<section article="gbo" article_name="Business Occupations and Professions" number="17-101" title_number="17" title_name="Real Estate Brokers" subtitle_number="1" subtitle_name="Definitions; General Provisions"> <level label="a"> <text>In this title the following words have the meanings indicated.</text> </level> <level label="b"> <text>“Affiliate” means, unless the context requires otherwise, to establish between an individual and a real estate broker an employment or other contractual relationship under which the individual is authorized to provide real estate brokerage services on behalf of the real estate broker.</text> </level> <level label="c"> <text>“Associate real estate broker” means an individual:</text> <level label="1"> <text>who meets the requirements for a real estate broker license under § 17-305 of this title but who applies for and is granted an associate real estate broker license under §§ 17-307 and 17-309 of this title; and</text> </level> <level label="2"> <text>who, under the associate real estate broker license, may provide real estate brokerage services on behalf of a licensed real estate broker with whom the associate real estate broker is affiliated.</text> </level> </level> <level label="d"> <text>“Commission” means the State Real Estate Commission.</text> </level> <level label="e"> <text>“Guaranty Fund” means a real estate guaranty fund established by the Commission under § 17-402 of this title.</text> </level> <level label="f"> <text>“Hearing board” means a real estate hearing board appointed by the Commission under § 17-325 of this title.</text> </level> <level label="g"> <level label="1"> <text>“License” means, unless the context requires otherwise, a license issued by the Commission.</text> </level> <level label="2"> <text>“License” includes, unless the context requires otherwise:</text> <level label="i"> <text>a real estate broker license;</text> </level> <level label="ii"> <text>an associate real estate broker license; and</text> </level> <level label="iii"> <text>a real estate salesperson license.</text> </level> </level> </level> <level label="h"> <text>“Licensed associate real estate broker” means, unless the context requires otherwise, an associate real estate broker who is licensed by the Commission to provide real estate brokerage services on behalf of a licensed real estate broker with whom the associate real estate broker is affiliated.</text> </level> <level label="i"> <text>“Licensed real estate broker” means, unless the context requires otherwise, a real estate broker who is licensed by the Commission to provide real estate brokerage services.</text> </level> <level label="j"> <text>“Licensed real estate salesperson” means, unless the context requires otherwise, a real estate salesperson who is licensed by the Commission to provide real estate brokerage services on behalf of a licensed real estate broker with whom the real estate salesperson is affiliated.</text> </level> <level label="k"> <text>“Licensee” means a licensed real estate broker, a licensed associate real estate broker, or a licensed real estate salesperson.</text> </level> <level label="l"> <text>“Provide real estate brokerage services” means to engage in any of the following activities:</text> <level label="1"> <text>for consideration, providing any of the following services for another person:</text> <level label="i"> <text>selling, buying, exchanging, or leasing any real estate; or</text> </level> <level label="ii"> <text>collecting rent for the use of any real estate;</text> </level> </level> <level label="2"> <text>for consideration, assisting another person to locate or obtain for purchase or lease any residential real estate;</text> </level> <level label="3"> <text>engaging regularly in a business of dealing in real estate or leases or options on real estate;</text> </level> <level label="4"> <text>engaging in a business the primary purpose of which is promoting the sale of real estate through a listing in a publication issued primarily for the promotion of real estate sales;</text> </level> <level label="5"> <text>engaging in a business that subdivides land that is located in any state and sells the divided lots; or</text> </level> <level label="6"> <text>for consideration, serving as a consultant regarding any activity set forth in items (1) through (5) of this subsection.</text> </level> </level> <level label="m"> <level label="1"> <text>“Real estate” means any interest in real property that is located in this State or elsewhere.</text> </level> <level label="2"> <text>“Real estate” includes:</text> <level label="i"> <text>an interest in a condominium; and</text> </level> <level label="ii"> <text>a time-share estate or a time-share license, as those terms are defined in § 11A-101 of the Real Property Article.</text> </level> </level> </level> <level label="n"> <text>“Real estate broker” means an individual who provides real estate brokerage services.</text> </level> <level label="o"> <text>“Real estate salesperson” means an individual who, while affiliated with and acting on behalf of a real estate broker, provides real estate brokerage services.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-102" title_number="17" title_name="Real Estate Brokers" subtitle_number="1" subtitle_name="Definitions; General Provisions"> <text>This title does not apply to:</text> <level label="1"> <text>a person while acting under a judgment or order of a court;</text> </level> <level label="2"> <text>a public officer while performing the duties of office;</text> </level> <level label="3"> <text>a person while engaging in a single transaction that involves the sale or lease of any real estate under a power of attorney executed by the owner of the real estate;</text> </level> <level label="4"> <text>a licensed auctioneer while selling any real estate at public auction;</text> </level> <level label="5"> <text>an owner or lessor of any real estate while managing, leasing, or selling the real estate, unless the primary business of the owner or lessor is providing real estate brokerage services; or</text> </level> <level label="6"> <text>a person while acting in the capacity of:</text> <level label="i"> <text>a receiver;</text> </level> <level label="ii"> <text>a trustee;</text> </level> <level label="iii"> <text>a personal representative; or</text> </level> <level label="iv"> <text>a guardian.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-201" title_number="17" title_name="Real Estate Brokers" subtitle_number="2" subtitle_name="State Real Estate Commission"> <text>There is a State Real Estate Commission in the Department.</text> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-202" title_number="17" title_name="Real Estate Brokers" subtitle_number="2" subtitle_name="State Real Estate Commission"> <level label="a"> <level label="1"> <text>The Commission consists of 9 members.</text> </level> <level label="2"> <text>Of the 9 members of the Commission:</text> <level label="i"> <text>5 shall be licensed real estate brokers, licensed associate real estate brokers, or licensed real estate salespersons; and</text> </level> <level label="ii"> <text>4 shall be consumer members.</text> </level> </level> <level label="3"> <text>Of the 5 professional members:</text> <level label="i"> <text>1 shall be a resident of any county in the area that consists of Cecil, Caroline, Dorchester, Kent, Queen Anne’s, Somerset, Talbot, Wicomico, and Worcester counties;</text> </level> <level label="ii"> <text>1 shall be a resident of any county in the area that consists of Baltimore, Carroll, Harford, and Howard counties;</text> </level> <level label="iii"> <text>1 shall be a resident of Baltimore City;</text> </level> <level label="iv"> <text>1 shall be a resident of any county in the area that consists of Anne Arundel, Calvert, Charles, Prince George’s, and St. Mary’s counties; and</text> </level> <level label="v"> <text>1 shall be a resident of any county in the area that consists of Allegany, Frederick, Garrett, Montgomery, and Washington counties.</text> </level> </level> <level label="4"> <text>The Governor shall appoint the members with the advice of the Secretary and with the advice and consent of the Senate.</text> </level> </level> <level label="b"> <text>Each member of the Commission shall be a citizen of the State.</text> </level> <level label="c"> <text>Each professional member of the Commission shall have been:</text> <level label="1"> <text>a resident of any of the counties in the area from which the member is appointed for at least 5 years immediately before appointment; and</text> </level> <level label="2"> <text>a licensed real estate broker, a licensed associate real estate broker, or a licensed real estate salesperson for at least 10 years immediately before appointment.</text> </level> </level> <level label="d"> <level label="1"> <text>Each consumer member of the Commission:</text> <level label="i"> <text>shall be a member of the general public;</text> </level> <level label="ii"> <text>may not be a licensee or otherwise be subject to regulation by the Commission;</text> </level> <level label="iii"> <text>may not be required to meet the qualifications for the professional members of the Commission; and</text> </level> <level label="iv"> <text>may not, within 1 year before appointment, have had a financial interest in or have received compensation from a person regulated by the Commission.</text> </level> </level> <level label="2"> <text>While a member of the Commission, a consumer member may not:</text> <level label="i"> <text>have a financial interest in or receive compensation from a person regulated by the Commission; or</text> </level> <level label="ii"> <text>grade any examination given by or for the Commission.</text> </level> </level> </level> <level label="e"> <text>Before taking office, each appointee to the Commission shall take the oath required by Article I, § 9 of the Maryland Constitution.</text> </level> <level label="f"> <level label="1"> <text>The term of a member is 4 years and begins on June 1.</text> </level> <level label="2"> <text>The terms of members are staggered as required by the terms provided for members of the Commission on October 1, 1989.</text> </level> <level label="3"> <text>At the end of a term, a member continues to serve until a successor is appointed and qualifies.</text> </level> <level label="4"> <text>A member who is appointed after a term has begun serves only for the rest of the term and until a successor is appointed and qualifies.</text> </level> </level> <level label="g"> <level label="1"> <text>The Governor may remove a member for incompetence or misconduct.</text> </level> <level label="2"> <text>Except as provided in paragraph (3) of this subsection and subject to paragraph (4) of this subsection, a member shall be considered to have resigned if the member did not attend at least two–thirds of the Commission meetings held during any consecutive 12–month period while the member was serving on the Commission.</text> </level> <level label="3"> <text>The Governor may waive a member’s resignation and allow the member to continue serving if the member has been unable to attend meetings for reasons satisfactory to the Governor and the reasons are made public.</text> </level> <level label="4"> <text>In accordance with § 8–501 of the State Government Article, the chairman shall provide notice to the Governor and the Governor shall appoint a successor.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-203" title_number="17" title_name="Real Estate Brokers" subtitle_number="2" subtitle_name="State Real Estate Commission"> <level label="a"> <text>From among its members, the Commission annually shall elect a chairman.</text> </level> <level label="b"> <level label="1"> <text>The term of the chairman is 1 year.</text> </level> <level label="2"> <text>At the end of a term, the chairman may be reelected.</text> </level> </level> <level label="c"> <text>The chairman shall perform the duties that this title and the Commission require.</text> </level> <level label="d"> <text>While in office, the chairman shall be covered by a surety bond or an insurance policy of the type and in the amount of coverage determined by the State Treasurer under § 5–108 of the State Government Article.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-204" title_number="17" title_name="Real Estate Brokers" subtitle_number="2" subtitle_name="State Real Estate Commission"> <level label="a"> <text>A majority of the members then serving on the Commission is a quorum.</text> </level> <level label="b"> <level label="1"> <text>The Commission shall meet at least once a month, at the times and places that the Commission determines.</text> </level> <level label="2"> <text>Within a reasonable time after giving notice to the Commission, a member of the public is entitled to be heard, at a meeting of the Commission, on any matter within the jurisdiction of the Commission.</text> </level> </level> <level label="c"> <text>Each member of the Commission is entitled to:</text> <level label="1"> <text>compensation in accordance with the State budget; and</text> </level> <level label="2"> <text>reimbursement for expenses under the Standard State Travel Regulations, as provided in the State budget.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-205" title_number="17" title_name="Real Estate Brokers" subtitle_number="2" subtitle_name="State Real Estate Commission"> <level label="a"> <level label="1"> <text>The Secretary shall appoint the executive director of the Commission from a list of 3 nominees submitted by the Commission.</text> </level> <level label="2"> <text>The executive director serves at the pleasure of the Secretary.</text> </level> </level> <level label="b"> <text>The executive director shall:</text> <level label="1"> <text>possess a broad knowledge of generally accepted practices in the real estate business in the State; and</text> </level> <level label="2"> <text>be reasonably well informed of the general laws that govern agency and contracts for the conveyance or leasing of real estate.</text> </level> </level> <level label="c"> <level label="1"> <text>The executive director shall devote full time to the duties of office.</text> </level> <level label="2"> <text>The executive director may not hold any position or engage in another business that:</text> <level label="i"> <text>interferes with the position of executive director; or</text> </level> <level label="ii"> <text>might conflict with the position of executive director.</text> </level> </level> <level label="3"> <text>While employed by the Commission, the executive director may not:</text> <level label="i"> <text>be licensed in any state as a real estate broker, an associate real estate broker, or a real estate salesperson;</text> </level> <level label="ii"> <text>engage in any act for which a license is required under this title; or</text> </level> <level label="iii"> <text>in connection with any real estate transaction, directly or indirectly receive or become entitled to receive any fee, perquisite, or compensation.</text> </level> </level> </level> <level label="d"> <text>The executive director is entitled to:</text> <level label="1"> <text>compensation in accordance with the State budget; and</text> </level> <level label="2"> <text>reimbursement for expenses under the Standard State Travel Regulations, as provided in the State budget.</text> </level> </level> <level label="e"> <text>The executive director is a special appointment in the State Personnel Management System.</text> </level> <level label="f"> <text>While employed as executive director, the executive director shall be covered by a surety bond or an insurance policy of the type and in the amount of coverage determined by the State Treasurer under § 5–108 of the State Government Article.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-206" title_number="17" title_name="Real Estate Brokers" subtitle_number="2" subtitle_name="State Real Estate Commission"> <level label="a"> <text>The Commission may employ a staff in accordance with the State budget.</text> </level> <level label="b"> <text>The Commission, in accordance with the State budget, may employ an investigative staff to conduct investigations.</text> </level> <level label="c"> <text>While employed by the Commission, an individual may not:</text> <level label="1"> <text>be licensed in any state as a real estate broker, an associate real estate broker, or a real estate salesperson;</text> </level> <level label="2"> <text>engage in any act for which a license is required under this title; or</text> </level> <level label="3"> <text>in connection with any real estate transaction, directly or indirectly receive or become entitled to receive any fee, perquisite, or compensation.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-207" title_number="17" title_name="Real Estate Brokers" subtitle_number="2" subtitle_name="State Real Estate Commission"> <level label="a"> <text>To protect the interests of the public, the Commission shall adopt, by regulation, a code of ethics to set standards of conduct for all individuals licensed under this title.</text> </level> <level label="b"> <text>The Commission:</text> <level label="1"> <text>at least once every 2 years, shall provide a copy of the code of ethics to each licensee; and</text> </level> <level label="2"> <text>on request of any person, shall make available a copy of the code of ethics to that person.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-208" title_number="17" title_name="Real Estate Brokers" subtitle_number="2" subtitle_name="State Real Estate Commission"> <level label="a"> <text>The Commission may adopt:</text> <level label="1"> <text>reasonable bylaws for the conduct of its proceedings;</text> </level> <level label="2"> <text>reasonable regulations for the conduct of hearings;</text> </level> <level label="3"> <text>reasonable regulations to govern applications for licenses; and</text> </level> <level label="4"> <text>subject to subsection (c) of this section, reasonable regulations to carry out this title.</text> </level> </level> <level label="b"> <text>The Commission shall adopt guidelines that establish a schedule for the prompt and timely processing and resolution of each complaint made to the Commission.</text> </level> <level label="c"> <text>The Commission may not adopt a regulation that would allow the issuance of a conditional or temporary license.</text> </level> <level label="d"> <text>The Commission:</text> <level label="1"> <text>at least once every 2 years, shall provide a copy of the regulations adopted under this title to each licensee; and</text> </level> <level label="2"> <text>on request of any person, shall make available a copy of the regulations to that person.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-209" title_number="17" title_name="Real Estate Brokers" subtitle_number="2" subtitle_name="State Real Estate Commission"> <level label="a"> <level label="1"> <text>The Commission shall administer and enforce the provisions of this title.</text> </level> <level label="2"> <text>In connection with any disciplinary action under Subtitle 3 of this title or any investigation or proceeding brought for an alleged violation of this title, the Commission, a hearing board, the executive director of the Commission, or the assistant director of the Commission may:</text> <level label="i"> <text>hold hearings;</text> </level> <level label="ii"> <text>administer oaths;</text> </level> <level label="iii"> <text>issue a subpoena for the attendance of a witness to testify or the production of evidence; and</text> </level> <level label="iv"> <text>take depositions in the same manner as provided in civil cases in the State.</text> </level> </level> <level label="3"> <text>If a person fails to comply with a subpoena issued under this subsection, on petition of the Commission or another party, a circuit court may compel compliance with the subpoena.</text> </level> </level> <level label="b"> <level label="1"> <text>If the Commission concludes that conduct alleged to be a violation of any provision of this title may result in irreparable harm to a person, the Commission may sue to enforce a provision of this title by ex parte, interlocutory, or final injunction.</text> </level> <level label="2"> <text>In seeking an injunction under this subsection, the Commission is not required to:</text> <level label="i"> <text>post bond, if the injunction is sought against a person who does not hold a license issued under this title; or</text> </level> <level label="ii"> <text>allege or prove that an adequate remedy at law does not exist.</text> </level> </level> </level> <level label="c"> <level label="1"> <text>Subject to the provisions of this section, the Commission shall conduct an investigation that relates to any complaint alleging that an unauthorized person has provided real estate brokerage services.</text> </level> <level label="2"> <text>A complaint shall:</text> <level label="i"> <text>be in writing;</text> </level> <level label="ii"> <text>state specifically the facts on which the complaint is based; and</text> </level> <level label="iii"> <text>be filed with the Commission.</text> </level> </level> <level label="3"> <text>If a complaint is made by any person other than a member of the Commission, the complaint shall be made under oath by the person who submits the complaint.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-210" title_number="17" title_name="Real Estate Brokers" subtitle_number="2" subtitle_name="State Real Estate Commission"> <text>The Commission shall submit to the Secretary an annual report of the activities of the Commission that includes:</text> <level label="1"> <text>a statement of the total receipts from license fees;</text> </level> <level label="2"> <text>a statement of the total expenditures of the Commission;</text> </level> <level label="3"> <text>the number of real estate broker licenses, associate real estate broker licenses, and real estate salesperson licenses issued in each county;</text> </level> <level label="4"> <text>the number of hearings held;</text> </level> <level label="5"> <text>the number of complaints received;</text> </level> <level label="6"> <text>the number of investigations made;</text> </level> <level label="7"> <text>the number of applications for licenses denied;</text> </level> <level label="8"> <text>the total number of licenses suspended or revoked;</text> </level> <level label="9"> <text>the number of cases resolved within the schedule adopted under § 17–208(b) of this subtitle;</text> </level> <level label="10"> <text>the number of Guaranty Fund awards made that reach the statutory cap at the time the award is made, the corresponding amounts claimed by the complainant in each case, and the amount of damages that would have been reimbursable to the complainant if the statutory cap did not exist; and</text> </level> <level label="11"> <text>any other information that reflects the work of the Commission.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-211" title_number="17" title_name="Real Estate Brokers" subtitle_number="2" subtitle_name="State Real Estate Commission"> <level label="a"> <text>On request of any person and payment of a fee of $10, the Commission shall certify the licensing status and qualifications of any person who is the subject of the request.</text> </level> <level label="b"> <text>Each certification under this section:</text> <level label="1"> <text>shall include a statement of the licensing status of the person who is the subject of the request; and</text> </level> <level label="2"> <text>may include:</text> <level label="i"> <text>information about the examination results and other qualifications of that person;</text> </level> <level label="ii"> <text>information about the dates of issuance and renewal of the license of that person;</text> </level> <level label="iii"> <text>information about any disciplinary action taken against that person; and</text> </level> <level label="iv"> <text>if authorized by that person, information about any complaint against that person.</text> </level> </level> </level> <level label="c"> <text>The Commission shall collect a fee set by the Commission for each certification under this section.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-212" title_number="17" title_name="Real Estate Brokers" subtitle_number="2" subtitle_name="State Real Estate Commission"> <text>In addition to any powers and duties set forth elsewhere, the Commission has the following powers and duties:</text> <level label="1"> <text>to adopt a seal;</text> </level> <level label="2"> <text>to use the seal to authenticate its proceedings; and</text> </level> <level label="3"> <text>to approve educational courses.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-213" title_number="17" title_name="Real Estate Brokers" subtitle_number="2" subtitle_name="State Real Estate Commission"> <level label="a"> <level label="1"> <text>Beginning on July 1, 2007, the Commission may set by regulation reasonable fees for its services.</text> </level> <level label="2"> <text>The fees charged shall be:</text> <level label="i"> <text>set so as to produce funds to approximate the cost of maintaining the Commission; and</text> </level> <level label="ii"> <text>based on the calculations performed by the Secretary of Labor under § 2–106.4 of the Business Regulation Article.</text> </level> </level> </level> <level label="b"> <text>The Commission shall publish the fee schedule set by the Commission.</text> </level> <level label="c"> <level label="1"> <text>Beginning on July 1, 2006, the Commission shall pay all fees collected under this title to the Comptroller.</text> </level> <level label="2"> <text>The Comptroller shall distribute the fees to the State Real Estate Commission Fund established in § 2–106.3 of the Business Regulation Article.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-214" title_number="17" title_name="Real Estate Brokers" subtitle_number="2" subtitle_name="State Real Estate Commission"> <text>The Commission exercises its powers, duties, and functions subject to the authority of the Secretary.</text> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-301" title_number="17" title_name="Real Estate Brokers" subtitle_number="3" subtitle_name="Licensing"> <level label="a"> <level label="1"> <text>Except as otherwise provided in this title or §§ 10–14A–03 and 10–14B–03 of the State Government Article, an individual shall be licensed by the Commission as a real estate broker before the individual may provide real estate brokerage services in the State.</text> </level> <level label="2"> <text>Except as otherwise provided in this title or §§ 10–14A–03 and 10–14B–03 of the State Government Article, an individual shall be licensed by the Commission as an associate real estate broker or a real estate salesperson before the individual, while acting on behalf of a real estate broker, may provide real estate brokerage services in the State.</text> </level> </level> <level label="b"> <text>A license is not required for:</text> <level label="1"> <text>a financial institution, as defined in Title 1 of the Financial Institutions Article, a subsidiary or affiliate of such a financial institution, or mortgage loan institution incorporated under the laws of any state or of the United States to manage, lease, or sell any property that the institution or subsidiary or affiliate of a financial institution acquires in connection with a mortgage foreclosure or deed or assignment in lieu of foreclosure;</text> </level> <level label="2"> <text>a lawyer authorized to practice law in the State who:</text> <level label="i"> <text>is not engaged regularly in the business of providing real estate brokerage services;</text> </level> <level label="ii"> <text>does not represent to the public, by use of a sign or advertisement or otherwise, that the lawyer is in the business of providing real estate brokerage services; and</text> </level> <level label="iii"> <text>provides real estate brokerage services while representing another person in the course of the lawyer’s regular practice of law;</text> </level> </level> <level label="3"> <text>a home builder in the rental or initial sale of a home constructed by the builder;</text> </level> <level label="4"> <text>an agent of a licensed real estate broker or of an owner of real estate while managing or leasing that real estate for the real estate broker or owner;</text> </level> <level label="5"> <text>any person in negotiating the sale, lease, or other transfer of a business enterprise if the proposed transfer does not include any interest in real property other than a lease under which the business enterprise operates; or</text> </level> <level label="6"> <text>any person to subdivide and sell unimproved property owned by that person if the person meets the requirements of § 17–302 of this subtitle.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-302" title_number="17" title_name="Real Estate Brokers" subtitle_number="3" subtitle_name="Licensing"> <level label="a"> <text>An individual is not required to hold a license under this subtitle to:</text> <level label="1"> <text>sell, in a calendar year, 6 or fewer unimproved lots that the individual owns; or</text> </level> <level label="2"> <text>subdivide and sell unimproved property that the individual owns for 10 years or more.</text> </level> </level> <level label="b"> <text>To measure time under subsection (a)(2) of this section, if the ownership of property passes by inheritance to successive individuals, an individual who inherits the property may add the time that the property was owned by preceding individuals in the line of inheritance to the time that the property is owned by that individual.</text> </level> <level label="c"> <text>To determine ownership under subsection (a)(2) of this section, an individual shall be considered the owner of property that is titled to a corporation if:</text> <level label="1"> <text>during the period in question:</text> <level label="i"> <text>the corporation was wholly owned by the individual or the heirs of the individual; and</text> </level> <level label="ii"> <text>the individual or the heirs of the individual were personally liable for all indebtedness or claims relating to the property; and</text> </level> </level> <level label="2"> <text>the individual or the heirs of the individual remain personally liable for all indebtedness or claims relating to the property that arose during the period in question.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-303" title_number="17" title_name="Real Estate Brokers" subtitle_number="3" subtitle_name="Licensing"> <level label="a"> <text>To qualify for a real estate salesperson license, an applicant shall be an individual who meets the requirements of this section.</text> </level> <level label="b"> <text>An applicant shall be of good character and reputation.</text> </level> <level label="c"> <text>An applicant shall be at least 18 years old.</text> </level> <level label="d"> <text>An applicant shall have completed successfully:</text> <level label="1"> <text>a basic course in real estate approved by the Commission that:</text> <level label="i"> <text>does not require more than 60 clock hours of:</text> <level label="1"> <text>classroom instruction; or</text> </level> <level label="2"> <text>instruction provided by:</text> </level> <level label="A"> <text>remote access satellite;</text> </level> <level label="B"> <text>closed–circuit video;</text> </level> <level label="C"> <text>computer, including transmission over the Internet and the World Wide Web;</text> </level> <level label="D"> <text>home study; or</text> </level> <level label="E"> <text>any other delivery system approved by the Commission; and</text> </level> </level> <level label="ii"> <text>includes a 3 clock hour course in real estate ethics approved by the Commission; or</text> </level> </level> <level label="2"> <text>if approved by the Commission as an alternative, courses in real estate subjects in any college, including a 3 clock hour course in real estate ethics approved by the Commission.</text> </level> </level> <level label="e"> <text>An applicant shall pass an examination given by the Commission under § 17-306 of this subtitle.</text> </level> <level label="f"> <text>An applicant shall obtain, from a licensed real estate broker, a commitment providing that the applicant shall become affiliated with the licensed real estate broker as a real estate salesperson on the granting of a real estate salesperson license to the applicant.</text> </level> <level label="g"> <text>An applicant shall meet any other requirement that the Commission establishes to ensure that only individuals who are professionally competent and of good character and reputation are licensed.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-304" title_number="17" title_name="Real Estate Brokers" subtitle_number="3" subtitle_name="Licensing"> <level label="a"> <text>To qualify for an associate real estate broker license, an applicant shall be an individual who meets the requirements of this section.</text> </level> <level label="b"> <text>An applicant shall meet the requirements for a real estate broker license under § 17-305 of this subtitle.</text> </level> <level label="c"> <text>An applicant shall obtain, from a licensed real estate broker, a commitment providing that the applicant shall become affiliated with the licensed real estate broker as an associate real estate broker on the granting of an associate real estate broker license to the applicant.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-305" title_number="17" title_name="Real Estate Brokers" subtitle_number="3" subtitle_name="Licensing"> <level label="a"> <text>To qualify for a real estate broker license, an applicant shall be an individual who meets the requirements of this section.</text> </level> <level label="b"> <text>An applicant shall be of good character and reputation.</text> </level> <level label="c"> <text>An applicant shall be at least 18 years old.</text> </level> <level label="d"> <level label="1"> <text>Except as provided in paragraph (2) of this subsection, an applicant shall:</text> <level label="i"> <text>have completed successfully a course in real estate approved by the Commission for real estate brokers that includes a 3 clock hour course in real estate ethics approved by the Commission; and</text> </level> <level label="ii"> <text>have been a licensed real estate salesperson and have actively and lawfully provided real estate brokerage services for at least 3 years.</text> </level> </level> <level label="2"> <text>If an applicant is qualified to practice law in the State, the Commission shall waive the educational and experience requirements of paragraph (1) of this subsection for that applicant.</text> </level> </level> <level label="e"> <text>An applicant shall pass an examination given by the Commission under § 17-306 of this subtitle.</text> </level> <level label="f"> <text>An applicant shall meet any other requirement that the Commission establishes to ensure that only individuals who are professionally competent and of good character and reputation are licensed.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-306" title_number="17" title_name="Real Estate Brokers" subtitle_number="3" subtitle_name="Licensing"> <level label="a"> <text>An applicant who otherwise qualifies for a license is entitled to be examined as provided in this section.</text> </level> <level label="b"> <text>The Commission periodically shall give examinations to applicants at the times and places that the Commission determines.</text> </level> <level label="c"> <text>Except as provided in subsection (f)(2)(ii) of this section, the Commission shall give each qualified applicant notice of the time and place of examination.</text> </level> <level label="d"> <text>To take an examination, an applicant shall pay:</text> <level label="1"> <text>to the Commission, an examination fee set by the Commission; and</text> </level> <level label="2"> <text>to the Commission or a testing service chosen by the Commission, an amount covering the cost of the examination.</text> </level> </level> <level label="e"> <level label="1"> <text>Except as otherwise provided in this subsection, the Commission shall determine the subjects, scope, and form of and the passing score for examinations given under this subtitle.</text> </level> <level label="2"> <text>To ensure the protection of the interests of those persons who are represented by licensed real estate brokers, the Commission shall structure the examinations for a real estate broker license to test:</text> <level label="i"> <text>the ability of an applicant to perform the services authorized by a real estate broker license; and</text> </level> <level label="ii"> <text>the knowledge of the applicant of the general practice for handling real estate transactions.</text> </level> </level> <level label="3"> <text>The examinations shall be written.</text> </level> <level label="4"> <text>To eliminate the possibility of discrimination in the administration of the examination, each copy of an examination for a particular license given on a particular date shall contain the same questions. However, the questions may be in different order.</text> </level> </level> <level label="f"> <level label="1"> <text>The Commission may use a testing service to administer the examinations under this section.</text> </level> <level label="2"> <text>If the Commission uses a testing service under this subsection, the testing service, subject to the requirements set by the Commission, may:</text> <level label="i"> <text>set the times and places of examinations; and</text> </level> <level label="ii"> <text>give applicants notice of the examinations.</text> </level> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-307" title_number="17" title_name="Real Estate Brokers" subtitle_number="3" subtitle_name="Licensing"> <level label="a"> <text>An applicant for a license:</text> <level label="1"> <text>shall submit to the Commission an application on the form that the Commission provides;</text> </level> <level label="2"> <text>if a testing service was used to administer the examination, shall submit to the Commission a copy of the examination results of the applicant;</text> </level> <level label="3"> <text>shall pay into the Guaranty Fund any fee required under § 17-403 of this title;</text> </level> <level label="4"> <text>shall pay to the Commission a fee set by the Commission; and</text> </level> <level label="5"> <text>shall submit to the Commission any additional information or documentation that the Commission requires, including any information or documentation to determine the professional competence or the good character and reputation of the applicant.</text> </level> </level> <level label="b"> <text>If the applicant is applying for a real estate broker license, the applicant:</text> <level label="1"> <text>shall have submitted to the Commission, by a credit reporting agency approved by the Commission, a credit report that contains the information required by the Commission; or</text> </level> <level label="2"> <text>shall have paid to the Commission or the Commission’s designee a credit report fee in an amount not to exceed the cost charged by a credit reporting agency approved by the Commission to obtain a credit report that contains the information required by the Commission.</text> </level> </level> <level label="c"> <text>If the applicant is applying for a real estate salesperson or associate real estate broker license, the applicant shall submit to the Commission adequate evidence that the applicant has obtained, from a licensed real estate broker, a commitment providing that the applicant shall become affiliated with the licensed real estate broker as a real estate salesperson or an associate real estate broker on the granting of a real estate salesperson license or an associate real estate broker license to the applicant.</text> </level> <level label="d"> <text>If the applicant currently is licensed as a real estate salesperson or an associate real estate broker, the applicant shall submit to the Commission a copy of the written notice required under § 17-313 of this subtitle informing each real estate broker with whom the applicant currently is affiliated that the applicant intends to affiliate with an additional real estate broker or to obtain a real estate broker license.</text> </level> <level label="e"> <text>If the applicant is not a resident of this State, the applicant shall submit to the Commission a consent and any related document required under § 17-514 of this title.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-308" title_number="17" title_name="Real Estate Brokers" subtitle_number="3" subtitle_name="Licensing"> <level label="a"> <text>Subject to the provisions of this section, the Commission may waive any requirement of this subtitle for a particular license for an applicant who holds a comparable or equivalent license granted by another state.</text> </level> <level label="b"> <text>The Commission may grant a waiver under this section only if the applicant:</text> <level label="1"> <text>pays the application fee required under § 17-307 of this subtitle for the license for which the applicant is applying;</text> </level> <level label="2"> <text>provides adequate evidence that the applicant meets the qualifications otherwise required by this subtitle for the license for which the applicant is applying;</text> </level> <level label="3"> <text>submits a certified copy of the applicant’s license from the other state that is comparable or equivalent to the license for which the applicant is applying; and</text> </level> <level label="4"> <text>if the applicant holds a license comparable or equivalent to a real estate broker license, provides adequate evidence that the applicant actively maintains an office in the other state.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-309" title_number="17" title_name="Real Estate Brokers" subtitle_number="3" subtitle_name="Licensing"> <level label="a"> <text>On compliance by the applicant with the procedures under § 17-307 of this subtitle, the Commission shall grant an appropriate license to each applicant who meets the requirements under this subtitle for that license.</text> </level> <level label="b"> <text>The Commission shall issue an appropriate license certificate and pocket card to each applicant who has been granted a license under this section.</text> </level> <level label="c"> <level label="1"> <text>Subject to paragraph (2) of this subsection, the Commission shall determine the size, form, and content of any license certificate or pocket card that the Commission issues.</text> </level> <level label="2"> <text>On each license certificate that the Commission issues to an associate real estate broker or real estate salesperson, the Commission shall include the name of the firm of the licensed real estate broker for whom the associate real estate broker or real estate salesperson is licensed to provide real estate brokerage services.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-310" title_number="17" title_name="Real Estate Brokers" subtitle_number="3" subtitle_name="Licensing"> <level label="a"> <text>While a real estate broker license is in effect, it authorizes the licensee to provide real estate brokerage services.</text> </level> <level label="b"> <level label="1"> <text>While an associate real estate broker or real estate salesperson license is in effect, it authorizes the licensee to provide real estate brokerage services on behalf of a licensed real estate broker:</text> <level label="i"> <text>who is named in the license certificate of the associate real estate broker or real estate salesperson; and</text> </level> <level label="ii"> <text>with whom the associate real estate broker or real estate salesperson is affiliated.</text> </level> </level> <level label="2"> <text>An associate real estate broker or real estate salesperson license does not authorize the licensee to provide real estate brokerage services on the licensee’s own behalf or on behalf of any person other than a licensed real estate broker named in the license certificate of the associate real estate broker or real estate salesperson.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-311" title_number="17" title_name="Real Estate Brokers" subtitle_number="3" subtitle_name="Licensing"> <level label="a"> <text>A licensed real estate salesperson may transfer affiliation from a licensed real estate broker to another licensed real estate broker, if the real estate salesperson:</text> <level label="1"> <text>obtains, from the other licensed real estate broker, a commitment providing that, on cancellation of the current affiliation of the real estate salesperson and issuance of a new license certificate and pocket card to the real estate salesperson, the real estate salesperson shall become affiliated with the licensed real estate broker as a real estate salesperson; and</text> </level> <level label="2"> <text>complies with the application procedures under subsection (c) of this section.</text> </level> </level> <level label="b"> <text>A licensed associate real estate broker may transfer affiliation from a licensed real estate broker to another licensed real estate broker, if the associate real estate broker:</text> <level label="1"> <text>obtains, from the other licensed real estate broker, a commitment providing that, on cancellation of the current affiliation of the associate broker and issuance of a new license certificate and pocket card to the associate broker, the associate broker shall become affiliated with the licensed real estate broker as an associate real estate broker; and</text> </level> <level label="2"> <text>complies with the application procedures under subsection (c) of this section.</text> </level> </level> <level label="c"> <text>To transfer affiliation under this section, a qualified real estate salesperson or associate real estate broker shall:</text> <level label="1"> <text>surrender the license certificate and pocket card of the salesperson or associate broker to the Commission;</text> </level> <level label="2"> <text>submit to the Commission a transfer application on the form that the Commission provides;</text> </level> <level label="3"> <text>submit to the Commission:</text> <level label="i"> <text>acknowledgment from the licensed real estate broker with whom the salesperson or associate broker currently is affiliated that the affiliation is terminated; or</text> </level> <level label="ii"> <text>a statement from the salesperson or associate broker that the current affiliation of the salesperson or associate broker is terminated;</text> </level> </level> <level label="4"> <text>submit to the Commission adequate evidence that the salesperson or associate broker has obtained, from a licensed real estate broker, a commitment providing that the salesperson or associate broker shall become affiliated with the licensed real estate broker as a real estate salesperson or an associate real estate broker on cancellation of the current affiliation of the salesperson or associate broker and issuance of a new license certificate and pocket card to the salesperson or associate broker; and</text> </level> <level label="5"> <text>pay to the Commission a transfer fee set by the Commission.</text> </level> </level> <level label="d"> <text>On compliance by the applicant with the procedures of subsection (c) of this section, the Commission shall issue a new license certificate and pocket card to each real estate salesperson and associate real estate broker who meets the applicable requirements under this subtitle.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-312" title_number="17" title_name="Real Estate Brokers" subtitle_number="3" subtitle_name="Licensing"> <level label="a"> <text>A licensed real estate salesperson may exchange a real estate salesperson license for an associate real estate broker license and become affiliated with a licensed real estate broker as an associate real estate broker, if the real estate salesperson:</text> <level label="1"> <text>has previously held an associate real estate broker license or a real estate broker license;</text> </level> <level label="2"> <text>has held a license continuously since initially being licensed as an associate real estate broker or a real estate broker;</text> </level> <level label="3"> <text>obtains, from a licensed real estate broker, a commitment providing that, on the granting of an associate real estate broker license to the real estate salesperson, the real estate salesperson shall become affiliated with the broker as an associate real estate broker; and</text> </level> <level label="4"> <text>complies with the application procedures under subsection (g) of this section.</text> </level> </level> <level label="b"> <text>A licensed real estate salesperson may exchange a real estate salesperson license for a real estate broker license, if the salesperson:</text> <level label="1"> <text>has previously held an associate real estate broker license or a real estate broker license;</text> </level> <level label="2"> <text>has held a license continuously since initially being licensed as an associate real estate broker or a real estate broker; and</text> </level> <level label="3"> <text>complies with the application procedures under subsection (g) of this section.</text> </level> </level> <level label="c"> <text>A licensed associate real estate broker may exchange an associate real estate broker license for a real estate salesperson license and become affiliated with a licensed real estate broker as a real estate salesperson, if the associate broker:</text> <level label="1"> <text>obtains, from a licensed real estate broker, a commitment providing that, on the granting of a real estate salesperson license to the associate broker, the associate broker shall become affiliated with the licensed real estate broker; and</text> </level> <level label="2"> <text>complies with the application procedures under subsection (g) of this section.</text> </level> </level> <level label="d"> <text>A licensed associate real estate broker may exchange an associate real estate broker license for a real estate broker license if the associate broker complies with the application procedures under subsection (g) of this section.</text> </level> <level label="e"> <text>A licensed real estate broker may exchange a real estate broker license for a real estate salesperson license and become affiliated with another licensed real estate broker as a real estate salesperson, if the broker:</text> <level label="1"> <text>obtains, from the other licensed real estate broker, a commitment providing that, on the granting of a real estate salesperson license to the real estate broker, that individual shall become affiliated with the other broker as a real estate salesperson; and</text> </level> <level label="2"> <text>complies with the application procedures under subsection (g) of this section.</text> </level> </level> <level label="f"> <text>A licensed real estate broker may exchange a real estate broker license for an associate real estate broker license and become affiliated with another licensed real estate broker as an associate real estate broker, if the broker:</text> <level label="1"> <text>obtains, from the other licensed real estate broker, a commitment providing that, on the granting of an associate real estate broker license to the real estate broker, that individual shall become affiliated with the other real estate broker as an associate real estate broker; and</text> </level> <level label="2"> <text>complies with the application procedures under subsection (g) of this section.</text> </level> </level> <level label="g"> <text>To exchange a license for another license, a qualified licensee shall:</text> <level label="1"> <text>surrender the current license certificate and pocket card of the licensee to the Commission;</text> </level> <level label="2"> <text>submit to the Commission an application on the form that the Commission provides;</text> </level> <level label="3"> <text>if exchanging a real estate salesperson license or an associate real estate broker license for another license, submit to the Commission:</text> <level label="i"> <text>acknowledgment from the licensed real estate broker with whom the licensee currently is affiliated that the affiliation is terminated; or</text> </level> <level label="ii"> <text>a statement from the licensee that the current affiliation of the licensee is terminated;</text> </level> </level> <level label="4"> <text>if exchanging a license for a real estate salesperson license or an associate real estate broker license, submit to the Commission adequate evidence that the licensee has obtained, from a licensed real estate broker, a commitment providing that the licensee shall become affiliated with the broker as a real estate salesperson or an associate real estate broker on the granting of a new license to the licensee;</text> </level> <level label="5"> <text>pay to the Commission an application fee set by the Commission; and</text> </level> <level label="6"> <text>submit to the Commission any additional information or documentation that the Commission requires.</text> </level> </level> <level label="h"> <text>On compliance by the applicant with the procedures of this section, the Commission shall cancel the current license of and grant an appropriate new license to each individual who meets the applicable requirements under this subtitle.</text> </level> <level label="i"> <text>The Commission shall issue an appropriate license certificate and pocket card to each individual who has been granted a license under subsection (h) of this section.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-313" title_number="17" title_name="Real Estate Brokers" subtitle_number="3" subtitle_name="Licensing"> <level label="a"> <text>A licensed real estate salesperson may obtain an additional real estate salesperson license and become affiliated with an additional licensed real estate broker as a real estate salesperson, if the salesperson:</text> <level label="1"> <text>obtains, from an additional licensed real estate broker, a commitment providing that the salesperson shall become affiliated with the broker as a real estate salesperson on the granting of an additional real estate salesperson license to the salesperson;</text> </level> <level label="2"> <text>gives each real estate broker with whom the salesperson currently is affiliated written notice that the salesperson intends to affiliate with an additional real estate broker; and</text> </level> <level label="3"> <text>complies with the application procedures under subsection (j) of this section.</text> </level> </level> <level label="b"> <text>A licensed real estate salesperson may obtain an associate real estate broker license and become affiliated with an additional licensed real estate broker as an associate real estate broker, if the salesperson:</text> <level label="1"> <level label="i"> <text>meets the requirements for an associate real estate broker license under § 17–304 of this subtitle;</text> </level> <level label="ii"> <text>gives each real estate broker with whom the salesperson currently is affiliated written notice that the salesperson intends to affiliate with an additional real estate broker; and</text> </level> <level label="iii"> <text>complies with the application procedures under § 17–307 of this subtitle; or</text> </level> </level> <level label="2"> <level label="i"> <text>has previously held an associate real estate broker license or a real estate broker license;</text> </level> <level label="ii"> <text>has held a license continuously since initially being licensed as an associate real estate broker or a real estate broker;</text> </level> <level label="iii"> <text>obtains, from an additional licensed real estate broker, a commitment providing that the salesperson shall become affiliated with the broker as an associate real estate broker on the granting of an associate real estate broker license to the salesperson;</text> </level> <level label="iv"> <text>gives each real estate broker with whom the salesperson currently is affiliated written notice that the salesperson intends to affiliate with an additional real estate broker; and</text> </level> <level label="v"> <text>complies with the application procedures under subsection (j) of this section.</text> </level> </level> </level> <level label="c"> <text>A licensed real estate salesperson may obtain a real estate broker license, if the salesperson:</text> <level label="1"> <level label="i"> <text>meets the requirements for a real estate broker license under § 17–305 of this subtitle;</text> </level> <level label="ii"> <text>gives each real estate broker with whom the salesperson currently is affiliated written notice that the salesperson intends to obtain a real estate broker license; and</text> </level> <level label="iii"> <text>complies with the application procedures under § 17–307 of this subtitle; or</text> </level> </level> <level label="2"> <level label="i"> <text>has previously held an associate real estate broker license or a real estate broker license;</text> </level> <level label="ii"> <text>has held a license continuously since initially being licensed as an associate real estate broker or a real estate broker;</text> </level> <level label="iii"> <text>gives each real estate broker with whom the salesperson currently is affiliated written notice that the salesperson intends to obtain a real estate broker license; and</text> </level> <level label="iv"> <text>complies with the application procedures under subsection (j) of this section.</text> </level> </level> </level> <level label="d"> <text>A licensed associate real estate broker may obtain an additional associate real estate broker license and become affiliated with an additional licensed real estate broker as an associate real estate broker, if the associate broker:</text> <level label="1"> <text>obtains, from an additional licensed real estate broker, a commitment providing that the associate broker shall become affiliated with the broker as an associate real estate broker on the granting of an additional associate real estate broker license to the associate broker;</text> </level> <level label="2"> <text>gives each real estate broker with whom the associate broker currently is affiliated written notice that the associate broker intends to affiliate with an additional real estate broker; and</text> </level> <level label="3"> <text>complies with the application procedures under subsection (j) of this section.</text> </level> </level> <level label="e"> <text>A licensed associate real estate broker may obtain a real estate salesperson license and become affiliated with an additional licensed real estate broker as a real estate salesperson, if the associate broker:</text> <level label="1"> <text>obtains, from an additional licensed real estate broker, a commitment providing that the associate broker shall become affiliated with the broker as a real estate salesperson on the granting of a real estate salesperson license to the associate broker;</text> </level> <level label="2"> <text>gives each real estate broker with whom the associate broker currently is affiliated written notice that the associate broker intends to affiliate with an additional real estate broker; and</text> </level> <level label="3"> <text>complies with the application procedures under subsection (j) of this section.</text> </level> </level> <level label="f"> <text>A licensed associate real estate broker may obtain a real estate broker license, if the associate broker:</text> <level label="1"> <text>gives each real estate broker with whom the associate broker currently is affiliated written notice that the associate broker intends to obtain a real estate broker license; and</text> </level> <level label="2"> <text>complies with the application procedures under subsection (j) of this section.</text> </level> </level> <level label="g"> <text>A licensed real estate broker may obtain a real estate salesperson license and become affiliated with another licensed real estate broker as a real estate salesperson, if the broker:</text> <level label="1"> <text>obtains, from another licensed real estate broker, a commitment providing that the broker shall become affiliated with the other broker as a real estate salesperson on the granting of a real estate salesperson license to the broker; and</text> </level> <level label="2"> <text>complies with the application procedures under subsection (j) of this section.</text> </level> </level> <level label="h"> <text>A licensed real estate broker may obtain an associate real estate broker license and become affiliated with another licensed real estate broker as an associate real estate broker, if the broker:</text> <level label="1"> <text>obtains, from another licensed real estate broker, a commitment providing that the broker shall become affiliated with the other broker as an associate real estate broker on the granting of an associate real estate broker license to the broker; and</text> </level> <level label="2"> <text>complies with the application procedures under subsection (j) of this section.</text> </level> </level> <level label="i"> <level label="1"> <text>A licensed real estate broker shall obtain a real estate broker license for each real estate brokerage operated by the real estate broker.</text> </level> <level label="2"> <text>In order to receive an additional real estate broker license, a licensed real estate broker shall comply with the application procedures under subsection (j)(1), (4), and (5) of this section.</text> </level> </level> <level label="j"> <text>To obtain an additional license, a qualified licensee shall:</text> <level label="1"> <text>submit to the Commission an application on the form that the Commission provides;</text> </level> <level label="2"> <text>if applying for a real estate salesperson or associate real estate broker license, submit to the Commission adequate evidence that the licensee has obtained, from a licensed real estate broker, a commitment providing that the licensee shall become affiliated with the broker as a real estate salesperson or an associate real estate broker on the granting of an additional license to the licensee;</text> </level> <level label="3"> <text>if currently licensed as a real estate salesperson or an associate real estate broker, submit to the Commission a copy of the written notice informing each real estate broker with whom the licensee currently is affiliated that the licensee intends to affiliate with an additional real estate broker or obtain a real estate broker license;</text> </level> <level label="4"> <text>pay to the Commission an application fee set by the Commission; and</text> </level> <level label="5"> <text>submit to the Commission any additional information or documentation that the Commission requires.</text> </level> </level> <level label="k"> <text>On compliance by the applicant with the procedures of this section, the Commission shall grant an appropriate new license to each individual who meets the applicable requirements under this subtitle.</text> </level> <level label="l"> <text>The Commission shall issue an appropriate license certificate and pocket card to each individual who has been granted a license under subsection (k) of this section.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-314" title_number="17" title_name="Real Estate Brokers" subtitle_number="3" subtitle_name="Licensing"> <level label="a"> <text>Licenses issued under this title shall expire on a staggered basis.</text> </level> <level label="b"> <level label="1"> <text>At least 60 days before a license expires, the Commission shall mail or electronically transmit to the licensee, as provided in paragraph (2) of this subsection:</text> <level label="i"> <text>a renewal application form; and</text> </level> <level label="ii"> <text>a notice that states:</text> <level label="1"> <text>the date on which the current license expires; and</text> </level> <level label="2"> <text>the amount of the renewal fee.</text> </level> </level> </level> <level label="2"> <level label="i"> <text>If the licensee is a real estate broker, the Commission shall mail or electronically transmit the renewal application form and notice to the principal office of the broker.</text> </level> <level label="ii"> <text>If the licensee is an associate real estate broker or a real estate salesperson, the Commission shall mail or electronically transmit the renewal application form and notice to the principal office of the real estate broker with whom the licensee is affiliated.</text> </level> </level> <level label="3"> <text>If an electronic transmission under paragraph (1) or (2) of this subsection is returned to the Commission as undeliverable, the Commission shall mail to the licensee, at the last known address of the licensee, the materials required under paragraph (1) of this subsection within 10 business days of the date the Commission received the notice that the electronic transmission was undeliverable.</text> </level> </level> <level label="c"> <level label="1"> <text>Before a license expires, the licensee periodically may renew it for an additional 2–year term, if the licensee:</text> <level label="i"> <text>otherwise is entitled to be licensed;</text> </level> <level label="ii"> <text>pays to the Commission a renewal fee set by the Commission;</text> </level> <level label="iii"> <text>submits to the Commission a renewal application on the form that the Commission provides;</text> </level> <level label="iv"> <text>not later than 30 days before the license expires, has complied with the continuing education requirements under § 17–315 of this subtitle;</text> </level> <level label="v"> <text>notifies the Commission of the name of each real estate broker with whom the licensee then is affiliated; and</text> </level> <level label="vi"> <text>for the renewal of a real estate broker license:</text> <level label="1"> <text>submits to the Commission, by a credit reporting agency approved by the Commission, a credit report that contains the information required by the Commission; or</text> </level> <level label="2"> <text>pays to the Commission or the Commission’s designee a credit report fee in an amount not to exceed the cost charged by a credit reporting agency approved by the Commission to obtain a credit report that contains the information required by the Commission for renewal of a real estate broker license.</text> </level> </level> </level> <level label="2"> <text>A licensee who fails to comply with paragraph (1)(iv) of this subsection shall be subject to a reinstatement fee set by the Commission.</text> </level> </level> <level label="d"> <text>The Commission shall renew the license of and issue a renewal certificate and pocket card to each licensee who meets the requirements of this section.</text> </level> <level label="e"> <text>The Commission shall reinstate the license of a licensee under this title whose license has expired if the licensee:</text> <level label="1"> <text>applies to the Commission for reinstatement within 3 years after the license expires;</text> </level> <level label="2"> <text>meets the requirement of good character and reputation;</text> </level> <level label="3"> <text>complies with the applicable continuing education requirement for the period during which the individual was not licensed; and</text> </level> <level label="4"> <text>pays to the Commission a reinstatement fee set by the Commission.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-315" title_number="17" title_name="Real Estate Brokers" subtitle_number="3" subtitle_name="Licensing"> <level label="a"> <level label="1"> <text>To qualify for renewal of a license under this subtitle, a licensee shall complete at least 15 clock hours of continuing education instruction, as provided in subsection (b) of this section, during the preceding 2–year term.</text> </level> <level label="2"> <text>For a licensee who provides real estate brokerage services solely in connection with nonresidential real estate, of the clock hours required under paragraph (1) of this subsection, 2 clock hours shall be satisfied by a course regarding the federal Americans with Disabilities Act.</text> </level> <level label="3"> <text>A licensee holding a license from another state must complete at least the number of clock hours of continuing education instruction required under paragraph (1) of this subsection during each 2–year license term and may substitute clock hours of continuing education instruction earned in another state, if those clock hours:</text> <level label="i"> <text>are approved as real estate continuing education in that state; and</text> </level> <level label="ii"> <text>meet the distribution requirements of subsection (b)(2) of this section.</text> </level> </level> <level label="4"> <text>The Commission shall grant the substitution of clock hours in paragraph (3) of this subsection only if the other state permits the substitution of clock hours of continuing education instruction approved by the Commission for a licensee of this State.</text> </level> </level> <level label="b"> <level label="1"> <text>The Commission shall approve the form, substance, and, as provided under paragraphs (2) and (3) of this subsection, subject matter of all continuing education courses.</text> </level> <level label="2"> <text>For a licensee who has been issued a renewal certificate under § 17–314 of this subtitle, the subject matter approved by the Commission shall:</text> <level label="i"> <text>relate to real estate or to a subject matter intended to assist a licensee in providing real estate brokerage services to the public in a more efficient and effective manner, provided that the subject matter is related to helping the public buy or sell real estate;</text> </level> <level label="ii"> <text>every 2 years, include at least one 3 clock hour course that outlines relevant changes that have occurred in federal, State, or local laws and regulations, court cases and industry trends that have an impact on those laws and regulations, or any combination of those laws, regulations, court cases, and industry trends;</text> </level> <level label="iii"> <text>every 2 years, include at least one 2 clock hour course that outlines federal, State, and local fair housing laws and regulations, including fair housing advertising;</text> </level> <level label="iv"> <text>every 2 years, include at least one 3 clock hour ethics course that includes a discussion of:</text> <level label="1"> <text>the Maryland Code of Ethics;</text> </level> <level label="2"> <text>fraudulent real estate practices; and</text> </level> <level label="3"> <text>professionalism as it relates to the Maryland Code of Ethics, including a discussion relating to conflict resolution and a licensee’s duty to respect the public, peers, and property;</text> </level> </level> <level label="v"> <text>every 2 years, include at least one 3 clock hour course that includes the principles of real estate brokerage relationships and disclosures; and</text> </level> <level label="vi"> <text>every 2 years for the renewal of a real estate broker license and the renewal of the license of an individual designated as a branch office manager or a team leader, include at least one 1.5 clock hour course that includes the requirements of broker supervision.</text> </level> </level> <level label="3"> <text>For a licensee who was issued an initial real estate salesperson license under § 17–309 of this subtitle, the subject matter approved by the Commission shall include:</text> <level label="i"> <text>at least one 3 clock hour course for each of the following topics:</text> <level label="1"> <text>outlining contract writing, standard contract provisions, key regional contract requirements, and standard addenda and contingencies;</text> </level> <level label="2"> <text>the principles of real estate brokerage relationships and disclosures;</text> </level> <level label="3"> <text>the principles of real estate practice in relation to:</text> </level> <level label="A"> <text>advertising requirements for licensees;</text> </level> <level label="B"> <text>the handling and disbursement of escrow funds; and</text> </level> <level label="C"> <text>common ownership communities; and</text> </level> <level label="4"> <text>property management and landlord and tenant laws; and</text> </level> </level> <level label="ii"> <text>at least one 1.5 clock hour course for each of the following topics:</text> <level label="1"> <text>professionalism as it relates to the Maryland Code of Ethics, including a discussion relating to conflict resolution and a licensee’s duty of respect for the public, peers, and property; and</text> </level> <level label="2"> <text>real estate financing.</text> </level> </level> </level> <level label="4"> <text>The requirement of paragraph (2)(iii) of this subsection does not apply to a licensee who provides real estate brokerage services solely in connection with nonresidential real estate.</text> </level> <level label="5"> <text>To be acceptable for credit as a continuing education course under this section, the course shall cover 1 or more topics approved by the Commission.</text> </level> </level> <level label="c"> <level label="1"> <text>Continuing education courses may be conducted by:</text> <level label="i"> <text>the Maryland Association of Realtors or its member boards;</text> </level> <level label="ii"> <text>the Real Estate Brokers of Baltimore, Inc.;</text> </level> <level label="iii"> <text>any similar professional association; or</text> </level> <level label="iv"> <text>an educational institution approved by the Commission.</text> </level> </level> <level label="2"> <text>Notwithstanding any other provision of law, continuing education courses shall be taught by a qualified instructor who is experienced in the real estate industry and selected by the course provider.</text> </level> <level label="3"> <text>The Commission shall adopt regulations that provide for the conduct of continuing education instruction courses by virtual or remote means.</text> </level> <level label="4"> <text>To verify the identity of an individual enrolled in a continuing education course, the entity that conducts the continuing education course shall require, as a condition of participating in the course, that the individual provide:</text> <level label="i"> <text>for an in–person course, a photo identification; and</text> </level> <level label="ii"> <text>for a virtual or other remote course, a signed affidavit attesting to the identity of the individual.</text> </level> </level> </level> <level label="d"> <text>If feasible, continuing education courses shall be offered at reasonable intervals in each county and in each major geographic area of the larger counties.</text> </level> <level label="e"> <text>Within 14 days after completion of a continuing education course, the entity that conducted the course may submit the course completion information directly to the Commission and the licensee by electronic means.</text> </level> <level label="f"> <text>The Commission may waive the requirements of this section for a licensee if the licensee shows good cause for being unable to meet the requirements.</text> </level> <level label="g"> <text>The Commission shall require each course provider to pay a continuing education course application fee set by the Commission.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-316" title_number="17" title_name="Real Estate Brokers" subtitle_number="3" subtitle_name="Licensing"> <level label="a"> <level label="1"> <text>The Commission shall place the license of a real estate broker on inactive status if the real estate broker:</text> <level label="i"> <text>requests that the license of the broker be placed on inactive status; and</text> </level> <level label="ii"> <text>surrenders the license certificate and pocket card of the broker to the Commission.</text> </level> </level> <level label="2"> <text>The Commission shall place the license of an associate real estate broker or a real estate salesperson on inactive status if:</text> <level label="i"> <text>the associate broker or salesperson no longer is affiliated with the licensed real estate broker whose firm is named in the license certificate of the associate broker or salesperson; or</text> </level> <level label="ii"> <text>the associate broker or salesperson:</text> <level label="1"> <text>requests that the license of the associate broker or salesperson be placed on inactive status; and</text> </level> <level label="2"> <text>surrenders the license certificate and pocket card of the associate broker or salesperson to the Commission.</text> </level> </level> </level> </level> <level label="b"> <level label="1"> <text>A licensee whose license is on inactive status may not provide real estate brokerage services through that license.</text> </level> <level label="2"> <text>The placement of a license on inactive status does not affect the power of the Commission to suspend or revoke the license or to take any other disciplinary action against the licensee.</text> </level> </level> <level label="c"> <text>Unless a license on inactive status is reactivated, the license expires 3 years after the date it is placed on inactive status.</text> </level> <level label="d"> <level label="1"> <text>Subject to paragraph (2) of this subsection, a licensee whose license is on inactive status remains responsible for renewing the license as required under § 17–314 of this subtitle.</text> </level> <level label="2"> <text>Subject to the 3–year limitation under subsection (c) of this section, a licensee may renew a license while it is on inactive status if the licensee complies with the continuing education requirements of § 17–315 of this subtitle.</text> </level> </level> <level label="e"> <text>If a person whose license is on inactive status fails to reactivate the license before the license expires under subsection (c) of this section, the person must comply with the requirements under §§ 17–301 through 17–308 of this subtitle in order to obtain a license.</text> </level> <level label="f"> <level label="1"> <text>The Commission shall reactivate the license of a real estate broker that is on inactive status and reissue a license certificate and pocket card to the broker if the broker:</text> <level label="i"> <text>requests that the license be reactivated;</text> </level> <level label="ii"> <text>pays to the Commission a reissuance fee set by the Commission; and</text> </level> <level label="iii"> <text>meets the continuing education requirements that would have been required for renewal of a license under § 17–315 of this subtitle if the license had not been on inactive status.</text> </level> </level> <level label="2"> <text>The Commission shall reactivate the license of an associate real estate broker or a real estate salesperson that is on inactive status and reissue a license certificate and pocket card to the associate broker or salesperson if the associate broker or salesperson:</text> <level label="i"> <text>requests that the license be reactivated;</text> </level> <level label="ii"> <text>pays to the Commission a reissuance fee set by the Commission;</text> </level> <level label="iii"> <text>meets the continuing education requirements that would have been required for renewal of a license under § 17–315 of this subtitle if the license had not been on inactive status; and</text> </level> <level label="iv"> <text>submits to the Commission adequate evidence that the associate broker or salesperson has obtained, from a licensed real estate broker, a commitment providing that the associate broker or salesperson shall become affiliated with the broker as an associate real estate broker or a real estate salesperson on reactivation of the license of the associate broker or salesperson.</text> </level> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-317" title_number="17" title_name="Real Estate Brokers" subtitle_number="3" subtitle_name="Licensing"> <level label="a"> <level label="1"> <text>A licensed real estate broker shall display at all times:</text> <level label="i"> <text>the license certificate of the real estate broker in a conspicuous place in the principal office of the real estate broker; and</text> </level> <level label="ii"> <text>in accordance with paragraph (2) of this subsection, the license certificate of each associate real estate broker and real estate salesperson who is affiliated with the real estate broker.</text> </level> </level> <level label="2"> <level label="i"> <text>If an associate real estate broker or a real estate salesperson who is affiliated with the real estate broker works primarily out of the principal office of the real estate broker, the real estate broker shall display the license certificate of the associate broker or salesperson in a conspicuous place in the principal office.</text> </level> <level label="ii"> <text>If an associate real estate broker or a real estate salesperson who is affiliated with the real estate broker works primarily out of a branch office of the real estate broker, the real estate broker shall display the license certificate of the associate broker or salesperson in a conspicuous place in the branch office out of which the associate broker or salesperson primarily works.</text> </level> </level> </level> <level label="b"> <level label="1"> <text>If a license certificate is lost or destroyed, the licensee immediately shall notify the Commission.</text> </level> <level label="2"> <text>To receive a duplicate license certificate, the licensee shall submit to the Commission:</text> <level label="i"> <text>an affidavit stating that the license certificate has been lost or destroyed; and</text> </level> <level label="ii"> <text>a fee set by the Commission.</text> </level> </level> <level label="3"> <text>On receipt of the affidavit and fee, the Commission shall issue an appropriate duplicate license certificate to the licensee.</text> </level> </level> <level label="c"> <level label="1"> <text>If a pocket card is lost or destroyed, the licensee immediately shall notify the Commission.</text> </level> <level label="2"> <text>To receive a duplicate pocket card, the licensee shall submit to the Commission:</text> <level label="i"> <text>an affidavit stating that the pocket card has been lost or destroyed; and</text> </level> <level label="ii"> <text>a fee set by the Commission.</text> </level> </level> <level label="3"> <text>On receipt of the affidavit and fee, the Commission shall issue an appropriate duplicate pocket card to the licensee.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-318" title_number="17" title_name="Real Estate Brokers" subtitle_number="3" subtitle_name="Licensing"> <level label="a"> <text>To change the name of a licensee or a firm on a license certificate and pocket card, a licensee shall submit to the Commission:</text> <level label="1"> <text>an application on the form that the Commission provides;</text> </level> <level label="2"> <text>the license certificate and pocket card of the licensee;</text> </level> <level label="3"> <text>any documentation about the name change that the Commission requires; and</text> </level> <level label="4"> <text>a fee set by the Commission.</text> </level> </level> <level label="b"> <text>On receipt of the application, fee, and any required documentation, the Commission shall issue, to the licensee, a new license certificate and pocket card containing the new name of the licensee or firm.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-319" title_number="17" title_name="Real Estate Brokers" subtitle_number="3" subtitle_name="Licensing"> <level label="a"> <text>In this section, “disability” means a total and permanent disability that renders a broker unable to perform real estate brokerage services.</text> </level> <level label="b"> <level label="1"> <text>Subject to paragraph (2) of this subsection and subsection (c) of this section, on the disability or death of a licensed real estate broker, any adult member of the family of the disabled or deceased broker may carry on the business of the disabled or deceased broker for up to 6 months for the purposes of closing and terminating the business.</text> </level> <level label="2"> <level label="i"> <text>A family member under paragraph (1) of this subsection may not carry on the business of a disabled or deceased licensed real estate broker until the death certificate or evidence of the disability has been provided to the Commission.</text> </level> <level label="ii"> <text>If a death certificate or evidence of disability is not provided to the Commission within a reasonable time, the business may designate another individual who is a licensed real estate broker to provide real estate brokerage services for the business under § 17–319.1 of this subtitle.</text> </level> </level> </level> <level label="c"> <text>To qualify to carry on the business of a disabled or deceased real estate broker, a family member shall:</text> <level label="1"> <text>surrender the license certificate and pocket card of the disabled or deceased real estate broker to the Commission; and</text> </level> <level label="2"> <text>submit to the Commission any information or documentation required by the Commission.</text> </level> </level> <level label="d"> <level label="1"> <text>The Commission shall reissue the license of a disabled or deceased real estate broker to a family member who qualifies to carry on the business of the broker under subsection (c) of this section.</text> </level> <level label="2"> <text>The term of the reissuance shall be 6 months.</text> </level> </level> <level label="e"> <text>Before the end of the 6–month period for carrying on the business of a disabled or deceased real estate broker, an individual may qualify for the license of the disabled or deceased broker if:</text> <level label="1"> <text>the individual is a member of the immediate family of the disabled or deceased broker;</text> </level> <level label="2"> <text>the individual has been continuously licensed as a real estate salesperson for the immediately preceding 3 years;</text> </level> <level label="3"> <text>regardless of whether the individual has met the educational requirements for a real estate broker license under § 17–305 of this subtitle, the individual passes the real estate broker’s examination under § 17–306 of this subtitle;</text> </level> <level label="4"> <text>the individual surrenders the real estate salesperson license certificate and pocket card of the individual to the Commission; and</text> </level> <level label="5"> <text>there has been compliance with the requirements of subsection (c) of this section.</text> </level> </level> <level label="f"> <text>The Commission shall reissue the license of a disabled or deceased real estate broker to an individual who qualifies for the license of the broker under subsection (e) of this section.</text> </level> <level label="g"> <level label="1"> <text>An individual who qualifies for and is reissued the license of a disabled or deceased real estate broker may hold the license for up to 4 years from the time of reissuance without meeting the educational requirements for a real estate broker license under § 17–305 of this subtitle.</text> </level> <level label="2"> <text>Subject to the 4–year restriction under paragraph (1) of this subsection, an individual who has been reissued the license of a disabled or deceased real estate broker is responsible for renewing the license as required under § 17–314 of this subtitle.</text> </level> <level label="3"> <text>If an individual who has been reissued the license of a disabled or deceased real estate broker does not meet the educational requirements for a real estate broker license within the 4–year period, the license shall expire automatically at the end of that period.</text> </level> <level label="4"> <text>If an individual who has been reissued the license of a disabled or deceased real estate broker meets the educational requirements for a real estate broker license within the 4–year period, the individual may continue to hold the license and may renew the license under § 17–314 of this subtitle.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-319.1" title_number="17" title_name="Real Estate Brokers" subtitle_number="3" subtitle_name="Licensing"> <level label="a"> <text>Subject to subsection (b) of this section, if a licensed real estate broker is terminated by a business for any reason, the business may designate another individual who is a licensed real estate broker to provide real estate brokerage services for the business.</text> </level> <level label="b"> <level label="1"> <text>If the license certificate and pocket card of a terminated real estate broker are surrendered to the Commission, the Commission shall approve the designation under subsection (a) of this section in accordance with all applicable laws and regulations.</text> </level> <level label="2"> <text>If the license certificate and pocket card of a terminated real estate broker are not surrendered to the Commission, the Commission shall approve the designation under subsection (a) of this section only if:</text> <level label="i"> <text>the designated licensed real estate broker is in good standing with the Commission;</text> </level> <level label="ii"> <text>the business notifies the Commission of the reason for the termination of the real estate broker; and</text> </level> <level label="iii"> <text>the designation of the licensed real estate broker complies with all applicable laws and regulations.</text> </level> </level> </level> <level label="c"> <text>A licensed real estate broker who has been designated by a business under subsection (a) of this section is subject to all of the applicable provisions of this title that relate to real estate brokers.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-320" title_number="17" title_name="Real Estate Brokers" subtitle_number="3" subtitle_name="Licensing"> <level label="a"> <level label="1"> <text>Subject to the provisions of this section, a licensed real estate broker may utilize as an independent contractor, employ, or otherwise contract with a licensed real estate salesperson or a licensed associate real estate broker to provide real estate brokerage services on behalf of the licensed real estate broker.</text> </level> <level label="2"> <text>A real estate broker may not provide real estate brokerage services through any other individual unless the individual is licensed as an associate real estate broker or real estate salesperson to provide real estate brokerage services on behalf of the real estate broker.</text> </level> </level> <level label="b"> <text>Any individual, including a licensed associate real estate broker, who provides real estate brokerage services on behalf of a real estate broker shall be considered a real estate salesperson with respect to the provision of those services.</text> </level> <level label="c"> <level label="1"> <text>A real estate broker shall exercise reasonable and adequate supervision over the provision of real estate brokerage services by any other individual, including an independent contractor, on behalf of the broker.</text> </level> <level label="2"> <text>The requirement of paragraph (1) of this subsection applies regardless of the manner in which the individual who provides the services is affiliated with the real estate broker on whose behalf the services are provided.</text> </level> </level> <level label="d"> <level label="1"> <text>A branch office manager, as defined in § 17–518(d) of this title, shall exercise reasonable and adequate supervision over the provision of real estate brokerage services by any sales agent or associate broker registered with that office.</text> </level> <level label="2"> <text>The responsibility of the branch office manager to supervise sales agents and associate brokers registered to the manager’s office is in addition to, and not in lieu of, the responsibility of the broker set forth in subsection (c) of this section.</text> </level> </level> <level label="e"> <text>If the affiliation between a real estate broker and a real estate salesperson or an associate real estate broker terminates, the real estate broker immediately shall:</text> <level label="1"> <text>mail to the salesperson or associate broker, at the last known home and office address of that individual, notice that the affiliation is terminated;</text> </level> <level label="2"> <text>submit to the Commission written notice that the affiliation is terminated, including copies of the notices mailed to the salesperson or associate broker; and</text> </level> <level label="3"> <text>return the license certificate of the salesperson or associate broker to the Commission.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-321" title_number="17" title_name="Real Estate Brokers" subtitle_number="3" subtitle_name="Licensing"> <level label="a"> <text>Subject to the provisions of this section, a licensed real estate broker may provide real estate brokerage services through a corporation, limited liability company, or partnership.</text> </level> <level label="b"> <text>To qualify to provide real estate brokerage services through a corporation, limited liability company, or partnership, the licensed real estate broker:</text> <level label="1"> <text>shall be employed by or have another contractual relationship with the corporation, limited liability company, or partnership;</text> </level> <level label="2"> <text>shall have been designated by the corporation, limited liability company, or partnership as the broker of the firm, to be individually responsible for the provision of real estate brokerage services through the corporation, limited liability company, or partnership; and</text> </level> <level label="3"> <text>shall submit notice to the Commission as provided in subsection (c) of this section.</text> </level> </level> <level label="c"> <level label="1"> <text>Before a licensed real estate broker may provide real estate brokerage services through a corporation, limited liability company, or partnership, the broker shall submit to the Commission a notice that states the broker’s intent to provide services through a corporation or partnership. The notice shall include:</text> <level label="i"> <text>the name of the real estate broker submitting the notice;</text> </level> <level label="ii"> <text>a statement that the named individual has been designated as the broker of the firm;</text> </level> <level label="iii"> <text>the address of the firm’s principal place of business and of each proposed branch office;</text> </level> <level label="iv"> <text>any trade or fictitious name that the firm intends to use while conducting the business of the firm;</text> </level> <level label="v"> <text>a list of all the licensed associate real estate brokers and licensed real estate salespersons who will be affiliated with the broker of the firm; and</text> </level> <level label="vi"> <text>any other information that the Commission may require by regulation.</text> </level> </level> <level label="2"> <text>The Commission may set by regulation procedures for maintaining current information about any corporation, limited liability company, or partnership through which real estate brokerage services are provided.</text> </level> </level> <level label="d"> <level label="1"> <text>An individual may provide real estate brokerage services through a firm only if:</text> <level label="i"> <text>the individual is the licensed real estate broker who has been designated as the broker of the firm; or</text> </level> <level label="ii"> <text>the individual:</text> <level label="1"> <text>is licensed as an associate real estate broker or real estate salesperson to provide real estate brokerage services on behalf of the broker of the firm; and</text> </level> <level label="2"> <text>continues to be affiliated with the broker of the firm.</text> </level> </level> </level> <level label="2"> <text>This subsection applies regardless of whether the individual is associated with the firm as a partner, officer, member, or shareholder or in any other capacity.</text> </level> </level> <level label="e"> <text>An individual who serves as a broker of the firm under this section shall be responsible for the provision of real estate brokerage services through the firm and is subject to all of the provisions of this title regarding those services.</text> </level> <level label="f"> <level label="1"> <text>A corporation, limited liability company, or partnership that provides real estate brokerage services under this section is not, by its compliance with this section, relieved of any responsibility that the corporation, limited liability company, or partnership may have for an act or omission of its officer, partner, member, employee, or agent.</text> </level> <level label="2"> <text>An individual who provides real estate brokerage services through a corporation, limited liability company, or partnership is not, by reason of the individual’s employment or other relationship with the corporation, limited liability company, or partnership, relieved of any individual responsibility that the individual may have regarding those services.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-322" title_number="17" title_name="Real Estate Brokers" subtitle_number="3" subtitle_name="Licensing"> <level label="a"> <text>In this section, “handicap” and “familial status” each have the meanings indicated in the federal Fair Housing Act.</text> </level> <level label="b"> <text>Subject to the hearing provisions of § 17–324 of this subtitle, the Commission may deny a license to any applicant, reprimand any licensee, or suspend or revoke a license if the applicant or licensee:</text> <level label="1"> <text>fraudulently or deceptively obtains or attempts to obtain a license for the applicant or licensee or for another;</text> </level> <level label="2"> <text>fraudulently or deceptively uses a license;</text> </level> <level label="3"> <text>directly or through another person willfully makes a misrepresentation or knowingly makes a false promise;</text> </level> <level label="4"> <text>intentionally or negligently fails to disclose to any person with whom the applicant or licensee deals a material fact that the licensee knows or should know and that relates to the property with which the licensee or applicant deals;</text> </level> <level label="5"> <text>as an associate real estate broker or a real estate salesperson, provides or attempts to provide real estate brokerage services on behalf of a real estate broker without informing in writing any other real estate broker with whom the associate real estate broker or the real estate salesperson is affiliated;</text> </level> <level label="6"> <text>violates § 17–530.1(a) or (b) of this title;</text> </level> <level label="7"> <text>retains or attempts to retain the services of any unlicensed individual as an associate real estate broker or a real estate salesperson to evade the law prohibiting payment of a commission to an unlicensed individual;</text> </level> <level label="8"> <text>guarantees or authorizes or allows another person to guarantee future profits from the resale of real property;</text> </level> <level label="9"> <text>solicits, sells, or offers to sell real property, so as to influence or attempt to influence a prospective party to the sale of real property, by:</text> <level label="i"> <text>offering a prize or a free lot;</text> </level> <level label="ii"> <text>conducting a lottery or contest; or</text> </level> <level label="iii"> <text>advertising “free appraisals”, unless the advertiser is prepared to appraise the real estate free of charge for any person, regardless of the purpose for which the person requests the appraisal;</text> </level> </level> <level label="10"> <text>accepts a listing contract to sell real property that fails to provide a definite termination date that is effective automatically without notice from the buyer or the seller;</text> </level> <level label="11"> <text>accepts a listing contract to sell real property that provides for a “net” return to a seller and leaves the licensee free to sell the real property at any price higher than the “net” price;</text> </level> <level label="12"> <text>knowingly solicits a party to an exclusive listing contract with another licensee to terminate that contract and enter a new contract with the licensee making the solicitation;</text> </level> <level label="13"> <text>solicits a party to a sales contract, lease, or agreement that was negotiated by another to breach the contract, lease, or agreement for the purpose of substituting a new contract, lease, or agreement for which the licensee making the solicitation is either the real estate broker or an associate real estate broker or a real estate salesperson affiliated with the real estate broker;</text> </level> <level label="14"> <text>for any transaction in which the licensee has served as or on behalf of a real estate broker, fails to furnish promptly to each party to the transaction a copy of:</text> <level label="i"> <text>the listing contract to sell or rent real property;</text> </level> <level label="ii"> <text>the contract of sale; or</text> </level> <level label="iii"> <text>the lease agreement;</text> </level> </level> <level label="15"> <text>for any transaction in which the licensee has served as or on behalf of a real estate broker, fails to keep a copy of any executed:</text> <level label="i"> <text>listing contract to sell or rent real property;</text> </level> <level label="ii"> <text>contract of sale; or</text> </level> <level label="iii"> <text>lease agreement;</text> </level> </level> <level label="16"> <text>whether or not acting for monetary gain, knowingly induces or attempts to induce a person to transfer real estate or discourages or attempts to discourage a person from buying real estate:</text> <level label="i"> <text>by making representations about the existing or potential proximity of real property owned or used by individuals of a particular race, color, religion, sex, handicap, familial status, or national origin; or</text> </level> <level label="ii"> <text>by representing that the existing or potential proximity of real property owned or used by individuals of a particular race, color, religion, sex, handicap, familial status, or national origin will or may result in:</text> <level label="1"> <text>the lowering of property values;</text> </level> <level label="2"> <text>a change in the racial, religious, or ethnic character of the block, neighborhood, or area;</text> </level> <level label="3"> <text>an increase in criminal or antisocial behavior in the area; or</text> </level> <level label="4"> <text>a decline in the quality of the schools serving the area;</text> </level> </level> </level> <level label="17"> <text>uses any of the following material if it includes the name of an organization or association of which the licensee is not a member:</text> <level label="i"> <text>a contract form for the listing of real property for sale, rent, or exchange;</text> </level> <level label="ii"> <text>a contract form for the sale, rent, or exchange of real property; or</text> </level> <level label="iii"> <text>any advertising matter;</text> </level> </level> <level label="18"> <text>as a real estate broker, an associate real estate broker, or a real estate salesperson, advertises the sale or rent of or an offer to buy real property while failing to disclose in the advertisement the name of the advertiser and the fact that the advertiser is a real estate broker, an associate real estate broker, or a real estate salesperson;</text> </level> <level label="19"> <text>advertises in any misleading or untruthful manner or violates § 17–527.2 of this title;</text> </level> <level label="20"> <text>as a licensed associate real estate broker or a licensed real estate salesperson, advertises the sale or rent of or an offer to buy real property in the name of the associate broker or the salesperson while failing to disclose in the advertisement the name of the real estate broker on behalf of whom the associate broker or the salesperson is acting;</text> </level> <level label="21"> <text>except as provided under § 17–604 of this title, for real estate brokerage services provided by an associate real estate broker or a real estate salesperson, accepts a commission or other valuable consideration from any person other than a real estate broker with whom the associate broker or the salesperson is affiliated;</text> </level> <level label="22"> <text>fails to account for or to remit promptly any money that comes into the possession of the licensee but belongs to another person;</text> </level> <level label="23"> <text>pays or receives a rebate, profit, compensation, or commission in violation of any provision of this title;</text> </level> <level label="24"> <text>under the laws of the United States or of any state, is convicted of:</text> <level label="i"> <text>a felony;</text> </level> <level label="ii"> <text>a misdemeanor that is directly related to the fitness and qualification of the applicant or licensee to provide real estate brokerage services; or</text> </level> <level label="iii"> <text>a crime that constitutes a violation of any provision of this title;</text> </level> </level> <level label="25"> <text>engages in conduct that demonstrates bad faith, incompetency, or untrustworthiness or that constitutes dishonest, fraudulent, or improper dealings;</text> </level> <level label="26"> <text>with actual knowledge of the violation, associates with a licensee in a transaction or practice that violates any provision of this title;</text> </level> <level label="27"> <text>violates § 17–320(c) of this subtitle by failing as a real estate broker to exercise reasonable and adequate supervision over the provision of real estate brokerage services by another individual on behalf of the broker;</text> </level> <level label="28"> <text>provides to a party a contract that does not contain a notice of the buyer’s right of selection, as required by § 17–524 of this title;</text> </level> <level label="29"> <text>requires a buyer to employ a particular title insurance company, settlement company, escrow company, or title lawyer in violation of § 17–607 of this title;</text> </level> <level label="30"> <text>fails to make the disclosure or provide the consent form required by § 17–530.2 of this title;</text> </level> <level label="31"> <text>violates any provision of Subtitle 5 of this title that relates to trust money;</text> </level> <level label="32"> <text>violates any other provision of this title;</text> </level> <level label="33"> <text>violates any regulation adopted under this title or any provision of the code of ethics;</text> </level> <level label="34"> <text>violates § 17–320(d) of this subtitle by failing as a branch office manager to exercise reasonable and adequate supervision over the provision of real estate brokerage services by any salesperson or associate broker registered with that office; or</text> </level> <level label="35"> <text>has been disciplined under a real estate licensing law of another jurisdiction.</text> </level> </level> <level label="c"> <level label="1"> <text>Instead of or in addition to reprimanding a licensee or suspending or revoking a license under this section, the Commission may impose a penalty not exceeding $5,000 for each violation.</text> </level> <level label="2"> <text>To determine the amount of the penalty imposed, the Commission shall consider:</text> <level label="i"> <text>the seriousness of the violation;</text> </level> <level label="ii"> <text>the harm caused by the violation;</text> </level> <level label="iii"> <text>the good faith of the licensee; and</text> </level> <level label="iv"> <text>any history of previous violations by the licensee.</text> </level> </level> <level label="3"> <text>The Commission shall pay any penalty collected under this subsection into the General Fund of the State.</text> </level> <level label="4"> <text>The Commission may not impose a fine based solely on a violation of subsection (b)(35) of this section.</text> </level> </level> <level label="d"> <text>The Commission shall consider the following facts in the granting, denial, renewal, suspension, or revocation of a license or the reprimand of a licensee when an applicant or licensee is convicted of a felony or misdemeanor described in subsection (b)(24)(i) and (ii) of this section:</text> <level label="1"> <text>the nature of the crime;</text> </level> <level label="2"> <text>the relationship of the crime to the activities authorized by the license;</text> </level> <level label="3"> <text>with respect to a felony, the relevance of the conviction to the fitness and qualification of the applicant or licensee to provide real estate brokerage services;</text> </level> <level label="4"> <text>the length of time since the conviction; and</text> </level> <level label="5"> <text>the behavior and activities of the applicant or licensee before and after the conviction.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-322.1" title_number="17" title_name="Real Estate Brokers" subtitle_number="3" subtitle_name="Licensing"> <level label="a"> <text>For purposes of § 17-322(b) of this subtitle, it is not a material fact relating to property offered for sale or lease that:</text> <level label="1"> <text>an owner or occupant of the property is, was, or is suspected to be:</text> <level label="i"> <text>infected with human immunodeficiency virus; or</text> </level> <level label="ii"> <text>diagnosed with acquired immunodeficiency syndrome; or</text> </level> </level> <level label="2"> <text>a homicide, suicide, accidental death, natural death, or felony occurred on the property.</text> </level> </level> <level label="b"> <level label="1"> <text>It is not grounds for a disciplinary action against a licensee under this subtitle, that a licensee did not disclose to a prospective purchaser or lessee, a fact contained in subsection (a) of this section.</text> </level> <level label="2"> <text>A licensee may not be held personally liable for failure to disclose a fact contained in subsection (a) of this section.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-323" title_number="17" title_name="Real Estate Brokers" subtitle_number="3" subtitle_name="Licensing"> <level label="a"> <text>Subject to the provisions of this section, the Commission shall commence proceedings under § 17–322 of this subtitle on a complaint made to the Commission by a member of the Commission or any other person.</text> </level> <level label="b"> <level label="1"> <text>A complaint shall:</text> <level label="i"> <text>be in writing; and</text> </level> <level label="ii"> <text>state specifically the facts on which the complaint is based.</text> </level> </level> <level label="2"> <text>Except as provided in paragraph (4) of this subsection, if a complaint is made by any person other than a member of the Commission, the complaint shall be made under oath by the person who submits the complaint.</text> </level> <level label="3"> <text>Subject to paragraph (4) of this subsection, a complaint may be accompanied by documentary or other evidence.</text> </level> <level label="4"> <text>A complaint alleging an advertising violation:</text> <level label="i"> <text>need not be made under oath and may be made anonymously; but</text> </level> <level label="ii"> <text>shall be accompanied by documentary or other evidence.</text> </level> </level> </level> <level label="c"> <level label="1"> <text>The Commission, or its designee, shall review each complaint received by the Commission. A complaint shall be referred for investigation if, after a review under this subsection, it is determined that the complaint:</text> <level label="i"> <text>alleges facts that establish a prima facie case that is grounds for disciplinary action under § 17–322 of this subtitle; and</text> </level> <level label="ii"> <text>meets the requirements of subsection (b) of this section.</text> </level> </level> <level label="2"> <text>A complaint not referred for investigation under paragraph (1) of this subsection shall be dismissed, and any appeal shall be taken under paragraph (3) of this subsection.</text> </level> <level label="3"> <level label="i"> <text>If a complaint is dismissed under paragraph (2) of this subsection, within 30 days from the date of the dismissal any member of the Commission may file an exception to the decision.</text> </level> <level label="ii"> <text>If an exception is filed with the Commission under subparagraph (i) of this paragraph, the Commission shall set a hearing on the matter by the full Commission on whether the complaint satisfies the requirements of paragraph (1) of this subsection. If the Commission determines that the complaint is satisfactory, the matter shall be referred for an investigation.</text> </level> <level label="iii"> <text>If an exception is not filed within the time allowed under subparagraph (i) of this paragraph:</text> <level label="1"> <text>the decision of the Commission is final; and</text> </level> <level label="2"> <text>any party aggrieved by the decision may take a judicial appeal as provided in § 17–329 of this subtitle.</text> </level> </level> </level> </level> <level label="d"> <level label="1"> <text>On completion, an investigation shall be referred directly to the Commission or its designee.</text> </level> <level label="2"> <text>If the Commission or its designee determines there is a reasonable basis to believe any grounds exist for disciplinary action under § 17–322 of this subtitle, the investigation shall be referred for a hearing in accordance with § 17–324 of this subtitle.</text> </level> <level label="3"> <text>A complaint not referred for a hearing by the Commission or its designee shall be dismissed, and any party aggrieved by the decision may take a judicial appeal as provided in § 17–329 of this subtitle.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-324" title_number="17" title_name="Real Estate Brokers" subtitle_number="3" subtitle_name="Licensing"> <level label="a"> <text>Except as otherwise provided in § 10-226 of the State Government Article, before the Commission takes any final action under § 17-322 of this subtitle, it shall give the individual against whom the action is contemplated an opportunity for a hearing before the Commission or, as provided under § 17-326 of this subtitle, a hearing board.</text> </level> <level label="b"> <text>The Commission shall give notice and hold the hearing in accordance with Title 10, Subtitle 2 of the State Government Article.</text> </level> <level label="c"> <text>In connection with any proceeding under this section, the following individuals may administer oaths:</text> <level label="1"> <text>a member of the Commission;</text> </level> <level label="2"> <text>the executive director of the Commission; and</text> </level> <level label="3"> <text>the assistant director of the Commission.</text> </level> </level> <level label="d"> <level label="1"> <text>At least 10 days before the hearing, the hearing notice to be given to the individual shall be:</text> <level label="i"> <text>served personally on the individual; or</text> </level> <level label="ii"> <text>sent by certified mail to the last known business address of the individual.</text> </level> </level> <level label="2"> <text>If the individual is an associate real estate broker or a real estate salesperson, at least 10 days before the hearing, the Commission shall give notice of the hearing to each real estate broker with whom the associate real estate broker or the real estate salesperson is affiliated by sending notice by certified mail to the last known business address of the real estate broker.</text> </level> </level> <level label="e"> <text>The individual may be represented at the hearing by counsel.</text> </level> <level label="f"> <text>If, after due notice, the individual against whom the action is contemplated fails or refuses to appear, nevertheless the Commission may hear and determine the matter.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-325" title_number="17" title_name="Real Estate Brokers" subtitle_number="3" subtitle_name="Licensing"> <level label="a"> <text>With the approval of the Secretary, the Commission may establish 1 or more real estate hearing boards. If established, each hearing board shall be a unit in the Department.</text> </level> <level label="b"> <level label="1"> <text>If established, each hearing board shall consist of at least 3 members of the Commission, appointed by the Commission.</text> </level> <level label="2"> <text>Of the 3 mandatory positions on the hearing board:</text> <level label="i"> <text>at least 1 shall be a professional member of the Commission; and</text> </level> <level label="ii"> <text>at least 1 shall be a consumer member of the Commission.</text> </level> </level> </level> <level label="c"> <text>From among the members of each hearing board, the Commission shall designate a chairman.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-326" title_number="17" title_name="Real Estate Brokers" subtitle_number="3" subtitle_name="Licensing"> <level label="a"> <text>Except as otherwise provided in this subtitle, the Commission may refer to a hearing board for a hearing:</text> <level label="1"> <text>a complaint or claim that has been submitted to the Commission; and</text> </level> <level label="2"> <text>any matter for which a hearing may be required under § 17-327 or § 17-328 of this subtitle.</text> </level> </level> <level label="b"> <text>The hearing board may exercise the same powers and shall conduct a hearing in accordance with the same procedures applicable to the Commission under § 17-324 of this subtitle.</text> </level> <level label="c"> <level label="1"> <text>The hearing board shall determine if there is a reasonable basis to believe that there are grounds for disciplinary action under § 17-322 of this subtitle against an applicant or licensee.</text> </level> <level label="2"> <level label="i"> <text>If the hearing board finds a reasonable basis as provided under paragraph (1) of this subsection, the hearing board shall:</text> <level label="1"> <text>hold a hearing on the matter; and</text> </level> <level label="2"> <text>file its finding with the Commission.</text> </level> </level> <level label="ii"> <text>If the hearing board does not find a reasonable basis as provided under paragraph (1) of this subsection, the hearing board shall dismiss the complaint.</text> </level> </level> <level label="3"> <text>A hearing board shall advise the Commission specifically of any action brought against a licensee as a result of monetary loss, misappropriation of money, or fraud.</text> </level> </level> <level label="d"> <text>The decision of the hearing board shall be considered as the final decision of the Commission and any party aggrieved by the decision may take a judicial appeal as provided in § 17-329 of this subtitle.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-327" title_number="17" title_name="Real Estate Brokers" subtitle_number="3" subtitle_name="Licensing"> <level label="a"> <text>Subject to the provisions of subsection (b) of this section, the Commission may order summarily the revocation of:</text> <level label="1"> <text>the license of any licensee, if:</text> <level label="i"> <text>the licensee is convicted of a violation of this title;</text> </level> <level label="ii"> <text>the conviction is final; and</text> </level> <level label="iii"> <text>the period for appeal has expired; or</text> </level> </level> <level label="2"> <text>the license of any nonresident licensee, if the real estate regulatory agency of the state where the licensee is a resident:</text> <level label="i"> <text>revokes the license issued by that state; and</text> </level> <level label="ii"> <text>certifies the order of revocation to the Commission.</text> </level> </level> </level> <level label="b"> <text>The Commission may order summarily a revocation under this section only if it gives the licensee:</text> <level label="1"> <text>written notice of the revocation and the finding on which the revocation is based; and</text> </level> <level label="2"> <text>after the summary revocation is effective, an opportunity to be heard promptly before the Commission or, as provided under § 17-326 of this subtitle, before a hearing board.</text> </level> </level> <level label="c"> <level label="1"> <text>Rather than order summarily a revocation of a license under this section, the Commission may elect not to revoke the license until after the licensee is given an opportunity for a hearing.</text> </level> <level label="2"> <text>If the Commission elects to give the licensee an opportunity for a hearing before revoking the license for the grounds set forth in this section, the Commission shall give notice and hold the hearing in the same manner as required under § 17-324 of this subtitle.</text> </level> </level> <level label="d"> <level label="1"> <text>In any hearing held on the grounds for revocation under subsection (a) of this section, the Commission may restrict the admission of evidence to the issue whether:</text> <level label="i"> <text>the alleged conviction in fact occurred; or</text> </level> <level label="ii"> <text>the alleged revocation in fact occurred.</text> </level> </level> <level label="2"> <text>Notwithstanding paragraph (1) of this subsection, in any hearing held on the grounds for revocation under subsection (a) of this section, a licensee may present matters in mitigation of the offense charged.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-328" title_number="17" title_name="Real Estate Brokers" subtitle_number="3" subtitle_name="Licensing"> <level label="a"> <text>Subject to the provisions of subsection (b) of this section, the Commission may order summarily the suspension of the license of a licensee if the licensee:</text> <level label="1"> <text>fails to account promptly for any money held in trust;</text> </level> <level label="2"> <text>on demand, fails to display to the Commission all records, books, and accounts of any money held in trust;</text> </level> <level label="3"> <text>has been convicted of a felony under the laws of the United States or of any state; or</text> </level> <level label="4"> <text>within 10 days after the conviction or within 10 days following release from incarceration as a result of the conviction, whichever is later, fails to disclose to the Commission that the licensee has been convicted of a felony under the laws of the United States or of any state.</text> </level> </level> <level label="b"> <text>The Commission may order summarily a suspension under this section only if the Commission gives the licensee:</text> <level label="1"> <text>written notice of the suspension and the finding on which the suspension is based; and</text> </level> <level label="2"> <text>after the summary suspension is effective, an opportunity to be heard promptly before the Commission or, as provided under § 17–326 of this subtitle, before a hearing board.</text> </level> </level> <level label="c"> <text>A summary suspension ordered by the Commission under this section:</text> <level label="1"> <text>may start immediately or at any later date, as set by the order; and</text> </level> <level label="2"> <text>shall continue until:</text> <level label="i"> <text>the licensee complies with the conditions set forth by the Commission in its order; or</text> </level> <level label="ii"> <text>the Commission orders a different disposition after a hearing held under this section.</text> </level> </level> </level> <level label="d"> <level label="1"> <text>Rather than order summarily a suspension of a license under this section, the Commission may elect not to suspend the license until after the licensee is given an opportunity for a hearing.</text> </level> <level label="2"> <text>If the Commission elects to give the licensee an opportunity for a hearing before suspending the license for the grounds set forth in this section, the Commission shall give notice and hold the hearing in the same manner as required under § 17–324 of this subtitle.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-329" title_number="17" title_name="Real Estate Brokers" subtitle_number="3" subtitle_name="Licensing"> <level label="a"> <text>Any person aggrieved by a final decision of the Commission in a contested case, as defined in § 10-202 of the State Government Article, may take an appeal as allowed in §§ 10-222 and 10-223 of the State Government Article.</text> </level> <level label="b"> <text>Except as provided in subsection (c) of this section, unless stayed by the Commission or a court, a decision of the Commission is not stayed pending review.</text> </level> <level label="c"> <text>A court may grant a stay of the suspension or revocation of the license of the licensee only on the filing of a bond by a licensee as provided in subsection (d) of this section.</text> </level> <level label="d"> <level label="1"> <text>The court may set the bond required under subsection (c) of this section in any amount not exceeding $50,000.</text> </level> <level label="2"> <text>The bond shall be conditioned for the use and benefit of any person who, as a member of the public, might sustain pecuniary loss because of any violation of this title by the licensee.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-330" title_number="17" title_name="Real Estate Brokers" subtitle_number="3" subtitle_name="Licensing"> <level label="a"> <text>Whenever the Commission revokes or suspends the license of a licensee under § 17-322 of this subtitle and a stay is not ordered by the Commission or the court, the Commission shall mail notice of the suspension or revocation:</text> <level label="1"> <text>to the licensee;</text> </level> <level label="2"> <text>if the licensee is an associate real estate broker or a real estate salesperson, to each real estate broker with whom the licensee is affiliated;</text> </level> <level label="3"> <text>to the Maryland Association of Realtors; and</text> </level> <level label="4"> <text>to the local board of realtors and the realtist organization having jurisdiction over the geographic area where the licensee maintained an office.</text> </level> </level> <level label="b"> <level label="1"> <text>If the Commission revokes or suspends the license of a nonresident licensee, the Commission also shall notify by mail the real estate commission or other licensing authority in the state where the licensee is a resident.</text> </level> <level label="2"> <text>The Commission shall include in the notice the cause for the revocation or suspension of the license.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-3A-01" title_number="17" title_name="Real Estate Brokers" subtitle_number="3A" subtitle_name="Reciprocity"> <level label="a"> <text>In this subtitle the following words have the meanings indicated.</text> </level> <level label="b"> <text>“Reciprocal license” means a license issued under this subtitle.</text> </level> <level label="c"> <text>“Standard license” means a license issued under Subtitle 3 of this title.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-3A-02" title_number="17" title_name="Real Estate Brokers" subtitle_number="3A" subtitle_name="Reciprocity"> <level label="a"> <text>Subject to the limitations of this subtitle, the Commission may issue a reciprocal license to a person:</text> <level label="1"> <text>holding a current license to provide real estate brokerage services issued by another state; and</text> </level> <level label="2"> <text>whose principal place of business for the provision of real estate brokerage services is outside the State.</text> </level> </level> <level label="b"> <text>The reciprocal license shall be for the category of license the Commission determines is most similar to the category of license issued by the other state.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-3A-03" title_number="17" title_name="Real Estate Brokers" subtitle_number="3A" subtitle_name="Reciprocity"> <text>Obtaining a reciprocal license from the Commission shall constitute sufficient contact with the State for the exercise of personal jurisdiction by the Commission and the courts of the State over the holder of a reciprocal license in any action or proceeding arising out of acts or omissions by the holder of the reciprocal license:</text> <level label="1"> <text>in the State; or</text> </level> <level label="2"> <text>relating to an actual or proposed transaction involving real property located in the State.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-3A-04" title_number="17" title_name="Real Estate Brokers" subtitle_number="3A" subtitle_name="Reciprocity"> <level label="a"> <text>Except as otherwise provided in this subtitle, the Commission shall issue a reciprocal license to an applicant licensed in another state to provide real estate brokerage services if:</text> <level label="1"> <text>the applicant files with the Commission an application for a reciprocal license;</text> </level> <level label="2"> <level label="i"> <text>the jurisdiction in which the principal place of business of the applicant is located submits a certified copy of a current license issued to the applicant; or</text> </level> <level label="ii"> <text>the licensing body for the other state submits a certified statement indicating that the applicant holds a current license in the other state;</text> </level> </level> <level label="3"> <text>the licensing body for the other state submits:</text> <level label="i"> <text>a statement indicating whether the applicant has been the subject of any disciplinary proceeding; and</text> </level> <level label="ii"> <text>if the applicant has been the subject of any disciplinary proceeding, the details of the proceeding;</text> </level> </level> <level label="4"> <text>the applicant submits to the Commission a statement attesting to the fact that:</text> <level label="i"> <text>to the knowledge of the applicant, the applicant is not the subject of discipline or a current investigation or proceeding alleging misconduct under a licensing law or criminal law of this State or any other jurisdiction;</text> </level> <level label="ii"> <text>the applicant has not been convicted under the laws of the United States or of any state of:</text> <level label="1"> <text>a felony;</text> </level> <level label="2"> <text>a misdemeanor that is directly related to the fitness and qualifications of the applicant to provide real estate brokerage services; or</text> </level> <level label="3"> <text>a crime that constitutes a violation of any provision of this title;</text> </level> </level> <level label="iii"> <text>the applicant has reviewed, is familiar with, and agrees to be bound by the:</text> <level label="1"> <text>provisions of this title;</text> </level> <level label="2"> <text>regulations of the Commission; and</text> </level> <level label="3"> <text>Maryland Code of Ethics; and</text> </level> </level> <level label="iv"> <text>the applicant agrees to permit the disclosure to the Commission of the record in any disciplinary proceeding involving alleged misconduct by the applicant from any jurisdiction in which the applicant is or has been licensed;</text> </level> </level> <level label="5"> <text>the applicant pays the fees required under this title for the comparable or equivalent license for which the applicant is seeking a reciprocal license; and</text> </level> <level label="6"> <text>the applicant submits a consent form to service of process, in a form required by the Commission.</text> </level> </level> <level label="b"> <text>The Commission may deny an application for a reciprocal license if the Commission finds that an applicant is not of good character and conduct based on:</text> <level label="1"> <text>the applicant’s violation of a real estate licensing law of another state;</text> </level> <level label="2"> <text>the applicant’s conviction of a crime described in subsection (a)(4)(ii) of this section; or</text> </level> <level label="3"> <text>the applicant’s being the subject of a disciplinary proceeding in another jurisdiction.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-3A-05" title_number="17" title_name="Real Estate Brokers" subtitle_number="3A" subtitle_name="Reciprocity"> <text>A real estate salesperson or associate real estate broker holding a reciprocal license may not conduct business in the State except in affiliation with a real estate broker holding a standard or reciprocal license.</text> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-3A-06" title_number="17" title_name="Real Estate Brokers" subtitle_number="3A" subtitle_name="Reciprocity"> <level label="a"> <text>This subtitle may be implemented by written reciprocal licensing agreements with the real estate licensing authorities of other states.</text> </level> <level label="b"> <text>Subject to § 17-3A-07 of this subtitle, the Commission is not required to enter into an agreement with another state before issuing a reciprocal license to a licensee from that other jurisdiction.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-3A-07" title_number="17" title_name="Real Estate Brokers" subtitle_number="3A" subtitle_name="Reciprocity"> <level label="a"> <text>Subject to subsection (b) of this section, if the Commission determines that another state does not offer reciprocal licensure opportunities to a licensee of this State that are substantially comparable to those afforded to licensees of that other state by this subtitle, the Commission shall require that reciprocal license applicants from that other state meet education, experience, and examination requirements substantially comparable to those required by that state with respect to licensees of this State who seek a reciprocal license in that other state.</text> </level> <level label="b"> <text>Any requirements imposed under subsection (a) of this section may not exceed the requirements imposed on residents of this State for obtaining a standard license.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-3A-08" title_number="17" title_name="Real Estate Brokers" subtitle_number="3A" subtitle_name="Reciprocity"> <text>The Commission shall annually publish in the Maryland Register and make available both on request and on the Internet:</text> <level label="1"> <level label="i"> <text>a list of states with which the Commission has signed agreements under § 17-3A-06 of this subtitle; and</text> </level> <level label="ii"> <text>a summary of the terms of each agreement listed under item (i) of this paragraph; and</text> </level> </level> <level label="2"> <level label="i"> <text>a list of the states that the Commission has identified under § 17-3A-07 of this subtitle as not offering substantially comparable reciprocal licensure opportunities; and</text> </level> <level label="ii"> <text>a description of the additional requirements the Commission determines are necessary for applicants from other states to comply with the requirements of § 17-3A-07 of this subtitle.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-3A-09" title_number="17" title_name="Real Estate Brokers" subtitle_number="3A" subtitle_name="Reciprocity"> <level label="a"> <text>A person that holds a reciprocal license shall promptly notify the Commission if the person establishes a principal place of business for the provision of real estate brokerage services in the State.</text> </level> <level label="b"> <text>A person that holds a reciprocal license shall obtain a standard license under the licensing provisions of this title within 90 days after establishing a principal place of business in the State.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-3A-10" title_number="17" title_name="Real Estate Brokers" subtitle_number="3A" subtitle_name="Reciprocity"> <level label="a"> <text>Subject to subsection (c) of this section, the holder of a reciprocal license has the same rights and responsibilities as a person who holds a comparable standard license issued under this title.</text> </level> <level label="b"> <level label="1"> <text>Subject to paragraph (2) of this subsection, a person that holds a reciprocal license issued by the Commission may renew the reciprocal license in accordance with the renewal procedures for the comparable or equivalent standard license under § 17-314 of this title.</text> </level> <level label="2"> <text>At the time of application for the renewal of a reciprocal license, the applicant shall provide proof that the applicant:</text> <level label="i"> <text>continues to hold a current license in the state in which the applicant’s principal place of business is located; and</text> </level> <level label="ii"> <text>is not the subject of a disciplinary action or a current investigation or proceeding alleging misconduct under a real estate licensing law of the state in which the applicant’s principal place of business is located.</text> </level> </level> </level> <level label="c"> <text>The holder of a reciprocal license is:</text> <level label="1"> <text>not eligible to be a member of the Commission;</text> </level> <level label="2"> <text>exempt from the requirements of §§ 17-303, 17-304, 17-305, 17-315, 17-503, and 17-517 of this title; and</text> </level> <level label="3"> <text>exempt from having to pass an examination required for a comparable standard license.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-401" title_number="17" title_name="Real Estate Brokers" subtitle_number="4" subtitle_name="Real Estate Guaranty Fund"> <text>This subtitle does not limit the authority of the Commission to take:</text> <level label="1"> <text>any action against a licensee under the disciplinary provisions of Subtitle 3 of this title; or</text> </level> <level label="2"> <text>any other action authorized under this title.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-402" title_number="17" title_name="Real Estate Brokers" subtitle_number="4" subtitle_name="Real Estate Guaranty Fund"> <level label="a"> <text>The Commission shall:</text> <level label="1"> <text>establish a Real Estate Guaranty Fund; and</text> </level> <level label="2"> <text>maintain the Guaranty Fund at a level of at least $250,000.</text> </level> </level> <level label="b"> <level label="1"> <text>The Commission shall deposit all money collected to the credit of the Guaranty Fund with the State Treasurer for placement into a special account.</text> </level> <level label="2"> <level label="i"> <text>The State Treasurer may invest or reinvest money in the Guaranty Fund in the same manner as money in the State Retirement and Pension System.</text> </level> <level label="ii"> <text>The investment earnings shall be:</text> <level label="1"> <text>credited to the Guaranty Fund; and</text> </level> <level label="2"> <text>available for the same purposes as the money deposited into the Guaranty Fund.</text> </level> </level> </level> </level> <level label="c"> <text>The Commission may adopt regulations for the administration of a Guaranty Fund.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-403" title_number="17" title_name="Real Estate Brokers" subtitle_number="4" subtitle_name="Real Estate Guaranty Fund"> <level label="a"> <level label="1"> <text>Subject to paragraph (2) of this subsection, before the Commission issues a real estate broker license, an associate real estate broker license, or a real estate salesperson license to any individual, the individual shall pay a fee of $20 to be credited to the Guaranty Fund.</text> </level> <level label="2"> <text>Regardless of how many times an individual applies to the Commission for a license under this title, the Commission may charge the individual only once for the fee required under this subsection.</text> </level> </level> <level label="b"> <text>If the amount in the Guaranty Fund falls below $300,000, and the Commission is projected to have an operating surplus of at least $500,000 in the current fiscal year, the Commission may transfer up to $500,000 to the Guaranty Fund from the State Real Estate Commission Fund established under § 2–106.3 of the Business Regulation Article.</text> </level> <level label="c"> <text>If the amount in the Guaranty Fund falls below $250,000, the Commission shall assess each real estate broker, each associate real estate broker, and each real estate salesperson a fee in an amount that will return the Guaranty Fund to a level of at least $250,000.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-404" title_number="17" title_name="Real Estate Brokers" subtitle_number="4" subtitle_name="Real Estate Guaranty Fund"> <level label="a"> <level label="1"> <text>Subject to the provisions of this subtitle, a person may recover compensation from the Guaranty Fund for an actual loss.</text> </level> <level label="2"> <text>A claim shall:</text> <level label="i"> <text>be based on an act or omission that occurs in the provision of real estate brokerage services by:</text> <level label="1"> <text>a licensed real estate broker;</text> </level> <level label="2"> <text>a licensed associate real estate broker;</text> </level> <level label="3"> <text>a licensed real estate salesperson; or</text> </level> <level label="4"> <text>an unlicensed employee of a licensed real estate broker;</text> </level> </level> <level label="ii"> <text>involve a transaction that relates to real estate that is located in the State; and</text> </level> <level label="iii"> <text>be based on an act or omission:</text> <level label="1"> <text>in which money or property is obtained from a person by theft, embezzlement, false pretenses, or forgery; or</text> </level> <level label="2"> <text>that constitutes fraud or misrepresentation.</text> </level> </level> </level> </level> <level label="b"> <text>The amount recovered for any claim against the Guaranty Fund may not exceed $50,000 for each claim.</text> </level> <level label="c"> <level label="1"> <text>A person may not recover from the Guaranty Fund for any loss that relates to:</text> <level label="i"> <text>the purchase of any interest in a limited partnership that is formed for the purpose of investment in real estate;</text> </level> <level label="ii"> <text>a joint venture that is promoted by a licensed real estate broker, a licensed associate real estate broker, or licensed real estate salesperson for the purpose of investment in real estate by 2 or more individuals; or</text> </level> <level label="iii"> <text>the purchase of commercial paper that is secured by real estate.</text> </level> </level> <level label="2"> <text>A claim under the Guaranty Fund may not be made by:</text> <level label="i"> <text>the spouse of the licensee or the unlicensed employee alleged to be responsible for the act or omission giving rise to the claim; or</text> </level> <level label="ii"> <text>the personal representative of the spouse of the licensee or the unlicensed employee alleged to be responsible for the act or omission giving rise to the claim.</text> </level> </level> </level> <level label="d"> <text>A claim under this subtitle shall be submitted to the Commission within 3 years after the claimant discovers or, by the exercise of ordinary diligence, should have discovered the loss or damage.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-405" title_number="17" title_name="Real Estate Brokers" subtitle_number="4" subtitle_name="Real Estate Guaranty Fund"> <text>A real estate broker shall include in each sales contract that is provided by the real estate broker a written notice to the buyer that the buyer is protected by the Guaranty Fund in an amount not exceeding $50,000.</text> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-406" title_number="17" title_name="Real Estate Brokers" subtitle_number="4" subtitle_name="Real Estate Guaranty Fund"> <level label="a"> <text>Each claim against the Guaranty Fund shall be made in accordance with this section.</text> </level> <level label="b"> <text>Each claim shall:</text> <level label="1"> <text>be in writing;</text> </level> <level label="2"> <text>be made under oath;</text> </level> <level label="3"> <text>state the amount of loss claimed;</text> </level> <level label="4"> <text>state the facts on which the claim is based; and</text> </level> <level label="5"> <text>be accompanied by any documentation or other evidence that supports the claim.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-407" title_number="17" title_name="Real Estate Brokers" subtitle_number="4" subtitle_name="Real Estate Guaranty Fund"> <level label="a"> <text>The Commission shall act promptly on a claim made under this subtitle.</text> </level> <level label="b"> <text>Upon receipt of a claim, the Commission shall:</text> <level label="1"> <text>forward a copy of the claim:</text> <level label="i"> <text>to each licensee alleged to be responsible for the act or omission giving rise to the claim;</text> </level> <level label="ii"> <text>to each unlicensed employee alleged to be responsible for the act or omission giving rise to the claim; and</text> </level> <level label="iii"> <text>if the licensee alleged to be responsible for the act or omission giving rise to the claim is an associate real estate broker or a real estate salesperson, to each real estate broker with whom the associate real estate broker or the real estate salesperson is affiliated; and</text> </level> </level> <level label="2"> <text>request from each of those individuals a written response within 10 days to the allegations set forth in the claim.</text> </level> </level> <level label="c"> <level label="1"> <text>The Commission:</text> <level label="i"> <text>shall review the claim and any response to the claim; and</text> </level> <level label="ii"> <text>may conduct an investigation of the claim.</text> </level> </level> <level label="2"> <text>On the basis of its review and any investigation that the Commission conducts, it shall:</text> <level label="i"> <text>issue a proposed award under subsection (d) of this section;</text> </level> <level label="ii"> <text>set the matter for a hearing; or</text> </level> <level label="iii"> <text>if the claim is frivolous, made in bad faith, or legally insufficient, dismiss the claim.</text> </level> </level> </level> <level label="d"> <level label="1"> <level label="i"> <text>If a claimant’s total claim arising from the conduct of one licensee does not exceed $5,000, the Commission may issue a proposed order to either pay the claim in whole or in part or to deny the claim.</text> </level> <level label="ii"> <text>The Commission shall send the proposed order to the claimant and the licensee by personal delivery or by both regular and certified mail, return receipt requested.</text> </level> <level label="iii"> <text>The proposed order shall be sent to the licensee at the most recent address on record with the Commission.</text> </level> </level> <level label="2"> <level label="i"> <text>Within 30 days after the date of personal service of the proposed order or receipt of the proposed order by certified mail, the licensee or the claimant may request in writing a hearing before the Commission or file written exceptions to the proposed order issued under paragraph (1) of this subsection.</text> </level> <level label="ii"> <text>On receipt of a written request for a hearing or written exceptions to the proposed order in accordance with subparagraph (i) of this paragraph, the Commission shall schedule a hearing on the claim.</text> </level> <level label="iii"> <text>If a hearing is not requested or if timely exceptions are not filed to the proposed order, the proposed order shall become a final order of the Commission.</text> </level> </level> </level> <level label="e"> <text>At any claim hearing, the burden of proof shall be on the claimant to establish the validity of the claim.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-408" title_number="17" title_name="Real Estate Brokers" subtitle_number="4" subtitle_name="Real Estate Guaranty Fund"> <level label="a"> <text>The Commission shall give the claimant and the licensee or unlicensed employee alleged to be responsible for the act or omission giving rise to the claim an opportunity to participate in the hearing before the Commission.</text> </level> <level label="b"> <text>The Commission shall give notice of the hearing to:</text> <level label="1"> <text>the claimant;</text> </level> <level label="2"> <text>each licensee alleged to be responsible for the act or omission giving rise to the claim; and</text> </level> <level label="3"> <text>each unlicensed employee alleged to be responsible for the act or omission giving rise to the claim.</text> </level> </level> <level label="c"> <text>The Commission may not proceed with the hearing unless the records of the Commission show that all notices required under this subtitle were sent to each licensee and each unlicensed employee alleged to be responsible for the act or omission giving rise to the claim.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-409" title_number="17" title_name="Real Estate Brokers" subtitle_number="4" subtitle_name="Real Estate Guaranty Fund"> <level label="a"> <text>If a claim against the Guaranty Fund alleges that the act or omission giving rise to the claim was performed by a licensed real estate broker, a licensed associate real estate broker, or a licensed real estate salesperson, the Commission shall join the proceeding on the claim with any disciplinary proceeding against the licensee under this title arising from the same facts alleged in the claim.</text> </level> <level label="b"> <level label="1"> <text>For that part of a hearing on consolidated proceedings that relates to disciplinary action but does not relate to the Guaranty Fund claim against a licensee, the claimant:</text> <level label="i"> <text>may not be a party; and</text> </level> <level label="ii"> <text>may participate only as a witness.</text> </level> </level> <level label="2"> <text>For that part of a hearing on consolidated proceedings that relates to the claim against the Guaranty Fund, the claimant is a party.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-410" title_number="17" title_name="Real Estate Brokers" subtitle_number="4" subtitle_name="Real Estate Guaranty Fund"> <level label="a"> <text>The Commission shall order payment of a claim by the Guaranty Fund if, on the hearing, the claimant:</text> <level label="1"> <text>proves that the claimant has a valid claim under this subtitle; and</text> </level> <level label="2"> <text>presents evidence, satisfactory to the Commission, that the claimant is not:</text> <level label="i"> <text>the spouse of the licensee or the unlicensed employee alleged to be responsible for the act or omission giving rise to the claim; or</text> </level> <level label="ii"> <text>the personal representative of the spouse of the licensee or the unlicensed employee alleged to be responsible for the act or omission giving rise to the claim.</text> </level> </level> </level> <level label="b"> <level label="1"> <text>The Commission may order payment by the Guaranty Fund only for the actual monetary loss suffered by the claimant as a result of the claim proven by the claimant.</text> </level> <level label="2"> <text>For any claim, the Commission may not order a payment by the Guaranty Fund of more than $50,000.</text> </level> </level> <level label="c"> <text>A payment may not be made by the Guaranty Fund under an order of the Commission until:</text> <level label="1"> <text>the expiration of the time provided under Title 10, Subtitle 2 of the State Government Article for seeking judicial review of the Commission’s order; or</text> </level> <level label="2"> <text>the expiration of any judicial stay of the order of the Commission.</text> </level> </level> <level label="d"> <text>The Commission shall order payment of each claim due in the order in which the claim was awarded.</text> </level> <level label="e"> <text>If, at the time a payment is due, the money in the Guaranty Fund is insufficient to satisfy fully the order for payment, the Commission:</text> <level label="1"> <text>immediately shall pay to the claimant the amount that is available in the Guaranty Fund; and</text> </level> <level label="2"> <text>when sufficient funds are available in the Guaranty Fund, shall pay the claimant:</text> <level label="i"> <text>the balance due on the order; plus</text> </level> <level label="ii"> <text>interest calculated on that balance at an annual rate of 10%.</text> </level> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-411" title_number="17" title_name="Real Estate Brokers" subtitle_number="4" subtitle_name="Real Estate Guaranty Fund"> <level label="a"> <text>After payment of a claim by the Guaranty Fund, a licensee who the Commission finds responsible for the act or omission that gave rise to the claim shall reimburse the Guaranty Fund in full for:</text> <level label="1"> <text>the amount paid by the Guaranty Fund; and</text> </level> <level label="2"> <text>interest on the amount paid by the Guaranty Fund at an annual rate of at least 10%, as set by the Commission.</text> </level> </level> <level label="b"> <text>Each licensee who the Commission finds responsible for the act or omission that gave rise to a claim is jointly and severally liable for the claim.</text> </level> <level label="c"> <text>If a licensee does not reimburse the Guaranty Fund as provided in subsection (a) of this section, the Commission or the State Central Collection Unit, as assignee of the Commission, may bring an action against the licensee for the amount that has not been reimbursed.</text> </level> <level label="d"> <text>The Commission or the State Central Collection Unit, as assignee of the Commission, shall be entitled to a judgment for the amount that the licensee has not reimbursed the Guaranty Fund if the Commission proves that:</text> <level label="1"> <text>payment was made by the Guaranty Fund based on an act or omission for which the Commission found the licensee was responsible;</text> </level> <level label="2"> <text>a period of at least 30 days has passed since payment was made by the Guaranty Fund; and</text> </level> <level label="3"> <text>the licensee has not reimbursed the Guaranty Fund for the amount for which the judgment is sought.</text> </level> </level> <level label="e"> <level label="1"> <text>If a person liable for reimbursing the Guaranty Fund under this section receives a demand for reimbursement and fails to reimburse the Fund, the reimbursement amount and any accrued interest or cost are a lien in favor of the State on any real property of the person if the lien is recorded and indexed as provided in this subsection.</text> </level> <level label="2"> <text>The lien in favor of the State created by this subsection may not attach to specific property until the State Central Collection Unit records written notice of the lien in the office of the clerk of the court for the county in which the property subject to the lien or any part of the property is located.</text> </level> <level label="3"> <text>The lien in favor of the State created by this subsection does not have priority as to any specific property over any person who is a lienholder of record at the time the notice required under paragraph (2) of this subsection is recorded.</text> </level> <level label="4"> <text>The notice required under paragraph (2) of this subsection shall contain the name and address of the person against whose property the lien exists, the amount of the lien, a description of or reference to the property subject to the lien, and the date the Guaranty Fund paid the claim giving rise to the lien.</text> </level> <level label="5"> <text>Upon presentation of a release of any lien in favor of the State created by this subsection, the clerk of the court in which the lien is recorded and indexed shall record and index the release and shall note in the lien docket the date the release is filed and the fact that the lien is released.</text> </level> <level label="6"> <text>The notice required under paragraph (2) of this subsection and any release filed under paragraph (5) of this subsection shall be indexed with the judgment lien records maintained by the office of the clerk of the court where the notice is recorded.</text> </level> <level label="7"> <text>The clerk may collect a reasonable fee for recording and indexing each notice of lien or release of any lien under this subsection.</text> </level> </level> <level label="f"> <text>For the purpose of excepting to a discharge of a licensee under 11 U.S.C. § 523, the Commission or the State Central Collection Unit, as assignee of the Commission, is a creditor of the licensee for the amount that was paid by the Guaranty Fund but that has not been reimbursed by the licensee.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-412" title_number="17" title_name="Real Estate Brokers" subtitle_number="4" subtitle_name="Real Estate Guaranty Fund"> <level label="a"> <text>If the Commission orders payment by the Guaranty Fund of a claim based on an act or omission for which a licensee is responsible, the Commission immediately and without further proceedings shall suspend the license of the licensee.</text> </level> <level label="b"> <text>The Commission may not reinstate a license that is suspended under this section until the individual whose license was suspended:</text> <level label="1"> <text>repays in full:</text> <level label="i"> <text>the amount paid by the Guaranty Fund; and</text> </level> <level label="ii"> <text>the interest due under § 17-411(a)(2) of this subtitle; and</text> </level> </level> <level label="2"> <text>applies to the Commission for reinstatement of the license.</text> </level> </level> <level label="c"> <text>Regardless of whether the disciplinary sanction was imposed for the same act or omission that gave rise to the claim against the Guaranty Fund, the reimbursement of the Guaranty Fund by a licensee does not affect any sanction imposed by the Commission against an individual under the disciplinary provisions of Subtitle 3 of this title.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-501" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <text>In this Part I of this subtitle the following words have the meanings indicated.</text> </level> <level label="b"> <text>“Beneficial owner” means a person, other than the owner of the trust money, for whose benefit a real estate broker or, on behalf of a real estate broker, an associate real estate broker or a real estate salesperson is entrusted to hold trust money.</text> </level> <level label="c"> <text>“Trust money” means a deposit, payment, or other money that a person entrusts to a real estate broker or, on behalf of a real estate broker, to an associate real estate broker or a real estate salesperson to hold for:</text> <level label="1"> <text>the benefit of the owner or beneficial owner of the trust money; and</text> </level> <level label="2"> <text>a purpose that relates to a real estate transaction involving real estate in the State.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-502" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <text>An associate real estate broker or a real estate salesperson who obtains trust money while providing real estate brokerage services promptly shall submit the trust money to the real estate broker on whose behalf the associate real estate broker or the real estate salesperson provided the real estate brokerage services.</text> </level> <level label="b"> <level label="1"> <text>Except as otherwise provided in subsection (c) of this section, a real estate broker promptly, but not more than 7 business days after the acceptance of a contract of sale by both parties, shall deposit trust money in an account that is maintained by the real estate broker:</text> <level label="i"> <text>separately from the real estate broker’s own accounts; and</text> </level> <level label="ii"> <text>solely for trust money.</text> </level> </level> <level label="2"> <text>A real estate broker may not use trust money for any purpose other than that for which it is entrusted to the real estate broker.</text> </level> </level> <level label="c"> <text>Subsection (b)(1) of this section does not apply if the real estate broker receives written directions to the contrary as authorized under § 17-505(d) of this subtitle.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-503" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <text>Except as authorized under § 17-505 of this subtitle, a real estate broker shall deposit all trust money in a financial institution that is located in the State and whose deposits are insured by:</text> <level label="1"> <text>the Federal Deposit Insurance Corporation;</text> </level> <level label="2"> <text>the Federal Savings and Loan Insurance Corporation;</text> </level> <level label="3"> <text>the National Credit Union Administration;</text> </level> <level label="4"> <text>the State of Maryland Deposit Insurance Fund Corporation; or</text> </level> <level label="5"> <text>the Credit Union Insurance Corporation.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-504" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <text>Unless the owner and beneficial owner give written instructions to the contrary, a real estate broker may deposit trust money in:</text> <level label="1"> <text>a noninterest bearing checking account;</text> </level> <level label="2"> <text>a noninterest bearing savings account; or</text> </level> <level label="3"> <text>any combination of these accounts.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-505" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <text>A real estate broker shall maintain trust money in an account authorized under this Part I of this subtitle until:</text> <level label="1"> <text>the real estate transaction for which the trust money was entrusted is consummated or terminated;</text> </level> <level label="2"> <text>the real estate broker receives proper written instructions from the owner and beneficial owner directing withdrawal or other disposition of the trust money;</text> </level> <level label="3"> <text>on an interpleader filed by the real estate broker, a court orders a different disposition; or</text> </level> <level label="4"> <text>the owner or beneficial owner of the trust money fails to complete the real estate transaction for which the trust money was entrusted and the real estate broker, in the real estate broker’s sole discretion, decides to distribute the trust money in accordance with subsection (b) of this section.</text> </level> </level> <level label="b"> <level label="1"> <text>Prior to distributing the trust money under subsection (a)(4) of this section, the real estate broker shall notify both the owner and the beneficial owner that the real estate broker intends to distribute the trust money to the person who, in the good faith opinion of the real estate broker, is entitled to receive the trust money in accordance with the terms of the real estate contract which established the trust.</text> </level> <level label="2"> <text>The notice required under this subsection shall:</text> <level label="i"> <text>be in writing;</text> </level> <level label="ii"> <text>state whether the trust money will be paid to the owner or beneficial owner; and</text> </level> <level label="iii"> <text>disclose to the owner and the beneficial owner that:</text> <level label="1"> <text>either party may prevent distribution of the trust money under subsection (a)(4) of this section by submitting a protest within 30 days from the date the notice was delivered or mailed by the real estate broker; and</text> </level> <level label="2"> <text>if neither party submits a protest within 30 days from the date the notice was delivered or mailed by the real estate broker, the trust money will be distributed in accordance with the real estate broker’s notice.</text> </level> </level> </level> <level label="3"> <text>The notice required under this subsection shall be:</text> <level label="i"> <text>hand delivered to both the owner and beneficial owner; or</text> </level> <level label="ii"> <text>sent by certified mail, return receipt requested, and regular mail to both the owner and beneficial owner.</text> </level> </level> <level label="4"> <level label="i"> <text>An owner or beneficial owner may protest the distribution of the trust money.</text> </level> <level label="ii"> <text>An owner or beneficial owner shall submit the protest to the real estate broker holding the trust money within 30 days from the date the notice required in paragraph (1) of this subsection was delivered or mailed by the real estate broker.</text> </level> <level label="iii"> <text>A protest shall be in writing and either:</text> <level label="1"> <text>hand delivered; or</text> </level> <level label="2"> <text>sent by certified mail, return receipt requested, and regular mail.</text> </level> </level> </level> <level label="5"> <level label="i"> <text>If a written protest is received by the real estate broker, the real estate broker shall distribute the trust money in accordance with subsection (a)(1), (2), or (3) of this section.</text> </level> <level label="ii"> <text>If no written protest is received by the real estate broker holding the trust money, the real estate broker shall distribute the trust money in accordance with the terms of the notice as required in this section.</text> </level> </level> </level> <level label="c"> <text>If a purchaser of residential real estate, as defined in § 10–802 of the Real Property Article, terminates a real estate transaction in accordance with § 10–803 of the Real Property Article, the real estate broker shall distribute the trust money to the purchaser in accordance with this section.</text> </level> <level label="d"> <text>When the duty of the real estate broker to maintain trust money in an account terminates, the real estate broker promptly shall account for all trust money.</text> </level> <level label="e"> <text>A real estate broker may invest trust money:</text> <level label="1"> <text>as the owner and beneficial owner of the trust money instruct in writing; or</text> </level> <level label="2"> <text>as the real estate broker, owner, and beneficial owner of the trust money agree in writing.</text> </level> </level> <level label="f"> <text>A real estate broker may not be liable to an owner or beneficial owner of the trust money for:</text> <level label="1"> <text>a good faith decision to distribute the trust money under subsection (a)(4) of this section; or</text> </level> <level label="2"> <text>a decision not to distribute the trust money under subsection (a)(4) of this section.</text> </level> </level> <level label="g"> <text>An agreement under which a real estate broker is entrusted with the trust money shall contain a statement that the real estate broker may distribute the trust money in accordance with subsection (b) of this section if the owner or beneficial owner of the trust money fails to complete the real estate transaction for which the trust money was entrusted.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-507" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <text>Each real estate broker shall maintain all records of trust money in a secured area within the office of the broker.</text> </level> <level label="b"> <level label="1"> <text>Each licensee shall keep copies of:</text> <level label="i"> <text>listings; and</text> </level> <level label="ii"> <text>any other document executed or obtained by the licensee in connection with a transaction involving the provision of real estate brokerage services, including any electronic signature contained on a document.</text> </level> </level> <level label="2"> <level label="i"> <text>A licensee shall keep the records required by this section for 5 years, starting on the date of the closing of a real estate transaction, or, if the transaction is not closed, 5 years after the date of the listing.</text> </level> <level label="ii"> <text>A licensee providing property management services shall keep the records required by this section for 5 years after the termination of the management agreement.</text> </level> </level> </level> <level label="c"> <text>For any record required to be kept under subsections (a) and (b) of this section, a licensee may keep and store an electronic record of the information if:</text> <level label="1"> <text>the stored record cannot be erased or edited;</text> </level> <level label="2"> <text>the stored record is made or preserved as part of, and in the regular course of, the licensee’s business;</text> </level> <level label="3"> <text>the original record from which the stored record was copied was made or prepared by the licensee or the licensee’s employees at or near the time of the activity described in the record;</text> </level> <level label="4"> <text>the custodian of the record is able to identify the stored record, the mode of its preparation, and the mode of storage; and</text> </level> <level label="5"> <text>the electronic storage system contains a reliable indexing system that provides:</text> <level label="i"> <text>convenient access to the document or record;</text> </level> <level label="ii"> <text>appropriate quality control of the storage process; and</text> </level> <level label="iii"> <text>chronological arrangement of stored documents or records.</text> </level> </level> </level> <level label="d"> <level label="1"> <text>On reasonable notice from the Commission, a licensee shall allow a representative of the Commission to enter the licensee’s place of business during business hours to inspect a record required to be kept under subsection (b) of this section.</text> </level> <level label="2"> <text>The licensee shall provide, at the licensee’s expense, a paper copy of any document or record requested by the Commission.</text> </level> <level label="3"> <text>A licensee shall display to the Commission on demand all records, books, and accounts of any money held in trust.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-508" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <text>In addition to being subject to disciplinary action under §§ 17-322 and 17-328 of this title, a real estate broker, an associate real estate broker, or a real estate salesperson who violates any provision of this Part I of this subtitle is subject to any other civil or criminal action provided by law.</text> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-511" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <level label="1"> <text>In this section the following words have the meanings indicated.</text> </level> <level label="2"> <text>“Business” means a person or entity, regardless of legal structure, through which real estate brokerage services are provided.</text> </level> <level label="3"> <level label="i"> <text>“Immediate family member” means a spouse, parent, child, or sibling.</text> </level> <level label="ii"> <text>“Immediate family member” includes a stepparent, stepchild, or stepsibling.</text> </level> </level> <level label="4"> <text>“Interest in a business” means, in the case of a business that is in a corporation, the outstanding voting stock of the corporation through which real estate brokerage services are provided.</text> </level> </level> <level label="b"> <level label="1"> <text>Not more than 50% of the interest in a business may be held directly or indirectly by associate real estate brokers, real estate salespersons, or any combination of associate brokers or salespersons.</text> </level> <level label="2"> <text>Unless the immediate family member is affiliated with the business as an associate real estate broker or real estate salesperson, an interest of a licensee in a business through which real estate brokerage services are provided shall include any interest in the business held by an immediate family member of the licensee.</text> </level> </level> <level label="c"> <text>Except as to the limitation of interest of the professional service corporation in a business through which real estate brokerage services are provided, this section does not affect the formation of a professional service corporation by associate real estate brokers and real estate salespersons authorized by § 17–512 of this subtitle.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-512" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <text>With the consent of a licensed real estate broker, one or more licensed real estate salespersons and licensed associate real estate brokers who are affiliated with the licensed real estate broker may:</text> <level label="1"> <text>organize and wholly own a professional service corporation under the Maryland Professional Service Corporation Act;</text> </level> <level label="2"> <text>form a limited liability company under the Maryland Limited Liability Company Act; or</text> </level> <level label="3"> <text>form any other business entity authorized under Maryland law.</text> </level> </level> <level label="b"> <text>A professional service corporation may be organized and owned or a limited liability company or other business entity may be formed under this section by any number and any combination of licensed real estate salespersons and licensed associate real estate brokers. However, each shareholder in the corporation, member of the limited liability company, or owner of any other business entity shall be either a licensed real estate salesperson or a licensed associate real estate broker.</text> </level> <level label="c"> <text>A licensed real estate salesperson or a licensed associate real estate broker who is a shareholder of a professional service corporation, a member of a limited liability company, or the owner of any other business entity may direct that any commission due the salesperson or associate broker be paid to the corporation, limited liability company, or other business entity.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-513" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <text>An individual licensed by this State may divide a fee that is earned on a real estate transaction in this State with an individual licensed to provide real estate brokerage services in another state if the other state allows a fee that is earned on a real estate transaction in that state to be divided with an individual licensed by this State.</text> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-514" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <text>A nonresident applicant for a license shall submit to the Commission an irrevocable consent, as provided under this section.</text> </level> <level label="b"> <text>The consent required under this section shall:</text> <level label="1"> <text>specify that service of process on the executive director of the Commission shall bind the applicant in any action, suit, or proceeding brought against the applicant;</text> </level> <level label="2"> <text>specify that an action, suit, or proceeding may be brought against the applicant in any county in which:</text> <level label="i"> <text>the cause of action arose; or</text> </level> <level label="ii"> <text>the plaintiff resides;</text> </level> </level> <level label="3"> <text>specify that the consent is irrevocable; and</text> </level> <level label="4"> <text>be signed by the applicant.</text> </level> </level> <level label="c"> <text>The Commission may not issue a license to a nonresident applicant, unless the nonresident applicant complies with the requirements of subsections (a) and (b) of this section.</text> </level> <level label="d"> <level label="1"> <text>Subject to paragraph (2) of this subsection, service of process on the executive director of the Commission binds any person who has submitted a consent to the Commission, as required under this section.</text> </level> <level label="2"> <text>If service of process is made on the executive director of the Commission as authorized under this section, the person filing immediately shall:</text> <level label="i"> <text>submit a copy of the filing to the Commission; and</text> </level> <level label="ii"> <text>send a copy of the filing, by certified mail, return receipt requested, to the principal office of the person against whom the action, suit, or proceeding is directed.</text> </level> </level> <level label="3"> <text>As to any person who submits a consent as required under this section, any action, suit, or proceeding may be brought in any county of the State in which:</text> <level label="i"> <text>the cause of action arose; or</text> </level> <level label="ii"> <text>the plaintiff resides.</text> </level> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-515" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <text>If any of the following acts are performed by a nonresident real estate broker, nonresident associate real estate broker, or nonresident real estate salesperson, the act shall constitute an irrevocable consent, as provided in subsection (b) of this section:</text> <level label="1"> <text>participating in any real estate transaction in the State; or</text> </level> <level label="2"> <text>dividing fees or holding deposits from any real estate transaction in the State.</text> </level> </level> <level label="b"> <text>A consent arising under this section shall have the same effect and be subject to the same procedures for service of process as a consent submitted under § 17-514 of this subtitle.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-516" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <text>A person may not bring an action or recover on an action for compensation for providing real estate brokerage services in a court of the State unless the person was authorized to provide real estate brokerage services under this title at the time of offering to provide and providing real estate brokerage services.</text> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-517" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <text>Each licensed real estate broker who is a resident of the State shall maintain an office in the State.</text> </level> <level label="b"> <text>Each licensed real estate broker who is a nonresident of the State shall maintain an office in this State if the state in which the nonresident broker resides requires a resident of this State who is licensed in the other state to maintain an office in that state.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-518" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <text>Subject to the provisions of this subtitle, a licensed real estate broker may maintain branch offices in the State.</text> </level> <level label="b"> <text>A licensed real estate broker shall obtain a branch office certificate before the broker may maintain a branch office in the State.</text> </level> <level label="c"> <level label="1"> <text>An applicant for a branch office certificate shall:</text> <level label="i"> <text>submit to the Commission an application on the form that the Commission provides;</text> </level> <level label="ii"> <text>submit to the Commission written notice of the identity of the individual appointed as manager of the branch office under subsection (d) of this section; and</text> </level> <level label="iii"> <text>pay to the Commission an application fee of $5.</text> </level> </level> <level label="2"> <text>The Commission shall issue a branch office certificate to each licensed real estate broker who meets the requirements of this section.</text> </level> </level> <level label="d"> <level label="1"> <text>Subject to paragraph (2) of this subsection, the licensed real estate broker shall designate a manager, which may be the broker, for each branch office of the broker.</text> </level> <level label="2"> <text>If the licensed real estate broker designates another individual as a branch office manager, the manager shall be:</text> <level label="i"> <text>a licensed associate real estate broker;</text> </level> <level label="ii"> <text>a licensed real estate salesperson who has at least 3 years’ experience providing real estate brokerage services; or</text> </level> <level label="iii"> <text>a licensed real estate salesperson who:</text> <level label="1"> <text>has completed successfully a course in real estate approved by the Commission for real estate brokers; and</text> </level> <level label="2"> <text>has passed the real estate broker’s examination given by the Commission under § 17–306 of this title.</text> </level> </level> </level> <level label="3"> <text>A licensed real estate salesperson seeking to qualify as a branch office manager under paragraph (2)(iii) of this subsection shall submit to the Commission, before taking the real estate broker’s examination, a commitment from the licensed real estate broker proposing to engage the salesperson as a branch office manager.</text> </level> <level label="4"> <text>The manager shall have the responsibility to supervise the provision of real estate brokerage services by the associate brokers and sales agents registered to that office as provided for in § 17–320 of this title.</text> </level> </level> <level label="e"> <level label="1"> <text>Unless a branch office certificate is renewed for a 2–year term as provided in this subsection, the certificate expires on the first April 30 that comes:</text> <level label="i"> <text>after the effective date of the certificate; and</text> </level> <level label="ii"> <text>in an even–numbered year.</text> </level> </level> <level label="2"> <text>Before a branch office certificate expires, a licensed real estate broker periodically may renew it for an additional 2–year term, if the broker:</text> <level label="i"> <text>submits to the Commission a renewal application on the form that the Commission provides accompanied by the license renewal application of the manager of the branch office; and</text> </level> <level label="ii"> <text>pays to the Commission a renewal fee of $5.</text> </level> </level> <level label="3"> <text>The Commission shall renew the branch office certificate of each licensed real estate broker who meets the requirements of this section.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-519" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <text>In accordance with this section, a real estate broker shall display a sign at each office and branch office that the real estate broker maintains for the provision of real estate brokerage services.</text> </level> <level label="b"> <text>The real estate broker shall display the sign conspicuously on the door or outside of the premises of each office or branch office so that the sign is visible to the public.</text> </level> <level label="c"> <text>The real estate broker shall include on the sign the words “real estate” or, where authorized by the respective trade associations, “realtor” or “realtist”.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-520" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <text>Within the time set by the Commission, a real estate broker shall submit to the Commission:</text> <level label="1"> <text>written notice of any change in the address of the principal office of the broker on the form that the Commission provides;</text> </level> <level label="2"> <text>the license certificate and pocket card of the broker; and</text> </level> <level label="3"> <text>a fee for issuance of a new license certificate and pocket card of $5.</text> </level> </level> <level label="b"> <text>On receipt of the notice, fee, license certificate, and pocket card, the Commission shall issue a new license certificate and pocket card to the real estate broker for the unexpired period of the broker’s license.</text> </level> <level label="c"> <text>Within the time set by the Commission, a real estate broker shall submit to the Commission:</text> <level label="1"> <text>written notice of any change in the address of a branch office of the broker on the form that the Commission provides;</text> </level> <level label="2"> <text>the branch office certificate; and</text> </level> <level label="3"> <text>a fee for the issuance of a new branch office certificate of $5.</text> </level> </level> <level label="d"> <text>On receipt of the notice, fee, and branch office certificate, the Commission shall issue a new branch office certificate to the real estate broker for the unexpired period of the branch office certificate.</text> </level> <level label="e"> <text>If a real estate broker changes the address of the principal office or a branch office of the broker and fails to submit the required notice, the license of the broker shall be suspended automatically until the broker submits the required notice.</text> </level> <level label="f"> <text>If the address of the affiliated brokerage of a licensed associate real estate broker or a licensed real estate salesperson changes, within the time set by the Commission, the licensee shall submit to the Commission:</text> <level label="1"> <text>written or electronic notice of any change in the address of the brokerage;</text> </level> <level label="2"> <text>the license certificate and pocket card of the licensee; and</text> </level> <level label="3"> <text>a fee for the issuance of a new license certificate and pocket card of $5.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-521" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <text>If a person tenders a check to the Commission in payment of a fee and the check is dishonored, the person shall pay to the Commission an additional fee for cost of collection of $35 for each dishonored check.</text> </level> <level label="b"> <text>If a person is charged an additional fee under this section by the Commission, the original fee may not be considered paid until both the original fee and the additional fee are paid in full.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-522" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <text>After a public hearing, the Commission may declare an urban area a “real estate conservation area” if the Commission finds that the racial stability of the area is threatened by the volume of real estate transactions.</text> </level> <level label="b"> <level label="1"> <text>Subject to the provisions of this subsection, the Commission may suspend, by order, any methods of advertising real estate brokerage services or soliciting listings of houses for the purpose of resale or rental in a real estate conservation area if the Commission determines that:</text> <level label="i"> <text>the area would benefit by the suspension;</text> </level> <level label="ii"> <text>the suspension would advance a State interest;</text> </level> <level label="iii"> <text>there is a reasonable basis to believe that panic selling, blockbusting, or depressed real estate market values would occur without the suspension; and</text> </level> <level label="iv"> <text>there is no less restrictive alternative available.</text> </level> </level> <level label="2"> <text>In determining whether to impose a suspension, the Commission shall base its determination on a preponderance of the evidence.</text> </level> <level label="3"> <text>When determining whether to impose a suspension, the Commission shall provide information to the community affected, including:</text> <level label="i"> <text>the racial and economic composition of the real estate conservation area;</text> </level> <level label="ii"> <text>the number of real estate transactions in the area; and</text> </level> <level label="iii"> <text>the fair market values of properties affected.</text> </level> </level> <level label="4"> <text>A suspension under paragraph (1) of this subsection may not:</text> <level label="i"> <text>apply to advertising in regularly distributed newspapers, magazines, radio, television, or telephone directories; or</text> </level> <level label="ii"> <text>exceed 24 months in duration.</text> </level> </level> </level> <level label="c"> <level label="1"> <text>Subject to the provisions of this subsection, the Commission may:</text> <level label="i"> <text>modify a suspension;</text> </level> <level label="ii"> <text>remove a suspension; or</text> </level> <level label="iii"> <text>periodically renew a suspension for a period not exceeding 24 months.</text> </level> </level> <level label="2"> <text>In determining whether to modify, remove, or renew a suspension, the Commission shall follow the same requirements for originally imposing a suspension under subsection (b) of this section.</text> </level> </level> <level label="d"> <text>Any person aggrieved by a suspension may take an appeal to the circuit court of any county.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-523" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <text>Each real estate contract submitted to a party by a real estate broker, an associate real estate broker, or a real estate salesperson for use in the sale of residential property used as a dwelling place for one or two single-family units shall contain, in the manner provided under subsection (b) of this section, the following statement, as required by § 14-117 of the Real Property Article:</text> <text>“Section 14-104 of the Real Property Article of the Annotated Code of Maryland provides that, unless otherwise negotiated in the contract or provided by local law, the cost of any recordation tax or any State or local transfer tax shall be shared equally between the buyer and seller.”</text> </level> <level label="b"> <text>The statement required under subsection (a) of this section shall be printed in conspicuous type or handwritten in the contract or an addendum to the contract.</text> </level> <level label="c"> <text>A real estate contract is not rendered invalid by the omission of the statement to the buyer required under subsection (a) of this section.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-524" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <text>Each real estate contract submitted to a party by a real estate broker, an associate real estate broker, or a real estate salesperson for use in the sale of a single-family dwelling shall contain, in bold-faced type, a statement that the buyer has the right to select the buyer’s own:</text> <level label="1"> <text>title insurance company;</text> </level> <level label="2"> <text>settlement company;</text> </level> <level label="3"> <text>escrow company;</text> </level> <level label="4"> <text>mortgage lender, or financial institution as defined in the Financial Institutions Article; or</text> </level> <level label="5"> <text>title lawyer.</text> </level> </level> <level label="b"> <text>The statement required under subsection (a) of this section shall also contain, in bold-faced type, a statement that a seller may not be prohibited from offering owner financing as a condition of settlement.</text> </level> <level label="c"> <text>A real estate contract is not rendered invalid by the omission of the statement to the buyer required under subsections (a) and (b) of this section.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-524.1" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <level label="1"> <text>In this section, “commercial real estate” means:</text> <level label="i"> <text>real property improved by five or more single–family units;</text> </level> <level label="ii"> <text>improved and unimproved real property zoned for commercial, industrial, or nonresidential use by the local zoning authority of the county or municipality in which the property is located; or</text> </level> <level label="iii"> <text>unimproved real property zoned for improvement as multifamily units by the local zoning authority of the county or municipality in which the property is located.</text> </level> </level> <level label="2"> <text>“Commercial real estate” does not include:</text> <level label="i"> <text>property zoned for agricultural use; and</text> </level> <level label="ii"> <text>single–family units, including a condominium or co–op unit, for sale or for lease, or otherwise conveyed or to be conveyed on a single basis.</text> </level> </level> </level> <level label="b"> <text>Each real estate contract submitted to a party by a real estate broker, a nonresident real estate broker, an associate real estate broker, a real estate salesperson, or a nonresident real estate salesperson for use in the sale of commercial real estate shall contain, in bold–faced type, a statement that the buyer has the right to select the buyer’s own:</text> <level label="1"> <text>title insurance company;</text> </level> <level label="2"> <text>settlement company;</text> </level> <level label="3"> <text>escrow company; or</text> </level> <level label="4"> <text>title lawyer.</text> </level> </level> <level label="c"> <text>The statement required under subsection (b) of this section shall also contain, in bold–faced type, a statement that a seller may not be prohibited from offering owner financing as a condition of settlement.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-525" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <text>The purpose of this section is to prohibit steering and other discriminatory real estate practices with respect to residential housing in Baltimore City to:</text> <level label="1"> <text>ensure fair and equal real estate housing practices in Baltimore City for all of its residents, regardless of race, color, sex, religion, or national origin;</text> </level> <level label="2"> <text>provide fair and equal real estate housing opportunities in Baltimore City for all of its residents, regardless of race, color, sex, religion, or national origin; and</text> </level> <level label="3"> <text>protect and ensure the peace, health, safety, prosperity, and general welfare of all residents of Baltimore City.</text> </level> </level> <level label="b"> <text>This section applies only in regard to residential property in Baltimore City.</text> </level> <level label="c"> <level label="1"> <level label="i"> <text>Except as provided in paragraph (2) of this subsection, each real estate broker shall maintain a current and complete registry of all residential properties that the broker lists for sale in Baltimore City.</text> </level> <level label="ii"> <text>The real estate broker shall break down the properties listed in the registry into price categories that are established by the Commission.</text> </level> <level label="iii"> <text>If a prospective buyer requests to see the registry, the real estate broker shall allow the prospective buyer to see the part of the registry for the price category in which the prospective buyer indicates interest.</text> </level> </level> <level label="2"> <text>This subsection does not require a real estate broker who is a member of a multiple listing service to disclose properties that are obtained from multiple listing.</text> </level> </level> <level label="d"> <level label="1"> <text>Unless requested to do so by a prospective buyer or renter, a real estate broker, an associate real estate broker, or a real estate salesperson may not fail or refuse to show any residential property that is available for sale, rent, or sublease to a prospective buyer or renter because of:</text> <level label="i"> <text>the race, color, sex, religion, or national origin of the prospective buyer or renter; or</text> </level> <level label="ii"> <text>the racial composition or character of the neighborhood where the property is located.</text> </level> </level> <level label="2"> <text>A real estate broker, an associate real estate broker, or a real estate salesperson may not fail or refuse to show all available listed residential properties that are in a certain area and within a specified price range to a prospective buyer or renter who has requested to be shown all available properties that are in the area and within the specified price range.</text> </level> <level label="3"> <text>If the representation is made because of the race, color, sex, religion, or national origin of the prospective buyer or renter or because of the racial composition or character of the area where the property is located, a real estate broker, an associate real estate broker, or a real estate salesperson may not represent to a prospective buyer or renter that the available residential properties, prospective sites for a residence, or listings are limited to those already shown when, in fact, there is a residential property, a prospective site for a residence, or a listing that is available and within the price range specified by the prospective buyer or renter.</text> </level> </level> <level label="e"> <text>This section does not prohibit a real estate broker, an associate real estate broker, or a real estate salesperson from charging a reasonable fee for showing a residential property to a prospective buyer or renter.</text> </level> <level label="f"> <text>The Commission shall enforce the provisions of this section and, for this purpose, may receive complaints, conduct investigations, issue subpoenas, administer oaths, and hold hearings.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-526" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <text>The purpose of this section is to prohibit certain discriminatory real estate practices with respect to housing in Montgomery County to:</text> <level label="1"> <text>ensure fair and equal real estate housing practices for all of its residents, regardless of race, color, religion, sex, marital status, national origin, or, as defined in § 20–701 of the State Government Article, disability;</text> </level> <level label="2"> <text>provide fair and equal real estate housing opportunities for all of its residents, regardless of race, color, religion, sex, marital status, national origin, or, as defined in § 20–701 of the State Government Article, disability;</text> </level> <level label="3"> <text>ensure fair and equal real estate housing practices and provide fair and equal real estate housing opportunities for those individuals who are at least 62 years of age; and</text> </level> <level label="4"> <text>protect and ensure the peace, health, safety, prosperity, and general welfare of all residents of Montgomery County.</text> </level> </level> <level label="b"> <text>This section applies only in regard to residential property in Montgomery County.</text> </level> <level label="c"> <level label="1"> <text>Each real estate broker shall maintain a current and complete registry of all residential properties that:</text> <level label="i"> <text>the broker personally lists for sale or rent in Montgomery County; and</text> </level> <level label="ii"> <text>if the broker is a member of a multiple listing service, are listed with the multiple listing service in Montgomery County.</text> </level> </level> <level label="2"> <text>The real estate broker shall break down the properties listed in the registry into price categories that are established by the Commission or the multiple listing service.</text> </level> <level label="3"> <text>If a prospective buyer or renter requests to see the registry, the real estate broker shall allow the prospective buyer or renter to see the part of the registry for the price category in which the prospective buyer or renter indicates interest.</text> </level> <level label="4"> <text>The Commission shall:</text> <level label="i"> <text>prepare a notice that sets forth the exact language of paragraphs (1) through (3) of this subsection; and</text> </level> <level label="ii"> <text>distribute a copy of the notice to each real estate office that is located in Montgomery County.</text> </level> </level> <level label="5"> <text>Each real estate broker shall post the notice in a conspicuous place in each real estate office of the broker that is located in Montgomery County.</text> </level> </level> <level label="d"> <level label="1"> <text>A real estate broker, an associate real estate broker, or a real estate salesperson may not refuse to show any residential property or prospective site for a residence that is available for sale, rent, or sublease to a prospective buyer or renter because of:</text> <level label="i"> <text>the race, color, religion, sex, marital status, national origin, or, as defined in § 20–701 of the State Government Article, disability of the prospective buyer or renter; or</text> </level> <level label="ii"> <text>the composition or character of the neighborhood where the property is located.</text> </level> </level> <level label="2"> <text>If the representation is made because of the race, color, religion, sex, marital status, national origin, or, as defined in § 20–701 of the State Government Article, disability of the prospective buyer or renter or because of the composition or character of the neighborhood where the property is located, a real estate broker, an associate real estate broker, or a real estate salesperson may not represent to a prospective buyer or renter that the available residential properties, prospective sites for a residence, or listings in a specified price range are limited to those already shown when, in fact, there is an additional residential property, a prospective site for a residence, or a listing in a specified price range that is available and within the price range specified by the prospective buyer or renter.</text> </level> </level> <level label="e"> <text>The Commission shall enforce the provisions of this section and, for this purpose, may receive complaints, conduct investigations, issue subpoenas, and hold hearings.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-527" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <text>In Baltimore City and Baltimore County, a real estate broker, associate real estate broker, or real estate salesperson may not mass solicit listings by using the name or address of a present or previous client without the written consent of both parties to the contract.</text> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-527.1" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <text>This section applies to a real estate broker who purchases errors and omissions insurance that provides coverage to the associate real estate brokers and the real estate salespersons who are affiliated with or employed by the real estate broker.</text> </level> <level label="b"> <text>A real estate broker shall provide immediate notice of a discontinuance of the broker’s errors and omissions insurance to those associate real estate brokers and real estate salespersons who were covered under the broker’s policy.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-527.2" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <level label="1"> <text>In this section the following words have the meanings indicated.</text> </level> <level label="2"> <text>“Advertise” means the use of any oral, written, or visual advertisement by a licensed real estate salesperson, licensed real estate broker, licensed associate real estate broker, or other person on behalf of a licensed real estate salesperson, licensed real estate broker, or licensed associate real estate broker.</text> </level> <level label="3"> <level label="i"> <text>“Advertisement” means, unless the context requires otherwise, any oral, written, or printed media advertisement.</text> </level> <level label="ii"> <text>“Advertisement” includes any correspondence, mailing, newsletter, brochure, business card, for sale or for lease sign and sign rider, promotional item, automobile signage, telephone directory listing, television announcement, radio announcement, telephone solicitation, and World Wide Web and Internet voice-overs.</text> </level> </level> <level label="4"> <level label="i"> <text>“Designated name” means the individual name of a licensed real estate salesperson, licensed real estate broker, or licensed associate real estate broker other than the licensed real estate salesperson’s, licensed real estate broker’s, or licensed associate real estate broker’s full legal name.</text> </level> <level label="ii"> <text>“Designated name” includes a first name, nickname, or last name.</text> </level> </level> </level> <level label="b"> <text>A licensed real estate salesperson, licensed real estate broker, or licensed associate real estate broker may not advertise unless:</text> <level label="1"> <text>the name or designated name of the licensed real estate salesperson, licensed real estate broker, or licensed associate real estate broker, as the name or designated name appears on the license certificate and pocket card issued by the Commission, is meaningfully and conspicuously included in the advertisement; and</text> </level> <level label="2"> <text>the name of the business with which the licensed real estate salesperson, licensed real estate broker, or licensed associate real estate broker is affiliated:</text> <level label="i"> <text>is meaningfully and conspicuously included in the advertisement; and</text> </level> <level label="ii"> <text>is the full name of the business and not a logo used by the business.</text> </level> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-527.3" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <text>A licensed real estate salesperson, licensed real estate broker, or licensed associate real estate broker may provide real estate brokerage services under a designated name that has been approved by the Commission.</text> </level> <level label="b"> <text>Subject to the approval of the Commission, a licensed real estate salesperson, licensed real estate broker, or licensed associate real estate broker may add a designated name on a license certificate and pocket card if the licensee submits to the Commission:</text> <level label="1"> <text>an application on the form that the Commission provides;</text> </level> <level label="2"> <text>the license certificate and pocket card of the licensee;</text> </level> <level label="3"> <text>any documentation about the designated name that the Commission requires; and</text> </level> <level label="4"> <text>a fee of $5.</text> </level> </level> <level label="c"> <text>The full legal name of the licensee and the approved designated name shall be displayed on the new license certificate and pocket card.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-527.4" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <level label="1"> <text>In this section, “service provider” includes a mortgage lender, a mortgage broker, a real estate appraiser, a home inspector, a plumber, an electrician, and a heating, ventilation, air–conditioning, and refrigeration contractor.</text> </level> <level label="2"> <text>“Service provider” does not include a home improvement contractor.</text> </level> </level> <level label="b"> <text>Notwithstanding any other provision of law and except as otherwise provided in subsection (c) of this section, if a licensee offers the name of a service provider to a client in the provision of real estate brokerage services, the licensee need not verify that the service provider is currently licensed by the State to perform the services.</text> </level> <level label="c"> <text>If a licensee offers the name of a home improvement contractor to a client, the licensee shall:</text> <level label="1"> <text>annually verify that the home improvement contractor is licensed by the Home Improvement Commission under Title 8 of the Business Regulation Article to act as a home improvement contractor before offering the name to the client; and</text> </level> <level label="2"> <text>inform the client of the website on which the licensing information may be found, and the date on which the licensee verified the information.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-528" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <text>In this Part III of this subtitle the following words have the meanings indicated.</text> </level> <level label="b"> <text>“Broker” means a licensed real estate broker, including a corporation, limited liability company, partnership, or sole proprietorship through which a licensed real estate broker provides real estate brokerage services under § 17–321 of this title.</text> </level> <level label="c"> <text>“Brokerage agreement” means a written agreement between a broker and a client to provide real estate brokerage services under a brokerage relationship.</text> </level> <level label="d"> <text>“Brokerage relationship” means a relationship under a brokerage agreement between a client and a broker who has been authorized by the client to provide real estate brokerage services in a residential real estate transaction.</text> </level> <level label="e"> <text>“Buyer’s agent” means a licensed real estate broker, licensed associate real estate broker, or licensed real estate salesperson who, in accordance with a written brokerage agreement, represents a prospective buyer or lessee in the acquisition of real estate for sale or for lease.</text> </level> <level label="f"> <text>“Client” means a person who has entered into a brokerage agreement with a broker under a brokerage relationship.</text> </level> <level label="g"> <level label="1"> <text>“Common source information company” means any person that is a source, compiler, or supplier of information regarding residential real estate for sale or lease or other data.</text> </level> <level label="2"> <text>“Common source information company” includes a multiple listing service.</text> </level> </level> <level label="h"> <text>“Confidential information” includes information that:</text> <level label="1"> <text>the seller or lessor will accept a price or rent less than the price or rent as set forth in the brokerage agreement or will accept terms other than those contained in the brokerage agreement;</text> </level> <level label="2"> <text>the buyer or lessee is willing to pay a price or rent higher than the price or rent the buyer or lessee offered or will accept terms other than those contained in the offer of the buyer or lessee;</text> </level> <level label="3"> <text>discloses the motivation of a buyer, lessee, seller, or lessor or the need or urgency of a seller to sell, a buyer to buy, a lessee to lease, or a lessor to lease;</text> </level> <level label="4"> <text>discloses any facts that led the seller to sell, the buyer to buy, the lessee to lease, or the lessor to lease; or</text> </level> <level label="5"> <text>relates to the negotiating strategy of a client.</text> </level> </level> <level label="i"> <text>“Dual agency” means each relationship in which a licensed real estate broker or branch office manager acts as a dual agent.</text> </level> <level label="j"> <text>“Dual agent” means a licensed real estate broker who acts as, or a branch office manager described in § 17–518(d) of this subtitle who has been designated by the licensed real estate broker to act as, an agent for both the seller and the buyer or the lessor and the lessee in the same real estate transaction.</text> </level> <level label="k"> <text>“Intra–company agent” means a licensed associate real estate broker or licensed real estate salesperson who has been designated by a dual agent to act on behalf of a seller or lessor or buyer or lessee in the purchase, sale, or lease of real estate.</text> </level> <level label="l"> <text>“Ministerial act” means an act that:</text> <level label="1"> <text>a licensee performs on behalf of a client before and after the execution of a contract of sale or lease;</text> </level> <level label="2"> <text>assists another person to complete or fulfill a contract of sale or lease with the client of the licensee; and</text> </level> <level label="3"> <text>does not involve discretion or the exercise of the licensee’s own judgment.</text> </level> </level> <level label="m"> <text>“Seller’s agent” means a licensed real estate broker who, in accordance with a written brokerage agreement, acts as the listing broker for real estate, or a licensed associate real estate broker or licensed real estate salesperson who is affiliated with the listing broker.</text> </level> <level label="n"> <text>“Subagent” means a licensed real estate broker, licensed associate real estate broker, or licensed real estate salesperson who:</text> <level label="1"> <text>is not affiliated with or acting as the listing real estate broker for a property;</text> </level> <level label="2"> <text>is not a buyer’s agent;</text> </level> <level label="3"> <text>has a brokerage relationship with the seller or lessor; and</text> </level> <level label="4"> <text>assists a prospective buyer or lessee in the acquisition of real estate for sale or for lease in a nonagency capacity.</text> </level> </level> <level label="o"> <text>“Timely” means a reasonable time under the particular facts and circumstances.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-529" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <text>This Part III of this subtitle applies only to:</text> <level label="1"> <text>the sale or lease of real property improved by one, two, three, or four single-family units; and</text> </level> <level label="2"> <text>unimproved real property zoned for residential use by the local zoning authority of the county or municipality in which the real property is located.</text> </level> </level> <level label="b"> <text>This Part III of this subtitle does not apply to a lease of 125 days or less.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-530" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <level label="1"> <text>Except as provided in paragraphs (2) and (3) of this subsection, a licensee who participates in a residential real estate transaction as a seller’s agent, buyer’s agent, or a subagent shall disclose in writing that the licensee represents the seller or lessor or the buyer or lessee as provided in this section.</text> </level> <level label="2"> <text>The disclosure required under this section does not apply to a seller, lessor, buyer, or lessee with whom a broker has entered into a written brokerage agreement.</text> </level> <level label="3"> <text>In addition to the written disclosure required under subsection (b) of this section:</text> <level label="i"> <text>if the first contact between a seller’s agent and a prospective buyer or lessee is not a face–to–face contact, the seller’s agent shall disclose, through the medium in which the contact occurs, that the seller’s agent represents the seller or lessor; and</text> </level> <level label="ii"> <text>if the first contact between a buyer’s agent and a prospective seller or lessor is not a face–to–face contact, the buyer’s agent shall disclose, through the medium in which the contact occurs, that the buyer’s agent represents the buyer or lessee.</text> </level> </level> </level> <level label="b"> <level label="1"> <text>Except as provided in paragraph (2) of this subsection, the disclosure shall occur not later than the first scheduled face–to–face contact with the seller or lessor or the buyer or lessee.</text> </level> <level label="2"> <level label="i"> <text>If a licensee is holding a property open to the public, the licensee complies with the disclosure requirements of this section if the licensee displays, in a conspicuous manner, a notice to prospective buyers or lessees that the licensee present on the property represents the seller or lessor.</text> </level> <level label="ii"> <text>The Commission shall prepare and provide the notice required under this paragraph.</text> </level> </level> </level> <level label="c"> <text>In any residential real estate transaction involving a subagent, the subagent shall disclose in writing to the buyer or lessee as required under this section that the subagent represents the seller or lessor.</text> </level> <level label="d"> <text>In any residential real estate transaction that does not involve a subagent or buyer’s agent, the seller’s agent shall make the written disclosure to the buyer or lessee required under this section that the seller’s agent represents the seller or lessor.</text> </level> <level label="e"> <text>In any residential real estate transaction that does not involve a seller’s agent, the buyer’s agent shall make the written disclosure to the seller or lessor required under this section that the buyer’s agent represents the buyer or lessee.</text> </level> <level label="f"> <text>The written disclosure shall explain:</text> <level label="1"> <text>the differences between a seller’s agent, buyer’s agent, subagent, dual agent, and intra–company agent;</text> </level> <level label="2"> <text>the duties of a licensee to exercise reasonable care and diligence and maintain confidentiality;</text> </level> <level label="3"> <text>that regardless of whom a licensee represents in a real estate transaction, the licensee has a duty to treat each party fairly and honestly, promptly present each written offer and counteroffer, respond truthfully to each question, disclose all material facts that are known or should be known relating to a property, and offer each property without discrimination;</text> </level> <level label="4"> <text>that a licensee is qualified to advise only on real estate matters and that legal or tax advice should be obtained from a licensed attorney or accountant;</text> </level> <level label="5"> <text>the need for an agreement with a seller’s agent, buyer’s agent, or dual agent to be in writing and to include the duties and obligations of the agent, how and by whom the agent will be compensated, and any fee–sharing arrangements with other agents;</text> </level> <level label="6"> <text>the duty of a buyer’s agent to assist in the:</text> <level label="i"> <text>evaluation of a property, including the provision of a market analysis of the property; and</text> </level> <level label="ii"> <text>preparation of an offer on a property and to negotiate in the best interests of the buyer;</text> </level> </level> <level label="7"> <text>the possibility that a dual agency may arise in a real estate transaction and the options that would become available to the buyer and seller or lessee and lessor; and</text> </level> <level label="8"> <text>that any complaints concerning a licensee may be filed with the Commission.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-530.1" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <text>Except as otherwise provided in subsection (b) of this section, a licensed real estate broker, licensed associate real estate broker, or licensed real estate salesperson may not act as a dual agent in this State.</text> </level> <level label="b"> <level label="1"> <level label="i"> <text>If a licensed real estate broker obtains the written informed consent of all parties to a real estate transaction, the real estate broker, or a branch office manager described in § 17–518(d) of this subtitle who has been designated by the licensed real estate broker, may act as a dual agent for both the seller and the buyer or the lessor and the lessee in the same real estate transaction.</text> </level> <level label="ii"> <text>The dual agent in a real estate transaction shall assign a licensed associate real estate broker or licensed real estate salesperson affiliated with the real estate broker to act as the intra–company agent on behalf of the seller or lessor and another licensed associate real estate broker or licensed real estate salesperson affiliated with the real estate broker to act as the intra–company agent on behalf of the buyer or lessee.</text> </level> <level label="iii"> <level label="1"> <text>Except as otherwise required by this title and except to the dual agent, an intra–company agent may not disclose confidential information.</text> </level> <level label="2"> <text>Except as otherwise required by this title, the dual agent may not disclose confidential information to the buyer or seller or the buyer’s or seller’s intra–company agent in the same real estate transaction.</text> </level> </level> <level label="iv"> <text>If a real estate broker offers any financial bonuses to licensees affiliated with the broker for the sale or lease of real property listed with the real estate broker, the real estate broker shall provide to each party to a real estate transaction a statement that discloses that financial bonuses are offered.</text> </level> <level label="v"> <text>An intra–company agent representing the seller or buyer shall provide the same services to the client as an agent for the seller or buyer would provide in a real estate transaction that does not involve dual agency, including advising the client as to price and negotiation strategy, provided that the intra–company agent has made the appropriate disclosures to the client and the client has consented, as required by this section, to dual agency representation.</text> </level> <level label="vi"> <text>The provisions of the services specified in this subsection may not be construed to be a breach of duty of the licensee, provided that the licensee has complied with the duties specified in § 17–522 of this subtitle.</text> </level> <level label="vii"> <level label="1"> <text>A dual agent may not also act as an intra–company agent in the same real estate transaction.</text> </level> <level label="2"> <text>An intra–company agent may not also act as a dual agent in the same real estate transaction.</text> </level> </level> </level> <level label="2"> <text>The written consent for dual agency shall include an affirmation that identifies the property and the buyer when the real estate broker or branch office manager is serving as a dual agent and the buyer and seller or lessee and lessor enter into a written contract for sale or for a lease, respectively.</text> </level> </level> <level label="c"> <text>The written consent for dual agency shall include a statement that:</text> <level label="1"> <text>the real estate broker receives compensation on the sale of a property listed only by the broker;</text> </level> <level label="2"> <text>as a dual agent the real estate broker represents both the seller and the buyer and there may be a conflict of interest because the interests of the seller and the buyer may be different or adverse;</text> </level> <level label="3"> <text>as a dual agent the real estate broker does not owe undivided loyalty to either the seller or the buyer;</text> </level> <level label="4"> <text>except as otherwise required by this title, a dual agent may not disclose confidential information to the buyer or seller in the same real estate transaction;</text> </level> <level label="5"> <text>unless authorized by the seller, neither an intra–company agent nor a dual agent may tell a buyer that the seller will accept a price lower than the listing price or accept terms other than those contained in the listing agreement or suggest that the seller accept a lower price in the presence of the buyer;</text> </level> <level label="6"> <text>unless authorized by the buyer, neither an intra–company agent nor a dual agent may tell a seller that the buyer is willing to pay a price higher than the price the buyer offered or accept terms other than those contained in the offer of the buyer or suggest that the buyer pay a higher price in the presence of the seller;</text> </level> <level label="7"> <text>a dual agent may not disclose the motivation of a buyer or seller or the need or urgency of a seller to sell or a buyer to buy;</text> </level> <level label="8"> <text>except as otherwise required by this title, if the information is confidential, a dual agent may not disclose any facts that lead the seller to sell;</text> </level> <level label="9"> <text>the buyer or seller does not have to consent to the dual agency;</text> </level> <level label="10"> <text>the buyer or seller has voluntarily consented to the dual agency; and</text> </level> <level label="11"> <text>the terms of the dual agency are understood by the buyer or seller.</text> </level> </level> <level label="d"> <level label="1"> <text>A cause of action may not arise against a licensee for disclosure of the dual agency relationship as provided by this section.</text> </level> <level label="2"> <text>A dual agent does not terminate any brokerage relationship by making any required disclosure of dual agency.</text> </level> </level> <level label="e"> <level label="1"> <text>In any residential real estate transaction, a licensed real estate broker may withdraw from representing a client who refuses to consent to a disclosed dual agency and to terminate the brokerage relationship with the client.</text> </level> <level label="2"> <text>The withdrawal may not prejudice the ability of the licensed real estate broker to continue to represent the other client in the transaction, nor to limit the licensed real estate broker from representing the client who refused the dual agency in other transactions not involving dual agency.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-530.2" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <level label="1"> <text>A licensed real estate broker, licensed associate real estate broker, or licensed real estate salesperson who participates in a residential real estate transaction shall utilize a standard disclosure form in each real estate transaction that includes the information specified in § 17–530(f) of this subtitle.</text> </level> <level label="2"> <text>A licensed real estate broker or branch office manager who acts as a dual agent and a licensed real estate associate broker or licensed real estate salesperson who acts as an intra–company agent in a real estate transaction shall utilize a standard consent form that includes the information specified in § 17–530.1(c) of this subtitle.</text> </level> </level> <level label="b"> <level label="1"> <text>The Commission shall prepare and provide:</text> <level label="i"> <text>the standard disclosure form required under subsection (a)(1) of this section to each licensee in this State; and</text> </level> <level label="ii"> <text>the standard consent form for dual agency required under subsection (a)(2) of this section to each licensee in this State.</text> </level> </level> <level label="2"> <text>The standard disclosure form and the standard consent form for dual agency shall be:</text> <level label="i"> <text>written in a clear and coherent manner using words with common and everyday meanings;</text> </level> <level label="ii"> <text>appropriately divided and captioned by their various sections; and</text> </level> <level label="iii"> <text>printed in at least 10 point type.</text> </level> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-531" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <text>This Part III of this subtitle does not prohibit a licensee and a client from entering a brokerage agreement that imposes on a licensee duties and obligations in addition to the duties and obligations specified in § 17-532 of this subtitle.</text> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-532" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <text>A licensee shall comply with the provisions of this section when providing real estate brokerage services.</text> </level> <level label="b"> <level label="1"> <text>A licensee shall:</text> <level label="i"> <text>act in accordance with the terms of the brokerage agreement;</text> </level> <level label="ii"> <text>promote the interests of the client by:</text> <level label="1"> <text>seeking a sale or lease of real estate at a price or rent specified in the brokerage agreement or at a price or rent acceptable to the client;</text> </level> <level label="2"> <text>seeking a sale or lease of real estate on terms specified in the brokerage agreement or on terms acceptable to the client; and</text> </level> <level label="3"> <text>unless otherwise specified in the brokerage agreement, presenting in a timely manner all written offers or counteroffers to and from the client, even if the real estate is subject to an existing contract of sale or lease;</text> </level> </level> <level label="iii"> <text>disclose to the client all material facts as required under § 17–322 of this title;</text> </level> <level label="iv"> <text>treat all parties to the transaction honestly and fairly and answer all questions truthfully;</text> </level> <level label="v"> <text>in a timely manner account for all trust money received;</text> </level> <level label="vi"> <text>exercise reasonable care and diligence; and</text> </level> <level label="vii"> <text>comply with all:</text> <level label="1"> <text>requirements of this title;</text> </level> <level label="2"> <text>applicable federal, State, and local fair housing laws and regulations; and</text> </level> <level label="3"> <text>other applicable laws and regulations.</text> </level> </level> </level> <level label="2"> <text>Unless the client consents in writing to the disclosure, a licensee may not disclose confidential information received from or about a client to any other party or licensee acting as the agent of that party or other representative of that party.</text> </level> <level label="3"> <text>Unless the client to whom the confidential information relates consents in writing to a disclosure of that confidential information, a licensee who receives confidential information from or about the licensee’s own past or present client or a past or present client of the licensee’s broker may not disclose that information to:</text> <level label="i"> <text>any of the licensee’s other clients;</text> </level> <level label="ii"> <text>any of the clients of the licensee’s broker;</text> </level> <level label="iii"> <text>any other party;</text> </level> <level label="iv"> <text>any licensee acting as an agent for another party; or</text> </level> <level label="v"> <text>any representative of another party.</text> </level> </level> <level label="4"> <text>Unless otherwise specified in the brokerage agreement, a licensee is not required to seek additional offers to purchase or lease real estate while the real estate is subject to an existing contract of sale or lease.</text> </level> <level label="5"> <text>An intra–company agent may disclose confidential information to the broker or dual agent for whom the intra–company agent works but the broker or dual agent may not disclose that confidential information to the other party or the intra–company agent for the other party, as provided in § 17–530.1(b) of this subtitle.</text> </level> </level> <level label="c"> <text>A licensee does not breach any duty or obligation to the client by:</text> <level label="1"> <text>showing other available properties to prospective buyers or lessees;</text> </level> <level label="2"> <text>representing other clients who have or are looking for similar properties for sale or lease;</text> </level> <level label="3"> <text>representing other sellers or lessors who have similar properties to that sought by the buyer or lessee;</text> </level> <level label="4"> <text>showing the buyer or lessee other available properties; and</text> </level> <level label="5"> <text>during an open house, discussing other properties with prospective buyers or lessees, if the licensee has the written consent of the seller or lessor to do so.</text> </level> </level> <level label="d"> <text>A licensee may not disclose confidential information obtained from a prospective client in anticipation of forming a brokerage relationship, unless the prospective client consents in writing to the disclosure.</text> </level> <level label="e"> <text>This title does not limit the applicability of § 10–702 of the Real Property Article.</text> </level> <level label="f"> <text>The requirements of this section are in addition to any other duties required of the agent by law that are not inconsistent with these duties.</text> </level> <level label="g"> <text>The duties specified in this section may not be waived or modified.</text> </level> <level label="h"> <text>A licensee who performs ministerial acts for a person may not be construed to:</text> <level label="1"> <text>violate the licensee’s duties to the client, provided that the client has consented in the brokerage agreement to the licensee’s provision of ministerial acts; or</text> </level> <level label="2"> <text>form a brokerage relationship between the licensee and the person for whom the ministerial acts are performed.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-534" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <text>A brokerage relationship commences at the time that a client enters into a brokerage agreement and shall continue until:</text> <level label="1"> <text>the completion of performance in accordance with the brokerage agreement; or</text> </level> <level label="2"> <text>the earlier of:</text> <level label="i"> <text>any date of expiration as agreed on by the parties in the brokerage agreement or in any amendments to the brokerage agreement;</text> </level> <level label="ii"> <text>any mutually agreed on termination of the brokerage relationship;</text> </level> <level label="iii"> <text>a default by any party under the terms of the brokerage agreement; or</text> </level> <level label="iv"> <text>a termination under § 17–530 of this subtitle.</text> </level> </level> </level> <level label="b"> <text>The brokerage agreement between a broker and a seller or lessor shall:</text> <level label="1"> <text>have a definite termination date that is effective automatically without notice from the client;</text> </level> <level label="2"> <text>state the amount of compensation to be paid to the broker;</text> </level> <level label="3"> <text>state whether the broker is authorized to cooperate with other brokers and share compensation with the other brokers and the amount of the compensation described as a percentage of the purchase price, a specific dollar amount, or a combination of both;</text> </level> <level label="4"> <text>explain the events or conditions that will entitle the broker to a commission or other compensation; and</text> </level> <level label="5"> <text>contain a provision for the cancellation of the brokerage relationship by either the client or the broker or by mutual agreement of the client and the broker.</text> </level> </level> <level label="c"> <text>The brokerage agreement between a broker and a buyer or lessee shall:</text> <level label="1"> <text>have a definite termination date that is effective automatically without notice from the client;</text> </level> <level label="2"> <text>state the amount of compensation to be paid to the broker, described as a percentage of the purchase price, a specific dollar amount, or a combination of both;</text> </level> <level label="3"> <text>state whether the broker is authorized to receive some or all of the compensation to be paid to the broker from a person other than the client;</text> </level> <level label="4"> <text>state the client’s rights and obligations regarding the compensation to be paid to the broker if the broker is authorized to receive some or all of the compensation to be paid to the broker from a person other than the client;</text> </level> <level label="5"> <text>explain the events that must occur or conditions that must be met in order for the broker to be entitled to a commission or other compensation; and</text> </level> <level label="6"> <text>contain a provision for the cancellation of the brokerage relationship by either the client or the broker or by mutual agreement of the client and the broker.</text> </level> </level> <level label="d"> <text>Except as otherwise provided in the brokerage agreement, a licensee shall have no further duties or obligations to a client after the termination, expiration, or completion of performance of the brokerage relationship, except to:</text> <level label="1"> <text>account for all trust money in the licensee’s possession in accordance with this title; and</text> </level> <level label="2"> <text>except as otherwise provided by this title or another law, keep confidential all personal and financial information received from the client during the course of the brokerage relationship and any other information that the client requests during the brokerage relationship to be kept confidential, unless:</text> <level label="i"> <text>the client consents in writing to the disclosure of the information; or</text> </level> <level label="ii"> <text>the information becomes public from a source other than the licensee.</text> </level> </level> </level> <level label="e"> <text>The payment or promise of payment of compensation to a licensed real estate broker by a seller, lessor, buyer, or lessee, or by a licensee acting for a seller, lessor, buyer, or lessee:</text> <level label="1"> <text>is not determinative of whether a brokerage relationship has been created or exists; and</text> </level> <level label="2"> <text>does not create or determine the existence of a brokerage relationship between a broker and a seller, lessor, buyer, lessee, or licensee.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-535" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <text>A licensee may not be deemed to be an agent or subagent of or to have a brokerage relationship with a common source information company solely by reason of a licensee’s participation in a common source information company.</text> </level> <level label="b"> <text>A licensee may not be deemed to be an agent or subagent of any client of another broker solely by reason of a licensee’s participation in or use of a common source information company.</text> </level> <level label="c"> <text>A common source information company may not restrict access to its services to any licensee solely based on the size or type of licensee.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-536" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <text>In this Part IV of this subtitle the following words have the meanings indicated.</text> </level> <level label="b"> <level label="1"> <text>“Commercial real estate” means:</text> <level label="i"> <text>real property improved by five or more single–family units;</text> </level> <level label="ii"> <text>improved and unimproved real property zoned for commercial, industrial, or nonresidential use by the local zoning authority of the county or municipality in which the property is located; or</text> </level> <level label="iii"> <text>unimproved real property zoned for improvement as multifamily units by the local zoning authority of the county or municipality in which the property is located.</text> </level> </level> <level label="2"> <text>“Commercial real estate” does not include:</text> <level label="i"> <text>property zoned for agricultural use; and</text> </level> <level label="ii"> <text>single–family units, including a condominium or co–op unit, for sale or for lease, or otherwise conveyed or to be conveyed on a single basis.</text> </level> </level> </level> <level label="c"> <text>“Nonresident real estate broker” means an individual, partnership, joint venture, limited liability company, limited liability partnership, or corporation that is not licensed under Subtitle 3 of this title but is licensed to provide real estate brokerage services in a jurisdiction other than this State.</text> </level> <level label="d"> <text>“Nonresident real estate salesperson” means an individual who is not licensed under Subtitle 3 of this title but is licensed to provide real estate brokerage services and is affiliated with a nonresident real estate broker.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-537" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <text>A nonresident real estate broker may engage in a transaction under this title with respect to commercial real estate located in this State and receive compensation provided the nonresident real estate broker:</text> <level label="1"> <text>provides real estate brokerage services through a real estate broker licensed under this title;</text> </level> <level label="2"> <text>enters into a written agreement with a licensed real estate broker in this State which:</text> <level label="i"> <text>specifies the terms of cooperation and compensation and includes a statement by the nonresident real estate broker that the nonresident real estate broker and the nonresident real estate salespersons licensed and affiliated with the nonresident real estate broker will both adhere to the laws of this State and this title; and</text> </level> <level label="ii"> <text>allocates the responsibility for the actions of the nonresident real estate broker in the transaction; and</text> </level> </level> <level label="3"> <text>complies with the requirements of subsection (b) of this section.</text> </level> </level> <level label="b"> <text>Before a nonresident real estate broker may provide real estate brokerage services in this State, the nonresident real estate broker shall make written application to the Commission including:</text> <level label="1"> <text>the name, address, and telephone number of the nonresident real estate broker;</text> </level> <level label="2"> <text>the name, address, and telephone number of the business entity through which the nonresident real estate broker provides real estate brokerage services;</text> </level> <level label="3"> <text>the name, address, and telephone number of each nonresident real estate salesperson who will offer or provide real estate brokerage services in this State on behalf of the nonresident real estate broker;</text> </level> <level label="4"> <text>a copy of the agreement required by subsection (a) of this section;</text> </level> <level label="5"> <text>written evidence that the nonresident real estate broker and each nonresident real estate salesperson listed under paragraph (3) of this subsection, are duly licensed in another jurisdiction, and that the license is valid, current, and active;</text> </level> <level label="6"> <text>written consent signed by the nonresident real estate broker, individually and on behalf of the business entity, and by each nonresident real estate salesperson listed under paragraph (3) of this subsection, that service of process on the Executive Director of the Commission shall bind the applicant in any action, suit, or proceeding brought against the broker or salesperson;</text> </level> <level label="7"> <text>written consent signed by the nonresident real estate broker and by each nonresident salesperson listed under paragraph (3) of this subsection, to submit to the jurisdiction of the Commission for the purposes of disciplinary action under § 17-322 of this title;</text> </level> <level label="8"> <text>any other information that is requested by the Commission; and</text> </level> <level label="9"> <text>a temporary license fee of $45.</text> </level> </level> <level label="c"> <text>The Commission shall issue a temporary license to a nonresident real estate broker who complies with the requirements of this section if the jurisdiction in which the real estate broker holds a current license:</text> <level label="1"> <text>allows a Maryland broker to obtain a temporary license under similar circumstances; or</text> </level> <level label="2"> <text>waives the examination and qualification requirements for licensure for individuals licensed in Maryland.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-538" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <text>Upon approval by the Commission, a nonresident real estate broker may engage in a transaction in this State with respect to commercial real estate.</text> </level> <level label="b"> <text>A nonresident real estate salesperson licensed in another jurisdiction and affiliated with a nonresident real estate broker may engage in a transaction in this State with respect to commercial real estate if:</text> <level label="1"> <text>the nonresident real estate salesperson is licensed with and provides real estate brokerage services under the direct supervision of the nonresident real estate broker;</text> </level> <level label="2"> <text>the nonresident real estate broker satisfies the requirements of § 17-537 of this subtitle; and</text> </level> <level label="3"> <text>the nonresident real estate salesperson provides real estate brokerage services in the name of the nonresident real estate broker.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-539" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <text>All trust money paid on account of a transaction involving commercial real estate in this State shall be received and deposited in the trust account of the Maryland broker in accordance with Part I of this subtitle.</text> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-540" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <text>By filing the written consent required under § 17-537(b)(6) of this subtitle, the nonresident real estate broker or nonresident real estate salesperson appoints the Executive Director of the Commission as agent to receive a subpoena, summons, or other process.</text> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-543" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <text>In this Part V of this subtitle, “team” means two or more licensed associate real estate brokers or licensed real estate salespersons, or any combination of licensed associate real estate brokers or licensed real estate salespersons, who:</text> <level label="1"> <text>work together on a regular basis to provide real estate brokerage services;</text> </level> <level label="2"> <text>represent themselves to the public as being part of one entity; and</text> </level> <level label="3"> <text>designate themselves by a collective name such as team or group, or by using the words “and associates”.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-544" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <text>Each team shall designate a team leader who shall be:</text> <level label="1"> <text>a licensed associate real estate broker; or</text> </level> <level label="2"> <text>a licensed real estate salesperson who has at least 3 years of experience in providing real estate brokerage services.</text> </level> </level> <level label="b"> <text>The team leader shall:</text> <level label="1"> <text>maintain a current list of all members and employees of the team; and</text> </level> <level label="2"> <text>provide the list and any revisions of the list to the broker or the branch office manager of the brokerage with which the licensees are affiliated.</text> </level> </level> <level label="c"> <text>The real estate broker or branch office manager of a real estate broker shall:</text> <level label="1"> <text>maintain copies of the lists; and</text> </level> <level label="2"> <text>make the copies available to the Commission on request.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-545" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <text>The team leader shall exercise reasonable and adequate supervision over the provision of real estate brokerage services by members of the team.</text> </level> <level label="b"> <text>The responsibility of the team leader to supervise the associate real estate brokers and real estate salespersons on the team shall be in addition to the supervision responsibilities of the real estate broker and branch office manager of the real estate broker provided for in § 17–320 of this title.</text> </level> <level label="c"> <text>The team leader and the members of the team shall adhere to all office rules, practices, and procedures established by the real estate broker and the branch office manager of the real estate broker.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-546" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <text>A real estate broker or a designee of the real estate broker may designate two members of a team as intracompany agents for the seller and the buyer in the same transaction if the parties have first been advised in writing that the licensees are part of the same team and the team could have a financial interest in the outcome of the transaction.</text> </level> <level label="b"> <text>If a broker’s designee designates intracompany agents under subsection (a) of this section, the broker’s designee may not be a member of the real estate team.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-547" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <level label="a"> <text>The name of the team may not contain the terms “real estate”, “real estate brokerage”, or any other term that would lead the public to believe that the team is offering real estate brokerage services independent of the real estate broker.</text> </level> <level label="b"> <text>All advertising by the team must contain:</text> <level label="1"> <text>the name of the brokerage displayed in a meaningful and conspicuous way;</text> </level> <level label="2"> <text>the name of at least one of the licensee members of the team; and</text> </level> <level label="3"> <text>the telephone number of the real estate broker or branch office manager of the real estate broker.</text> </level> </level> <level label="c"> <text>The team name in the advertisement must be directly connected to the name of the brokerage.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-548" title_number="17" title_name="Real Estate Brokers" subtitle_number="5" subtitle_name="Miscellaneous Provisions"> <text>Team members must conduct all real estate brokerage activities from the office or branch office where their licenses are displayed as provided in § 17–317 of this title.</text> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-601" title_number="17" title_name="Real Estate Brokers" subtitle_number="6" subtitle_name="Prohibited Acts; Penalties"> <level label="a"> <text>Except as otherwise provided in this title, a person may not provide, attempt to provide, or offer to provide real estate brokerage services unless licensed by the Commission as a real estate broker.</text> </level> <level label="b"> <text>Except as otherwise provided in this title, a person may not, on behalf of a real estate broker, provide, attempt to provide, or offer to provide real estate brokerage services unless licensed by the Commission as an associate real estate broker or a real estate salesperson to provide real estate brokerage services for that real estate broker.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-602" title_number="17" title_name="Real Estate Brokers" subtitle_number="6" subtitle_name="Prohibited Acts; Penalties"> <level label="a"> <text>Unless authorized under this title to provide real estate brokerage services, a person may not represent to the public, by use of the title “licensed real estate broker”, by other title, by description of services, methods, or procedures, or otherwise, that the person is authorized to provide real estate brokerage services in the State.</text> </level> <level label="b"> <text>Unless authorized under this title to provide real estate brokerage services on behalf of a real estate broker, a person may not represent to the public, by use of the titles “licensed associate real estate broker” or “licensed real estate salesperson”, by other title, by description of services, methods, or procedures, or otherwise, that the person is authorized to provide real estate brokerage services in the State on behalf of that real estate broker.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-603" title_number="17" title_name="Real Estate Brokers" subtitle_number="6" subtitle_name="Prohibited Acts; Penalties"> <level label="a"> <text>A real estate broker may not allow an associate real estate broker, a real estate salesperson, or any other unauthorized individual to provide real estate brokerage services independently as a real estate broker.</text> </level> <level label="b"> <text>A real estate broker may not retain an unlicensed individual to provide real estate brokerage services on behalf of the real estate broker.</text> </level> <level label="c"> <text>A licensed real estate broker may not lend the license certificate or pocket card of the broker to another individual.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-604" title_number="17" title_name="Real Estate Brokers" subtitle_number="6" subtitle_name="Prohibited Acts; Penalties"> <level label="a"> <text>Except as provided in subsection (b) of this section, a real estate broker, an associate real estate broker, or a real estate salesperson may not pay compensation, in any form, for the provision of real estate brokerage services to any person who is not licensed under this title.</text> </level> <level label="b"> <text>Subsection (a) of this section does not prohibit the payment of compensation to:</text> <level label="1"> <text>an individual:</text> <level label="i"> <text>who is licensed in another state; and</text> </level> <level label="ii"> <text>who meets the requirements of § 17–513 of this title;</text> </level> </level> <level label="2"> <text>a professional service corporation formed under § 17–512 of this title;</text> </level> <level label="3"> <text>a limited liability company formed under § 17–512 of this title;</text> </level> <level label="4"> <text>a business entity formed under § 17–512 of this title; or</text> </level> <level label="5"> <text>a title insurance producer licensed under Title 10 of the Insurance Article acting in accordance with subsection (c) of this section.</text> </level> </level> <level label="c"> <text>During the settlement of property, a licensed title insurance producer may, on behalf of a real estate broker and in accordance with a written disbursement authorization provided by the real estate broker, pay compensation to:</text> <level label="1"> <text>an associate real estate broker;</text> </level> <level label="2"> <text>a real estate salesperson; or</text> </level> <level label="3"> <text>a business entity formed under § 17–512 of this title.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-605" title_number="17" title_name="Real Estate Brokers" subtitle_number="6" subtitle_name="Prohibited Acts; Penalties"> <level label="a"> <level label="1"> <text>Except as otherwise provided in subsection (b) of this section, a real estate broker, an associate real estate broker, or a real estate salesperson may not pay or offer to pay a commission to a lawyer simply for the referral of a person as a possible party to a residential real estate transaction.</text> </level> <level label="2"> <text>A real estate broker, an associate real estate broker, or a real estate salesperson may not solicit referral business from lawyers by a mass solicitation that offers to pay fees or commissions to the lawyers.</text> </level> </level> <level label="b"> <text>Subsection (a)(1) of this section does not apply to payments or offers of payments to lawyers who hold a real estate broker license under this title or are otherwise entitled to a commission.</text> </level> <level label="c"> <text>Other than the commissions expressly prohibited, subsection (a) of this section does not prohibit the payment or the offer of a payment of a commission by a real estate broker, an associate real estate broker, or a real estate salesperson to a lawyer for any service that relates to a real estate transaction.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-606" title_number="17" title_name="Real Estate Brokers" subtitle_number="6" subtitle_name="Prohibited Acts; Penalties"> <text>A real estate broker, an associate real estate broker, or a real estate salesperson may not post, on real property that is offered for sale or exchange, an outdoor sign or other advertisement on which the cost and capitalization of ground rent on the real property is shown in print or lettering that is smaller than the size of the print or lettering that is used to show the price of the real property.</text> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-607" title_number="17" title_name="Real Estate Brokers" subtitle_number="6" subtitle_name="Prohibited Acts; Penalties"> <level label="a"> <text>Except as otherwise provided in subsection (b) of this section, in a real estate transaction involving a single-family dwelling, a real estate broker, an associate real estate broker, a real estate salesperson, or a lawyer acting as a real estate broker may not require a buyer, as a condition of settlement, to employ a particular:</text> <level label="1"> <text>title insurance company;</text> </level> <level label="2"> <text>settlement company;</text> </level> <level label="3"> <text>escrow company;</text> </level> <level label="4"> <text>mortgage lender, or financial institution as defined in the Financial Institutions Article; or</text> </level> <level label="5"> <text>title lawyer.</text> </level> </level> <level label="b"> <text>A seller may not be prohibited from offering owner financing as a condition of settlement.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-607.1" title_number="17" title_name="Real Estate Brokers" subtitle_number="6" subtitle_name="Prohibited Acts; Penalties"> <level label="a"> <text>In this section, “commercial real estate” has the meaning stated in § 17–524.1 of this title.</text> </level> <level label="b"> <text>Except as otherwise provided in subsection (c) of this section, in a real estate transaction involving commercial real estate, a real estate broker, a nonresident real estate broker, an associate real estate broker, a real estate salesperson, a nonresident real estate salesperson, or a lawyer acting as a real estate broker may not require a buyer, as a condition of settlement, to employ a particular:</text> <level label="1"> <text>title insurance company;</text> </level> <level label="2"> <text>settlement company;</text> </level> <level label="3"> <text>escrow company; or</text> </level> <level label="4"> <text>title lawyer.</text> </level> </level> <level label="c"> <text>A seller may not be prohibited from offering owner financing as a condition of settlement.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-608" title_number="17" title_name="Real Estate Brokers" subtitle_number="6" subtitle_name="Prohibited Acts; Penalties"> <level label="a"> <level label="1"> <text>In this subsection, “handicap” and “familial status” each have the meanings indicated in the federal Fair Housing Act.</text> </level> <level label="2"> <text>Whether or not acting for monetary gain, a person may not knowingly induce or attempt to induce another person to sell or rent a dwelling or otherwise transfer real estate or knowingly discourage or attempt to discourage another person from buying real estate by:</text> <level label="i"> <text>making representations about the entry or prospective entry into a neighborhood of individuals of a particular race, color, sex, religion, handicap, familial status, or national origin;</text> </level> <level label="ii"> <text>making representations about the existing or potential proximity of real property owned or used by individuals of a particular race, color, sex, religion, handicap, familial status, or national origin; or</text> </level> <level label="iii"> <text>representing that the existing or potential proximity of real property owned or used by individuals of a particular race, color, sex, religion, handicap, familial status, or national origin will or may result in:</text> <level label="1"> <text>the lowering of property values;</text> </level> <level label="2"> <text>a change in the racial, religious, or ethnic character of the block, neighborhood, or area;</text> </level> <level label="3"> <text>an increase in criminal or antisocial behavior in the area; or</text> </level> <level label="4"> <text>a decline in the quality of schools serving the area.</text> </level> </level> </level> </level> <level label="b"> <text>A person may not provide financial assistance by loan, gift, or otherwise to another person if the person has actual knowledge that the financial assistance will be used in a transaction that results from a violation of subsection (a) of this section.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-609" title_number="17" title_name="Real Estate Brokers" subtitle_number="6" subtitle_name="Prohibited Acts; Penalties"> <text>If one of the purposes of the solicitation or attempted solicitation is to change the racial composition of a neighborhood, a person may not solicit or attempt to solicit the listing of residential properties for sale or lease by:</text> <level label="1"> <text>in person door-to-door solicitation;</text> </level> <level label="2"> <text>telephone solicitation; or</text> </level> <level label="3"> <text>mass distribution of circulars.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-610" title_number="17" title_name="Real Estate Brokers" subtitle_number="6" subtitle_name="Prohibited Acts; Penalties"> <text>A person may not submit to the Commission any notice, statement, or other document under Subtitle 4 of this title that a person knows to be false or to contain any material misstatement of fact.</text> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-611" title_number="17" title_name="Real Estate Brokers" subtitle_number="6" subtitle_name="Prohibited Acts; Penalties"> <text>A person may not violate a suspension order issued under § 17-522 of this title.</text> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-612" title_number="17" title_name="Real Estate Brokers" subtitle_number="6" subtitle_name="Prohibited Acts; Penalties"> <text>A corporation, partnership, or other association may not:</text> <level label="1"> <text>commit or cause any other person to commit any act that constitutes a ground for disciplinary action against a licensee under § 17-322 or § 17-328 of this title; or</text> </level> <level label="2"> <text>violate or cause any other person to violate any other provision of this title.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-613" title_number="17" title_name="Real Estate Brokers" subtitle_number="6" subtitle_name="Prohibited Acts; Penalties"> <level label="a"> <text>Subject to the provisions of subsection (d) of this section, a person who violates any provision of the following sections of this title is guilty of a misdemeanor and on conviction for a first offense is subject to a fine not exceeding $5,000 or imprisonment not exceeding 1 year or both:</text> <level label="1"> <text>§ 17–502;</text> </level> <level label="2"> <text>§ 17–525;</text> </level> <level label="3"> <text>§ 17–526;</text> </level> <level label="4"> <text>§ 17–527;</text> </level> <level label="5"> <text>§ 17–530;</text> </level> <level label="6"> <text>§ 17–532;</text> </level> <level label="7"> <text>§ 17–601;</text> </level> <level label="8"> <text>§ 17–602;</text> </level> <level label="9"> <text>§ 17–603;</text> </level> <level label="10"> <text>§ 17–604;</text> </level> <level label="11"> <text>§ 17–605;</text> </level> <level label="12"> <text>§ 17–606;</text> </level> <level label="13"> <text>§ 17–607;</text> </level> <level label="14"> <text>§ 17–608;</text> </level> <level label="15"> <text>§ 17–609;</text> </level> <level label="16"> <text>§ 17–610; or</text> </level> <level label="17"> <text>§ 17–611.</text> </level> </level> <level label="b"> <text>A corporation, partnership, or other association that violates § 17–612 of this subtitle is guilty of a misdemeanor and on conviction is subject to a fine:</text> <level label="1"> <text>not exceeding $5,000 for a first violation;</text> </level> <level label="2"> <text>not exceeding $15,000 for a second violation; and</text> </level> <level label="3"> <text>not exceeding $25,000 for a third or subsequent violation.</text> </level> </level> <level label="c"> <level label="1"> <text>The Commission may impose on a person who violates any provision of this title a penalty not exceeding:</text> <level label="i"> <text>$5,000 for a first violation;</text> </level> <level label="ii"> <text>$15,000 for a second violation; and</text> </level> <level label="iii"> <text>$25,000 for a third or subsequent violation.</text> </level> </level> <level label="2"> <text>In setting the amount of the penalty, the Board shall consider:</text> <level label="i"> <text>the seriousness of the violation;</text> </level> <level label="ii"> <text>the harm caused by the violation;</text> </level> <level label="iii"> <text>the good faith of the violator;</text> </level> <level label="iv"> <text>any history of previous violations by the violator; and</text> </level> <level label="v"> <text>any other relevant factors.</text> </level> </level> <level label="3"> <text>The Board shall pay any penalty collected under this subsection into the General Fund of the State.</text> </level> </level> <level label="d"> <level label="1"> <text>Any person found guilty of a second violation of any provision of the sections listed in subsection (a) of this section is subject to a fine not exceeding $15,000 or 2 years imprisonment or both.</text> </level> <level label="2"> <text>Any person found guilty of a third or subsequent violation of any provision of the sections listed in subsection (a) of this section is subject to a fine not exceeding $25,000 or 3 years imprisonment or both.</text> </level> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-614" title_number="17" title_name="Real Estate Brokers" subtitle_number="6" subtitle_name="Prohibited Acts; Penalties"> <text>A court shall report to the Commission for appropriate action under this title each conviction of a real estate broker, an associate real estate broker, or a real estate salesperson for a violation of any provision of the following sections of this title:</text> <level label="1"> <text>§ 17-608;</text> </level> <level label="2"> <text>§ 17-525; and</text> </level> <level label="3"> <text>§ 17-526.</text> </level> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-701" title_number="17" title_name="Real Estate Brokers" subtitle_number="7" subtitle_name="Short Title; Termination of Title"> <text>This title may be cited as the “Maryland Real Estate Brokers Act”.</text> </section> <section article="gbo" article_name="Business Occupations and Professions" number="17-702" title_number="17" title_name="Real Estate Brokers" subtitle_number="7" subtitle_name="Short Title; Termination of Title"> <text>Subject to the evaluation and reestablishment provisions of the Maryland Program Evaluation Act, this title and all regulations adopted under this title shall terminate and be of no effect after July 1, 2032.</text> </section>