Gaylene Rogers Lonergan Law Firm PLLC Senate Bill

Gaylene Rogers Lonergan Law Firm, PLLC Senate Bill 2212 Ramifications for Wholesaling, Assignment of Contracts and Double Close Transactions 12801 N. Central Expressway #150, Dallas TX 75243 grogers@lonerganlaw. com 214 -503 -7509

SENATE BILL 2212 Sen ate B i l l 2212, which was enacted in the recent legislative session, effectively c h an ges t h e way wh o lesale p r o p er ties ar e t o b e ad v er tis ed an d s o l d. Specifically, the bill amends Section 1101 of the Occupations Code to add a new Section 1101. 0045 and adds a new Section 5. 086 to the Texas Property Code. The new statute takes effect September 1, 2017.

NEW SECTION: EQUITABLE INTEREST IN REAL PROPERTY New Section 1101. 0045: EQUITABLE INTEREST IN REAL PROPERTY. (a)A person may ac q u i r e an o p t i o n o r an i n t er es t i n a c o n t r ac t t o p u r c h as e r eal p r o p er t y an d t h en s el l o r o f f er t o s el l t h e o p t i o n o r as s i g n o r o f f er t o as s i g n t h e c o n t r ac t without holding a license issued under this chapter IF THE PERSON: (1) Does not use the option or contract to purchase to engage in REAL ESTATE BROKERAGE; AND (2) Discloses the nature of the equitable interest to any potential buyer;

NEW SECTION 1101. 0045 (CONT. ) (b) A person selling or offering to sell an option or assigning or offering to assign an interest in a contract to purchase real property without disclosing the nature of that interest to a potential buyer IS ENGAGING IN REAL ESTATE BROKERAGE.

NEW SECTION 5. 086 TO TEXAS PROPERTY CODE EQUITABLE INTEREST DISCLOSURE. Before entering into a contract, a person selling an option or assigning an interest in a contract to purchase real property m u s t d i s c l o s e to any potential buyer that the person is s el l i n g o n l y an o p t i o n o r as s i g n i n g an i n t er es t in a contract and t h at t h e p er s o n d o es n o t h av e l eg al t i t l e t o t h e r eal p r o p er t y.

WHAT IS “REAL ESTATE BROKERAGE”? The Real Estate License Act that took effect June 1, 2003, d ef i n es w h at ac t s c o n s t i t u t e “ r eal es t at e b r o k er ag e” : Specifically a “ B r o k er ” means a person who, i n ex c h an g e f o r a commission or OTHER VALUABLE CONSIDERATION, o r w i t h e ex p ec t at i o n o f r ec ei v i n g a commission OR OTHER VALUABLE CONSIDERATION, p er f o r m s f o r an o t h er p er s o n e o f t h e f o l l o w i n g ac t s :

WHAT IS “REAL ESTATE BROKERAGE”? (CONT. ) (1) Sells, exchanges, purchases or leases real estate; (2) Offers to sell, exchange, purchase or lease real estate; (3) Negotiates or attempts to negotiate the listing, sale exchange, purchase or lease of real estate; (4) Lists or offers, attempts, or agrees to list real estate for sale, lease or exchange;

WHAT IS “REAL ESTATE BROKERAGE”? (CONT. ) (5) Auctions or offers, attempts or agrees to auction real estate; (6) Deals in option on real estate, including a lease to purchase or buying, selling or offering to buy or sell options on real estate; (7) Aids or offers or attempts to aid in locating or obtaining real estate for purchase or lease…

EFFECT ON WHOL ESA L E (A SSIGNMENT) TRA NSA CTIONS? 1) Mu s t d i s c l o s e i n an y ad v er t i s i n g to buyers that the wholesaler does not own legal title but only equitable title as buyer under a contract; 2) Sh o u l d o f f er t o s el l o n l y t h e c o n t r ac t , not the property for a designated Assignment Fee price;

EFFECT ON WHOL ESA L E (A SSIGNMENT) TRA NSA CTIONS? (CONT. ) 3 ) A s s i g n m en t Co n t r ac t s w i l l n eed t o b e am en d ed to specify that the wholesaler is only offering an assignment fee for a set fee; and 4)I r ec o m m en d t h at a n ew d i s c l o s u r e b e ad d ed t o t h e c l o s i n g d o c u m en t s f o r a b u y er t o s i g n at c l o s i n g ac k n o w l ed g i n g t h at t h ey w er e ad v i s ed t h at t h e w h o l es al er d i d n o t o w n t h e p r o p er t y an d t h ey w er e aw ar e o f t h e n at u r e o f t h ei r i n t er es t.

POSSIBLE EXAMPLES OF ADVERTISING DO’S AND DON’TS: “ 973 Sm i t h St r eet f o r Sal e - $100, 000” Constitutes real estate brokerage per the Occupations Code – Offering the underlying real estate for sale. “ A s s i g n m en t c o n t r ac t f o r r eal p r o p er t y at 973 Sm i t h. A s s i g n m en t f ee o f $10, 000 p ay ab l e t o XYZ Wh o l es al er ” Should comply with the new Property Code provision and does not constitute brokerage as it does not market the underlying real estate

EFFECT ON DOUBLE CLOSE TRANSACTIONS? In m y o p i n i o n , t h e w h o l es al er c o u l d h av e an i s s u e o n a d o u b l e c l o s e t r an s ac t i o n as w el l. In particular, the wholesaler would still would have to be careful in their advertising a property that they do not own. Could fall within the definition of real estate brokerage. On e f i x c o u l d b e t o j u s t ad d i n ad v er t i s i n g : “Under contract – offering 973 Smith for $100, 000 subject to XYZ Wholesaler ’s closing on the purchase”

PENALTIES FOR NONCOMPLIANCE Section 1101. 758 Texas Occupations Code (a)A Person commits an offense if the person acts as a broker or sale agent under this Chapter w ithout holding a certificate. (b) An offense under this Section is a Class A Misdemeanor. Th i s w o u l d b e a Cl as s A m i s d em ean o r f o r EA CH OFFENSE.

PENALTIES FOR NONCOMPLIANCE (CONT. ) Mu l t i p l e Cl as s A Mi s d em ean o r s c an r es u l t i n a Fel o n y Ch ar g e In addition, the Occupations code provides for a private cause of action for violations such as receiving consideration as a result of acting as a broker. The aggrieved person may receive a penalty of not less than the amount of money received or more than three times the amount received by the violator.

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