Arizona REALTORS® Help Families of Fallen Yarnell Hill Fire Fighters

Updated: August 8, 2013

The Arizona REALTORS® Disaster Assistance Foundation (ARDAF) asked – and Arizona REALTORS® responded! When 19 firefighters lost their lives in the Yarnell Hill Fire in June 2013, ARDAF asked for assistance and the response was overwhelming, to the tune of $18,180!

Evan Fuchs, president of ARDAF (a 501(c)(3) corporation run by the Arizona Association of REALTORS® and Arizona Association of REALTORS® President Sue Flucke, were humbled by the immediate response by Arizona REALTORS® and the amount of the generosity.

On behalf of ARDAF and AAR, Evan and Sue would like to thank the following contributors:
• Central Arizona Board of REALTORS®
• Lake Havasu Association of REALTORS®
• Northern Arizona Association of REALTORS®
• Phoenix Association of REALTORS®
• Scottsdale Area Association of REALTORS®
• Southeast Valley Regional Association of EALTORS®
• Tucson Association of REALTORS®
• White Mountain Association of REALTORS®
• Yuma Association of REALTORS®
• New Mexico Association of REALTORS®
• Individual member contributions

  • Steve Gibson
  • Rosie Mathis
  • Sherry Wang
  • Shirley Rupp
  • Anna Marsolo
  • Allodial Assets, LLC.
  • David Carter
  • Rita Crawford
  • Sara Tarango
  • Robert Turner
  • Roger Harlan
  • Choice One Properties
  • Jennie Addington-Bradshaw
  • Jennifer Andes
  • G & D Munson, PC
  • Corinne McCafferty, PLLC
  • Elizabeth Williams

The Prescott Area Association of REALTORS® (PAAR) has done an amazing job or coordinating and collecting contributions to the Prescott Firefighters Charity, as well as coordinating efforts to assist families who lost their homes and/or belongings to the fire. PAAR President Ed Pattermann wrote in one of his updates: “I have heard some truly moving stories this week re: how our REALTOR® community has taken part in the relief efforts for the families of the 19 fallen heroes and the people of Yarnell. From a volunteer Deputy doing a night watch over the burned-out area where the 19 men lost their lives; to those collecting donations, offering their homes, their clothing, their food, time, energy and money for the relief of the victims.”

We are very proud of our Arizona REALTORS® and the generous outpouring of contributions including time, money and supplies. Thank you very much!

If you are interested in making an additional donation, AAR will be collecting checks made out to “AAR-ARDAF”. In the memo, please include “Yarnell Fire Assistance.” Checks can be mailed to AAR offices at:

255 E. Osborn Road
Suite 200
Phoenix, AZ 85012

July 2, 2013

On Sunday, June 30, the Yarnell Hill Fire took a tragic and fatal turn as 19 members of Prescott’s elite Granite Mountain Hotshots fire crew lost their lives. All of Arizona, and the nation, mourn this heartbreaking loss of life. This tragedy will no doubt be emblazoned in the hearts and minds Arizonans for generations to come.

On behalf of the Arizona Association of REALTORS® (AAR) and the Arizona REALTOR® Disaster Assistance Foundation (ARDAF), a donation will be made to the 100 Club of Arizona in the amount of $5,000 to help the families of these 19 fallen heroes.

If you are interested in making an additional donation, AAR will be collecting checks made out to “AAR-ARDAF”. In the memo, please include “Yarnell Fire Assistance.” Checks can be mailed to AAR offices at:

255 E. Osborn Road
Suite 200
Phoenix, AZ 85012

You may also make a donation via PayPal to the 100 Club of Arizona here.

This tragedy has many victims and the fire still rages on. More than 250 homes were also decimated in this fire. To make a donation to those who have lost their homes, visit the Red Cross website.

Our hearts and prayers continue to be with these families, the Prescott Fire Department, and the community so deeply affected by this fire.



Sue Flucke, President, Arizona Association of REALTORS®

Evan Fuchs, President, Arizona REALTOR® Disaster Assistance Foundation


The following local associations have also made donations:

Phoenix – $2,500

Scottsdale – $1,000

South East Valley Regional (SEVRAR) – $1,000

Tucson – $1,000

Yuma – $500

Central Arizona Board of REALTORS (CABR) donated $2,500 to for the benefit of the fallen firefighters that lost their lives.




Consumer Assistance: Foreclosure

Here are some options and resources for a homeowner in default.

Contact the Lender or a HUD-Approved Housing Counseling Agency
Although a common response to a problem making house payments is to ignore the lender, that is the worse course of action for a homeowner in default. The lender must be contacted as soon as possible.

  • To find the lender’s contact information, check the loan billing statement, coupon book,or the list of lender contacts at
  • Ask for the lender’s loss mitigation department (or other department that handles negotiation of loans in default); explain the situation and find out if there are any loan workout options.

If the homeowner does not want to talk to the lender directly, contact a HUD-approved housing counseling agency, who can contact the lender on the homeowner’s behalf.

These agencies include:


Information the Lender or Counselor Will Need

The lender or counselor will need a variety of information to determine the homeowner’s options, such as:

  • Loan information
  • Monthly income documentation (pay stubs, tax returns)
  • Monthly expense documentation (utilities, child care, car payments, etc.

The lender may also require the homeowner to complete and return a loan workout package, which contains information, forms and instructions, before the lender will discuss the options.


Possible Loan Workout Options

There are a number of loan workout options available that will allow a homeowner to keep their home, such as:

  • Reinstatement: Paying the total amount owed in a lump sum by a specific date in exchange for forbearance.
  • Forbearance: An agreement to reduce or suspend payments for a short period of time.
  • Repayment Plan: An agreement to resume making monthly payments with a portion of the past due payments each month until they are caught up.
  • Loan Modification: An agreement to change the terms of the original loan to make the payments more affordable. For example, missed payments can be added to the existing loan balance, the interest rate may be modified or the loan term extended.
  • Claim Advance/Partial Claim: If the loan is insured, the homeowner may qualify for an interest-free loan from the mortgage guarantor to bring the account current. If so, the homeowner will be required to sign a promissory note and a lien will be recorded against the home until the loan is paid in full.


The Option to Refinance with Another Lender

If the lender will not agree to a loan workout, the homeowner may be able to refinance the loan with another lender. For information about refinancing, go to


Sale Options to Avoid Foreclosure

If a loan workout or refinance is not an option, the homeowner’s best course may be to sell the home. The lender may work with the homeowner to enable the homeowner to sell the home and avoid a foreclosure. The lender may agree to a sale on the following terms:

  • Work Out Sale: An agreement not to foreclose for a specific amount of time to allow the home to be sold and the loan to be paid off.
  • Short Sale: In a situation where there is more debt owing against a property than the property’s value, the lender may agree to allow the property to be sold for less than the loan amount and/or accept less than (or “short”) the amount owed as payment in full. There are tax implications and other issues to consider before entering into a short sale agreement. AAR has developed a short sale addendum to the Listing Agreement,, and a Short Sale Addendum to the Residential Resale Real Estate Purchase Contract,, to assist in a short sale transaction. For more information, see NAR’s Field Guide to Short Sales,
  • Assumption: The lender may allow a buyer to assume the loan and purchase the property even if the loan is non-assumable.


Deed-in-lieu of Foreclosure

The lender may allow a homeowner to “give back” the property. This option may not be available if there are other liens recorded against the property. For more information, go to


Be Aware of Predatory “Rescue” Scams

Homeowners worried about foreclosure may be susceptible to predatory “rescue” scams such as:

  • Loans with high interest rates and unaffordable repayment terms
  • Loan assumptions where the homeowner is not released from liability on the loan
  • Offers to repay the loan or sell the property if the homeowner signs over the deed
  • Counseling agencies that offer counseling for a fee when it is available at no cost.

Remember, if it sounds too good to be true, it probably is. Report suspected scams to the Department of Financial Institutions at .

The information contained above was compiled from the following sources:

Tips for Avoiding Foreclosure (HUD)
The Foreclosure “Rescue” Racket (Business Week):
Credit Counseling & Debtor Education (US Department of Justice):
Landlord Tenant Assistance:
Eviction or mortgage foreclosure assistance:
Hope Now:
Neighbor Works America:
Homeownership Preservation Foundation:
My Money Management:
AZ Law Help:


The foregoing is for informational purposes only and is not intended as definitive legal advice. You should not act upon this information without seeking independent legal counsel.


Problem: When I try to log on to AARonline and click Submit, my login information disappears and the page just sits there, I reach an affiliate member page, or I know I am entering the correct email and password but it gives me an error. What do I do?

Solution: There are several possibilities as to why this is happening. Try one or more of the following solutions until the problem is fixed. (These instructions are for Internet Explorer users; for Netscape Navigator or AOL, you may have different names for the buttons/files but the steps should be similar.) You may want to print this page.

Before selecting a solution, follow these steps:

  • At the top of the screen, go to “tools.”
  • Click on “Internet options.”

After following the instructions in the solution:

  • Close your browser window (Internet Explorer, Netscape, etc.) and open a new browser window.
  • Go to and try logging in again.  If this does not fix the problem then try one of the solutions below.

Solution 1 – Clear history

  • Select the “General” tab.
  • In the middle section, “Temporary Internet Files,” click on “Delete Cookies” and then click OK.
  • Click on “Delete Files” and click OK.
  • Click OK at the bottom.

Solution 2 – Privacy setting

  • Select the “Privacy” tab.
  • Under “Settings” you will see a slider that will adjust your privacy setting. Medium should be fine; however, in some instances Low is necessary. Move the slider to change the setting and click OK at the bottom. (If you see the word Custom instead of the slider, click on the “Advanced” button. Make sure both first and third party cookies are set at “accept” and then uncheck the box next to “Override automatic cookie handling” and click OK. Now you will see the slider.)
  • Move the slider if necessary
  • Click “Apply” and then “OK.”

Solution 3 – Managed websites

  • Make sure the “Privacy” tab is selected.
  • Under the heading “Web sites” click “edit.”
  • Under the box labeled “Managed Web sites,” search for one of the following:,, or
  • Click on it to select it and then click “Allow,” then click “OK” at the bottom.
  • Click “Apply” and then “OK.”

Solution 4 – Edit website access

  • Make sure the “Privacy” tab is selected.
  • Under the heading “Web sites” click the edit button
  • Under the box labeled “Address of Web site:” type the following address:
  • Click “Allow,” then click “OK” at the bottom.
  • Click “Apply” and then “OK.”

For further assistance please call AAR Support at (602) 248-7787 or (800) 426-7274 weekdays from 8:00 am to 5:00 pm.

Professional Standards Newsletter, September 2012

The Code of Ethics is turning 100 in 2013!  Perhaps you already knew that, but did you know the privilege to invoke arbitration existed in the 1913 Code of Ethics and that privilege has remained in the Code for the last century?  The celebration of the centennial will kick off at the National Association’s Annual Conference & Expo November 7-12, 2012, and will continue through 2013.  If you have ideas about how AAR can celebrate the centennial, send us an email at!ACCEPTED OFFERS MUST BE DISCLOSED 
“Don’t confuse the requirement to disclose an accepted offer from the rules on when disclosure of unaccepted offers is required. Disclosure of offers not yet accepted is covered by Standard of Practice 1-15. “REALTORS® in response to inquiries from buyers or cooperating brokers shall, with the sellers’ approval, disclose the existence of offers on the property.”  Read More at: COMMITTEE REVIEW – NON-REAL ESTATE-RELATED ACTIVITIES 
As you review an ethics complaint to determine if, “taken true on its face,” the conduct of the REALTOR® was potentially unethical, be careful to determine whether or not the issues complained of relate to real estate-related activities.  Article 1, Standard of Practice 1-1 states: “REALTORS®, when acting as principals in a real estate transaction, remain obligated by the duties imposed by the Code of Ethics.”   However, Policy Statement 29 – Applicability of the Code of Ethics to non-real estate-related activities states: “while REALTORS® are encouraged to follow the principles of the Code of Ethics in all of their activities, a REALTOR® shall be subject to disciplinary action under the Code of Ethics only with respect to real estate-related activities and transactions involving the REALTOR®.”HEARING CHAIR CONSIDERATION OF A REMOTE TESTIMONY REQUEST 
In “extreme circumstances” parties and their witnesses may participate by teleconference or videoconference in ethics and arbitration hearings at the discretion of the Hearing Panel Chair. (CEAM, Policy Statement 56). A party requesting to present remote testimony must provide the reason for the request in writing and bear any costs associated with remote testimony.
AAR’s Professional Standards Administrator will advise the Hearing Panel Chair of the request, any response from the adverse party and the local association’s teleconference and videoconference capabilities.  In determining whether to allow the remote testimony, the Hearing Panel Chair should consider whether the circumstances demonstrate that postponement or rescheduling the hearing is not feasible and whether the refusal to permit the remote testimony will deny a party a fair hearing. If the remote testimony is permitted, the Professional Standards Administrator will advise the requesting party and if a witness is appearing remotely, the witness will participate in a hearing just as a witness in  physical attendance would participate:

  • The witness must be available at the beginning of the hearing for the reading of the script
  • The witness will be excused at the appropriate time
  • The witness must remain available and return to present their testimony.

There are times during a hearing when you have a question. Write that question down and after the party finishes their testimony, ask the Hearing Panel Chair for an Executive Session break. Present your question to the Hearing Panel first for discussion. The parties may observe the break positively because it shows that you are paying attention.
Hearing Panel members should avoid being “flip or frivolous or sarcastic in their words and gestures.” They should not attempt to be “casual” in their approach, and they should carefully avoid any reflection of partisanship in their questioning or observations. They should not preach or teach, but should let the findings and recommendations of the hearing panel serve to educate the parties and the membership, as well as vindicate the Code and its purpose. (NAR Professional Standards Training Manual, 1995)

As a mediator, you have certain obligations to the parties, such as:

  • Honor self-determination of the parties to reach their own conclusions:  Assist parties in moving forward if they become stalled, suggest possible options if the parties are not able to articulate any. Empower the parties to reach a conclusion through a discussion of possibilities.
  • Be competent and remain impartial:  Brush up on mediation techniques prior to a meeting, if necessary. Remember both sides are evaluating your language and demeanor.  Do not come across as if you are favoring one party over the other. Be the professional in the room!
  • Abide by confidentiality:  Never, ever, discuss the mediation. Do not discuss the parties involved in a mediation, or outcome of a mediation – NEVER, EVER!
  • Maintain the quality and integrity of the process:  Take control of and keep control of the room. Do not allow a party to take over or “hijack” the meeting.
  • Complete paperwork in a professional manner:  Take a break, allow yourself time to think through the resolution prior to committing it to writing. Connect the dots, follow – who, what, when and where in the resolution. Once written, read it out loud – has the intent of the agreement been captured?  Ask the AAR Risk Management Specialist to review the agreement, if possible, to make sure nothing is unclear or omitted that could jeopardize the agreement.

Take a look at the new mediation “infomercial” describing the process, expectations and results of mediation at!

In responding to some Ombudsman requests, you may not get to the true issue of the complaint until you have had a conversation with the complainant.  During your conversation you may determine that the issues may fall ‘outside the scope’ of the Ombudsman process, (i.e. possible violation of public trust, legal issues, too complex, specialty fields).  Anytime you feel uncomfortable with the issues being raised, do not hesitate to call and discuss your concerns with the Professional Standards Coordinator, who can  consult with AAR legal counsel if necessary to determine how best to proceed.  There are times when the Ombudsman process should be terminated and the parties advised of their rights to pursue a formal ethics complaint; a complaint with any appropriate governmental or regulatory agency; litigation; or any other available remedy.

The morning session will be lead by Alona M. Gottfried, Esq., of Simmons & Gottfried, PLLC, a mediator, attorney, and conflict resolution trainer. The afternoon session will be broken into two groups: Jan Steward and Carole Ridley will be joining the Mediator afternoon discussions and Kimberly Franzen and Michelle Lind, Legal Counsel for AAR, will be joining the Ombudsmen afternoon discussions. Registration is at 8:30am and the program is scheduled from 9:00am-2:30pm at the Arizona Association of REALTORS®, 1st Floor Meeting Center.  R.S.V.P. by:  October 12, 2012.

Have you been assigned to a review a complaint or sit on a hearing panel regarding an Article of the Code of Ethics? Now you can view the NAR video relative to the Article  either online or downloaded to your PC or other “on the go” equipment, there’s simply no excuse to be without the valuable information provided by NAR on the Code of Ethics. The Code of Ethics video series is available at:

AAR was contacted about how a real estate agent had written a short sale contract for a buyer. The story was described as follows:
A buyer and seller agreed to a purchase price on a short sale property of $150,000. Approval was received from the seller’s creditor for a sales price of $153,500. The buyer’s agent was asked to write a new contract or addendum showing the creditors approved purchase price of $153,500. The agent said he was not changing the sales price, instead he was writing an addendum, stating that the seller was contributing $500 towards the payoff and the buyer would contribute $3,000 toward the payoff at COE.
Representing the sale in this manner raised concerns that there could potentially be valuation fraud.  Read Jan Steward’s article on this scenario at:

The Arizona Real Estate book is available at: at  Want the book on your computer, Kindle or iPad so you can search, cut & paste?  Learn how in this two minute video:


Beginning November 2012, and throughout 2013, look for “Code Talk” a monthly column which will appear in the AZR kicking off AAR’s celebration of 100 years of the Code of Ethics! We are seeking volunteers who would like to tell others about how the Code of Ethics is involved in the everyday practice of real estate. For those who wish to participate please contact Jan Steward at

Did you miss the last update? View the archives.

AAR Updates – May 2012

Short Sale Decision Timelines Set by Fannie and Freddie

On April 17, in a five-page bulletin, the GSEs issued new guidelines for Fannie Mae- and Freddie Mac-backed loans. As of June 15, 2012, agents working with distressed homeowners should expect to receive a decision on the short sale offer within 30-60 days. Service providers must comply with the new time frames as described in the bulletin. For more information about the initiation of the time frames, read the DSNews article “Fannie and Freddie Set Timeline Requirements for Short Sales.”

(This update was originally published on the short sales portion of AAR’s blog. Subscribe to the full blog or short sale category of the blog via RSS or email.)

Listing & Selling REOs Course

Tuesday, May 8 | Santa Cruz County Board of REALTORS® | Class Flyer
June 6, 2012 | Southeast Arizona Association of REALTORS® | Class Flyer

This NEW course from NAR covers the basics of working with sellers and buyers of REO properties. This is not just about foreclosures! The goal of the course is to enable you to participate in and take advantage of business opportunities presented by the REO market, from small community banks to large investors to probate attorneys and beyond. The course focuses on single-family homes and small multi-family properties. Watch a short video preview of the class from instructor Frank Dickens, ABR, SRS, SRES.

Register Online
$79 (includes lunch)
CE: 6-general

Maternity Discrimination in Lending Is Illegal, Says HUD

“It is against the law for any lender to deny a mortgage loan to a woman because she is pregnant or on paid maternity leave,” said John Trasviña, HUD Assistant Secretary for Fair Housing and Equal Opportunity, in an April new release. Read more.

BPOR Course: The Agent’s Role in Property Valuation

Wednesday, May 9 | Southeast Arizona Assoc
Friday, May 11 | Prescott Area Association of REALTORS® | Class Flyer
Thursday, June 14 | Yuma Association of REALTORS® | Class Flyer
Friday, July 20 | Northern Arizona Association of REALTORS® | Class Flyer
Tuesday, September 25 | Santa Cruz County Board of REALTORS® | Class Flyer

This one-day course from NAR provides students with the resources and knowledge to reduce their risk and increase their opportunities. Students will learn about the multiple uses of BPOs, how to evaluate and minimize the risk of the valuation process, ways to identify and use effective tools, and methods for filtering and selecting comparables in order to create professional and accurate BPOs. This class also offers you the option of earning NAR’s new certification, BPOR (BPO Resource).

$79 (includes lunch)
Register Online

Instructor: Frank Dickens
CE: 6-legal issues

Doing the Right Thing: Compensation for Lease Agreement

AAR Risk Management Specialist Jan Steward recently posted on AAR’s blog about a common complaint received by our Professional Standards Department: Despite a compensation offer in the MLS for a lease agreement, REALTOR® B does not pay REALTOR® A the promised compensation. Is it ethical not to pay a fellow agent if it is under a certain amount, say $600 or $700? Read more.

rCRMS: Claims & Remedies

Friday, June 1 | 9:00am – 4:15pm
Phoenix Association of REALTORS®
$99 | Register Online | Class Flyer

This course is a detailed look at common claims and remedies for issues that may occur in real estate transactions. It specifically addresses Arizona state laws but also looks at how the NAR Code of Ethics applies. Students will gain a clear understanding of how claims happen, are pursued and resolved. They will learn to apply that understanding to minimize risk in their real estate practice. Related Video

Instructors: Attorney Rick Mack & REALTOR® Frank Dickens
CE: 3-legal/3-disclosure

rCRMS (Certified Risk Management Specialist) helps you manage risk in your real estate business. Learn more.

Master Educator Certification Now Available

You’re not the average real estate instructor. You actively engage your audience. You work every day to improve your presentation skills. You make class relevant to your students’ businesses.
Why not tell people?

Introducing the Arizona Association of REALTORS® Master Educator Certification

The ME certification was created to recognize Arizona’s outstanding instructors and will be awarded to those who have demonstrated an understanding of adult learning principles and delivery skills.

Why should you earn the Master Educator Certification?

  • Stand out from the competition
  • Gain a marketing edge
  • Be recognized for your skills
  • Make the hiring decision easier


  • Fill out and submit the application form
  • Attend an instructor development workshop in presentation skills (within two years preceding the certification application)
  • Teach a minimum of five classes annually
  • Pass a certification examination
  • Submit two professional references
  • Submit two copies of a 30-minute segment of your teaching
  • Remit a non-refundable certification fee of $75 (special roll out price.  Expires 5/11/2012)

You know you’re the best of the best. Now it’s time to make it official.

Duty to Investigate

Prevent an Article 16 Violation by Making Sure a Prospect Isn’t Already Represented

 For several years, I have had the opportunity to teach a class on the topic of the National Association of REALTORS® Code of Ethics. As I go out to teach and talk with agents, I hear similar questions and see common misunderstandings about certain parts of the Code of Ethics. One of most common questions has to do with Article 16 and an agent’s duty to determine whether or not a prospective client has contracted with another agent for the same services.

Hypothetical Situation

Article 16 says REALTORS® should not interfere with the exclusive agency agreements of other REALTORS®. When I teach Article 16, I always start with the following hypothetical situation:

Dwight Agent has a friend of a friend, Angela Client. At a birthday party for their mutual friend, Dwight and Angela strike up a conversation. Angela mentions she is looking for a house to buy, one that can fit a lot of dogs.

Dwight decides to seize the opportunity for new business, and he tells Angela he could help her in her search. Dwight asks Angela whether or not she is currently working with any other agents. She says she was using one for a while, but it wasn’t working out, so she is now looking on her own. But she is willing to give Dwight a shot. Dwight tells her that as long as she is not currently being represented by another agent, he can be her agent. They sign an exclusive agency agreement right there at the party and begin searching for a dog-friendly home the very next day.

Unbeknownst to Dwight, Angela is still under contract with Bernard the Agent. Angela had asked Bernard to release her from their contract but had never actually received a release.

Agency Agreements

After explaining this hypothetical situation, I ask my classes two questions:

  • Does Dwight have a problem?
  • Is it enough that Dwight asked Angela if she was working with somebody else?

Hopefully the answer to the first question is obvious. Yes, Dwight has a problem. His client is contracted to two different agents to provide the same service.

The second question, however, usually produces a variety of responses. Some agents say, “Yes, you should take your clients’ word that they aren’t represented and that should be good enough.” Other agents aren’t as sure and answer with, “I would hope that asking them is enough, but maybe not.” And still others say, “I always double check my clients’ answers; they don’t know these things.”

I usually follow up with this question, “Can’t you trust your buyers?” After the laughter dies down, I ask, “Do buyers always understand the agency contracts they sign? Do they?”

I have heard, countless times, clients recount how they “fired” their agent.  When asked how they did this, they tell how they called their agent and said, “You’re fired.”

Is this enough to terminate a signed agency agreement? Not if they have signed a buyer-broker agreement. A buyer-broker agreement is a binding contract and requires a mutual release before it is terminated. That means the broker and the client both need to agree to terminate the contract.

Buyers often don’t understand the nature of the buyer-broker agreement. This means you can’t always trust your client’s answer, not because they aren’t telling the truth, but because they may not understand how to properly end their relationship with an agent.

Article 16 – Duty to Investigate

Take a look at Article 16 of the Code of Ethics. In Standard of Practice 16-9, it says, “REALTORS®, prior to entering into a representation agreement, have anaffirmative obligation to make reasonable efforts to determine whether the prospect is subject to a current, valid exclusive agreement to provide the same type of real estate service.” (Emphasis added.)

Notice that it says agents have an affirmative obligation to make reasonable efforts, meaning the burden is on the agent and not the client. Most of the time, simply asking your clients whether they have been working with another agent will be enough to satisfy your duty under Article 16. But why might asking this question not have been enough in the hypothetical above? What red flag should Dwight have noticed?

Angela told him she had been working with another agent. Remember, Dwight has an affirmative obligation to take reasonable efforts to make sure Angela is not contracted with another agent. If Angela had simply answered, “no,” without any other evidence of a second buyer’s agent, Dwight would have been safe to proceed based on Angela’s answer. Because she said she had been working with an agent, Dwight then had the duty to take further efforts to ensure the client was not still under contract with the other agent.

These further steps could be as simple as asking Angela a few more questions:

  • “How long ago were you working with the other agent?”
  • “Did you sign an agency agreement with that agent?” If so, “When was it set to expire?”
  • “Did you put in any offers?”

Depending on the answers to these questions, Dwight may be safe to proceed or may need to follow up with a few more questions. If Angela says she was working with her cousin two years ago but never put in an offer and never signed anything, then Dwight is safe to represent Angela.

If, however, she answers that she was working with someone a few months ago and put in several offers on properties, then Dwight is probably going to need to investigate further and ask if she has a release or a copy of her agency agreement.

Eventually, if Dwight cannot get a satisfactory answer, he may need to call the other agent and ask if there is still a current agency agreement in place. It may be an uncomfortable phone call, but it will be more comfortable than sitting through an ethics hearing.

The point is that your potential client’s answers and circumstances will determine how far you need to go to satisfy your affirmative duty to make reasonableefforts to determine if your client is already under contract with another agent.

Simply put, if your client gives you any hints that he may be subject to a current exclusive agency agreement, then you, as the agent, have the duty to make sure he is not currently contracted to another agent for the same services. You must continue investigating until you are satisfied your client is free to contract with you.

Reprinted from Utah REALTOR® Magazine (Fourth Quarter 2010) with permission from the Utah Association of REALTORS®. All rights reserved.


National Association of REALTORS® Code of Ethics

“REALTORS®, prior to entering into a representation agreement, have an affirmative obligation to make reasonable efforts to determine whether the prospect is subject to a current, valid exclusive agreement to provide the same type of real estate service.”

10 Things REALTORS® Should Know About Septic Systems

As long as people have lived in relatively concentrated populations, there has been a need for sanitary disposal of human wastes.  Over 3,000 years ago, Indus Valley residents had bathrooms with water-flushed latrines that emptied into pits similar to modern septic tanks. In the United States, early sanitation consisted of outhouses with earthen pits. Today, many homes are connected to public sewers; homes not connected to public systems usually have separate onsite treatment systems to treat and disperse household wastewater. This article gives a brief overview of how our modern septic systems work and 10 things that REALTORS® should know about them.

How a Septic System Works
Septic systems are designed to hold, treat and disperse household wastewater. Household wastewater contains bacteria, viruses, household chemicals and excess nutrients such as nitrates. All of these contaminants can cause health-related illnesses if not treated properly.

Septic systems have two major parts: a septic tank and a soil treatment area. Wastewater from toilets, sinks, showers and other drains flows from the household sewer drain to an underground septic tank. Waste components then separate with the heavy solids settling on the bottom, forming a sludge layer. The grease and fatty solids float to the top, forming a scum layer. Normal bacterial action in the tank will partially decompose the solids.

With normal use, solids will build up in the tank and must be removed periodically by a professional contractor. The relatively clear layer of wastewater in the middle is called effluent. Effluent flows from the septic tank outlet to the soil where most of the treatment process occurs.

The soil treatment area, also known as the drainfield or leach field, consists of gravel-filled trenches containing plastic chambers or perforated plastic pipe. This underground portion of the system accepts effluent from the septic tank outlet. Effluent moves through the pipes and seeps into surrounding soil for final treatment. Soil particles filter out small suspended solids and organic matter, while soil bacteria break down potentially harmful microorganisms and other organic components. Most viruses adhere to clay particles in the soil and eventually die. The now treated effluent continues its flow through the soil layers.

A properly designed, installed and maintained septic system should protect the environment and provide your clients many years of good service.

10 Things that Realtors® Should Know About Septic Systems

  1. Do you know the difference between a conventional and alternative system in Arizona? Arizona defines a conventional septic system as one that has a septic tank followed by a trench, bed, chamber or seepage pit. An alternative system is anything else.
  2. Did you know that using a cesspool as the property’s wastewater system is illegal in Arizona? Cesspools take the property’s wastewater and deliver it to a hole in the ground. These systems have been illegal since the 1970s.
  3. Did you know that your septic system is supposed to treat and disperse the sewage from the property (not just make it “go away”)? A well-functioning septic system will prepare the property’s sewage so that the effluent is safe for people and the environment.
  4. Did you know that your septic system works much like your body in the way it treats and disposes of wastes? If you shouldn’t put it in your body, then you probably shouldn’t send it down the drain to your septic system. You can actually make your septic system sick or kill it.
  5. Did you know that a septic system is truly a system and not just a tank in the ground? The soil treatment portion of the system is critical to the life of the system. If it has been built on, covered over (including improper landscaping) or disturbed, it will not treat the sewage properly, and the system will probably not last long.
  6. Did you know that septic systems have a limited life span? The usual design life of a septic system is 20 years. With careful management and care of the system, it can last much longer. But if the septic system has been overloaded or otherwise abused, then the system might not last its full design life.
  7. Do you know two of the most common causes of failure for a septic system? 1) Using too much water; and 2) Not checking the septic tank for solids and scum. Using too much water can disrupt the septic tank settling and push solids into the soil treatment area, clogging the soil pores. A septic tank should be checked for the level of solids and scum in the tank. It is not necessary (and it’s expensive) to pump a tank that does not have an excessive build up of solids and scum layers, BUT it’s equally as bad to not pump out a tank that is becoming too full.
  8. Did you know that a malfunctioning septic system can pollute the groundwater and adversely affect the public health and that of the environment?
  9. Did you know that septic tanks are not supposed to leak? Since 2005, wastewater tanks, including septic tanks, are supposed to be watertight. Many older tanks leak untreated sewage into the environment. This can be caused by many things such as cement deterioration, cracks caused by settling, being driven over or rotting of fiberglass or steel tanks. When you look into a septic tank, it should have liquid right up to the outlet pipes. Effluent below the outlet pipe could mean that the septic tank needs to be inspected for leaks.
  10. Did you know that all conventional and alternative septic systems are required to be inspected when a property is sold? The only exception is for systems that are new and have not been used yet.

REALTORS® are a primary source of information for the buyer and seller. This article is intended to help you inform your client. For more information on household septic systems, visit the Arizona Extension publications web page.

Thanks to Dave Bartholomew, Jonathan Catlin, Brian Chiordi, Jake Garrett and Randy Phillips for their contributions to this article.


Onsite Wastewater Treatment Facility Addendum 
This discloses to the buyer that an onsite wastewater treatment facility exists on the property and outlines what information the buyer will receive from the seller and in what timeframe. (Last revised 10/06)

Investment and Vacation Home Sales Surge

Sales of investment and vacation homes* jumped in 2011, with the combined market share rising to the highest level since 2005, according to the National Association of REALTORS®.

NAR’s 2012 Investment and Vacation Home Buyers Survey, covering existing- and new-home transactions in 2011, shows investment-home sales surged an extraordinary 64.5 percent to 1.23 million last year from 749,000 in 2010. Vacation-home sales rose 7.0 percent to 502,000 in 2011 from 469,000 in 2010. Owner-occupied purchases fell 15.5 percent to 2.78 million.

Vacation-home sales accounted for 11 percent of all transactions last year, up from 10 percent in 2010, while the portion of investment sales jumped to 27 percent in 2011 from 17 percent in 2010.

NAR Chief Economist Lawrence Yun said investors with cash took advantage of market conditions in 2011. “During the past year investors have been swooping into the market to take advantage of bargain home prices,” he said. “Rising rental income easily beat cash sitting in banks as an added inducement. In addition, 41 percent of investment buyers purchased more than one property.”

Yun said the shift in investment buyer patterns in 2011 shows the market, for the large part, is able to absorb foreclosures hitting the market. “Small-time investors are helping the market heal since REO (bank real estate owned) inventory is not lingering for an extended period. Any government program to sell REO inventory in bulk to large institutional companies should be limited to small geographic areas. Even where alternatives are needed, it’s best to rely on the expertise of local businesses, nonprofit organizations and government,” he said.

All-cash purchases have become fairly common in the investment- and vacation-home market during recent years: 49 percent of investment buyers paid cash in 2011, as did 42 percent of vacation-home buyers. Half of all investment home purchases in 2011 were distressed homes, as were 39 percent of vacation homes.

“Clearly we’re looking at investors with financial resources who see real estate as a good investment and who aren’t hesitant to use cash,” Yun said. Of buyers who financed their purchase with a mortgage, large downpayments were typical. The median downpayment for both investment- and vacation-home buyers in 2011 was 27 percent.

“Given the tight credit in recent years, many would-be normal home buyers for owner occupancy declined,” Yun said.

The median investment-home price was $100,000 in 2011, up 6.4 percent from $94,000 in 2010, while the median vacation-home price was $121,300, down 19.1 percent from $150,000 in 2010.

Investment-home buyers in 2011 had a median age of 50, earned $86,100 and bought a home that was relatively close to their primary residence – a median distance of 25 miles, although 30 percent were more than 100 miles away.

“The share of investment buyers who flipped property remained low in 2011, and many of those homes likely were renovated before reselling,” Yun said. Five percent of homes purchased by investment buyers last year have already been resold, up from 2 percent in 2010. The typical investment buyer plans to hold the property for a median of 5 years, down from 10 years for buyers in 2010.

The typical vacation-home buyer was 50 years old, had a median household income of $88,600 and purchased a property that was a median distance of 305 miles from the primary residence; 35 percent of vacation homes were within 100 miles and 37 percent were more than 500 miles. Buyers plan to own their recreational property for a median of 10 years.

Lifestyle factors have consistently been the primary motivation for vacation-home buyers, while the desire for rental income drives investment purchases. Vacation homes purchased last year were more likely to be in suburban or rural areas; investment homes were concentrated in suburban locations.

Eighty-two percent of vacation-home buyers said the primary reason for buying was to use the property themselves for vacations, or as a family retreat. Thirty percent plan to use the property as a primary residence in the future, and only 22 percent plan to rent to others.

Half of investment buyers said they purchased primarily to generate rental income, and 34 percent wanted to diversify their investments or saw a good investment opportunity.

Sixteen percent of vacation buyers and 14 percent of investment buyers purchased the property for a family member, friend or relative to use. In many cases the home is intended for a son or daughter to use while attending school.

Forty-two percent of vacation homes purchased last year were in the South, 30 percent in the West, 15 percent in the Northeast and 12 percent in the Midwest; 1 percent were located outside of the U.S.

Forty-four percent of investment properties were in the South, 23 percent in the West, 17 percent in the Midwest and 15 percent in the Northeast.

Eight out of 10 second-home buyers said it was a good time to buy. Nearly half of investment buyers said they were likely to purchase another property within two years, as did one-third of vacation-home buyers.

Currently, 42.1 million people in the U.S. are ages 50-59 – a group that has dominated second-home sales since the middle part of the past decade and established records. An additional 43.5 million people are 40-49 years old, while another 40.2 million are 30-39.

“Given that the number of people who are in their 40s is somewhat larger than the 50-somethings, the long-term demographic demand for purchasing vacation homes is favorable because these younger households are likely to enter the market as their desire for these kinds of properties grows, and individual circumstances allow,” Yun said.

NAR’s analysis of U.S. Census Bureau data shows there are 8.0 million vacation homes and 42.8 million investment units in the U.S., compared with 75.3 million owner-occupied homes.

NAR’s 2012 Investment and Vacation Home Buyers Survey, conducted in March 2012, includes answers from 2,241 usable responses about home purchases during 2011. The survey controlled for age and income, based on information from the larger 2011 NAR Profile of Home Buyers and Sellers, to limit any biases in the characteristics of respondents.

The 2012 Investment and Vacation Home Buyers Survey can be ordered by calling 800-874-6500 or online. The report costs $19.95 for NAR members and $149.95 for non-members.

This news release was published by the National Association of Realtors® (NAR) on March 29, 2012. “The Voice for Real Estate,” NAR is America’s largest trade association, representing 1 million members involved in all aspects of the residential and commercial real estate industries. Information about NAR is available at This and other news releases are posted in the News Media section. Statistical data, tables and surveys also may be found by clicking on Research.

*Vacation homes are recreational property purchased primarily for the buyer’s (or their family’s) personal use, while investment homes are residential property purchased primarily to rent to others, or to hold for other financial or investment purposes.


Wednesday, May 23 | Bullhead City | Class Flyer
Tuesday, June 12 | Lakeside | Class Flyer
Thursday, June 14 | AAR Classroom (Phoenix) | Class Flyer

$79 (includes lunch) |Register Online

Be a part of this exciting opportunity to learn about the resort area and second-home specialty. This one-day course focuses on the essentials of assisting customers in tourist-driven areas. You’ll learn to:

– Develop a second-home clientele
– Identify real estate niches in your market
– Understand 1031 exchanges and how to use them in your marketing
– Recognize how the market shift has impacted luxury & second-home buyers

This is one of the core requirements for NAR’s RSPS certification and fulfills the elective course for the ABR designation.

Trainer: Holly Mabery, ABR, GRI
C/E: 6-general

(Un-)Common Courtesy

From MLS Updates to Lockbox Etiquette, Courtesy Can Help You Make It to the Closing Table

Put a few real estate agents together in a room, and they’ll tell war stories that will make you alternately laugh and cry. A recurring theme tends to emerge: In the last few years, the agents say, common courtesy has gone out the window.

At the end of the day, we all want to close deals and make our clients happy. But it’s the middle of the day where things get hairy. Herewith, a few common problems and suggestions that just might help you make it to the closing table.

Communication Breakdowns | Lack of Transparency | MLS Issues | Lockbox Etiquette | Bad Behavior


You’ve done your best. You’ve been patient. You’ve given the other agent the benefit of the doubt and a few extra chances. Now it’s time to get serious.

Brokers. “Anytime there’s a situation that has escalated to more than one phone call, your broker probably needs to be aware of it,” says Bergamini. “Your broker is there to protect your license, their license and your client. The sooner they get wind of it the better.” Occassionally, a broker-to-broker call can clear up an issue quite effectively.

MLS. Some situations can be handled agent-to-agent, but egregious problems should definitely be reported. Most MLSs make it easy to report violations anonymously. For something like unauthorized lockbox access, it’s a good idea to provide as much detail as possible: lockbox number, MLS number, a statement from the seller and a police report, if appropriate.

Ethics. If you are dealing with an agent or broker who is a REALTOR® (that is, a member of a REALTOR® association), they are bound by NAR’s Code of Ethics. If you feel that an article of the code has been willfully violated, consider mediation or an ethics complaint. Thedisputes section of AAR’s website covers the processes involved. Or you can give AAR’s professional standards department a call at 602-248-7787.

Department of Real Estate.ADRE responds to consumer investigation requests about licensees who may have violated real estate law or the Commissioner’s Rules. Learn more about theInvestigations Division.

“Some practices just need to be stopped, but unless they are reported, the Department of Real Estate and AAR can’t do anything about them,” advises Judy Osmanski with Ken Meade Realty, Inc. in Sun City. “Step up to the plate and report a violation.”

Communication Breakdowns

– Listing agent’s voicemail is full.                
– Buyer agent calls incessantly.

With today’s low inventories, listing agents are bombarded with calls, texts and emails from desperate buyer agents trying to get a foot in the door for their clients. It’s easy to see why both sides end up frustrated. Everyone involved needs to remember that there are real people on the other end of the communication.

“I just ran into an old favorite: ‘Call lister to arrange showing. Do not email, must call,’” reports Dane Briggs, ABR, GRI with Firebird Realty in Phoenix. “So when you call, it goes straight to voicemail, and the mailbox is full so you can’t leave a message.”

Listing agents who are drowning in incoming messages might consider hiring an assistant or working with an answering service. “If you can’t control that portion of your business, hire staff and arm them with the right information,” suggestsBrad Bergamini, GRI with Realty Executives Northern Arizona in Prescott. If you can’t justify the expense, consider other ways to manage the influx. “I have Google Voice for my voicemail, which emails me a transcription of the voicemail, so I read all my messages and have no limit on my mailbox,” explains Briggs.

On the buyer’s side, persistent stalking of the listing agent could net you a call-back—or it could turn the agent against you. Prepare your buyers early for the realities of today’s market. No response is common, and it often just means no. Decide what you consider a reasonable amount of “touches” and stop there. And be sure to review the MLS before you reach out.

While Bergamini is generally a listing agent, he does work with the occasional buyer and is in constant contact with his buyer agents. This helps him remember to see the transaction from their side as well. “If you can put yourself into the seller’s (or buyer’s) shoes, you will see more deals closed and have happier clients,” he says.

Bottom Line: Remember the Golden Rule. Treat others as you want to be treated.

Lack of Transparency

– Listing agent doesn’t acknowledge offers.
– Buyer agent doesn’t disclose that buyer hasn’t seen the property.

If you’re listing well-priced homes in today’s market, you are likely to encounter multiple offers—and frustrated buyer agents. Knowing this, you might choose to set some ground rules right away. For example, provide specific time periods when the home will be available for showings and announce a deadline for the first review of offers. This way, the other side knows whether they still have a chance.

Draft a simple acknowledgement that you can copy and paste in reply to all offers received. “Even if it’s a simple ‘Thank you for the offer, I’ll let you know as soon as I hear from the bank’ or ‘My seller is reviewing all offers this weekend, and I’ll let you know by Sunday,’” says Leah Wolfe-Kraemer, GRI of Welcome Home Realty in Avondale. “Your clients aren’t the only ones who deserve reasonable service and common courtesy.”

If buyer agents expect listing agents to be transparent about the process, they should consider returning the favor. “If your client put offers in on ten short sales and just closed one, don’t leave us hanging out there thinking the buyer is still around while we are negotiating their offer,” suggests Briggs.

If you’re making an offer on a home your client has not yet seen, is it because you’ve counseled your buyer that they can always bow out during the inspection period? Or is it because you’re working with an investor that trusts you to preview the home for them? Let the listing agent know so that they can appropriately evaluate your offer.

Of course, an agent’s first duty is to their client, and not everything can or should be disclosed. “Don’t make assumptions,” says Cynthia Leggitt with HomeSmart in Gilbert. “There may be a back-story you know nothing about. So be courteous to your fellow agents in a spirit of cooperation.”

Bottom Line: Be as transparent about the process as possible.

MLS Issues

– Listing agent doesn’t update MLS status.
– Buyer agent ignores showing instructions.

 “?Update the MLS religiously,” pleads Gerri Bara with West USA Realty in Mesa. “Have some pity on the people who read and rely on the information contained in your listings!” No buyer agent wants to make an offer on a home that should have been marked pending ten days ago.

Similarly, no listing agent wants to answer call after call requesting information that is clearly outlined in the agent notes. “Consult the listing before you call,” says Bergamini. “Half the time buyer agents call with questions that show they haven’t even looked at the listing.”

If you see something that doesn’t seem right, don’t jump to the conclusion that the other agent is lazy or has improper motives. It could be an honest mistake or a newly licensed agent still figuring out the rules. “When someone has a property listed as active and it shouldn’t be, email them a gentle reminder,” suggests Bergamini. C. Dale Hillard, designated broker at West USA Realty in Phoenix and the Rules Committee Chair at ARMLS, agrees. “If it’s a simple thing you spotted, call the agent and give them a chance to correct it,” he says. “For flagrant violations, I encourage you to push the button every time.”

“I have spoken to listing agents, and when I question them about it, they tell me they leave it active to try and secure back-ups,” says Steve Bachman with HomeSmart in Scottsdale. “[That’s an] immediate report.”

Bottom Line: Assume the best, but report the worst.

Lockbox Etiquette

– Listing agent uses combo lockbox, and no one bothers to scramble the code.
– Buyer agent hands plano to client with agent-only information.   

Listing agents must do all they can to protect the seller and the property. The last thing you want is to find that someone used a lockbox to enter a home and steal the appliances. This means using the best lockbox you can afford and being cautious about codes. “I’ve walked up to far too many combo boxes with the combo staring back at me,” reports Paul Slaybaugh with Realty Executives in Scottsdale. “Then there are the ubiquitous codes that are used for every listing that we all know by heart.”

“If an agent can’t afford $80 for a lockbox, perhaps they should not take the listing,” says Tonia Vickery, CRS with RE/MAX Renaissance Realty in Peoria. “Listing homes is not free, which is why we want good compensation when it closes.” She recommends that listing agents investigate used boxes. “When I picked up in listings years back, I started asking agents who were getting out of the business and got tons of used ones for at least 50% off,” she reports.

Buyer agents also have a role to play in safeguarding the home—and in avoiding liability. First, a lockbox on a home is not an invitation to enter. Even if a listing is pending or vacant, you must have the listing agent’s permission to enter. Unauthorized lockbox access could earn you a hefty fine from your MLS or local association. And if you checked the listing a week ago, check it again before you arrive, advises Mary Roberts, GRI with Keller Williams Arizona Living in Lake Havasu City. “A house may have been vacant last week and now have tenants in there.”

Be aware of who might be watching when you enter codes on a combo box and scramble it right away. Never hand clients information that is for agents’ eyes only, such as a plano with codes. Have a plan for what to do if another agent arrives while you are showing a home. “I either ask them to wait or put the black box back in, so they have to enter their code,” reports Briggs. “If the home has a combo lockbox, I ask the buyer agent to show me the MLS printout, so I can confirm they are an agent.”

While in the house, keep tabs on your buyers. Agents have had buyers do crazy things in other people’s homes, from letting their kids jump on beds to stealing medicine from the bathroom to unlocking a window for an unlawful re-entry later. Before you leave, double-check that all doors and windows are locked. (And we don’t need to tell you not to steal keys out of lockboxes to prevent other buyers from seeing it, right?)

Bottom Line: Protect the consumer.

Bad Behavior

– The cooperating agent calls you or your client names.
– You tell your client that the other agent’s incompetence is to blame for issues arising.

Article 15 of the Code of Ethics states, “REALTORS® shall not knowingly or recklessly make false or misleading statements about other real estate professionals, their businesses or their business practices.” Bergamini takes this to heart in his interactions with clients: “If my sellers ask me what I know about the other agent, I tell them that I know he/she’s a good agent and will do the best for their client. That’s all they need to know.”

When things go badly, it’s easy to blame the other side, to tell your client that the other agent is an amateur or that the seller is delusional. Sometimes agents do this to minimize their own missteps. Sometimes they may say those things because they’re true. Either way, it’s a disservice to the transaction. “It’s our responsibility not to let clients know if we have an issue with someone,” says Bergamini. “They should end the deal feeling like, ‘Wow! What an easy process.’”

“There needs to be common decency with regard to one’s chosen language about other agents/brokers and parties to a transaction,” reports Patrick Brennan with @Home Properties and Management in Peoria. “I recently had to ask that a listing agent not call my client names.” Persistent disrespectful behavior should be reported to the agent’s broker.

It’s not only unethical to bad-mouth another agent. It can also be bad for business. “You don’t know if the biggest deal in your life will be with someone you just said something nasty about on Facebook,” says Bergamini.

Candice Hudson with Sonoran Fine Properties in Scottsdale has a long memory for agents who behave badly. “I also remember all the good ones, the true professionals who know that every market turns at some point,” she notes.

Bottom Line: Stay positive.


You’ve done your best. You’ve been patient. You’ve given the other agent the benefit of the doubt and a few extra chances. Now it’s time to get serious.

Brokers. “Anytime there’s a situation that has escalated to more than one phone call, your broker probably needs to be aware of it,” says Bergamini. “Your broker is there to protect your license, their license and your client. The sooner they get wind of it the better.” Occassionally, a broker-to-broker call can clear up an issue quite effectively.

MLS. Some situations can be handled agent-to-agent, but egregious problems should definitely be reported. Most MLSs make it easy to report violations anonymously. For something like unauthorized lockbox access, it’s a good idea to provide as much detail as possible: lockbox number, MLS number, a statement from the seller and a police report, if appropriate.

Ethics. If you are dealing with an agent or broker who is a REALTOR® (that is, a member of a REALTOR® association), they are bound by NAR’s Code of Ethics. If you feel that an article of the code has been willfully violated, consider mediation or an ethics complaint. Thedisputes section of AAR’s website covers the processes involved. Or you can give AAR’s professional standards department a call at 602-248-7787.

Department of Real Estate.ADRE responds to consumer investigation requests about licensees who may have violated real estate law or the Commissioner’s Rules. Learn more about theInvestigations Division.

“Some practices just need to be stopped, but unless they are reported, the Department of Real Estate and AAR can’t do anything about them,” advises Judy Osmanski with Ken Meade Realty, Inc. in Sun City. “Step up to the plate and report a violation.”

May 2012 – Table of Contents