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FREQUENTLY ASKED QUESTIONS - Broker Reciprocity/IDX
Q. What is Broker Reciprocity (BR) /IDX?
A. Broker Reciprocity - Sharing Listings Online also referred to as "Internet Data Exchange" (IDX) as the primary means of enhancing cooperation between REALTORS® to facilitate the purchase and sale of real property. BR gives CC&IMLS Participants the tool they need to display each others' listings on their Internet websites. Under BR, brokers exchange consent to display each others listings on the Internet.
Q. Is everyone required to participate in BR?
A. CC&IMLS participants are not required to participate, however, we believe it is in the best interest for the entire Cape Cod & Islands MLS (CC&IMLS), if all members participate. Members not wishing to participate will need to declare so in writing.
Q. Why would I want to participate?
A. We believe this system presents a great marketing advantage for all CC&IMLS participants. Consumers are looking to the Internet for information about real estate for sale. Inventory, Inventory, Inventory! Company and Agent sites has the ability to offer the most complete data on every active property listing for sale in the Cape Cod & Islands MLS system.
Think of the marketing possibilities for your properties and for yourself! Actively advertise your website for the consumer’s ease of “one-stop shopping” for a home through the Internet. This system saves both the consumer and the Agent time, presenting you with a buyer who is well informed and has well defined wants and needs.
Q. Who is included in this program?
A. All members of the CC&IMLS are automatically included, Companies and Agents, unless they indicate otherwise in writing.
Q. Can I integrate Broker Reciprocity / IDX with my existing website?
A. You may already have a website and you want to simply incorporate Broker Reciprocity / IDX into that existing site. The Internet MLS system allows you to either frame the CC&IMLS Public site, or a choice of several "linking solutions" which provides you with all the CC&IMLS data uploaded directly into your site (this requires coordination with your website developer).
Q. Do I need to inform CC&IMLS when I integrate Broker Reciprocity / IDX with my website?
A. When you decide on which program you want to use, you MUST fill out a Broker Reciprocity Agent Registration and Vendor Information form which needs to be signed by your DR also. Each time you change to a different vendor or choose a new program, NEW forms must be submitted to the BR/ IDX Coordinator.
*link to form
Q. How is the Internet Data Exchange accomplished using a 3rd Party Vendor or Linking Solution?
A. Other brokers' listings can be displayed either by registering for access to a FTP (File Transfer Protocol) or RETS (Real Estate Transaction Standard) site that contains the data from the CC&IMLS compilation and the vendor publishes it on your website, or by obtaining the “public access hyperlink” through CC&IMLS.
Q. How will my listing data get updated?
A. Updated information will be provided daily, each day your vendor can pull the latest data file from the FTP(File Transfer Protocol) site, if your vendor uses a RETS (Real Estate Transaction Standard) site the information is updated throughout the day for even more up-to-date & accurate data .
Q. Do I have to allow other Participants to display my listings on their websites?
A. No, Participants are free to withhold authority for such display - either on a blanket or on a listing-by-listing basis, this is called "Opting-out." Please be advised that this only relates to Public display websites. Virtual Office Websites (VOWs) are not included in the NAR mandate and have the ability to include the entire database of all listings.
Q. What happens if I won't allow other Participants to display my listings on their websites?
A. If you prohibit the display of your listings by other Participants, you may not display their listings on your website pursuant to the Broker Reciprocity / IDX program. Other Participants may give you permission to display their listings but that permission would have to be sought and obtained separately from each Participant. The exception is for Virtual Office Websites (VOWs), offered by 3rd party vendors registered with the CC&IMLS, which are not included in the NAR mandate, have the ability to include the entire database.
Q. If a Participant has a blanket "opt-out" on the display of their listings, can we require them to certify that they have explained the benefits of Broker Reciprocity / IDX and the seller had nonetheless refused to allow such display?
A. No. Since all CC&IMLS participants are automatically included in the program, a participant wishing to choose a blanket "Opt-out" of the program (Opting-out all of their listings) does not need to explain this to their seller. However if a participant only chooses to "Opt-out" a single listing, they must then explain this to their seller and have the seller initial the "Opting-out" statement on the CC&IMLS listing contract. CC&IMLS requires this for any single listing that is "Opting-out" of the Broker Reciprocity / IDX program.
Q. If I don't participate in Broker Reciprocity / IDX, but give another Participant permission to display my listings on their website, can the CC&IMLS (with my permission) transfer my listings to that Participant?
A. No. If the listing agent chooses to "Opt-out", the data for their listings will not be transferred to any other agent via Broker Reciprocity / IDX. However, the listing will still be displayed on the Internet. Participants must be sure to educate their sellers that the listing will still appear on Realtor.com, and can be displayed over the Internet through the Virtual Office Websites. As the Virtual Office Websites are not regulated by Broker Reciprocity / IDX, there is no regulation to prevent them from displaying all listings.
Q. If I want to authorize other Participants to display my listings under Broker Reciprocity / IDX, how do I do it?
A. The way the Broker Reciprocity / IDX program is structured, the consent of each Participant to permit display of their listings is assumed. If you choose not to permit display of your listings by other Participants, you simply notify the CC&IMLS that you are choosing to "Opt-out" and have your seller initial their listing contract to verify they are aware that the agent has chosen to "Opt-out" of the Broker Reciprocity / IDX program.
Q. Can the CC&IMLS refuse to accept my listings if I do not permit other Participants to display them on their websites?
A. No. Participants cannot be required to consent to display of their listings on other Participants' websites as a condition of participation in the CC&IMLS.
Q. Do I have to display ALL of the active CC&IMLS listings on my website?
A. No, you can choose subsets of the information. For instance, if you only sell listings in your immediate market area, you can choose to display only certain towns. Or perhaps you only work with Commercial listings, you can then choose to display only the commercial type of listings, etc. You must use a disclosure that you have chosen to display only certain towns/types or styles of property and the site may not show all the listings available though the Cape Cod & Islands Multiple Listing Service, Inc.
Q. Won't buyers (or individuals posing as buyers) be able to extract the entire CC&IMLS database and do whatever they want with it?
A. The CC&IMLS has chosen to limit the number of search results that can be displayed from a single search function to protect from this, as disclosed in the CC&IMLS Broker Reciprocity / IDX Guidelines.
Q. Won't Broker Reciprocity / IDX enable national and regional firms to aggregate listing information from many MLS's and create a "super-MLS's"?
A. The ability to aggregate listing information from several MLS's remains subject to local MLS rules. Under Broker Reciprocity / IDX, the CC&IMLS has chosen not to limit the right to display other Participants' listings to those offices holding participatory rights in that MLS.
Q. Why would I want to participate? Why should I allow other agents to have access to all my listings?
A. The purpose of Broker Reciprocity / IDX is to service your seller. In a sense this program levels the playing field for all participants of the CC&IMLS. As a Real Estate Agent, your main objective is to provide the best service you can to your buyers and sellers. This program assists the Agent by not only allowing your buyers to see everything out there, but also gives your seller maximum marketing exposure, it allows your sellers listing to be viewable worldwide by millions of consumers. As a result you have a better educated buyer, who has had the ability to evaluate their wants and needs, and presents a realistic consumer by the time they contact you to start viewing properties. From the seller's point of view, with the added internet exposure, and millions of viewers, their property should find a buyer more easily.
Q. Can I authorize some, but not all, Participants to display my listings on the Internet?
A. If you consent to the display of your listings by other Participants under the Broker Reciprocity / IDX program, then any other Participant in the CC&IMLS may display your listings.
Q. Why should we let our listings be displayed on our competitors' website?
A. Letting other Participants display listings on the Internet is a business decision each Participant must make, taking into account their duty to promote the best interests of their clients and customers and to cooperate with other REALTORS®.
Q. Does Broker Reciprocity / IDX conflict with license law or the Code of Ethics?
A. Implementation of Broker Reciprocity / IDX must be consistent with state law. NAR's Broker Reciprocity / IDX policy statement is consistent with the Code of Ethics since no display of other Participants' listings can occur without their consent. Consent though, will be assumed unless affirmatively withheld by the listing Participant.
Q. How does the CC&IMLS handle this system?
A. The CC&IMLS has appointed a Broker Reciprocity / IDX Coordinator to assist agents with their questions, to manage the registration process, to monitor websites and to maintain accurate records. The CC&IMLS also provides assistance to Webmasters and/or other 3rd party vendors for initial implementation questions through the CC&IMLS Broker Reciprocity / IDX Coordinator: Email: br@cciaor.com.
Q. When you discuss monitoring Websites, what do you mean?
A. As per the NAR mandate, CC&IMLS Broker Reciprocity / IDX Participants are required to comply with the CC&IMLS Broker Reciprocity / IDX Guidelines, therefore the CC&IMLS Broker Reciprocity / IDX Coordinator is responsible for compliance issues. Websites will be reviewed 15, 30, and 45 days after the registration process has been completed, until compliance is verified, and upon renewal from thereon. Also, we will also ask all Members to assist with this by notifying the Broker Reciprocity / IDX Coordinator of any competitor's sites where compliance issues may be questionable and may need addressing.
Q. Can MLS's charge a fee to 3rd Party Vendors for access to downloading listing information for the exclusive use of the CC&IMLS Participants?
A. Yes, NAR's Broker Reciprocity / IDX policy does not affect the right of Associations and MLS's to assess fees and charges for services provided to Participants or their contracted vendors. Although the CC&IMLS will not assess a service charge to it's participants for the right to download the listing database, the CC&IMLS will assess a $1000 fee to any 3rd Party Vendor or Webmaster who wishes to access the data.
Q. Does Broker Reciprocity / IDX mean that confidential information is available to the public?
A. No. Broker Reciprocity / IDX permits CC&IMLS to prohibit display of information intended exclusively for other real estate professionals and not for consumers. Although the fields may be included in the data download, according to the CC&IMLS Broker Reciprocity/IDX Guidelines, the confidential information fields may not be displayed on the general Public side of the websites and only the field information designated in the CC&IMLS Broker Reciprocity / IDX Guidelines may be displayed.
Q. Must the listing firm be identified when I display other Participants' listings on my website?
A. Yes, it must conform to the format described in the CC&IMLS Broker Reciprocity / IDX Guidelines.
Q. Can listing information be modified when it is displayed on other Participants' websites?
A. No, the listing information may not be altered in any way, however the amount of information displayed, that is the number of fields, in some cases may be modified as long as the minimum required fields per guidelines are met.
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