Multiple Listing Service
Under Multiple Listing Service (MLS or Multiple Listing System or Multiple Listings Service) refers to cooperate with each other and to transact business community a data network using the connected real estate agent. Here, properties are digitally stored in an Internet database, so that each participant has access to all objects of other participants. A search function allows any connected prospects a quick access to potential sale items. In the U.S., this cooperation is standard.
- 2.1 Canada
- 2.2 USA 2.2.1 New York City
- 2.2.2 Strategies for the common benefit of MLS data in the United States
- 3.1 Germany
- 3.2 United Kingdom
- 3.3 Italy
- 3.4 Czech Republic
- 4.1 Philippines
- 4.2 Vietnam
- 4.3 Israel
Origin
The first MLS were established in the United States in the late 19th century. Real Estate Agents met regularly in the offices of their organizations to exchange information on offers and to agree performance bonuses. For the North American range of the Real Estate Transaction Standard has to naturalized.
Unlike traditional public real estate markets the offers connected brokers are accessible. This means that a customer needs to hire a real estate agent only to have most of offered objects. For the broker, it means that he will quickly find more suitable properties with the help of the preparatory work of his colleagues and thus can handle faster commercialization. In addition, it can offer the properties offered in public exchanges and thus to public real estate markets an information advantage.
To date, MLS are mainly distributed in the U.S. and Canada, but first beginnings are already in other countries such as UK to see. Multiple Listing systems can be found in many different forms. They combine the listings of all available properties that are represented by brokers who are both members of this MLS are as well as the American Association of Estate Agents National Association of Realtors (NAR ), Canadian Real Estate Association Canadian Real Estate Association ( CREA) and the independent network of estate agents ( The Independent Network of Estate Agents ) INEA in the UK.
There is not an authoritative MLS, and no universal data format. However, there is a data standard in the real estate industry - real estate transaction standard (Real Estate Transaction Standard) - which is used by many MLS in North America. The many local and private databases use XML data feeds to listings on or unsubscribe. Some are from individual real estate associations or individual agents or groups of associations ( all brokers represent within a given community or a given area ) controlled and called MLS because they share data among its members, or because they are agreements on mutual access to data include.
The purpose and advantages of the MLS
The primary purpose of an MLS is to create a platform that can do on the listed brokers other participating agents ' unilateral compensation offers ". In other words, the commission of the listed broker is published within the MLS to other cooperating brokers. Such compensation offer is considered a contractual obligation, however, can be negotiated between the parties. Since the commission for a transaction as well as all property information in the MLS are included, it is in the interest of the brokers involved to keep (and the public), accurate and timely data in MLS.
As an added benefit of an MLS can a registered member search the MLS and get information on all offered by the participating agents, real estate for sale. MLS include hundreds of information on the characteristics of a property. This information shall be determined by competent and experienced in the respective market, real estate experts. Public real estate websites, however, represent only a small number of information about the property is available.
Access restrictions and criticism of MLS
Most multiple - listing systems restrict membership and access to real estate brokers ( and their representatives ), which may have a license of the operator; Member of a Board or a broker association ( such as the " bvi - Federation for the real estate ) are Access is however more and more open as websites of the public the opportunity to view parts of the MLS Listings However, it still remains sufficiently control.. about how to access the information within the MLS. Usually only the broker full access to the MLS database that will receive commission from the sale value.
Many public Internet forums are of limited use to look at comparable properties in the past achieved selling prices or monthly statistics. This represents a cornerstone of various ongoing arguments about the current state of the property market, which focus on free and public information, which is necessary for both buyers and sellers to ensure that the final fair prices are negotiated. Only then can a more stable and less volatile market can be obtained.
Persons acting as a private seller - ( en: For Sale By Owner, FSBO ) - can not listen directly into an MLS in general their house. As an example of an exception to this general practice, the MLS can for Spain, AMLASpain are considered, the private sales ( FSBO ) permits. An appropriately licensed real estate agent who is neither joined a real estate association, still wants to operate his business within the association rules, the MLS can not join. However, there are brokers and many online services that offer private sellers the opportunity to list their property in their local MLS database by paying a flat fee or based on another compensation method.
In Canada, the Canadian Real Estate Association, there was a rigorous testing and examination of the Canadian Real Estate Agents Association CREA by the competition authority and a legal dispute with the former CREA member and real estate agents Realtysellers (Ontario) Ltd.. , In terms of their control over the Canadian MLS. 2001 Realtysellers (Ontario) Ltd.. started, a discount real estate company that reduced the role of representatives and their received from buyers and sellers commissions. The brokers got together later and filed a lawsuit over $ 100 million against CREA and TREB one, claiming that they had broken a 2003 closed out of court agreement.
Multiple Listing Systems in North America
In North America, the MLS are controlled by private companies, the rules are set by these companies. There is no state or federal oversight except the individual state laws regarding the real estate market. Multiple Listing systems set their own rules for membership, access and distribution of information, but the nationwide rules of NAR or CREA subject. An MLS may be owned by a real estate brokerage firm, a county, a regional association of estate agents or a trade organization and operated by also. Joining a MLS is generally considered to be important for the performance of the brokerage.
Canada
In Canada, the Multiple Listing systems are a cooperative system for the more than 98,000 members of the Canadian Real Estate Association (Canadian Real Estate Association, CREA) and are operated by 101 Canadian real estate boards and 11 Provinz-/Territoriumsverbänden.
The Real Estate Board of ( en: Real Estate Board of Greater Vancouver, REBGV ) claims for itself claim to have introduced the first multiple listing system in Canada. A publicly accessible website ( realtor.ca, formerly mls.ca ) allows customers to search an aggregated subset of the active listings in the databases of all participating bodies with limited details and guides the consumer for more information to a broker.
USA
The largest multiple listing system of the United States is currently the ( en: Metropolitan Regional Information Systems, Inc, MRIS ) in the Washington DC region. It covers most of Washington DC, Maryland (including the counties of Chesapeake Bay), suburban counties of Virginia and parts of West Virginia and Pennsylvania from. To publicly available portions of its website that there has since January 25, 2010 49 140 active members. The numbers, however, vary depending on when the data is queried.
New York City
Although the other boroughs and Long Iceland well received MLS have been in Manhattan MLS never introduced. A small group of brokers founded the Real Estate Association of Manhattan and operate MLSManhattan.com. MLSManhattan has a small part of the total active inventory in Manhattan. The MLS Bronx Manhattan North also covers parts of Northern Manhattan, but was not accepted by the agents to a greater extent.
The dominant database is from New York real estate committee (Real Estate Board of New York, REBNY ) operated a non- brokerage firm, who split in 1994 from the National Association of Realtors National Association of Realtors. REBNY maintains a database called RLS, which stands for REBNY Listing Service. A predecessor of RLS was marketed under the name ROLEX ( REBNY Listing Exchange Online ) until the watch manufacturer Rolex complained a trademark infringement.
Unlike MLS RLS is no data available from which one can see contract details, sales status, or duration of the offer. Rental offers are also not available. RLS is more of a portal for connecting active listings dar. There is no single database. The RLS portal is used by various private databases, including Online Residential ( OLR ) and Real Plus, an exclusive and accessible for a few large brokers and protected database from Manhattan, fed. These databases exchange data continuously and thus produce several different systems with essentially similar data. Another supplier, Klickads Inc. D / B / A Brokers NYC, owned by Lala Wang, complained in 2007 to be included in the list of authorized access to the list of companies.
Most agents from Manhattan are a member of REBNY. The REBNY RLS requires that all listings are registered and distributed within 24 hours. ( By 2007, 72 hours to bear agencies without data entry at the weekend invoice)
Strategies for sharing of MLS data in the United States
The American Real Estate National Association of Realtors NAR has established guidelines that allow the agents to show limited MLS information on their websites. The used for this system is known as IDX or Internet Data Exchange ( Internet Data Exchange ). NAR has a financial stake in Move Inc., the company that runs a website display important MLS information with exclusive rights.
Using available on most websites of real estate agents ( as well as many individual brokers pages) IDX search capabilities, potential buyers can view the property on the market. The search criteria are location of the property, type (single-family, rent, land, semi-detached), characteristics of the property ( number of bedrooms and bathrooms ) as well as price ranges. For some properties are also photos available. In many you can store its search criteria and receive daily e -mail information about newly available properties. However, should a potential buyer, if he has found a suitable property, still offering the broker or his own broker contact you to see the house and make an offer.
The U.S. Department of Justice ( U.S. Department of Justice ) filed in 2005, an antitrust lawsuit against the National Association of Realtors on the directive of the NAR, which made it possible for agents to restrict access to their MLS information so that they are not on websites of brokers appeared that operate exclusively over the Internet. This Directive concerned commercial companies that were also licensed as a broker, such as HomeGain who competed customers through Internet advertising and they then referred to the commission to local realtor for a share of 25 % to 35 %.
The antitrust suit the U.S. Justice Department also included the policy of the NAR, according to which certain types of brokers from membership in multiple listing systems were excluded. The NAR has now revised its guidelines and now allows members and others access to data that are classified as protected. The case was completed in May 2008 and NAR agreed that Internet brokers have access to the same Multiple Listing systems obtained as traditional brokers.
Multi- listing systems in Europe
Although it is still lacking in many countries regulations regarding real estate transactions, there are recent attempts to align them with those in developed markets.
Germany
The first multiple - listing system in Germany was published in 2003. Since there is no compulsory training for real estate agents in Germany, it is called in the MLS -tailed brokers in Germany very often used by real estate professionals brokers, and real estate expertise brokers. In general, the companies that operate the free MLS systems pay attention to the training, industry knowledge and length of the professional dedication of its customers in order to increase the quality of the multiple listing systems further. Known and Germany -scale MLS systems are MyIRENS (2003), Sixpercent (2002), Implius ( MLS), Intra Broker (2005) and RE -SHARE ( 2011).
The MLS data standard is based on the well known OpenImmo standard and offers every real estate agent the opportunity to join a multi - listing system.
Great Britain
In the UK, multiple listing systems exist on some software provider of the agencies, but many of them have their software only for use in a company designed (whether 1 or 20 - 30 offices). The problem is that most software packages do not allow the agents to exchange information with other companies ( separate real estate agency ). MLS in the UK are therefore still in its initial phase. A platform for data exchange is now via INEA ( The Independent Network of Estate Agents ), an independent network of estate agents who work with 2 /3 of the major software providers, which means that agents select at least other brokers and send MLS information and can receive. Until the start of INEA most software vendors have not worked together. A platform for data exchange has therefore just as little as there is an MLS data standard.
In the 1980s and early 1990s, the brokers cooperate in offering objects to other brokers much like the early U.S. and Canadian agent - with paper forms with fields for checking. The agreed with the owner characteristics, and possibly a photo or negative as an annex; later a similar procedure by e- mail, and graphic computer files was used. This worked to the extent that all real estate agents involved have been able to copy the object data on paper or email based. The main broker was regarded as a seller. The entire sales progress was about him and the commission was divided upon completion.
End of the 1990s many of the smaller real estate offices were taken over by larger companies (known as society ) was performed and as this broke many of the MLS - relationships of the smaller offices. There were more software options (all were in competition with each other ) and because the software companies did not cooperate, the broker collectives were fragmented by not collaborating Fremdsoftwareüberbleibsel. After 2000 from major real estate portals entered the market, the British brokers began to work alone because now all had access to the same platforms.
The weak economy and rising fees portals meant a change. The brokers pay less to less portals, reduced by 4 or 5 to perhaps only one main entrance and a second portal that you left possibly to test another. Slowly the broker realized through cooperation and the new UK standard MLS data INEA (IDX) that they can use the resources of their peers and that they can achieve a better customer marketing with reduced costs through collaboration. MLS has arrived.
Investigations and developments of INEA have shown that once again a platform for MLS in the UK exists and that the good old days of working with paper forms are over. The support from now 2/3 of the main software houses in the UK means that brokers on their website to sell their own listings and an additional feed with INEA accepted Submaklern. Although still fairly new, MLS has reached an important milestone in the UK. From the 1990s, as the realtors have posted their offerings in the windows of other brokers and their display walls, the gap has now been closed and is now the realtors can show on their websites both their own products and services as well as that of their colleagues. Thus, they can provide their customers accordingly with other MLS offerings, according to the motto: ". Instruct me properly and you will get the other MLS offers"
Italy
In Italy, several MLS already exist and it is possible to choose between a variety of real estate companies that manage the objects among the agencies that sell listings on other Internet platforms, or both. A well-known MLS is Tuttocasa.gest
Czech Republic
In the Czech Republic Multiple Listing systems include the system name IMMO2. Czech Realtors operates with this system, an MLS for the Czech Republic. " IMMO2 " is officially connected with many brokers from all over Europe and used the brand name " IMMO2 "
Other multi- listing systems
Philippines
The Association of Philippine real estate brokers ( PAREB ) operates RPMLX, an MLS for the Philippines. PAREB is officially connected with NAR in the United States and can therefore use the brand name " Realtors " lawful.
Vietnam
In Vietnam, the Multiple Listing Service 2010 was introduced. The MLS in Vietnam is based approximately on the U.S. model, with some modifications to adapt to local market conditions. Specifically, the system supports both the open listings agencies as well as the MLS as the current market mostly works with open model agencies. Offers from private sellers FSBO are not allowed.
Israel
The Israeli Multiple Listing Service is the name of Shiran. MLS is operated in Israel since 1990, mainly in the region of Jerusalem. The system is operated with full exclusivity for both sales as well as rentals.