No. The Real Estate License Act requirements apply to other types of real estate transactions, including leasing, commercial, new home, and farm and ranch sales.

No. These are two separate requirements. The IABS form does not meet the law's requirement to disclose representation of a party. TXR Form 1417, Representation Disclosure, may be used to disclose representation of a party.

A license holder must disclose which party she represents at the first contact with another party or another license holder representing a party in a proposed transaction. For example, disclosure must be provided when a seller's agent meets the buyer (who is unrepresented or working with an agent), or when a buyer's agent meets the seller's agent. In either scenario, the disclosure can be oral or in writing, but its easier to prove you've made the disclosure if its in writing. There is no required language for this disclosure, however, you may use Representation Disclosure (TXR 1417), to the unrepresented party can satisfy this requirement.

At the first substantive communication with a party about a property, a license holder must provide the Information About Brokerage Services form (TXR 2501, TREC IABS 1-0). The IABS form is promulgated by TREC to satisfy The Real Estate License Act’s requirement that a license holder provide written notice in at least 10-point font that:

• Describes the ways a broker can represent a party to a real estate transaction, including as an intermediary
• Outlines the basic duties and obligations a broker has to a party the broker represents
• Describes the basic obligations a broker has to a party to a real estate transaction that the broker does not represent; and
• Provides the name, license number, and contact information for the license holder and the license holder’s supervisor and broker, if applicable.

Yes. A license holder is not required to provide the notice if any of these situations applies:

• The proposed transaction is for a residential lease of less than one year and a sale is not being considered

• The license holder meets with a party who the license holder knows is represented by another license holder

• The communication occurs during an open house for any prospective buyer or tenant and the communication concerns that specific property.

Yes. The IABS form can be delivered in the following ways:

• Personally delivered by a broker or sales agent

• Through first-class mail or overnight common carrier delivery service

• In the body of an email

• As an attachment to an email, or a link within the body of an email, with a specific reference to the form in the body of the email, which is the part above your name and contact information in your signature block.

Yes. You may do so in the body of an email. You can also add it as an attachment to an email or a link within the body of an email, as long as there is a specific reference to the form in the body of the email above your name and contact information. License holders can reproduce the IABS form provided that the text is copied verbatim and the spacing, borders, and placement of the text appears identical to that of the published IABS form, except you should complete the Broker Contact Information section.

Here’s an example of an appropriate way to link to the IABS form in an email:

Hi John,

I’m thrilled Sally referred you to me and I’d love to help sell your home. I always give a listing presentation to prospective clients. Do you have time to meet on Saturday so I can explain what my services entail?

By the way, Texas law requires all license holders to provide the Information About Brokerage Services form to prospective clients. Please review the linked document before we meet.

Thanks, Jane Doe, REALTOR® 1234 Main St. 800-555-1213

Note that the hyperlink above goes to a blank IABS form. You must link to an IABS form that has your information in the Broker Contact Information section to comply with the law. Find information on how to link to your completed form in the May 2016 issue of Texas REALTOR® magazine.

No. A link to the IABS form in a footnote or email signature block does not meet The Real Estate Licensing Act’s requirements.

Yes. TREC rules require all active real estate brokers and sales agents to provide a link to the IABS form in a readily noticeable place on the homepage of their business website. The link must say “Texas Real Estate Commission Information About Brokerage Services” and must be in at least 10-point font. This requirement is in addition to the delivery requirements.

It depends. Brokers and agents must provide a link to the IABS form on their business website. According to the Texas Real Estate Commission, a business website means a website used to attract or conduct real estate brokerage activity. This may include a business Facebook page or other social media channels you use for business.

No. If you’ve provided a link on your business website and delivered the form electronically according to the requirements (see TREC rule 531.20), you do not have to provide it again in person.