Alabama’s New Real Estate Law: Key Changes and Implications
On a recent Tuesday, Alabama Governor Kay Ivey enacted a notable piece of legislation concerning real estate transactions, following its approval by the state Senate. Originally introduced as House Bill 230 and sponsored by State Representative Randall Shedd (R-Cullman) in early February, this law aims to modernize the state’s regulatory framework for real estate consumers.
Overview of the Law
This new law reinforces Alabama’s Real Estate Consumers Agency and Disclosure Act (RECAD), with a specific focus on guiding consumers through the initial phases of engaging with real estate agents. A significant change introduced is the restriction on consumers from entering into binding agreements with agents at the onset of their relationship.
Context and Response to Federal Concerns
The legislation gained momentum largely due to recent scrutiny from the U.S. Department of Justice (DOJ) regarding practices within the National Association of Realtors (NAR). In a major lawsuit settlement, the DOJ expressed concerns regarding the mandatory buyer representation agreements that require consumers to sign with their agents before they can view properties. This approach was criticized for potentially constraining market competition.
DOJ’s Position on Buyer Representation Agreements
The DOJ articulated its concerns, stating that such agreements could hinder brokers’ ability to compete effectively for clients. They noted that these obligations bear similarities to past restrictions that were deemed anticompetitive in court. The agency’s statement emphasized the risk of limiting choices available to buyers, saying:
“It bears a close resemblance to prior restrictions among competitors that courts have found to violate the antitrust laws in other proceedings and could limit — rather than enhance — competition for buyers among buyer brokers.”
Industry Reactions
The Alabama Association of Realtors articulated strong support for the new law, viewing it as a way to address concerns raised by the DOJ. CEO Jeremy Walker noted the importance of allowing buyers to build rapport with agents before committing to an agreement:
“They want to get to know you before they say, ‘Hey, I want to work with you.’ And that’s where we want to get that part right.”
However, opinions within the industry are divided. Some professionals caution that not having buyers sign an agreement before their first property tour might increase the risk of steering—an issue that the previous agreements sought to mitigate. James Dwiggins, CEO of NextHome, stated:
“If you are required to sign a buyer rep agreement with an agent, and outline your fees and services in advance of showing any house, there will not be any potential steering issues because you’ve agreed to your rate of compensation before you look at any properties.”
Dwiggins warned that this new law could expose agents and their clients to potential legal complications regarding steering claims.
Conclusion
With the signing of this new law, Alabama is navigating the intricate balance between consumer protection in real estate transactions and the need for fair competition among brokers. As the market adjusts to these changes, both consumers and agents will need to remain vigilant about the implications for their relationships and responsibilities.