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ontario regulation 357/22
made under the
Real Estate and Business Brokers Act, 2002
Made: March 31, 2022
Filed: April 19, 2022
Published on e-Laws: April 20, 2022
Printed in The Ontario Gazette: May 7, 2022
Amending O. Reg. 567/05
(GENERAL)
1. (1) The definition of “client” in subsection 1 (1) of Ontario Regulation 567/05 is revoked and the following substituted:
“client” means,
(a) with respect to a brokerage and a trade in real estate, a person who, in the trade, receives services, including representation, under a representation agreement with the brokerage, and
(b) with respect to a broker or salesperson and a trade in real estate, a person who, in the trade, receives services, including representation, under a representation agreement with the brokerage that employs the broker or salesperson, if the broker or salesperson provides services to the person under the agreement; (“client”)
(2) The definition of “customer” in subsection 1 (1) of the Regulation is revoked.
(3) The definition of “representation agreement” in subsection 1 (1) of the Regulation is amended by striking out “represent” and substituting “provide services, including representation, to”.
(4) Section 1 of the Regulation is amended by adding the following subsections:
(5) For the purposes of the definition of “self-represented party” in subsection 1 (1) of the Act, the following criterion is prescribed:
1. With respect to a trade in real estate, the party is not a client.
(6) For the purposes of the definition of “representation agreement” in subsection (1), the following circumstances do not give rise to an implied agreement between a registrant and a person:
1. As a service provided to a client, or incidental to a service provided to a client, a registrant provides assistance to another person without encouraging the other person to rely on the registrant’s skill or judgment in respect of a trade in real estate.
2. A registrant provides general information to a person relating to the business of trading in real estate.
2. (1) Section 2 of the Regulation is amended by adding the following definitions:
“child” includes a person towards whom a parent has demonstrated a settled intention to treat as a child of their family, except under an arrangement where the child is placed for valuable consideration in a foster home by a person having lawful custody; (“enfant”)
“material fact” means, with respect to the acquisition or disposition of an interest in real estate, a fact that would affect a reasonable person’s decision to acquire or dispose of the interest; (“fait important”)
“parent” includes a person who has demonstrated a settled intention to treat a child as a child of their family, except under an arrangement where the child is placed for valuable consideration in a foster home by a person having lawful custody; (“parent”)
“spouse” means either of two persons who,
(a) are married to each other; or
(b) are living in a conjugal relationship with each other outside of marriage. (“conjoint”)
(2) Section 2 of the Regulation is amended by adding the following subsection:
(2) A person is related to another person for the purposes of this Regulation if,
(a) one person is associated with the other person within the meaning of subsection 1 (2) of the Act; or
(b) one person is,
(i) a spouse of the other person,
(ii) a child of the other person, or
(iii) a relative by blood, marriage or adoption, of the person or of any person mentioned in subclause (i) or (ii).
3. The Regulation is amended by adding the following sections:
Forms
2.1 A registrant shall use the most current version of any applicable form in the course of a trade in real estate.
Disclosures, etc.
2.2 (1) A disclosure, consent or acknowledgement required by the Act or the regulations shall be,
(a) written in plain language that is clear and concise; and
(b) presented in a manner that brings to the recipient’s attention the information that is required to be conveyed.
(2) A disclosure required by the Act or the regulations must be identified by the prominent placement of the word “disclosure” and provided to the recipient in writing.
(3) This section does not apply to,
(a) a disclosure that a registrant is required to make to the registrar; or
(b) a disclosure that a broker or salesperson is required to make to a brokerage.
4. The English version of paragraph 4 of subsection 4 (1) of the Regulation is amended by striking out “he or she” and substituting “the applicant”.
5. The English version of section 8 of the Regulation is amended by striking out “his or her” wherever it appears and substituting in each case “the applicant’s”.
6. (1) The English version of subsection 9 (4) of the Regulation is amended by striking out “he or she” and substituting “the registrar”.
(2) The English version of clause 9 (7) (a) of the Regulation is amended by striking out “his or her” and substituting “their”.
7. The English version of section 10 of the Regulation is amended by striking out “he or she” wherever it appears and substituting in each case “they”.
8. Section 11 of the Regulation is revoked and the following substituted:
Information available to the public
11. (1) The registrar shall make the following information available to the public:
1. The complete legal name of every registrant and, if a registrant is registered in another name, the name in which the registrant is registered.
2. For every registrant,
i. the registrant’s business address, business telephone number and business email address,
ii. the registrant’s registration number and the date the registrant’s registration expires, and
iii. an indication of whether the registrant is registered as a brokerage, broker or salesperson.
3. For every brokerage that is a corporation, the name, business address, business telephone number and business email address of every person described in clauses 11 (1) (a) and (b) of the Act.
4. If the registrar gives the registrant written notice that the registrar proposes to take any of the following actions under section 13 of the Act, and the proposal has not been disposed of, an indication of that fact and the reasons for or a summary of the reasons for the proposal:
i. Suspend a registration.
ii. Revoke a registration.
iii. Refuse to renew a registration.
iv. Apply conditions to a registration or renewal of a registration to which the applicant or registrant has not consented.
5. If the registrar carries out any of the proposals mentioned in paragraph 4, an indication of that fact and the reasons for or a summary of the reasons for carrying out the proposal.
6. If a registrant’s registration is currently suspended, an indication of that fact.
7. If conditions currently apply to a registrant’s registration, a description of the conditions.
8. If a registration has been voluntarily cancelled or not renewed, an indication of that fact and, if the information is known to the registrar, the reasons for or a summary of the reasons for the cancellation or non-renewal.
9. If an order described in subsection 38 (1) of the Act has been made against a registrant, a copy of the order unless the order is currently stayed under subsection 38 (3) of the Act.
10. For every registrant, former registrant and director or officer of a brokerage and for every person described in clause 11 (1) (a) or (b) of the Act who is currently charged with an offence as a result of an information laid by an employee of the administrative authority,
i. the Act that creates the offence,
ii. a description of the charge, and
iii. the date on which the information was laid.
11. For every registrant, former registrant and director or officer of a brokerage and for every person described in clause 11 (1) (a) or (b) of the Act who has been found guilty of an offence as a result of an information laid by an employee of the administrative authority,
i. the Act that creates the offence,
ii. a description of the offence, and
iii. a description of the disposition of the charge, including any sentence that was imposed and any order to pay compensation or make restitution.
12. If the registrar has, under paragraph 3 of section 20 of the Act, referred a matter, in whole or in part, to the discipline committee to determine whether a registrant has contravened any provision of the Act or the regulations and the matter has not been disposed of, an indication of that fact and the reasons for or a summary of the reasons for the referral.
13. Any information that relates to a registrant, a former registrant, a director or officer of a brokerage or a person who is trading in real estate, if the registrar is of the opinion that making the information available to the public could assist in protecting the public.
(2) The registrar shall make the information described in a paragraph set out in Column 1 of the Table to this subsection available to the public for at least 60 months after the date set out opposite the paragraph in Column 2 of the Table.
Item |
Column 1 Paragraph |
Column 2 Date |
1. |
Paragraph 5 of subsection (1) |
The date the proposal is carried out. |
2. |
Paragraph 8 of subsection (1) |
The date the registration is cancelled or not renewed. |
3. |
Paragraph 9 of subsection (1) |
1. The date the registrar made the order under subsection 38 (1) of the Act, if the registrant did not appeal the order. |
4. |
Paragraph 11 of subsection (1) |
The date the registrant was found guilty. |
(3) The registrar shall,
(a) publish the information described in subsection (1) on the administrative authority’s website; and
(b) make the information described in subsection (1) available to the public in at least one other manner that the registrar considers appropriate.
(4) In making any information available to the public under this section, the registrar shall ensure that the information does not include the name of an individual, unless,
(a) the individual is an applicant for registration, a registrant, a former registrant, a director or officer of a brokerage or a person who is required to be registered;
(b) the individual is a person described in clause 11 (1) (a) or (b) of the Act; or
(c) the name of the individual is otherwise available to the public in connection with the information.
(5) The information that this section requires the registrar to make available shall not be disclosed in bulk to any person except as required by law or to a law enforcement authority.
(6) Despite anything in this section, the registrar shall not make any information available to the public if publication or public disclosure of the information is prohibited by an order of the discipline committee, the Tribunal or a court.
9. The Regulation is amended by adding the following section:
Advertising
Advertising
12.1 (1) A registrant shall clearly and prominently disclose the name in which the registrant is registered in all the registrant’s advertisements.
(2) A brokerage that identifies a broker or salesperson by name in an advertisement shall use the name in which the broker or salesperson is registered.
(3) A broker or salesperson shall not advertise in any manner unless the advertisement clearly and prominently identifies the brokerage that employs the broker or salesperson, using the name in which the brokerage is registered.
(4) Subject to subsection (6), a registrant who advertises shall,
(a) use the term “brokerage”, “real estate brokerage”, “maison de courtage” or “maison de courtage immobilier” to describe any brokerage that is referred to in the advertisement;
(b) use the term “broker of record”, “real estate broker of record”, “courtier responsable” or “courtier immobilier responsable” to describe any broker of record who is referred to in the advertisement;
(c) use the term “broker”, “broker real estate agent”, “real estate agent”, “real estate broker”, “courtier” or “courtier immobilier” to describe any broker who is referred to in the advertisement; and
(d) use the term “salesperson”, “real estate agent”, “real estate salesperson”, “sales representative”, “real estate sales representative”, “agent immobilier”, “représentant commercial” or “représentant immobilier” to describe any salesperson who is referred to in the advertisement.
(5) A registrant who advertises is not prevented from using the trademark “REALTOR®” by itself or followed immediately by the term “broker” to describe a broker who is referred to in the advertisement or from using the trademark “REALTOR®” by itself or followed immediately by the term “salesperson” to describe a salesperson who is referred to in the advertisement if the broker or salesperson, as the case may be, is a member in good standing of the Canadian Real Estate Association.
(6) If a registrant uses the trademark “REALTOR®” by itself or followed immediately by the term “broker” to describe a broker who is referred to in the advertisement or uses the trademark “REALTOR®” by itself or followed immediately by the term “salesperson” to describe a salesperson who is referred to in the advertisement, the registrant is not required to use any of the terms referred to in clause (4) (c) or (d) to describe the broker or salesperson, as the case may be.
(7) A registrant who advertises shall not use a term to describe any registrant that is referred to in the advertisement if the term could reasonably be confused with a term that is required or authorized by subsection (4) or (5).
(8) A registrant shall not include anything in an advertisement that could reasonably be used to identify a party to the acquisition or disposition of an interest in real estate unless the party has consented in writing.
(9) A registrant shall not include anything in an advertisement that could reasonably be used to identify specific real estate unless the owner of the real estate has consented in writing.
(10) A registrant shall not include anything in an advertisement that could reasonably be used to determine any of the contents of an agreement that deals with the conveyance of an interest in real estate, including any provision of the agreement relating to the price, unless the parties to the agreement have consented in writing.
(11) The registrar may specify requirements respecting advertising that do not conflict with anything in this section.
(12) The registrar shall publish any requirements specified under subsection (11) on the administrative authority’s website.
(13) A registrant shall comply with a requirement published under subsection (12).
10. Section 13 of the Regulation is revoked and the following substituted:
Information Guide
Information guide
13. (1) The registrar shall prepare an information guide and publish it on the administrative authority’s website.
(2) The information guide shall include the following information:
1. An indication that a person may interact with a registrant,
i. as a client under a representation agreement, or
ii. as a self-represented party.
2. A summary of the rights, obligations and duties set out in the Act and the regulations in respect of registrants, clients and self-represented parties.
3. An explanation of the risks of being a self-represented party if a person chooses not to receive services, including representation, from a registrant.
4. A statement advising a person contemplating being a self-represented party to seek independent professional advice.
5. An indication that agreements with registrants may include terms related to termination of the agreement.
6. Guidance in respect of remuneration arrangements in relation to a trade in real estate, including a description of remuneration arrangements that are permitted and prohibited for,
i. a broker or salesperson, and
ii. a brokerage.
7. A caution that a brokerage is not permitted to represent more than one client in respect of the same trade in real estate unless the brokerage obtains the consent, in writing, of every client represented by the brokerage in respect of that trade.
8. If a brokerage represents more than one client in respect of the same trade in real estate, an overview of,
i. the obligations and duties that the brokerage owes to each client, and
ii. the services that the brokerage would provide to each client.
9. An explanation of how to file a complaint about the conduct of a broker or salesperson to,
i. the brokerage that employs the broker or salesperson, and
ii. the administrative authority.
10. Any other information the registrar considers relevant in respect of the rights, obligations and duties set out in the Act or the regulations in respect of registrants, clients and self-represented parties.
(3) Before providing services or assistance to a person in relation to trading in real estate a registrant shall provide the person with a copy of the information guide or a link to the guide on the administrative authority’s website.
(4) Before providing services or assistance to a person in relation to a trade in real estate a broker or salesperson shall explain the contents of the information guide to the person.
Information to self-represented parties
13.1 (1) If a brokerage represents a client in respect of a trade in real estate and provides assistance to a self-represented party in respect of the trade, the brokerage shall provide the following information to the self-represented party before providing the assistance:
1. A disclosure that the brokerage represents a client in respect of the trade.
2. An explanation of the risks to the party that may arise from receiving assistance from the brokerage.
3. A description of the type of assistance that the brokerage is permitted to provide to the party.
4. A recommendation that the party seek independent professional advice.
(2) The information mentioned in subsection (1) shall be given to the self-represented party in the form and manner determined by the registrar.
(3) The brokerage shall, with respect to each self-represented party receiving the form mentioned in subsection (2),
(a) explain the information mentioned in subsection (1);
(b) make best efforts to obtain a written acknowledgement from the self-represented party indicating that the information has been received; and
(c) if the self-represented party makes the acknowledgement, provide them with a copy of it.
Agreements: Conveyance of an Interest in Real Estate
Written and legible agreements
13.2 A registrant who represents a client in respect of a trade in real estate shall use best efforts to ensure that any agreement that deals with the conveyance of an interest in real estate is in writing and that the written agreement is legible.
Copies of agreements
13.3. (1) If a registrant represents a client who enters into a written agreement that deals with the conveyance of an interest in real estate, the registrant shall use best efforts to ensure that all parties to the agreement receive a copy of the agreement as soon as possible after the agreement is entered into.
(2) If a broker or salesperson represents a client who enters into a written agreement that deals with the conveyance of an interest in real estate, the broker or salesperson shall use best efforts to deliver a copy of the agreement to the brokerage that employs the broker or salesperson as soon as possible after the agreement is entered into.
Agreements: Trade in Real Estate
Contents of written agreements
13.4 (1) A brokerage shall not enter into a written agreement with a buyer or seller for the purpose of trading in real estate unless the following requirements are satisfied:
1. The agreement clearly, comprehensibly and prominently, sets out the following information:
i. The date on which the agreement takes effect and the date on which it expires.
ii. The method for determining,
A. the amount of any remuneration payable to the brokerage, and
B. in the case of an agreement with a seller, the amount of any remuneration payable to any other brokerage.
iii. The identification of any circumstances in which an amount mentioned in subparagraph ii may change, and, for each circumstance,
A. an explanation of how the amount may change, and
B. an indication of whether one or more other brokerages may receive remuneration.
iv. The method to be used for paying any remuneration payable to the brokerage.
v. The services that the brokerage will provide under the agreement.
vi. The terms related to termination of the agreement, if any.
2. The expiry date is displayed prominently on the first page of the agreement.
3. The buyer or seller has initialled the agreement next to the expiry date.
(2) A brokerage shall ensure that an agreement referred to in subsection (1) contains only one date on which the agreement expires.
Seller representation agreements
13.5 (1) If a brokerage enters into a seller representation agreement with a seller and the agreement is not in writing, the brokerage shall, as soon as possible after entering the agreement and before any buyer makes an offer, reduce the agreement to writing, have it signed on behalf of the brokerage and provide it to the seller for signature.
(2) In this section,
“seller representation agreement” means a representation agreement between a brokerage and a seller, and includes a listing agreement.
Buyer representation agreements
13.6 If a brokerage enters into a buyer representation agreement with a buyer and the agreement is not in writing, the brokerage shall, as soon as possible after entering the agreement and before the buyer makes an offer, reduce the agreement to writing, have it signed on behalf of the brokerage and provide it to the buyer for signature.
Copies of agreements
13.7 If a brokerage and one or more other persons enter into a written agreement in connection with a trade in real estate, the brokerage shall ensure that each of the other persons is immediately given a copy of the agreement.
11. Section 22 of the Regulation is revoked and the following substituted:
Multiple representation
22. (1) A brokerage shall not represent more than one client in respect of the same trade in real estate unless,
(a) the brokerage discloses the information set out in subsection (2) to each client and prospective client in respect of the trade; and
(b) each client and prospective client, after receiving the disclosure under clause (a), consents in writing, to being represented by the registrant in respect of the trade.
(2) The following is the information referred to in subsection (1):
1. The fact that the brokerage proposes to represent more than one client in respect of the same trade in real estate.
2. The differences between the obligations the brokerage would have if it represented only one client in respect of the trade and the obligations the brokerage would have if it represented more than one client in respect of the trade, including any differences relating to,
i. the obligations and duties the brokerage would owe,
ii. the services the brokerage would provide, and
iii. the remuneration arrangements the brokerage would have.
(3) If a registrant represents a seller and a prospective buyer in respect of the same trade in real estate, the registrant shall, as soon as possible after receiving a written offer and before an offer is accepted, disclose this fact to every other buyer who makes a written offer.
(4) The registrant shall make best efforts to obtain a written acknowledgement from each person receiving a disclosure under subsection (1) or (3) indicating that the disclosure has been received and, if a person makes the acknowledgement, provide them with a copy of it.
12. The Regulation is amended by adding the following sections:
Material facts
22.1 (1) A broker or salesperson who has a client in respect of the acquisition or disposition of a particular interest in real estate shall,
(a) take reasonable steps to determine the material facts relating to the acquisition or disposition;
(b) disclose the material facts to the client as soon as possible after the determination; and
(c) advise the client to consider whether the material facts affect their decision to acquire or dispose of the interest.
(2) The registrant shall make best efforts to obtain a written acknowledgement from the client indicating that the disclosure and advice mentioned in subsection (1) has been received and, if the client makes the acknowledgement, provide them with a copy of it.
Disclosure of facts by seller’s broker or salesperson
22.2 (1) If a seller has a legal obligation to disclose a fact to the buyer and the fact is known to the broker or salesperson who represents the seller, the broker or salesperson shall disclose the fact to every buyer who expresses an interest in the real estate.
(2) The registrant shall make best efforts to obtain a written acknowledgement from each buyer who receives the disclosure under subsection (1) indicating that the disclosure has been received and, if a buyer makes the acknowledgement, provide them with a copy of it.
Information statement re seller’s property
22.3 If a broker or salesperson has a seller as a client and knows that the seller has completed a written statement that is intended to provide information to buyers about the real estate that is available for acquisition, the broker or salesperson shall,
(a) disclose the existence of the statement to every buyer who expresses an interest in the real estate; and
(b) if requested, make the statement available to a buyer as soon as possible after the request is made.
Properties that meet client’s criteria
22.4 If a brokerage has entered into a representation agreement with a buyer, a broker or salesperson who acts on behalf of the buyer under the agreement shall inform the buyer of properties that meet the buyer’s criteria without having any regard to the amount of the remuneration, if any, to which the brokerage might be entitled.
Protection of property
22.5 In carrying on business, a registrant shall not provide any person with access to real estate unless,
(a) a registrant is present with the person; or
(b) the owner of the real estate has consented in writing.
Steps taken by registrant
22.6 A registrant shall promptly inform a client of all significant steps that the registrant takes in the course of representing the client.
Competing offers
22.7. (1) If a brokerage that has a seller as a client receives a competing written offer, the brokerage shall,
(a) communicate the number of competing written offers to every person who is making one of the offers; and
(b) if the seller directs, share the substance of the competing written offers with every person who is making one of the offers.
(2) For the purposes of clause (1) (b), a seller may direct that only parts of the competing written offers be shared.
(3) Information shared under clause (1) (b) must not include any personal information of the person making the offer or any other information that would identify the person making the offer.
Same, disclosure by registrar
22.8 (1) The following circumstance is prescribed for the purposes of subsection 35.1 (5.1) of the Act:
1. The seller has made a direction under clause 22.7 (1) (b) in respect of the written offer.
(2) For greater certainty,
(a) if the seller has made a direction under clause 22.7 (1) (b) in respect of parts of the written offers, the registrar shall not disclose the substance of any other part of the offers under subsection 35.1 (5.1) of the Act; and
(b) the circumstance in subsection (1) does not authorize the registrar to disclose the identity of the person making the offer under subsection 35.1 (5.1) of the Act.
Disclosure of interest
22.9 (1) If a registrant represents a client in respect of the acquisition or disposition of an interest in real estate and the registrant knows or ought to know of any of the following property interests in the real estate, the registrant shall disclose the interest to the persons set out in subsection (2) in accordance with subsection (3):
1. Any property interest that the registrant has in the real estate.
2. Any property interest that a person related to the registrant has in the real estate.
3. Any property interest that a personal real estate corporation controlled by the registrant has in the real estate.
4. Any property interest that a person related to a personal real estate corporation controlled by the registrant has in the real estate.
(2) The following are the persons referred to in subsection (1):
1. The client represented by the registrant in respect of the acquisition or disposition.
2. Every other person making or receiving an offer in respect of the acquisition or disposition.
(3) The disclosure required under subsection (1) shall contain the following information and shall be made as soon as the registrant knows or ought to know of the interest, and in any event, before any offer is made in respect of the acquisition or disposition of an interest in the real estate:
1. A description of the relationship between the person who has the property interest and the registrant, if applicable.
2. A description of the property interest.
(4) The registrant shall make best efforts to obtain a written acknowledgement from each person receiving the disclosure under subsection (1) indicating that the disclosure has been received and, if a person makes the acknowledgement, provide them with a copy of it.
Conveying Offers
22.10 (1) A registrant shall convey any written offer received by the registrant to the registrant’s client as soon as possible after receiving the offer.
(2) A broker or salesperson shall establish a method of ensuring that the following steps are taken if the broker or salesperson is not available at the time a written offer is submitted:
1. The offer is received by a person on behalf of the broker or salesperson.
2. The offer is conveyed to the client of the broker or salesperson as soon as possible after the offer is received by the person described in paragraph 1.
(3) Without limiting the generality of subsections (1) and (2), those subsections apply regardless of the identity of the person making the offer, the contents of the offer or the nature of any arrangements for remuneration.
(4) Subsections (1) to (3) are subject to any written directions given by a client.
(5) Subsections (1) to (4) also apply, with necessary modifications, to,
(a) written amendments to written offers and any other written document directly related to a written offer; and
(b) written assignments of agreements that relate to interests in real estate, written waivers of conditions in agreements that relate to interests in real estate, and any other written document directly related to a written agreement that relates to an interest in real estate.
Delivery of deposits and documents
22.11 Except as otherwise provided by law, if a registrant is representing a client in connection with a trade in real estate, and the client has entered into an agreement in connection with the trade that requires the registrant to deliver a deposit or documents, the registrant shall deliver the deposit or documents in accordance with the agreement.
13. (1) Subsection 23 (1) of the Regulation is amended by striking out “in respect of a trade” in the portion before clause (a) and substituting “for trading”.
(2) Section 23 of the Regulation is amended by adding the following subsections:
(3) A registrant shall not indicate to any person, directly or indirectly, that remuneration is fixed or approved by the administrative authority, any government authority, or any real estate board or real estate association.
(4) If a brokerage has a seller as a client and an agreement between the brokerage and the seller contains terms that relate to remuneration and those terms may affect whether an offer to buy is accepted, the brokerage shall disclose the existence of and the details of those terms to any person who makes a written offer to buy as soon as possible after the offer is made and before any offer is accepted.
(5) The registrant shall make best efforts to obtain a written acknowledgement from each person receiving the disclosure under subsection (4) indicating that the disclosure has been received and, if a person makes the acknowledgement, provide them with a copy of it.
14. The Regulation is amended by adding the following section:
Disclosure of financial benefit
23.1 (1) As soon as possible after a registrant knows or ought to know of a direct or indirect financial benefit that the registrant or a person related to the registrant may receive from another person in connection with services provided by the registrant to a client, the registrant shall disclose the following information to the client:
1. A description of the financial benefit, including,
i. an indication of whether the financial benefit is direct or indirect,
ii. an estimate of the value of the financial benefit, and
iii. a description of the conditions, if any, under which the financial benefit would be provided.
2. A description of the relationship between,
i. the person who may provide the financial benefit, and
ii. the registrant or, if applicable, the person related to the registrant.
3. An indication of whether the registrant may receive the financial benefit.
4. If a person other than the registrant may receive the financial benefit, an indication of that fact and a description of the relationship between that person and the registrant.
(2) A brokerage that has entered into an agreement with a buyer or seller that requires the buyer or seller to pay the brokerage remuneration in respect of a trade in real estate shall not charge or collect any remuneration under another agreement entered into with another person in respect of the same trade unless,
(a) the brokerage discloses to the other person the terms of the agreement with the buyer or seller that require the payment of remuneration; and
(b) the brokerage discloses to the buyer or seller the terms of the agreement with the other person that require the payment of remuneration.
(3) The registrant shall make best efforts to obtain a written acknowledgement from each person receiving the disclosure under subsection (1) or (2) indicating that the disclosure has been received and, if a person makes the acknowledgement, provide them with a copy of it.
15. The Regulation is amended by adding the following section:
Third party goods or services
26. A registrant shall not, on behalf of a client, enter into an agreement with a third party for the provision of goods or services to the client unless,
(a) the registrant has disclosed in writing to the client the subject-matter of the agreement with the third party and the identity of the person responsible for paying for the provision of the goods or services;
(b) the client has consented to the registrant entering into the agreement with the third party; and
(c) the registrant has disclosed in writing to the third party the identity of the person responsible for paying for the provision of the goods or services.
16. Subsection 27 (1) of the Regulation is amended by striking out “under paragraph 1 of subsection 19 (4)” and substituting “under clause 19 (1) (c)”.
17. Section 28 of the Regulation is revoked.
18. The Regulation is amended by adding the following sections:
Certificates of registration
31.1 (1) A brokerage shall ensure that,
(a) every certificate of registration issued to the brokerage is kept at the office to which the certificate relates; and
(b) all duplicate original certificates of registration given to the brokerage in respect of brokers and salespersons employed by the brokerage are kept in a safe place.
(2) A brokerage shall, on the request of any person, show to the person,
(a) any certificate of registration issued to the brokerage; and
(b) any duplicate original certificate of registration given to the brokerage in respect of a broker or salesperson employed by the brokerage.
(3) Every broker or salesperson shall carry their certificate of registration and, on the request of any person, shall show it to the person.
Notification of financial circumstances
31.2 (1) A brokerage shall promptly notify the registrar, in writing, if any of the following circumstances occur:
1. The brokerage’s liabilities exceed the realizable value of its assets or the brokerage is unable to pay its liabilities as they become due.
2. An insolvency proceeding is commenced by or against the brokerage or the brokerage is in receipt of knowledge that such an insolvency proceeding is imminent.
3. A court order or judgment is made against the brokerage in relation to,
i. trading in real estate, or
ii. misappropriation, fraud or breach of trust.
(2) In this section,
“insolvency proceeding” means,
(a) a proceeding initiated under the Companies’ Creditors Arrangement Act (Canada),
(b) a proceeding initiated under the Bankruptcy and Insolvency Act (Canada), or
(c) any receivership, compromise, arrangement, reorganization, winding-up, dissolution or other similar proceeding.
19. Section 32 of the Regulation is revoked and the following substituted:
Disclosure by brokers and salespersons to brokerages
32. (1) A registrant who is a broker or salesperson shall disclose the following matters to the brokerage that employs the broker or salesperson as soon as possible after becoming aware of the matter:
1. Any ownership interest that the broker or salesperson has in another brokerage.
2. Any conviction, absolute discharge or conditional discharge received by the broker or salesperson for an offence under any Act.
3. Any professional discipline proceeding under any Act that resulted in an order against the broker or salesperson.
(2) A registrant who is a broker or salesperson and who communicates with another brokerage with respect to possible employment with the other brokerage shall disclose the matters referred to in subsection (1) to the other brokerage as soon as possible after the first communication.
(3) A broker or salesperson who is not registered as a broker or salesperson shall disclose the matters listed in paragraphs 1, 2 and 3 of subsection (1) to a brokerage that is a prospective employer.
20. (1) The English version of subsection 33 (1) of the Regulation is amended by striking out “his or her” and substituting “their”.
(2) Subsection 33 (2) of the Regulation is amended by adding “together with written reasons for the termination” after “a copy of the notice”.
21. Section 34 of the Regulation is revoked.
22. (1) Section 35 of the Regulation is amended by striking out “and customers” wherever it appears.
(2) Subsection 35 (1) is amended by striking out the portion before paragraph 1 and substituting the following:
(1) A brokerage shall provide the following to the registrar as soon as possible after becoming aware that it will cease to be registered:
. . . . .
(3) Subsection 35 (2) is amended by striking out the portion before paragraph 1 and substituting:
(2) A brokerage shall provide the following to the registrar as soon as possible after it ceases to be registered:
. . . . .
23. The English version of section 37 of the Regulation is amended by striking out “his or her” and substituting “their”.
24. Section 40 of the Regulation is revoked.
25. Section 42 of the Regulation is revoked and the following substituted:
Information to the registrar, s. 48.1 of the Act
42. (1) Under section 48.1 of the Act, the registrar shall not request information from registrants or a group of registrants with respect to a trade in real estate unless the purpose of the collection is to,
(a) exercise a power or duty related to the administration of the Act or the regulations;
(b) further regulatory oversight, including assessing trends in the information that may impact compliance and enforcement activities;
(c) further consumer education and awareness regarding the advancement of consumer protection and a fair, safe and informed real estate market; or
(d) further registrant education and awareness regarding roles and responsibilities under the Act and the regulations.
(2) If the purpose of the collection is a purpose mentioned in clauses (1) (b) to (d), the registrar shall not request information about identifiable individuals who are not registrants or former registrants.
(3) The registrar shall provide notice to a registrant of a request under subsection (1) that gives the registrant a reasonable amount of time to collect the information requested before the registrant is required to provide the information to the registrar.
26. Sections 43 and 44 of the Regulation are revoked and the following substituted:
Transition
Customer agreements etc.
43. (1) The Act and the regulations, as they read immediately before the transition date, apply to agreements between brokerages and customers entered into before the transition date.
(2) Subsection (1) does not apply to,
(a) an expired agreement; or
(b) an agreement that is amended on or after the transition date.
(3) If an agreement described in subsection (1) has not expired within the period that ends 120 days after the transition date, the agreement is deemed to expire on the last day of that period.
(4) For the purposes of paragraph 2 of subsection 35 (1) and paragraphs 2 and 7 of subsection 35 (2), a customer is deemed to be a client until the agreement between the brokerage and the customer expires or is amended.
(5) In this section,
“transition date” means the day subsection 2 (4) of the Trust in Real Estate Services Act, 2020 comes into force.
Commencement
27. This Regulation comes into force on the later of the day subsection 31 (1) of the Trust in Real Estate Services Act, 2020 comes into force and the day this Regulation is filed.