Massachusetts Real Estate architect rules - board of registration for architects, how architects can help, choosing an architect, fees, filing a complaint, Dreamhomes, your Internet Realtor making the home buying or selling process easy and profitable. Internet ease with personalized service.

Contents:	About the Board of Registration of Real Estate Brokers and Salespersons Agency Disclosure Types of Agency Relationships Licensed Brokers and Salespersons Things Buyers Should Know Things Sellers Should Know Things Renters Should Know Your Responsibility as a Consumer Filing a Complaint

	Board of Registration of Real Estate Brokers and Salespersons The Board of Registration of Real Estate Brokers and Salespersons is one of 32 professional and occupational licensing boards within the Division of Professional Licensure. The Real Estate Board licenses applicants who meet the statutory and regulatory requirements initiated for real estate brokers and salespersons. In carrying out its mission, the Board regulates real estate schools and agent curriculum and contracts with a testing vendor to provide computerized broker and salesperson examinations. The Board seeks to protect consumers by exercising its authority to discipline those real estate agents who violate licensing laws and regulations.
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	Agency Disclosure A real estate broker or salesperson must tell you who he or she represents in a prospective transaction. This disclosure of the relationship the agent has with you must be made in writing at the time of your first personal meeting to discuss a specific piece of property.
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	Types of Agency Relationships Sellers Agent If you engage the services of a listing broker to sell your property, you become the broker’s client. That broker represents you, the seller, and owes you undivided loyalty, confidentiality and accountability. In negotiating for the best price and terms, he must put your interests first. Buyer’s Agent You may engage the services of a broker to represent you exclusively as a buyer of real property. In this case, the broker represents you and is accountable to you. She must obey your instructions and keep confidential anything you tell her that may affect your purchase of real property. In negotiating for the best prices and terms, she must put your interests first. Disclosed Dual Agent A broker can work for both the buyer and the seller on the same property provided the broker gets the consent of both parties and provides each with a written notice of the relationship. In this case, the broker is considered a "disclosed dual agent." This broker owes both the seller and buyer a duty to deal with them fairly and honestly. In this type of agency relationship, the broker does not represent either the seller or the buyer exclusively, and neither party can expect the broker’s undivided loyalty. Undisclosed dual agency by a broker is illegal.
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	Licensed Brokers and Salespersons Only licensed real estate brokers and salespersons can assist you with the purchase, sale, lease or exchange of real property. This assistance includes a number of services, such as examining property for basic valuations (not to be confused with the services of a licensed appraiser), negotiating purchase, sale or lease agreements, maintaining escrow accounts, and advertising. To become licensed, an applicant must satisfactorily complete the agent curriculum in real estate approved by the Board and pass a written examination conducted by the Board’s testing service. A real estate broker negotiates agreements to sell, exchange, purchase, rent or lease interests in real property for a fee, commission or other valuable consideration for another person. A broker is responsible for accepting and escrowing all funds, such as a deposit placed on the purchase of a home, and for finalizing transactions. A real estate broker must supervise any transactions conducted by a salesperson. A real estate salesperson engages in the same activities as a broker, except completing the negotiation of any agreement or transaction. A salesperson also has no authority or control over escrow funds. A salesperson must be affiliated with a broker, either as an employee or as an independent contractor, and work under the supervision of the broker. A salesperson can not operate his own real estate business.
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	Things Buyers Should Know Who does the real estate agent represent? Typically the broker represents the seller, though in today's environment it is common for full service agencies to have seller, buyer and dual agency representation. Make sure the real estate agent is licensed and in good standing with the Board. (Check that both the broker’s and salesperson’s licenses have not been subject to disciplinary action, such as a suspension or revocation.) Call (617) 727-2373. You can negotiate the amount of any deposit. Deposits: Both parties need to be clear about who will hold any deposit funds and what will happen in the event of a dispute between the parties. All agreements should be in writing, and no party should sign an agreement or pay any money until they are comfortable that they understand the terms. If a broker accepts money from you for any reason, that broker must immediately deposit the payment in an escrow account, a separate bank account which is maintained specifically as a depository for funds belonging to others. The money must be kept in this separate account until the transaction is successfully completed or is terminated. It is illegal for a broker to mingle your funds with his own. If a salesperson accepts your payment or deposit, the salesperson must turn over this money to the supervising broker. If you make an offer to purchase a property listed by a broker, the broker or salesperson is required to convey your offer to the owner of the property immediately. You should be clear about your negotiating position prior to making an offer on a property. Don’t become attached to property beyond your desired price range. You could end up spending beyond your means. You can negotiate the terms of a purchase and sale agreement. Purchase and Sale Agreement: A Purchase and Sale Agreement is the contract between the buyer and seller noting the terms concerning the purchase of the house (real property). Essentially, it controls the sale of the home from seller to buyer. It includes information on what is being sold, the sale price, your financing, the type of title you will get, the closing date, the amount of deposit you have paid over and how much of the house price you are financing. Typical negotiable items include: The amount of the deposit, the closing date, the number of loan applications you will file and the main terms of such loan (e.g., that your are trying for a fixed rate loan that does not exceed a specific percentage and number of years). You may also rid the agreement of deposit dispute clauses or include one more favorable to you as the buyer should the sale fall through. Allow enough time in the purchase and sale agreement to obtain financing. The purchase and sale agreement should also specify how many applications for financing constitute "good faith." Repeated unsuccessful applications can be costly and time consuming. Investigate "pre-approval" before house hunting so you are clear about financial limitations. If the broker or the seller makes any important promises or representations about the property or what will be included in the sale, make sure those promises are contained in the purchase and sale agreement. Allow enough time in the purchase and sale agreement to have a professional home inspection performed. Use references from friends, not the listing broker, to find your own inspector. On the day of the closing, before papers are passed, make one final walk through of the property to be sure it is in the agreed upon condition. It is often wise to seek legal advice prior to signing any documents concerning the purchase of real estate. Ask questions. Don’t sign anything until it has been explained to your full satisfaction.
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	Things Sellers Should Know Find out whether you are dealing with a salesperson or a broker. You may want to make sure that your understanding with a salesperson is confirmed by the broker, with whom the salesperson is affiliated. Make sure the real estate agent is licensed and in good standing with the Board. (Check that both the broker’s and salesperson’s licenses have not been subject to disciplinary action, such as a suspension or revocation.) Call (617) 727-2373. Sellers typically use the services of a real estate broker to sell their residential or commercial property. This is usually described as giving that broker a listing. The terms of the listing agreement are negotiable. Listing Agreement: Often brokers present sellers with a standard listing agreement (an agreement which contains "standard language"). These agreements are certainly acceptable and are commonly used in the practice. (They are not, however, developed by the Real Estate Board or by state government.(Note: DREAMHOMES uses forms developed by the Greater Boston Real Estate Board) ) You may negotiate different terms that are acceptable to you and the broker. Typical negotiable items include: How long you will give a broker to sell your real property, the type of advertising which will be done, and the commission you will pay to the broker. Unless your needs demand otherwise, your listing agreement should seek to have your property advertised in as many advertising mediums as possible, thereby giving it greater exposure to more potential buyers. (For example, the Multiple Listing Service of the private realtor professional associations, local newspapers, newspapers with statewide circulation, or the internet.) Determine whether you want the broker to represent you exclusively. This means that the broker is the only broker representing you in the sale of your real property. This is a typical arrangement, but some sellers may wish to enter into a non-exclusive listing agreement with a broker, based on their particular needs. In such situations, the broker does not exclusively have the right to sell your real property. That broker will attempt to sell it, but you may also employ other brokers and your own efforts in selling the real property. Naturally, non-exclusive listing agreements may affect the ultimate terms of the agreement, particularly the commission. (Remember, the broker bears the cost of advertising the property, which can be substantial. With a non-exclusive listing agreement, the broker may want a larger commission for a sale made by the broker since he or she undertakes these costs without the exclusive right to sell.) Check if a broker has errors and omissions insurance for his or her brokering practice. (State licensing law requires real estate brokers to have a five thousand dollar surety bond, but many brokers carry additional errors and omissions insurance.) This may be helpful should there be a problem which leads to litigation against a broker. Check to be sure your broker will accept offers made from other brokers including brokers who represent the buyer exclusively and brokers who may not be affiliated with a professional association. Brokers are required to present all offers that are made to them to you, the seller. Clearly understand what your interests are so that when you enter into a listing agreement with a broker you are comfortable with the terms. You also may want to have an attorney review such an agreement before you sign it.
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	Things Renters Should Know Anyone in the business of finding living accommodations for another for a fee, commission, or other valuable consideration must be licensed as a real estate broker or salesperson Make sure the real estate agent is licensed and in good standing with the Board. Call (617) 727-2373. When seeking to rent or lease an apartment, house, or condominium through a real estate broker or salesperson, you may be asked to complete an application. Know what you are signing. Some applications may bind you to a fee that must be paid whether or not you ever sign a lease. Even when a standard application form (a form that contains "standard" language) is used, you can submit the application with changes that reflect your terms. There are no "agency disclosure" regulations for agents finding rental or lease property for a fee. Ask who the agent represents - you or the landlord? If you are asked to make a deposit, find out what the deposit will be applied to - first or last month’s rent, security deposit, or a fee. Determine whether it is you or the landlord who will pay the agent’s commission. If you are required to pay the commission, find out when the payment is due. It is illegal for an apartment listing service to advertise or otherwise represent listings that claim to meet certain specifications when, in fact, they do not, or to state that it has listings meeting certain specifications when it has no such listings. It is also illegal for an apartment listing service to induce you to sign a contract by falsely representing that it has listings that conform to your requirements at the time the contract is executed.
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	Your Responsibility as a Consumer Whether you are a buyer, a seller, or a renter, the duties of a real estate broker or salesperson do not relieve you of the responsibility to protect your own interests. If you have questions concerning your particular transaction, pose them to the agent. If you need advice on legal, tax, insurance or other matters, it is your responsibility to consult a professional in those areas. No broker or salesperson should advise you against using the services of an attorney in any real estate transaction.
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	Filing a Complaint While the majority of licensees conduct themselves as true professionals, the Division of Professional Licensure will take action against those who violate the statutes or the Board’s rules and regulations. In many cases, complaints are made by dissatisfied consumers - but, dissatisfaction alone is not proof of incompetence or sufficient grounds for disciplinary action. If you have a serious complaint against a real estate broker or salesperson, call or write the Division’s Office of Investigations and ask for a complaint form: Division of Professional Licensure Office of Investigations 239 Causeway Street, Suite 400 Boston, MA 02114 tel. (617) 727-7406
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	*From the website of the Division of Professional Licensure for Massachusetts.

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Contents:	Board of Registration of Architects How Architects Can Help Choosing an Architect Fees Filing a Complaint

	Board of Registration of Architects Architects provide professional services in connection with the design, construction, enlargement or alteration of buildings including consultations, investigations, evaluations, preliminary studies, aesthetic design, the preparation of plans, specifications and contract documents, the coordination of structural and mechanical design and site development, administration of construction contracts and any other similar service or combination of services in connection with the design and construction of buildings. The Board of Registration of Architects protects the public through regulation of the practice and the title of Architect in the Commonwealth of Massachusetts in accordance with the statutes. The Board establishes the conditions and qualifications required for architectural registration and determines eligibility for admission to examinations. It investigates complaints of possible violations of the laws applying to the practice of architecture and takes appropriate disciplinary action against registrants found to have violated its regulations.
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	How Architects Can Help Architects see the big picture Architects are specially educated to help you define what you want to build, present options you might never have considered, and help you get the most for your valuable investment. They don’t just design four walls and a roof — they create total environments, both interiors and exteriors, that are functional and exciting places in which to work and live. Architects solve problems creatively Architects are trained problem solvers. Need more room for your growing family? Architects can show you how to enlarge your home so you won’t have to move. Have a limited budget? Architects can propose ways to get more for your investment than you imagined possible. Architects help you get the most from your construction dollar Architects can reduce building costs, decrease your home’s energy needs, and increase its future resale value through good design. Architects make your life easier Building is a long process that is often messy and disruptive, particularly if you’re living in the space while it’s under construction. Your architect represents you, not the contractors. Your architect looks out for your interests and smoothes the process, helps find qualified construction contractors, and visits the worksite to help protect you against work that’s not according to plan.
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	Choosing an Architect There are several means of selecting an architect, ranging from formal design competitions to negotiated procurement to competitive bidding. You must determine which approach suits your requirements and designate an individual or group to manage your selection process. To begin the selection process: Make a list of potential architects by asking colleagues for referrals. Contact your local chapter of the American Institute of Architects. Discover who designed projects similar to yours that appeal to you. You may need to ask for qualifications and references at this stage. If the scope of the project is still indefinite, narrow the field based on what you learn. You may want the architect to prepare a preliminary or full proposal explaining how he or she would approach your project. In that case, you may wish to send a written project description to the most promising firms; sending the same information to each architecture firm will make it easier to compare responses. Decide how much cost information to request and when you want to request it; you may want to know only how the architect will charge for services, or you may need more — such as preliminary estimates or even a detailed proposal. The choice is yours to make based on your needs and the nature of the project. An in-house team should review the information you have collected. Useful factors to consider include: The size of the firm and the amount of time it has been in practice; Experience and past projects; Their ability to work within budget/time schedules; Cost of services; Special expertise including experience in your project type, management ability, and knowledge of building codes/zoning regulations. Beyond review of the proposal, you may also wish to: Visit at least one finished project of each architect under consideration; ·Call client references. An interview can give you important information on how well you will be able to work with a potential architect. If the written material you have received doesn’t tell you all you need to know to select a firm, here is one way to pursue the process further: Create a short list of perhaps three to five firms to interview. Allow at least an hour for the interview. Decide on location of interview. At your home or office the architect can gain a better understanding of you and your project; at the architect’s office you can see how the architect and staff work. Make sure that the people you interview are the people who will actually be working on your project. In making your final determination, take into account: Design quality Technical competence Experience Cost Organization You will need to evaluate for yourself the weight to give each of the factors. You should also be looking for an architect who: Is responsive to your needs Listens carefully Seems to understand your company Makes you feel comfortable You will be working with the architect for a long time and may work with him or her on future projects. It is important that you trust the architect’s judgment and ability.
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	Fees The size, complexity, and specific goals and needs of your project, are a few of the factors which must be considered when establishing the fee amount and payment schedule. There are a few different ways architects may charge for their services, they are: Hourly - which may prove cost effective for some projects Stipulated Sum - as proposed by the Architect Stipulated Sum per unit - for example, unit cost by square feet, number of rooms, etc. Percentage of Construction Costs Combination of the above You should discuss your concerns and needs about your project as it relates to fees (as a part of the programmatic issues), with your architect. Not unlike other businesses, an architectural firm’s location, company size, & experience are a few of the items that will contribute to its overhead/expenses, and thus, will affect the price of services. When selecting an architect, you should consider these issues as well. Fees for Remodeling/ Rehab Work Existing conditions, building technologies, age and location of the structure, maintenance (or lack of), and the level of competence of the original builder are all factors that will affect every remodeling project and in turn, affect the cost and the amount of time necessary to properly address the needs of your project by the architect. There is no fail-safe way for architects, engineers, or builders to be able to forecast the existing conditions of your particular project. Without disassembling otherwise serviceable portions of a building, or access to accurate plans of an existing structure, architects can only make reasonable assumptions regarding existing conditions based on our experience and training. We do not have x-ray vision, and no architect can see into walls (or underground) in anticipation of necessary work. The price for an architectural service is given only after the architect has had a chance to see some of the issues involved IN PERSON (i.e. visited the site), and after discussing with you, your project’s goals and needs.
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	Filing a Complaint While the majority of licensees conduct themselves as true professionals, the Division of Professional Licensure will take action against those who fail to maintain acceptable standards of competence and integrity. In many cases, complaints are made by dissatisfied consumers - but, dissatisfaction alone is not proof of incompetence or sufficient grounds for disciplinary action. If you have a serious complaint against a licensed architect, call or write the Division's Office of Investigations and ask for a complaint form. Division of Professional Licensure Office of Investigations 239 Causeway Street, Suite 400 Boston, Mass. 02114 (617) 727-7406