The Mindful Agent – MLS Matters

 

Overview

 

This guide emphasizes the importance of providing accurate and verified information to the Multiple Listing Service (MLS) to reduce risk and increase the marketability of a property. Incorrect MLS data can lead to liability, so agents must verify all details before publishing a listing.

 

Key Topics

 

1. Property Identification

 

• Legal Description: Confirm via title report, deed, and property map.

 

• Property Address: Verify with DPW and maps; note if property crosses village boundaries.

 

2. Property Size & Structure

 

• Living Area: Measure accurately or use appraiser/old appraisals.

 

• Gross Building Area: Includes living space plus carports, patios, storage, etc.

 

• Land Area: Verify net area excluding easements; be accurate with terrain description.

 

3. Construction & History

 

• Year Built: Based on occupancy permit, not renovation date. Pre-1978 homes require lead paint disclosure.

 

• Renovation Dates: Record significant renovations with proper documentation.

 

4. Zoning & Utilities

 

• Zoning: Confirm with Land Management; don’t assume.

 

• Sewer/Septic: Verify type (sewer, septic, cesspool, etc.) with GWA and inspections.

 

• Water: Confirm source, meter location, pressure, and billing.

 

• Electricity: Note breaker size and solar systems.

 

5. Risk & Environmental Factors

 

• Flood Zone: Check FEMA maps, flood certificates, and determinations.

 

6. Fixtures, Appliances & Inclusions

 

• Verify and accurately record all appliances and items included (fans, blinds, systems, etc.). 7. Disclosures

 

• Special circumstances (death on premises, meth lab, flooding, CCRs, HOA items).

 

• Use MLS remarks to disclose unique issues (encroachments, setbacks, probate sales).

 

8. Verification & Documentation

 

• Sources: Government agencies, sellers, appraisers, private services (e.g., Pinpoint Guam).

 

• Retain documents used to verify information.

 

• If unknown, state “unknown” rather than guessing.

 

Final Guidance

 

• Always verify, verify, verify.

 

• Do not assume or rely solely on seller statements.

 

• Be a mindful agent—accurate, transparent, and professional.