REALTOR® Cooperation Policy

The cornerstone of this policy is that when a property is publicly marketed, REALTORS® must submit the listing to an MLS® System within three (3) days, unless an exemption applies.

Compliance - Public Marketing 

It has been observed that while concerns are frequently raised regarding members not adhering to established rules, many are unwilling to take the necessary steps to address these breaches.  Upholding professionalism and transparency in our industry is a collective responsibility – members must be willing to act, and to inform us of the complaint properly so that it can be addressed.  

If a member identifies a breach of the REALTOR® Cooperation Policy, a Professional Standards Complaint can be filed. Breaches may include violations observed through email communications, signage, digital platform, or other means. 

LSTAR staff cannot initiate this complaint on behalf of members reporting the issue, we can only provide a warning.  Please keep in mind that it is difficult for board staff to monitor this, as this type of breach occurs outside the MLS® System. 

To maintain fairness and transparency, the complaint must follow the proper Professional Standards channels to allow for due process and an opportunity for both parties to be heard. 

The Professional Standards Complaint Form can be accessed [here]. 

What Constitutes Public Marketing?

Public marketing refers to any form of promoting or advertising to the general public or to REALTORS® not directly associated with the listing brokerage or office in a business capacity.

Examples of public marketing include:

• Digital communications (e.g., email campaigns, newsletters, social media posts)
• Flyers or physical advertisements
• Yard signs – Coming Soon
• Listing on public-facing websites
• Displays or promotions on brokerage websites or within their offices

Internal Communications: REALTORS® Within the Same Brokerage

Communications within the same brokerage are not considered public marketing.

What About Branch Offices?

If a brokerage has multiple branch offices under the same broker of record, communications between a listing REALTOR® and REALTORS® in those branch offices are also not considered public marketing.

However, communications with REALTORS® in a different brokerage office under a separate broker of record, whether unaffiliated or affiliated through a shared franchise, would be considered public marketing – unless communication is a one-to-one direct interaction.

One-to-One Direct Communication

Public marketing does not include one-to-one direct communication between the listing REALTOR® and a REALTOR® from another brokerage or office.

Key Distinction: One-to-One vs. One-to-Many

• One-to-One Communication: Direct interaction between two REALTORS® (e.g. listing REALTOR® from Brokerage A shares a listing with a REALTOR® from Brokerage B who may have an interested buyer). This is not considered public marketing.
• One-to-Many Communication: Any method where the listing is shared with multiple recipients (e.g., email blasts, private social media groups) triggers the requirement to list the property on the MLS® System within the specified timeframe.  

Examples

• Permissible: A listing REALTOR® shares a property with a single REALTOR® from another brokerage through direct communication.

Not Permissible

• Sharing a listing in a private social media group with REALTORS® outside the listing brokerage.
• Sending personalized emails to multiple REALTORS® using a database, even if addressed individually.  (As a REALTOR®, it is crucial to understand Canada’s Anti-Spam Legislation (CASL), which governs how electronic messages such as emails and texts can be sent. 
  https://member.crea.ca/resources-compliance/legal-compliance-national-standards/compliance-resources/anti-spam-casl/

Additional Key Points

1. Forwarding Listing is Prohibited

• As a receiving REALTOR®, listings shared through one-to-one communication must not be forwarded to other REALTORS®. Only the listing REALTOR® should handle direct communications.

2. Policy Covers Non-Active Listings

• The policy also applies to “coming soon” or other non-active listings.

3. Disclosure Requirements
   • REALTORS® must inform seller clients of the benefits of listing on an MLS® System in writing.
   • At a minimum, the disclosure must explain that MLS® Systems:
     • Provide increased exposure to potential buyers.
     • May lead to more offers
     • May result in better offers regarding price and terms.

• This disclosure must be provided before any property marketing begins.
• A REALTOR® Cooperation Disclosure and Consent Form is available on WEBForms® and SkySlope Forms for this purpose. 

Click here for more information on the REALTOR® Cooperation Policy.