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<p class="MsoNormal">Harry, I am aware that at least one of the large international brokerage firms take the position that their Florida agreements cannot contain automatic renewal provisions.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Their position is that Florida brokerage law requires a definite expiration date in listing agreements. Specifically, they cite § 475.25(1)(r), Florida Statutes which states that disciplinary action may be taken against a licensee if it
is determined that a licensee: “Has failed in any written listing agreement to include a definite expiration date, description of the property, price and terms, fee or commission, and a proper signature of the principal(s); and has failed to give the principal(s)
a legible, signed, true and correct copy of the listing agreement within 24 hours of obtaining the written listing agreement. The written listing agreement shall contain no provision requiring the person signing the listing to notify the broker of the intention
to cancel the listing after such definite expiration date.”<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Although this language only references listing agreements this company has taken the position that their property management agreements may not contain automatic renewal provisions either.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><b><span style="font-size:10.0pt;color:black">Arthur J. Menor</span></b><span style="color:black"><br>
</span><span style="font-size:10.0pt;color:black">Partner, Board Certified in Real Estate Law</span>
<b><span style="font-size:10.0pt;color:#1AB7EA">|</span></b> <span style="font-size:10.0pt;color:black">
Shutts & Bowen LLP <br>
Tel: (561) 650-8510</span> <b><span style="font-size:10.0pt;color:#1AB7EA">|</span></b>
<span style="font-size:10.0pt;color:black">Cell: (561) 358-1572 </span><br>
<span style="font-size:10.0pt;color:black">525 Okeechobee Blvd., Ste. 1100, West Palm Beach, FL 33401</span><br>
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<p class="MsoNormal"><b>From:</b> landten-bounces@lists.flabarrpptl.org <landten-bounces@lists.flabarrpptl.org>
<b>On Behalf Of </b>RPPTL Real Estate Leasing Committee<br>
<b>Sent:</b> Monday, September 11, 2023 6:48 PM<br>
<b>To:</b> landten@lists.flabarrpptl.org; landtencl@lists.flabarrpptl.org<br>
<b>Subject:</b> [RPPTL Leasing Committee] Listing/Commission agreements in a PMA<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:red">EXTERNAL: This email originated from outside of the SHUTTS email system. Do not respond, click any links or open any attachments unless you trust the sender and know
the content is safe.</span><o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal" style="margin-bottom:12.0pt"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:14.0pt">Dear Group,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt">Our firm does not handle any real estate closings or real estate licensing or sales law.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt">I was under the impression that a “listing agreement” cannot be for more than 1 year and it cannot auto renew. I could be wrong.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt">Routinely I see clauses in my client’s Property Management Agreements stating that in the event of sale, the owner must use the property manager’s real estate company, or it has a clause stating the commission
due to the property manager’s real estate company if the property sells while under management. Sometimes it is due if the property sells to the tenant, sometimes, if it sells to anyone. Isn’t this the definition of a “listing agreement”? A million years
ago, I remember a case where an owner challenged this and won. <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt">Most property management agreements have an autorenewal clause.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt">Does this make the clause unenforceable or even in direct violation of FREC rules? Is the clause not a “listing agreement”?<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt">Thanks! <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt">Harry Heist<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt"><o:p> </o:p></span></p>
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<p class="MsoNormal"><b><span style="font-family:"Arial",sans-serif;color:#1F497D">LAW OFFICES OF
<br>
HEIST, WEISSE & WOLK PLLC<br>
PH: 1 800 253 8428<br>
FAX: 1 800 367 9038<br>
<i>"Serving the Property Management Professional"<br>
</i>Website: </span></b><a href="http://www.evict.com/"><b><span style="font-family:"Arial",sans-serif">www.evict.com</span></b></a><b><span style="font-family:"Arial",sans-serif;color:#1F497D">
<br>
Email: <a href="mailto:harry@evict.com">harry@evict.com</a> </span></b><o:p></o:p></p>
<p class="MsoNormal"><b><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:black"> </span></b><o:p></o:p></p>
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