452.12(3)
(3) Broker's liability for acts of employees. Subject to
s. 452.139 (3), each broker shall supervise, and is responsible for, the brokerage services provided on behalf of the broker by any broker, salesperson, or time-share salesperson who is an employee of the broker.
452.12(4)
(4) Register of brokers and salespersons. The board shall include in the register the board maintains under
s. 440.035 (4) the names of all brokers and salespersons whose licenses were revoked within the past 2 years. The register shall be available for purchase at cost.
452.12(5)(a)(a) Renewal applications for all licenses shall be submitted with the applicable renewal fee determined by the department under
s. 440.03 (9) (a) on or before the applicable renewal date specified under
s. 440.08 (2) (a). The department shall pay $10 of each renewal fee received under this paragraph to the Board of Regents of the University of Wisconsin System for research and educational, public outreach, and grant activities under
s. 36.25 (34).
452.12(5)(b)
(b) If an application for renewal is not filed with the board on or before the renewal date, the applicant may not engage in any of the activities covered by the license until the license is renewed or a new license is issued.
452.12(5)(c)
(c) At the time of renewal, each broker or salesperson shall submit proof of attendance at and successful completion of continuing education programs or courses approved under
s. 452.05 (1) (g).
452.12(5)(d)
(d) At the time of renewal, each broker or salesperson who is an individual shall complete the form under
s. 452.05 (1) (i).
452.12(6)(a)(a) Any licensee, except a time-share salesperson registered under
s. 452.025, may apply for registration as an inactive licensee on or before the license renewal date. This paragraph does not apply after October 31, 1995.
452.12(6)(b)
(b) Unless an applicant's license has been revoked or suspended under
s. 452.14 (3), the board may register the applicant under
par. (a) as an inactive licensee upon payment of a $15 fee.
452.12(6)(c)
(c) Inactive licensees may not engage in real estate practice.
452.12(6)(d)
(d) If an inactive licensee files an application for reinstatement before January 1, 1996, the board shall reinstate the inactive licensee's original license in accordance with the requirements for late renewal under
s. 440.08 (3).
452.12(6)(e)1.
1. If a person has registered as an inactive licensee before November 1, 1990, the board shall reinstate the person's original license if that person applies to the board for reinstatement of his or her original license, pays the fee specified under
s. 440.05 (1), passes an examination under
s. 452.09 (3), and completes the education requirements established by the board under
par. (f).
452.12(6)(e)2.
2. If a person has registered as an inactive licensee on or after November 1, 1990, the board shall reinstate the person's original license if that person applies to the board for reinstatement of his or her original license, pays the renewal fee determined by the department under
s. 440.03 (9) (a) for the original license and completes the continuing education requirements established by the board under
par. (f). A person who is eligible for reinstatement of his or her original license under this subdivision shall complete the requirements for reinstatement under this subdivision before January 1, 1996, or within 5 years after the date on which the person registered as an inactive licensee, whichever is later.
452.12(6)(e)3.
3. If a person who is eligible for reinstatement of his or her original license under
subd. 2. does not complete the requirements for reinstatement within the time specified under
subd. 2., the board shall reinstate the original license of that person if he or she meets the requirements specified under
subd. 1.
452.12(6)(f)
(f) The board shall promulgate rules establishing the education requirements that applicants for reinstatement of original licenses under
par. (e) must satisfy.
452.12 Cross-reference
Cross-reference: See also chs.
REEB 17,
23, and
25, Wis. adm. code.
452.13(1)(a)
(a) "Client funds" means all downpayments, earnest money deposits or other money related to a conveyance of real estate that is received by a broker, salesperson or time-share salesperson on behalf of the broker's, salesperson's or time-share salesperson's principal or any other person. "Client funds" does not include promissory notes.
452.13(1)(b)
(b) "Depository institution" means a bank, savings bank, savings and loan association or credit union that is authorized by federal or state law to do business in this state and that is insured by the federal deposit insurance corporation or by the national credit union share insurance fund.
452.13(2)
(2) Interest-bearing common trust account. 452.13(2)(a)(a) A broker who holds client funds shall establish an interest-bearing common trust account in a depository institution. The interest-bearing common trust account shall earn interest at a rate not less than that applicable to individual accounts of the same type, size and duration and for which withdrawals or transfers can be made without delay, subject to any notice period that the depository institution is required to observe by law or regulation.
452.13(2)(b)
(b) Any broker who maintains an interest-bearing common trust account shall do all of the following:
452.13(2)(b)1.
1. Register with the department of safety and professional services the name and address of the depository institution and the number of the interest-bearing common trust account.
452.13(2)(b)2.
2. Notify the department of safety and professional services when any of the information required under
subd. 1. is changed.
452.13(2)(b)3.
3. Furnish the department of safety and professional services with a letter authorizing the department of safety and professional services and the department of administration to examine and audit the interest-bearing common trust account whenever the department of safety and professional services or the department of administration considers it necessary.
452.13(2)(bm)
(bm) The department of safety and professional services shall forward to the department of administration the information and documents furnished under
par. (b).
452.13(2)(c)
(c) A broker shall deposit all client funds in the interest-bearing common trust account.
452.13(2)(d)
(d) The department of administration is the beneficial owner of the interest accruing to the interest-bearing common trust account, minus any service charges or fees.
452.13(2)(e)
(e) For each interest-bearing common trust account, the broker shall direct the depository institution to do all of the following:
452.13(2)(e)1.
1. Annually, before February 1, remit to the department of administration the total interest or dividends, minus service charges or fees, earned on the average daily balance in the interest-bearing common trust account during the 12 months ending on the previous December 31. A depository institution is not required to remit any amount if the total interest or dividends for that period is less than $10 before any deduction for service charges or fees.
452.13(2)(e)2.
2. When the interest remittance is sent, furnish to the department of administration and to the broker maintaining the interest-bearing common trust account a statement that includes the name of the broker for whose account the remittance is made, the rate of interest applied, the amount of service charges or fees deducted, if any, and the account balance for the period that the statement covers.
452.13(2)(f)1.
1. May not assess a service charge or fee that is due on an interest-bearing common trust account against any broker or, except as provided in
subd. 3., against any other account, regardless of whether the same broker maintains the other account.
452.13(2)(f)2.
2. May not assess a service charge or fee for an interest-bearing common trust account against the department of administration.
452.13(2)(f)3.
3. May deduct a service charge or fee from the interest earned by an interest-bearing common trust account, and if a balance remains, may deduct the remaining charge or fee from the interest earned on any other interest-bearing common trust account maintained in that depository institution, before remitting interest to the department of administration.
452.13(2)(f)4.
4. May not deduct a service charge or fee from the principal of an interest-bearing common trust account.
452.13(3)
(3) Deposit provisions. A broker who deposits client funds in an interest-bearing common trust account in compliance with this section may not be held liable to the owner or beneficial owner of the client funds for damages due to compliance with this section. A broker, salesperson or time-share salesperson who deposits client funds in an interest-bearing common trust account in compliance with this section is not required to disclose alternative depository arrangements that could be made by the parties or to disclose that a deposit will be made under this section.
452.13(4)
(4) Trust account optional. This section does not require a broker to hold client funds or require a person to transfer client funds to a broker.
452.13(5)
(5) Rules. In consultation with the department of safety and professional services, the department of administration shall promulgate rules necessary to administer this section.
452.13 Cross-reference
Cross-reference: See also chs.
Adm 91 and
REEB 18, Wis. adm. code.
452.13 Annotation
Security deposits by a tenant usually create a debtor-creditor relationship. A broker retaining a deposit should deposit it in his or her trust account. 60 Atty. Gen. 1.
452.13 Annotation
The Federal National Mortgage Association is exempt from the requirements of this section, but private mortgage bankers or mortgage brokers licensed as real estate brokers under ch. 452, and servicing mortgages for FNMA must deposit loan, insurance and tax escrow moneys in authorized trust account in a bank located in Wisconsin, subject to audit by the board. 60 Atty. Gen. 514.
452.133(1)(1)
Broker's duties to all persons in a transaction. A broker who is providing brokerage services to a person in a transaction owes all of the following duties to the person:
452.133(1)(a)
(a) The duty to provide brokerage services honestly and fairly.
452.133(1)(b)
(b) The duty to provide brokerage services with reasonable skill and care.
452.133(1)(c)
(c) The duty to timely disclose in writing all material adverse facts that the broker knows and that the person does not know or cannot discover through reasonably vigilant observation, unless the disclosure of a material adverse fact is prohibited by law.
452.133(1)(d)
(d) The duty to keep confidential any information given to the broker in confidence, or any information obtained by the broker that he or she knows a reasonable person would want to be kept confidential, unless the information must be disclosed by law or the person whose interests may be adversely affected by the disclosure specifically authorizes the disclosure of particular information. A broker shall continue to keep the information confidential after the transaction is complete and after the broker is no longer providing brokerage services to the person.
452.133(1)(e)
(e) The duty to provide accurate information about market conditions that affect the person's transaction, within a reasonable time after the person's request, unless disclosure of the information is prohibited by law.
452.133(1)(f)
(f) The duty to safeguard trust funds and other property held by the broker as required by rules promulgated by the department under
s. 452.13 (5).
452.133(1)(g)
(g) When the broker is negotiating on behalf of a party, the duty to present contract proposals in an objective and unbiased manner and disclose the advantages and disadvantages of the proposals.
452.133(2)
(2) Broker's duties to a client. A broker providing brokerage services to his or her client owes the client the duties that the broker owes to a person under
sub. (1) and all of the following additional duties:
452.133(2)(a)
(a) The duty to loyally represent the client's interests by doing all of the following:
452.133(2)(a)1.
1. Placing the client's interests ahead of the broker's interests.
452.133(2)(a)2.
2. Placing the client's interests ahead of the interests of persons in the transaction who are not the broker's clients by not disclosing to persons in the transaction other than the broker's clients information or advice the disclosure of which is contrary to the interests of a client of the broker, unless the disclosure is required by law.
452.133(2)(am)
(am) The duty to provide, when requested by the client, information and advice to the client on matters that are material to the client's transaction and that are within the scope of the knowledge, skills, and training required under this chapter.
452.133(2)(b)
(b) The duty to disclose to the client all information known by the broker that is material to the transaction and that is not known by the client or discoverable by the client through reasonably vigilant observation, except for confidential information under
sub. (1) (d) and other information the disclosure of which is prohibited by law.
452.133(2)(c)
(c) The duty to fulfill any obligation required by the agency agreement, and any order of the client that is within the scope of the agency agreement, that is not inconsistent with another duty that the broker has under this chapter or any other law.
452.133(3)
(3) Prohibited conduct. In providing brokerage services, a broker may not do any of the following:
452.133(3)(a)
(a) Accept any fee or compensation related to the transaction from any person other than the broker's client, unless the broker has the written consent of all parties to the transaction.
452.133(3)(b)
(b) Act in a transaction on the broker's own behalf, on behalf of the broker's immediate family, or on behalf of any organization or business entity in which the broker has an interest, unless the broker has the written consent of all parties to the transaction.
452.133(3)(c)
(c) Except as provided in
s. 452.19, refer, recommend or suggest to a party to the transaction the services of an individual or entity from which the broker may receive compensation for a referral or in which the broker has an interest, unless the broker has disclosed the fact that he or she may receive compensation or has disclosed his or her interest in the individual or entity providing the services.
452.133(4)(a)(a) A subagent owes all persons to whom a broker is providing brokerage services in a transaction the duties specified in
sub. (1) but does not owe the clients of the principal broker the duties under
sub. (2).
452.133(4)(b)1.
1. Place the subagent's interests ahead of the interests of the clients of the principal broker in the transaction in which the subagent has been engaged by the principal broker.
452.133(4)(b)2.
2. Provide advice or opinions to parties in the transaction if providing the advice or opinions is contrary to the interests of the clients of the principal broker in the transaction in which the subagent has been engaged by the principal broker, unless required by law.
452.133(5)
(5) Duties without agency or subagency relationship. If a broker is providing brokerage services to a person who is a party or a prospective party to a transaction, and the broker does not have an agency agreement with the person and is not a subagent of another broker in the transaction, then the broker owes the person the duties under
sub. (1) and may not, unless required by law, provide advice or opinions relating to the transaction in which the person is receiving brokerage services if providing the advice or opinions is contrary to the interests of a party to a current or prospective transaction with the person receiving the brokerage services.
452.133(6)
(6) Waiver of duties. The duties imposed by
subs. (1),
(2) (a),
(am),
(b), and
(c),
(4), and
(5) may not be waived. A client may waive, in part or in full, the broker's duty under
sub. (2) (d), except that a waiver under this subsection is not effective unless the broker provides to the client a written disclosure containing all of the following:
452.133(6)(a)
(a) A copy of the text of
sub. (2) (d) and
s. 452.01 (5m), and a statement that, as a consequence of the client's waiver, the broker will have no legal duty to perform the duty imposed by
sub. (2) (d).
452.133(6)(b)
(b) A statement that as a consequence of the client's waiver, the client may require the assistance of an attorney or another service provider to fulfill the client's goals and contractual duties in the transaction.
452.133 Cross-reference
Cross-reference: See also ch.
REEB 24, Wis. adm. code.
452.133 Annotation
The New Real Estate Agency Law: Redefining the Role of Real Estate Brokers. Smith and Staff. Wis. Law. Oct. 1994.
452.133 Annotation
The `New' Chapter 452: Defining Real Estate Broker Practice. Leibsle. Wis. Law. June 2006.
452.134
452.134
Agency relationships; multiple representation relationships. 452.134(1)(a)(a) Subject to
par. (b), a broker may provide brokerage services to any person in a transaction, whether or not the broker has entered into an agency agreement with a party to the transaction or the broker has been engaged to provide brokerage services in the transaction as a subagent.
452.134(1)(b)
(b) A broker may not negotiate on behalf of a party to a transaction unless a party to the transaction is one of the following:
452.134(1)(b)2.
2. A client of a principal broker who has engaged the broker as a subagent.
452.134(2)
(2) Multiple representation relationships; consent required. A broker may not provide brokerage services in a multiple representation relationship unless all of the broker's clients in the multiple representation relationship have consented to a multiple representation relationship in writing.
452.134(3)
(3) Designated agency; consent required.
