508-816-1064, had been contacting female agents indicating an interest in looking at vacant properties for a hair salon, calling it both “House of Doug” and “Hair by Doug”. Last week, he contacted several female agents of an office in Medfield, with the same story and phone number, interested in properties on the Natick/Framingham line. When asked for an e-mail address by agents he says it is still being set up, which was what he also said in February 2013. The police have been contacted and have reached out to him, and we urge all members, male and female, to exercise vigilance if contacted by anyone who may appear to fit the description above, and always take extreme precautions in performing your duties as a REALTOR®. Please contact your local police if you receive a call so that there is a record.

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Oct 252016
 

tax-1351881_1280Licensees may not be tax accountants or qualified to provide tax advice, but that doesn’t mean we can’t share resources with our clients. The United States Department of Agriculture recently released Tax Tips for Forest Landowners for the 2016 Tax Year. I’ll confess that reading it (it’s only two pages) made my eyes glaze over, but if the only thing it accomplishes is sending your client to a tax advisor, that’s probably a good thing!

A few years ago I had my small woodlot cut and would have reported the income as “ordinary income” if I hadn’t used a tax advisor. The tax savings was significant. It’s important to “know what you don’t know.”

Licensees could post this link on their website or Facebook Page or send it directly to those on your mailing list who own forest land. Obviously, you won’t be able to answer questions, but folks may appreciate the information you can provide!

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Sep 092016
 
Seagulls or birds? An argument worth having?

Seagulls or birds? An argument worth having?

When my oldest daughter was a toddler we were at the beach. In a parental desire to show her things and develop her understanding and vocabulary, I pointed out sea gulls. (She liked animals and birds–still does.) In short order, she began pointing and saying, “Daddy! Birds!” Somewhat absent-mindedly I would reply, “Those are seagulls, Bethanie.”

After several of those exchanges, she said pointedly, “Daddy, you can call them seagulls. I’m going to call them birds.” I have always admired her independence. On this occasion, I opted to accept her refusal to adopt my vocabulary.

But names can be important. So after announcing that “new core courses” are being released, we will not be referring to them as “new” and “old.” We need some fairly precise language here, so I will refer to them by their proper names. Effective October 1, 2016, there be a Core Course for Designated Brokers 2 and a Core Course for Brokers and Associate Brokers 2. These courses effectively replace the Core Course for Designated Brokers 1 and the Core Course for Brokers and Associate Brokers 1. When I say “replace,” understand that the courses numbered 2 are different than the courses numbered 1–both in content and application.

So what should you take (or have taken) before you renew your license?

What hasn’t changed:

Designated Brokers must take the “Core Course for Designated Brokers.” Brokers and Associate Brokers must take the Core Course for Brokers and Associate Brokers. That’s actually pretty straight-forward.

Where it potentially gets confusing:

Whenever there’s a change in core courses, the question always raised is “which core course do I need to have completed when I renew my license?” The answer is, “It depends!” While figuring out the answer initially sounds a bit daunting, this too is fairly straight forward for most licensees. It depends on the expiration of the license you are renewing. It might help if you have that information before reading further.

Brokers and Associate Brokers with a license expiration date prior to April 1, 2017 may fulfill the core course requirement with either the Core Course for Brokers and Associate Brokers 1 OR the Core Course for Brokers and Associate Brokers 2.

Designated Brokers with a license expiration date prior to April 1, 2017 may fulfill the core course requirement with either the Core Course for Designated Brokers 1 OR the Core Course for Designated Brokers 2.

Brokers and Associate Brokers with a license expiration date on or after April 1, 2017  must fulfill the core course requirement with the Core Course for Brokers and Associate Brokers 2.

Designated Brokers with a license expiration date on or after April 1, 2017 must fulfill the core course requirement with  the Core Course for Designated Brokers 2.

The same explanation would apply to activating a currently inactive license. If you activate before April 1, 2017, either course is acceptable. On or after April 1, 2017, you must have the appropriate Course 2.

For most, the expiration date will determine which course is required. However, if your license expired prior to April 1, 2017, but you do not renew it until after April 1, 2017, you would need Core Course 2.

If you are at all confused, don’t guess! You can, of course, also ask your DB or call the Maine Real Estate Commission if you need some help determining the answer.

As a reminder, continuing education is only required to renew a license. Sales Agents, for example, are not required to have continuing education hours–a Sales Agent License is not renewable. A Sales Agent’s “continuing education” is the Associate Broker Course. Associate Brokers who plan to take the required course and apply for a Broker License would also not need “continuing education.” Personally, I still think continuing education is a great idea in both of those scenarios even though it’s not required. I remember one sales agent who came to the Associate Broker Course with a lot of “under contracts” during a very depressed market. His classmates were in awe and wonder. He explained, “I’ve taken over 40 hours of continuing education. There might be a correlation!”

I will be teaching both the Core Course for Brokers and Associate Brokers 2 and the Core Course for Designated Brokers 2 on Friday, October 7, 2016 at the Ramada Inn in Bangor. For more information and to register, you can call the Arthur Gary School of Real Estate at 856-1712 or visit the Arthur Gary School of Real Estate Website.

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I might be crazy…
- you decide!

 Posted by at 7:49 am
Aug 222016
 

comic-1583655_1280Every so often I find myself in a position where I ask myself, “Why did I do that, am I crazy?” While you may not be interested in my mental health, if you’re on the site looking for something, you might find things a bit out of whack. Let me explain. (The good news is, I can explain–so I’m not irrational. At least at the moment.

My two primary sites are currently undergoing significant changes. My Brain Leaks and Musings site is in the process of being migrated to a different server. I won’t bore you with the details, but suffice it to say that migration means lots of updating and changes are required. Some of those changes are impacting my real estate site (this one) and, in general, I’m discovering lots of opportunities (not using the word “problems”) for change. Some are to improve the visitor’s experience, some will make my job easier. So, in short, if you can’t find something on the site or find something broken, please let me know.

The reason I might be crazy is that I selected absolutely the worst month of the year to undertake this. This is the month when fall courses must be scheduled and planned. It’s also historically the month I do much of my course development and improvement work. Taking on an additional project of this magnitude might be crazy, right?

In an interesting way, the decision to do this at such a “crazy” time is linked to mental health. As most will know, I teach a number of subjects in addition to real estate and, in my spare time work with kids. Several years ago I became a NAMI (National Alliance for Mental Illness) certified mental health specialist for youth and adults. Since I am also gatekeeper trained, I began offering a suicide awareness and prevention course. Suicide is a serious public health concern. Maine is not an exception. Our state averages 196 deaths by suicide each year; in 2009 alone, 2,800 high school students and 4,000 adults attempted suicide while 6,700 high school students and 27,000 adults considered suicide.

In part because of this, a law was passed several years ago that request anyone receiving a paycheck from a Maine Public School system to complete this research-based course. Since I also teach a substitute teacher’s course, it made sense for me to offer the required Suicide Awareness Course through several adult education programs where I teach the Substitute Teacher’s Course.

This year one of those adult education programs opted not to offer the program and I needed to find a different venue. In that I have succeeded– and I’m really excited about the possibilities it will create. However, since the courses I’ll be offering at that venue will be sponsored by my company, Abbot Village Press. That means I will be handling the course administration responsibilities usually handled by the course “provider.”

So I need to develop an “online” system that will allow students to register for those courses. (Real Estate Courses will still be sponsored by the Arthur Gary School of Real Estate.) I’m working on it. But in the interim things might look a little messy and confusing. One of my many goals is to avoid creating confusion. So bear with me… and if you have any questions or suggestions, I’d love to hear them!

2016 Fall Suicide Awareness Classes — A complete listing of available classes on this important subject.

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Aug 052016
 
Let's think about this.

Let’s think about this.

Since I’m not actively engaged in brokerage on a daily basis, I take some extra steps to make certain I’m keeping current with “what’s going on in the business.” I know all too well the hazards created when class content and delivery aren’t in tune with the current environment.

One of those steps is to scan the media regularly and consistently. Recently there have been some headlines regarding action taken by the CFPB (Consumer Financial Protection Bureau) that are at best misleading. One I saw this morning claimed “CFPB makes clear lenders’ ability to share closing disclosure.” Actually, the CFPB has proposed some changes to TRID (TILA-RESPA Integrated Disclosure Rule). Until those changes are adopted, nothing has changed. The original rules remain in place.

In layman’s terms, the current rules adopted last fall created a reluctance on the part of lenders to share Closing Disclosures (a detailed statement of the buyer/borrower’s costs) with third parties–including real estate licensees. I suspect this stemmed in part from a desire to protect borrowers’ privacy. That would seem to be noble goal. But it was a change that did not sit well with some licensees who had become accustomed to the lender sending the previous disclosure (called ” the HUD”) to the licensees involved in the transaction.

Under the new rule, lenders were given strong confidentiality guidelines that actually go far beyond the issue of who gets the closing disclosure. Those guidelines increased the borrowers’ confidence that information about them and their transaction would remain confidential. Nothing, however, took away the borrower’s right to share that information with others.

Personally, I never understood why this created a problem for licensees. Under the new rule, the lender would send the closing disclosure to the borrower. The borrower would, if he or she wished, contact his real estate licensee and provide a copy for review and discussion. I informally polled some of my students and, while many admitted it felt like an extra step, no one reported a serious problem with the process. In exchange for what might be seen as an extra step, the buyer/borrower received additional protections and maintained responsibility for the the process. So the campaign to change this rule feels a bit like a solution in search of a problem.

Perhaps someone can help me understand why this change is necessary. The lines of communication between a real estate licensee and his or her client should be open and frequent. We say it often, “The agent (licensee) advises, the client decides.” Why would that not apply here? The information contained in a closing disclosure belongs to the client, not the licensee. This change might actually be seen as a power grab, taking away a borrower’s right.

We sometimes hear licensees “complain” that buyers and sellers do not accept enough responsibility for what happens in a transaction and are quick to blame the licensee when things go wrong. If that’s true, does it really make sense to take this step?

I haven’t looked at the specific language of the proposed rule changes, but a summary indicates the change will include (among other things) “guidance on sharing the disclosures with various parties involved in the mortgage origination process.” It seems to me that we already have that and we might think about what we’re doing and saying if we change that guidance.

 

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May 052016
 

067There are two real estate continuing education courses coming up next week… and one is for the first time ever!


May 12, Thursday, 9:00 a.m. — 12:00 p.m.
Market Analysis—More Than a Price**

What does it mean to complete a market analysis? In this course, we’ll look at the types of analysis that deal with more than a price. You’ll discover some untapped resources and ideas for developing more than a boilerplate marketing plan. This course is approved for 3 clock hours of continuing education by the Maine Real Estate Commission.


May 12, Thursday, 1:00 p.m. — 4:00 p.m.
Transaction Troubleshooting*

Every transaction has issues that crop up at some point. How do effective licensees handle these issues? What are the Licensee’s duties and opportunities in helping solve problems that arise? Can some of these issues be avoided in the first place? These and many more questions will be answered during this lively course. Topics will include clauses in a purchase and sale agreement, stigmatized property, handling of offers and counter offers, due diligence, earnest money deposits, and much more. This is an intermediate level course featuring lots of class discussion and input. This course is approved for 3 clock hours of continuing education by the Maine Real Estate Commission.


Register for either or both courses by visiting the Arthur Gary School of Real Estate website or calling the school at 207 856-1712. Both courses will be held at the Ramada Inn on Odlin Road in Bangor.

The instructor instilled a level of confidence in his teaching due to experience with the subject matter. I felt extremely comfortable asking questions in relation to the material presented. I have experience teaching/instructing and receiving such in six years of college. I have no issue stating that this instructor is among the top three I have had.

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