There is a common misconception that Members can place anything they want in the private remarks section of a listing. For the most part, that is accurate, however; several policies need to be adhered to when it comes to the Private Remarks section of the Association’s MLS® System.
If you are looking for examples of what you cannot state in the Public Remarks, please reference our “Non-Property Specific Remark Examples” document that you can find on the Member Portal under Forms & Resources.
See here some examples of comments NOT to put into Private Remarks
- Sold Comments
- No Showing Comments
- RMS Comments
- GST Applicable Comments
- Suite Comments
- Income-Producing Comments
“Sold” Comments
Following RAE’s Rules & Regulations; Rule 4. Reporting of Sales of MLS® Listings states: It is the responsibility of all Board Members, regardless of their business model, to report to the Board all unconditional sales, including the selling price, by Broker loading to the Board’s MLS® System or in writing within two (2) Business Days of when conditions, if any, are removed.”
If the comment “SOLD” has been entered in the remarks section of your listing, then the listing will be withdrawn from the Association’s MLS® System.
Your listing will remain withdrawn until the listing gets reported as sold. Late charges will apply after the two-business day reporting period.
The following is a list of Examples of “Sold” comments in remarks:
(There may be others that are not mentioned on this list)
- Property is Sold
- Sold, No Showings
- Sold
- The status on Paragon will be changed soon.
No Showing Comments
Under Provincial MLS® System Listing Rule 3.01, restrictions of property showings, included, but not limited to properties reported pending, are permitted at the request of the seller. Remarks which restrict the showings of a property are in all cases to be placed in the private remarks.
The Member is required to email us a copy of either:
- An amendment to the listing contract signed by the seller and broker/manager or
-
The listing input sheet containing the instructions signed by the seller and broker/manager
(not applicable to Pending’s).
Either document must be immediately provided to the MLS® Help Desk and is required to be signed by the Broker/Manager and Seller for a withdrawn listing. Failure to provide the proper documentation within 2 business days will result in a Brokerload offence.
On withdrawn listings, a maximum time frame of 2 weeks will be allowed. Your listing will be withdrawn until the 2-week time frame comes up and then will be changed back to active and your Brokerage will be notified via email.
The following is a list of examples of No showing comments:
(There may be others that are not mentioned on this list)
- Can only provide showings on Saturday and Sunday.
- Unavailable for showings until Saturday
- No showings until further notice.
- Wait until Friday for showings
RMS Comments
If your listing on the MLS® System has been listed with the Public or Private comments that are not following the RMS Standard, the listing will be withdrawn until the MLS® Help Desk is notified that your listing(s) has been corrected and proof of documentation of how the RMS measurements were obtained is sent into the Department.
Under Provincial MLS® System Listing Rule 2.02 (b ii)– Three Pillars of the MLS® System
The Listing Brokerage is responsible and accountable for the accuracy of information submitted to the Board for inclusion in the Board's MLS® System (see section 2.07 below). The Board is responsible for ensuring that the data submitted to it meets reasonable standards of quality.
The following is a list of examples of RMS Comments:
(There may be others that are not mentioned on this list)
- “Measurements from Builder’s plan”
- “Measurements are taken from Condo Registered size”
- “Measurement is taken from the City of Edmonton”
- “RMS has not been done yet”
- “Waiting for RMS”
GST Applicable Comments
If your Residential listing on the Association’s MLS® System has been listed with the listed price plus GST, you must amend your list price to include the GST to be on the MLS® System.
Under Provincial MLS® System Listing Rule 2.01 (b)– Requirements
GST, where applicable, must be included in the list price on all MLS® Listings for residential property. In cases where there is the uncertainty of the application of GST, such as on Country Residential properties, Members shall note a statement of disclosure regarding GST due diligence in the Public Remarks field.
If the listing is not amended, your listing will be withdrawn from the system.
The following is a list of examples of GST Applicable comments in remarks:
(There may be others that are not mentioned on this list)
- GST is not included in the list price.
- GST may be applicable.
- List price does not include GST.
- 5% GST Will apply & be the responsibility of the buyer.
- Plus GST.
- Sale price Subject to GST.
- GST will be added.
- GST may apply.
Suite Comments
Per REIX, your Errors & Omissions (E&O) liability insurer, Suite is a term that should be avoided unless it is accompanied with the word "legal" or "illegal". If the property does not have a permitted suite and you are going to use the word suite in your remarks, you will need to insert the word "illegal" in front of it.
The following is a list of examples of Suite comments:
(There may be others that are not mentioned on this list)
- Second Suite in Basement
- Basement Suite
- Separate Entrance to the Suite
- Self-contained Suite
Income-Producing Comments
It will be a Brokerload offence if the members add any comments to their remarks that state that it is a revenue-generating property or income-producing with no secondary permit provided: 2nd Suite Permit Provided by Seller is marked as No and Secondary Suite Y/N is marked as yes.
The following is a list of examples of income-producing comments:
(There may be others that are not mentioned on this list)
- Renters in Basement
- Basement Tenant
- Potential Rental Income
- Mortgage Helper