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Grievances

El Dorado County Association of REALTORS®, Inc.

Placer County Association of REALTORS®, Inc.

Sacramento Association of REALTORS®, Inc.

Yolo County Board of REALTORS®, Inc. (no web site available)

effective January 1, 2000

PART ONE -Multi - Associations DISCIPLINARY PROCEEDINGS

Section 1. Definitions

As used herein,

(a) "Board" means this organization (of multi-associations of REALTORS®).

(b) "Member" means REALTOR, members of this Board, whether primary or secondary.

(c) "Directors" means the board of directors of the participating associations or appropriate body appointed by the board of directors when considering professional standards under these rules.

(d) "Disciplinary Hearing" refers to an ethics hearing relating to disciplinary matters.

(e) "Tribunal" means a grievance committee, a disciplinary hearing Tribunal or Tribunal comprised of appointees representative of the participating board(s) of directors above when considering professional standards matters covered in these rules.

(f) "Party" means the complainant or respondent in a disciplinary proceeding referred in these rules.

(g) "Executive Officer" means the chief staff Executive of any participating associations or his/her designee.

(h) "Responsible Broker" means the broker designated in the records of the Department of Real Estate to be responsible for the conduct of individuals affiliated with his or her office(s), or office managers acting on behalf of principals of a real estate firm who are authorized to bind the principals in arbitration.

(i) "Designated REALTOR®" means the member designated in Board records to be responsible for the conduct of individuals affiliated with the office(s) and accountable to the Board of REALTORS® for all duties and obligations of membership.

(j) "Letter of Warning" means a letter from the participating association president to a member advising of a lack of professional conduct or rules determined by a "due process" hearing by a hearing Tribunal and warning that future similar conduct could result in further and additional discipline as provided in this Manual.

(k) "Letter of Reprimand" means a letter from the participating president to a Board member advising of a lack of professional conduct determined by a "due process" hearing by a hearing Tribunal, and advising that the letter is to be construed as an official reprimand.

(1) "Requirement for Ethics Training" means a letter from the association president or professional standards committee chairman to an association member, advising of a lack of professional conduct determined by a "due process" hearing by a hearing Tribunal and directing the person to attend the applicable ethics portion of the participating association's indoctrination course or other appropriate ethics course, or seminar, or other appropriate course specified by the hearing Tribunal.

(m) "Appropriate and Reasonable Fine" means a fine commensurate with the gravity of the determined violation of the N.A.R. Code of Ethics or any other membership duty, not to exceed $2,500 per party, per hearing, and payable to the Board.

(n) "Probation" means that the discipline recommended by the hearing Tribunal will be held in abeyance for a designated period of time not to exceed one (1) year. Any subsequent finding based on a violation of the same Article(s) of the Code of Ethics, membership duty which occurs during the probationary period may, at the discretion of the Boards of Directors, result in the imposition of the suspended discipline.

(o) "Suspension of Membership" means suspension of membership rights and privileges and denial of primary and secondary services, on terms and conditions expressly stated for a period of time not less than thirty (30) days and not more than one (1) year, including, but not limited to, use of the terms REALTOR® with reinstatement as a member in good standing automatically provided at the end Commissioner. of the specified period (see also Section 39 of Part

One of this Manual).

(p) "Expulsion from Membership" means expulsion from membership in the Board for a period of not less than one (1 ),but not more than three (3) years, with reinstatement to membership only by application as a new member after the end of the period of expulsion, with the application considered on its merits.

(q) "Filing Fees" shall be approved by the Boards of Directors of the respective Associations based upon a recommendation of the Professional Standards Executive Council.

(r) "Publishing of Names" in Association Publication. Per the N.A.R. Guidelines the Association may publish the names of ethics violators, subject to the qualifications specified in these rules.

Section 2. Duties of Membership

Among the duties of membership are the following:

(a) To abide by the Code of Ethics of the NATIONAL ASSOCIATION OF REALTORS® (N.A.R.).

(b) To abide by the bylaws of this association and its rules and regulations including the provisions and procedures of this Manual.

(c) To submit to arbitration all controversies specified in Part Two of this Manual by the procedure there provided, and to abide by the arbitration award.

Section 3. Power to Take Disciplinary Action Against an Association Member

After a hearing as provided below, the Board of Directors may take disciplinary action against any member.

    1. For violation by the member of any duty (5) of membership including a violation of the N.A.R. Code of Ethics while a member of any association who is a party to the multi association agreement.
    2. On the member's being convicted, adjudged, or otherwise recorded as guilty by a final judgment of any court of competent jurisdiction of 1) a felony or 2) a crime involving moral turpitude, or 3) on a member's being determined by any court of competent jurisdiction, or official of the State of California authorized to make the determination, of having violated a provision of the California Real estate law or a regulation of the . Real Estate Commissioner.

(c) For any violation of subsection (a) by another who is also a member, affiliated with the member, provided the member was the designated REALTOR® for that person at the time the alleged violation occurred. In such instance, both may, but are not required to be joined as respondents in any proceeding. The finding of a hearing Tribunal with respect to any violation by the designated REALTOR® and the member employed by or affiliated with him as an independent contractor may be the same or different; and in the event both are found in violation, the sanctions, if any, may be the same or different.

(d) For any violation of subsection (a) by any person who is not a REALTOR, but is employed by or affiliated with a REALTOR® and was providing real estate related services within the scope of the REALTORS®'s license. Lack of knowledge by the REALTOR® of such person's conduct shall only go to mitigation of discipline imposed.

Section 4. Nature of Discipline Against a Association Member

    1. Disciplinary action may consist of one or more of the following:

(1) Placement of a Letter of Warning in the member's file for a specified period of time;

(2) Placement of a Letter of Reprimand in the member's file for a specified period of time;

(3) Imposition of a requirement for training.

(4) Designation of an appropriate and reasonable fine commensurate with the gravity of the determined violation not to exceed $2,500 per party, per hearing;

(5) Imposition of probation for a stated period of time not to exceed one (1) year;

(6) Suspension of membership as for a stated period of time not less than thirty (30) days and not more than one (1) year -

(7) "Publishing of Names" in Association Publication. Per the N.A.R. Guidelines, the Association may publish the names of ethics violators, subject to the following qualifications:

(a). Publication can only occur after a second violation occurs within three (3) years.

(b). Publication can only be made in an official communication vehicle of the board (or boards) in which the violator holds (held) membership.

(c). The name of the firm the violator is (or was) licensed with cannot be published.

(d). Publication must be consistent and uniform. This means that publication may not occur selectively but must be used in each instance where a second violation is determined within three (3) years.

(e). Other than the violator's name, the only additional information that may be published is the Article (or Articles) violated, and the discipline imposed, except that in cases where the violator's name is similar to another member's name, the violator's license number, office address, or home address (or any combination) may also be published.

(f). Disciplinary proceedings must have been filed after January 1, 2000 on applicable cases.

(8) Expulsion from membership for a stated period of one (1) to three (3) years, with reinstatement to membership only by application for membership as a new member after the specified period of expulsion, with the application considered on its merits.

(a) If the conduct for which suspension or expulsion is ordered consists of failure to submit a dispute to arbitration, the Directors may not permit the disciplined member to avoid suspension or expulsion without submitting to the arbitration unless in the meanwhile the controversy has been submitted to a court of law without any objection by any party that it should be arbitrated.

(b) None of the foregoing shall preclude the hearing Tribunal from recommending and the Directors from imposing one or more of the possible disciplinary actions as determined by the gravity of the offense.

(c) In the case of any discipline where the disciplined member must take specific action, the hearing Tribunal must recommend and the Board of Directors must impose alternative discipline to become effective if the member does not comply with the ordered discipline.

Section 5. Grievance Committee

There shall be a standing committee, known as the Grievance Committee, of not less than six (6) Board members, of each participating association of whom at least a majority shall be licensed real estate brokers. The members of the committee shall be appointed by the President, subject to confirmation by the Board of Directors, for staggered three (3) year terms, unless the term is otherwise specified by the Board bylaws. One-third of the members of the first committee so appointed being designated for one (1) year terms. The president shall annually designate the chairman of the committee.

Refer to the Grievance Committee Guidelines for further guidance.

Section 6. Professional Standards Committee

(a) There shall be a standing committee, of not less than ten (10) members, of each participating association, of whom at least a majority shall be licensed real estate brokers. The members of the committee shall be appointed by the President of the Association, subject to confirmation by the Board of Directors, for staggered three (3) year terms. One-third of the members of the first committee so appointed being designated for one (1) year terms. The president shall annually designate the chairman of the committee.

(b) Members of the professional standards committee shall be selected to serve on hearing Tribunals as required to hear matters of alleged ethical misconduct by Board members.

Refer to the Professional Standards Committee Guidelines for further guidance.

Section 7. Regional Professional Standards Hearings and Shared Tribunalists

(a) Notwithstanding any provision of this Manual, a Board may, by mutual resolution of the Directors of the affected Boards agree with other Boards to establish a regional professional standards program, in which case the members of a Tribunal may include members from the participating Boards.

(b) Notwithstanding any provision of this Manual, a Board may, by mutual resolution of the Directors of the affected Boards, agree with other Boards to share its grievance committee and professional standards committee members and Board of Directors on reviews, in which case the members of a Tribunal may include members from the reciprocating Board's respective Grievance Committee, Professional Standards Committee and Boards of Directors.

(c) Notwithstanding any provision of this Manual, a Board agrees to accept and enforce the decisions of a Hearing Panel provided they have agreed to (a) and (b) above.

(d) Members who choose to file an ethics hearing with an Association other than their primary, agree to abide by all decisions of the Hearing Panelists. Consequently, an Association agrees to enforce and uphold any findings established by the Hearing Panel.

Section 8. Interpretation of Bylaws

If any provision of the bylaws or rule or regulation relative to the procedure of a Tribunal's handling of a matter is involved, the interpretation by that Tribunal of the bylaw or rule or regulation, including any interpretation of this Manual, shall be set forth as a separate finding and shall be conclusive and final, except that the Directors on review of a hearing Tribunal's decision shall not be bound by that Tribunal's interpretation of the bylaws or this Manual.

Section 9. Notices

(a) Any notice required to be given or paper required to be served may be given or served by personally handing it to the party to be notified, by first class or certified mail addressed to the mailing address on the records of the Association of REALTORS® or by delivery to the mailing address on the records of the Association of REALTORS® by a messenger service. If mailed or delivered, notice shall be deemed given when placed in the mail or when given to the messenger service and deemed received within five (5) days of such mailing or delivery, regardless if actually received or not.

(b) Notice of any Hearing shall include the names of the members of the Tribunal at the time said notice is given. Notice of any Hearing, except for an adjourned or continued Hearing, shall be given not less than twenty-one (21) calendar days beforehand, unless otherwise agreed by all the parties.

Section 10. Waiver

Each member, by virtue of and in consideration of membership, waives any right of personal redress against the Board, Board employees, any member, including but not limited to, members of a Tribunal, or witnesses for anything done under these procedures.

Section 11. Communication and Clerical

Communications shall be directed to the Executive Officer or association staff. The Executive Officer or association staff shall render all necessary assistance to the parties, shall on application furnish required forms, shall receive and file all documents or other papers, and shall receive all fees and disburse all monies payable to the Board. In no event, however, shall the Executive Officer or association staff provide substantive advice or interpretation of this Manual, association bylaws or other governing documents.

Section 12. Attempts to Influence Tribunal

No individual shall attempt, directly or indirectly, to influence a member of a Tribunal in any matter before it, other than by giving evidence and argument in an open hearing or by writing submitted to the entire Tribunal.

Section 13. Confidentiality of Proceedings

(a) The allegations, findings and decisions in hearings are confidential and should not be reported or published by participating associations, any member of a Tribunal or any party under any circumstances except as authorized below. The participating associations may not publish the results of any decision except where the Directors have imposed suspension or expulsion as a discipline.

All parties to a disciplinary hearing, the Board of REALTORS® and members of any Tribunal shall have an obligation to maintain and protect the confidentiality of the proceedings.

(b) The Tribunal member shall not discuss the Tribunal proceedings and deliberations with any person(s) other than the other members of the Tribunal, association staff or legal counsel representing the any one of the participating associations except as required by the Board of Directors of the Board, the bylaw provisions of the participating associations or as may be required by law, except that a member of the grievance committee shall not be precluded from discussion necessary to the preliminary review.

(c) The parties shall not report or publish the allegations, findings or decisions of an ethics proceeding to anyone except as may be required by law. Notwithstanding, the respondent in a disciplinary hearing is authorized to disclose the decision to vindicate that party's professional reputation. Any party to a disciplinary proceeding is authorized to disclose the decision where there is a civil proceeding involving the same facts and circumstances which gave rise to the proceeding before the association.

(d) If a member is found in violation of the Code of Ethics a second time within a (3) year time period, the member’s name, the fact that the member has been found in violation of the Code of Ethics, the Article(s) violated, and the discipline imposed shall be published in the official communication vehicle of the association. Such publication shall not include the name of the firm the member is, or was, licensed or affiliated with. In cases where the member’s name is similar to another Association member’s or MLS Participant’s of Subscriber’s name, the member’s real estate license number or office address (or both) may also be published. The procedures in this subsection (d) are optional unless the Association’s Board of Directors has adopted a policy to publish the names of ethics violators pursuant to this subsection.

(e) Actions inconsistent with this Section shall be a violation of these procedures but shall not invalidate any decision made by a Tribunal.

Section 14. Right to Counsel/Other Representation

Every party may be represented by legal counsel or a REALTOR® or REALTOR-ASSOCIATE® member at any ethics hearing, including reviews even where the hearing will occur in the party’s absence. Notice of intention to have representation, including the representative’s name, address, and phone number must be given by the party to all other parties and the Tribunal at least fifteen (15) calendar days before the hearing of intention to have counsel. In the event of failure to comply with this notice requirement the Tribunal may, at its discretion, take all steps, including continuance of the matter, if necessary, to guarantee the rights of all parties to representation by counsel. The Tribunal and the Directors may have counsel present to advise it on issues of procedure.

Section 15. Qualification for Tribunal

(a) Only one person connected with any firm, business, partnership or corporation may serve on the same Tribunal.

(b) No individual may participate in the deliberation of more than one Tribunal on the same matter.

(c) A person shall automatically be disqualified to be a member of a Tribunal in any case in which he is 1) a party; 2) related by blood or marriage (to the fourth degree) to a party; or 3) an employer, employee, partner or other business associate of a party.

(d) Before sitting on any case, each member of a Tribunal shall sign a statement that he is not disqualified for any of the foregoing reasons and that he knows of no other reason that might prevent him from rendering an impartial decision.

(e) Every member of a Tribunal shall avoid, so far as possible, discussing the case with any person prior to the Hearing. If he does engage in any such discussion prior to the hearing, he must disclose the fact to the parties and to the other members of the Tribunal as soon as practicable but no later than at the beginning of the hearing. Upon such disclosure, any party may challenge a member of a Tribunal and, if the Tribunal agrees, at the option of the Tribunal, that member of the Tribunal shall be dismissed, and a new Tribunal member shall be selected. A party waives any objection under this Section by failure to object prior to the commencement of the hearing.

(f) Any party may file with the Executive Officer or association staff a written request for disqualification of a member of a Tribunal stating the grounds assigned for disqualification (Form D-5). Challenges submitted by any party pursuant to this Section shall be decided by the Professional Standards
Chairpersons or his or her designee. A party shall be deemed to have waived any ground of disqualification of which he then has knowledge unless he files the request within ten (10) calendar days after the prospective names are mailed to the parties. However, any member of a Tribunal may be disqualified at any time if a majority of the members of a Tribunal find any automatic ground of disqualification to be present under this Section, or find any other facts which, in their judgment, may prevent the member from rendering an impartial decision or appear to do so. However, none of the foregoing is to be construed as to allow a challenge to the qualifications of members of a Board's grievance committee.

(g) If a member of the Tribunal fails or is unable to participate in a Hearing, the remaining members of the Tribunal may, at their option, but only with the express consent of the parties, proceed with the hearing. Only the remaining members of the Tribunal may participate in the Hearing and the determination thereof. Should any member of the Tribunal absent himself during the progress of the actual Hearing, that individual shall likewise not participate in the deliberations or determinations thereof. If all the parties do not agree to proceeding without the full number of the Tribunal originally designated, the chairman of the Tribunal will recess the hearing to a date on which all members of the Tribunal can be present. If the chairman cannot at that time designate a new date, notice of a subsequent date shall be served on all parties herein provided.

Section 16. Filing a Complaint

Any person, whether a member or not, having reason to believe that a member is guilty of any conduct subject to disciplinary action, may file a complaint in writing with the Executive Officer or association staff dated and signed by the complainant. The Executive Officer may require the complainant to supply the necessary number of copies of the complaint. A complaint must be filed within one hundred and eighty (180) days after the facts constituting the matter complained of could have been known in the exercise of reasonable diligence.

Section 17. Designated REALTOR® as a Respondent in an Ethics Hearing

(a) If anyone other than a designated REALTOR® is named as the respondent in a complaint alleging ethical misconduct, that individual's designated REALTOR® as defined by the Board bylaws, at the time of the acts giving rise to the complaint may, but is not required to be, named as a respondent.

(b) If a designated REALTOR® is not named as a respondent, the designated REALTOR® shall receive notice and a copy of the complaint and all subsequent information regarding the complaint including any decision of a hearing tribunal and any final action taken by the Board of Directors. The designated REALTOR® shall also have the right to attend and be present at any hearing or review regarding the complaint.

Section 18. Joinder of Multiple Parties or Complaints

Upon request of a party or upon its own motion, the Grievance Committee or the Hearing Tribunal may join together multiple complaints arising out of the same set of circumstances or multiple parties involved in the same transaction to be heard at the same time.

In addition, the Grievance Committee or the hearing Tribunal may join together complaints and complaints alleging unethical misconduct involving the same parties and arising out of the same transaction to be heard at the same time.

Section 19. Action of the Grievance Committee

(a) The Executive Officer shall promptly refer any complaint submitted according to the chairman of the Grievance Committee, who shall promptly designate one or more members of the grievance committee to review the complaint and recommend to the committee whether to 1) dismiss the complaint as unworthy of further consideration; 2) refer it back to the complainant as appropriate for arbitration prior to or instead of a disciplinary hearing; or 3) refer it back to the Executive Officer or appropriate staff for hearing.

(b) The Grievance Committee is to make only such preliminary review and evaluation of the complaint as required to determine whether the complaint warrants further consideration by a hearing Tribunal of the Professional Standards Committee. The Grievance Committee does not conduct hearings and does not determine if a violation of the Code of Ethics or Board bylaws has occurred.

(c) The Grievance Committee may, if it deems necessary, notify the respondent in order to acquire further documentation before making its preliminary determination.

(d) Upon its own motion, the Grievance Committee may, and upon instruction of the Directors must, investigate the actions of any member when there is reason to believe that the member's conduct may be subject to disciplinary action. If the evidence warrants a hearing, the grievance committee shall prepare a complaint, refer it to the Executive Officer or appropriate staff and designate one of its members on behalf of the Grievance Committee as complainant to present the case at the subsequent hearing.

(e) If the complainant is someone other than Upon request of a party or upon its own motion, the Grievance Committee, upon the complainant's Grievance Committee or the Hearing Tribunal may request, the Grievance Committee may, but is not join together multiple complaints arising out of the required to, designate one of its members to present same set of circumstances or multiple parties the case at the subsequent hearing on the involved in the same transaction to be heard at the complainant's behalf same time.

(f) If the Grievance Committee determines that the respondent's alleged conduct may be the basis for a violation but that an inappropriate membership duty or has been cited, the Grievance Committee may amend the complaint by deleting or adding the appropriate duty based on the facts alleged in the complaint. If the Grievance Committee determines that a membership duty should be added to the complaint, and the complainant will not agree to the addition, the Grievance Committee may file its own complaint and both complaints will be heard simultaneously by the same Hearing Tribunal.

(g) If the complaint asserts multiple allegations and the Grievance Committee determines that one or more of the allegations would not warrant a hearing, that portion of the complaint may be dismissed while the balance of the complaint is forwarded for a hearing before a hearing Tribunal of the Professional Standards Committee.

 

(h) The Grievance Committee may join together multiple parties or complaints-

(i) Any decision by the Grievance Committee shall not be disclosed to any person except the Professional Standards Chairman, the hearing Tribunal, the complainant, respondent, legal counsel for the participation associations, a Tribunal of the Directors upon review, and the Executive Officer or appropriate staff.

Section 20. Review of Grievance Committee Decision

(a) Within ten (10) calendar days from the day the Grievance Committee decision is sent to the complainant, the complainant may request in writing a review by a Tribunal of the Directors of a decision to dismiss the complaint or to delete a membership duty from the complaint.

(b) The president will select a Tribunal of the Directors (not less than three) to conduct the review. When conducting the review, the Directors are subject to automatic disqualification under the grounds set. Each director must sign a statement that he is not disqualified for any of the above reasons, and he knows of no other reason that might prevent him from rendering an impartial decision. The review Tribunal will consider only the information and documentation considered by the Grievance Committee. The parties shall not be present during the review.

(c) The decision of the Tribunal of Directors conducting the review shall be final. If the Directors affirm the decision to dismiss, the complainant shall be notified and the complaint dismissed. If the decision of the Directors is to send the complaint forward to a hearing, the complainant shall be notified and the complaint processed in accordance with these rules.

(d) If the review is based on the Grievance Committee's decision to delete a membership duty from the complaint, and the Tribunal of Directors affirm this decision, the complaint shall be processed in accordance with these rules. If the Tribunal of Directors amend the complaint, the amended complaint shall be sent to the complainant for signature and then processed in accordance with these rules.

(e) If there is no written request for review made within ten (10) calendar days after notice of the Grievance Committee decision is sent, the decision of the Grievance Committee shall be final.

Section 21. Withdrawal of Complaint

(a) If after the Grievance Committee has recommended that a hearing be arranged, but before the hearing Tribunal is convened, a complainant requests withdrawal of the complaint, the Executive Officer or appropriate staff shall promptly refer the matter back to the grievance committee for consideration.

(b) After a Hearing Tribunal has been convened, a complaint may be withdrawn only with the Tribunal's approval. In such event, the Tribunal may 1) refer the complaint to the grievance committee for consideration for processing under this Manual with the Grievance Committee acting as complainant; 2) refuse to allow the complaint to be withdrawn and proceed with the hearing; or 3) allow the complaint to be withdrawn with no further action. Such withdrawal would not constitute a decision on the merits.

Section 22. Amendment of Complaint

(a) At any time prior to the hearing on the complaint, the complainant may file an amended complaint with the Executive Officer or appropriate staff. If an amended complaint is filed prior to the hearing being convened, the complaint shall be sent to the Grievance Committee for review. If the Grievance Committee refers the amended complaint for a Hearing, the Executive Officer or appropriate staff shall follow those procedures. If the Grievance Committee does not refer the amendment for a hearing, the matter shall proceed on the original complaint.

(b) At any time during the hearing, the complaint may be amended either by the complainant or upon motion of the Hearing Tribunal. The Hearing Tribunal may disallow the requested amendment and proceed to hear the original complaint.

If the amended complaint is allowed, the amended complaint shall be filed in writing, signed by the complainant or by the presiding Officer, a copy given to the respondent, and a continuance granted if requested by a party.

(c) The Hearing Tribunal may join together parties or complaints as set out in set forth in these rules. In such event, the procedures of (b) of this Section shall be followed.

Section 23. Initiating a Disciplinary Hearing

(a) After a complaint has been referred to the Executive Officer or appropriate staff by the Grievance Committee with instruction to arrange a hearing, the Executive Officer or appropriate staff shall mail to each party complained of (hereafter called the "respondent") (1) a copy of the complaint, (2) the Notice to Respondent (Form D-2) and (3) the Response (D-3) with directions to return the Response within fifteen (15) calendar days from the date of mailing to the respondent. with the Executive Officer or appropriate staff. The Executive Officer or appropriate staff may require the respondent to supply the necessary number of copies of the response. The Executive