Articles on: MLS Rules

RULES AND REGULATIONS OF BRIGHT MLS

RULES AND REGULATIONS OF BRIGHT MLS


Excerpts from the full document


PURPOSE


Bright MLS provides, for the use of its Participants and Subscribers, a multiple listing service within the territory set forth in definitions below.



DEFINITIONS



BRIGHT MLS System


The Internet based computer application providing interactive access to the automated continuously updated electronic MLS Participant Database and the Bright MLS Public Records database.


BRIGHT MLS Primary Service Area


The MLS Primary Service Area includes all counties in Delaware, Maryland, and the District of Columbia as well as the following counties in:


New Jersey


  • Burlington
  • Camden
  • Cumberland
  • Gloucester
  • Mercer
  • Salem


Pennsylvania


  • Adams
  • Berks
  • Bucks
  • Chester
  • Cumberland
  • Dauphin
  • Delaware
  • Franklin
  • Fulton
  • Juniata
  • Lancaster
  • Lebanon
  • Montgomery
  • Perry
  • Philadelphia
  • Schuylkill
  • York


Virginia


  • Alexandria City
  • Arlington
  • Caroline
  • City of Winchester
  • Clarke
  • Culpeper
  • Fauquier
  • Falls Church City
  • Fairfax City
  • Fredericksburg City
  • King George
  • Loudoun
  • Madison
  • Manassas City
  • Manassas Park City
  • Orange
  • Page
  • Prince William
  • Rappahannock
  • Spotsylvania
  • Shenandoah
  • Stafford
  • Warren


West Virginia


  • Berkeley
  • Grant
  • Hardy
  • Hampshire
  • Jefferson
  • Mineral
  • Morgan
  • Pendleton


This represents the jurisdictions of all participating stakeholders of Bright MLS.



Internet Data Exchange (IDX)


IDX affords MLS Participants the ability to authorize limited electronic display of their listings by other Participants.


Internet Data Exchange Participant (IDX Participant)


An MLS Participant who authorizes limited electronic display of their listings by other Participants in return for permission to display their listings. An IDX Participant may display listings of property in the Internet Data Exchange Database upon the acceptance by Bright MLS of a fully executed licensing agreement (available from Bright MLS).


Internet Data Exchange Subscriber (IDX Subscriber)


A Subscriber affiliated with an IDX Participant who:


  • with the written permission and authority of such Participant, displays listings of property in the Internet Data Exchange Database upon the acceptance by Bright MLS of a fully executed licensing agreement (available from Bright MLS):
    • subject to the Participant’s consent and control, and
    • in accordance with all applicable laws and regulations, and
    • in accordance with Bright MLS rules.


Internet Data Exchange Database (IDX Database)


The current aggregate compilation of all listings of all IDX Participants except those listings where the property Seller and/or IDX Participant has opted out of all Internet display by so indicating on the listing contract and entry into Bright MLS’s MLS database. Bright MLS owns the IDX Database.


Listings


References to listings, as used herein, shall be deemed to include, but is not limited to, photographs, images, graphics, audio and video recordings, virtual tours, drawings, descriptions, remarks, narratives, pricing information, and other details or information related to listed property.


MLS Participant Database


Data relating to real estate for sale/rent, previously sold/rented or listed for sale/rent, including the IDX Database, and data relating to Participants and Subscribers, entered into the Bright MLS System by Participants, Subscribers, and Bright MLS. Bright MLS owns the MLS Participant Database.


Participant


Any principal, partner, corporate officer or branch office manager who holds a current, valid real estate broker’s license and offers or accepts offers of compensation to and from other Participants through Bright MLS or is licensed or certified by an appropriate state regulatory agency to engage in the appraisal of real property.


Participation Defined


Any REALTOR® or non-REALTOR® who is a principal, partner, corporate officer or branch office manager acting on behalf of a principal, shall be eligible to participate in the services provided by the Bright MLS upon agreeing in writing to conform to the Bylaws and Rules and Regulations thereof and to pay the costs incidental thereto. However, under no circumstances is any individual or firm entitled to MLS participation or membership unless they hold a current, valid real estate broker’s license and offer or accept compensation to and from other participants, or are licensed or certified by an appropriate state regulatory agency to engage in the appraisal of real property. Use of information developed by or published by an association multiple listing service is strictly limited to the activities authorized under a participant’s licensure(s) or certification and unauthorized uses are prohibited. Further, none of the foregoing is intended to convey participation or membership or any right of access to information developed by or published by an association multiple listing service where access to such information is prohibited by law.


Mere possession of a broker’s license is not sufficient to qualify for MLS participation. Rather, the requirement that an individual or firm offers or accepts cooperation and compensation means that the participant actively endeavors during the operation of its real estate business to list real property of the type listed on the MLS and/or to accept offers of cooperation and compensation made by listing brokers or agents in the MLS. “Actively” means on a continual and ongoing basis during the operation of the participant’s real estate business. The “actively” requirement is not intended to preclude MLS participation by a participant or potential participant that operates a real estate business on a part-time, seasonal, or similarly time-limited basis or that has its business interrupted by periods of relative inactivity occasioned by market conditions. Similarly, the requirement is not intended to deny MLS participation to a participant or potential participant who has not achieved a minimum number of transactions despite good faith efforts. Nor is it intended to permit an MLS to deny participation based on the level of service provided by the participant or potential participant as long as the level of service satisfies state law.


The key is that the participant or potential participant actively endeavors to make or accept offers of cooperation and compensation with respect to properties of the type that are listed on the MLS in which participation is sought. This requirement does not permit an MLS to deny participation to a participant or potential participant that operates a “Virtual Office Website” (VOW) (including a VOW that the participant uses to refer customers to other participants) if the participant or potential participant actively endeavors to make or accept offers of cooperation and compensation. An MLS may evaluate whether a participant or potential participant actively endeavors during the operation of its real estate business to offer or accept cooperation and compensation only if the MLS has a reasonable basis to believe that the participant or potential participant is in fact not doing so. The membership requirement shall be applied in a nondiscriminatory manner to all participants and potential participants.


Property Listing Content


Property listing content includes, but is not limited to, photographs, images, graphics, audio and video recordings, virtual tours, drawings, remarks, document attachments, and narratives related to the listed property.


Purchase/Lease


When used in these Rules and Regulations the term purchase includes lease (or rent).


Subscriber Types and Definitions


Broker of Record


Licensed by the state real estate licensing authority and is recognized as the principle broker for the firm and has management oversight.


Licensees


Licensed real estate salespersons who are affiliated with a participating Broker of Record.


Associate Brokers


Real Estate Brokers who operate as managers or salesperson who are subject to the oversight of the Broker of Record.


Non-licensed Personnel


Administrative and clerical staff, personal assistants, and individuals providing administrative support to the Subscribers.


Appraiser


Licensed or certified by the state licensing authority to provide valuations of real property.


Vendor


Third party entities that provide goods and services to Bright MLS.


STATUS DEFINITIONS


Active


Properties currently subject to a listing contract and reported to BRIGHT MLS in which the Participant has been directed by the Seller to:


  • set appointments for showings (new construction may not qualify), AND
  • seek agreements of sale to present to the Seller; AND
  • the listing is on the market and a written offer has not been accepted.


Active Under Contract


Properties in which


  • a written offer has been accepted but the Seller agrees to:
    • continue to show the property AND
    • accept backup offers.
  • Sub-categories for Active Under Contract include, but are not limited to, Kick Out, Third Party Approval, Attorney Review Period, and First Right of Refusal.


Cancelled


Properties in which the listing contract has been terminated prior to the expiration date.


Closed


Properties in which


  • A successful closing has taken place and title has been transferred from Seller to Buyer or in which possession of a property has been transferred from a lessor to a lessee.
  • the agreement of sale has been fulfilled or the lease agreement has been executed.


Coming Soon


Properties currently subject to a listing contract and reported to BRIGHT MLS in which the Participant has been directed by the Seller:


  • to market (or pre-market) the property
  • but not to set appointments for showings during a current, specified time-period.
  • No agreement of sale is currently in effect.
  • This listing has not yet been on the market but will be on the market soon. A listing contract has been executed but the property cannot be shown. Listings are limited to 21 days for the coming soon status.


When a listing’s status is reported as Coming Soon, the showing appointment prohibition is deemed to apply to all Bright MLS Participant and Subscriber, including those affiliated with the listing broker. If a listing with a showing prohibition may be shown by at least one licensee affiliated with the listing office or listing company, the Coming Soon status may not be applied to the listing. Such a property must be filed with Bright MLS as an Exempted Listing.


During the specified period the status of a property is Coming Soon, if the Participant receives an agreement of sale (whether solicited or not), it must be presented to the Seller in accordance with all applicable laws and regulations.


Expired


Listings of property in which:


  • the listing contract has passed its contractually agreed upon expiration date, AND
  • the Participant has not secured permission from the Seller on or before that expiration date to extend the term of the listing for an additional period of time.
  • the listing contract has expired.


Temporarily Off Market


Listings of property in which the Seller has requested the Participant to:


  • temporarily suspend the marketing of the property, AND
  • not set appointments for showings, while the listing contract between the Participant and the Seller remains in effect.
  • the listing is off market, but a contract still exists between the seller and the listing broker and the listing is expected to come back on market.


Pending


Listings of property in which:


  • an agreement of sale is in effect,
  • the settlement has not yet taken place, and
  • the Participant has been instructed by the Seller to no longer set appointments for showings,
  • a written offer has been accepted and the listing is no longer on the market.


Withdrawn


The listing has been withdrawn from the market, but a contract still exists between the Seller and the listing broker and there is no intention to bring the listing back on the market.


All status changes must be reported to the service within three (3) business days.


PROPERTY TYPES


Residential


A single-family residence that is for sale. Residential property type will include residential dwellings of one unit.


Multifamily


Multifamily property type will include 2-4 unit residential properties that are for sale where all units are part of the transactions.


Land


Vacant Land with no inhabitable improvement that is for sale. Land property type includes lots for sale.


Farm


A property where agricultural and similar activities take place that is for sale.


Residential Lease


A single-family residence that is for lease. Residential Lease property type will include residential dwellings of one unit that are for lease.


Commercial Sale


Commercial Sale property type includes buildings that are zoned for commercial use that are for sale and/or residential dwellings of 5+ units.


Commercial Lease


Commercial Lease property type includes buildings that are zoned for commercial use and are for lease and/or residential dwellings of 5+ units.


Business Opportunity


Any business for sale that does NOT include the real property, but does include a leasehold interest in real property, which is transferred in conjunction with the business.


LISTING PROCEDURES


Section 1.2 Detail on Listings Filed with Bright MLS


Property information, when filed with Bright MLS by the listing Participant, shall be complete in every detail which is ascertainable as specified on the applicable Bright MLS add/edit input screen. Requirements and penalties for non-compliance are included in the Schedule of Fines.


Section 1.3 Exempted Listings


Exempted Listings are listings of property, taken on listing contracts acceptable to Bright MLS, in which the Participant has been directed by the Seller either:


  • not to cooperate with any other Participant , OR
  • not to offer compensation to any other Participant (whether or not cooperation with other Participants has been authorized by the Seller), OR
  • not to disseminate information about the property to other Participants or Authorized Affiliates of Bright MLS by means of the MLS Participant Database even though cooperation with and/or compensation to other Participants has been authorized by the seller.


For exempted listings, the Participant and/or Subscriber must obtain and submit to Bright MLS within three (3) business days:


  • a “WAIVER OF BROKER SUBMISSION TO BRIGHT MLS MULTIPLE LISTING SERVICE” form (provided by Bright MLS) signed by the Seller, OR
  • other certification acceptable to Bright MLS, signed by the Seller, that he does not desire the listing to be disseminated by Bright MLS.


In response to an address specific inquiry from a Bright MLS Participant or Subscriber, Bright MLS will disclose whether or not a listing for a property with that address has been filed as an Exempted Listing with Bright MLS, but will not disclose any information about the listed property or the listing Participant.


Section 1.4 Change of Status of Listing


Any change in listed price or other change in the original listing contract shall be made only when authorized in writing by the Seller and shall be filed with Bright MLS within three (3) business days (excluding weekends, holidays and federal holidays) after the authorized change is received by the listing Participant.


Section 1.5 Cancellation of Listing Prior to Expiration


Listings of property may be cancelled from Bright MLS by the listing Participant before the expiration date of the listing contract provided notice is filed with Bright MLS.


Sellers do not have the unilateral right to require Bright MLS to cancel a listing without the listing Participant’s concurrence. However, when a Seller(s) can document that the exclusive relationship with the listing Participant has been terminated, Bright MLS may cancel the listing at the request of the Seller.


Section 1.6 Contingencies Applicable to Listings


Any contingency or conditions of any term in a listing shall be specified and noticed to the Participants.


Section 1.7 Listing Price Specified


The full gross listing price, stated in the listing contract, will be included in the information published in the MLS compilation of current listings.


Section 1.8 Photo Requirement


At least one photo must be submitted to Bright MLS at time of entry, regardless of property type and/or status except where the seller expressly directs that the images of the property are not to be submitted to Bright MLS. One photo must be a “curbside” view of the property that shows the property upon arrival. Participants and Subscribers may select one photo that will be displayed as the primary photo. For new construction, an architectural rendering of the exterior elevation or the floor plan is acceptable. For unimproved non-residential properties, a plat or survey of the property is acceptable.


Section 1.9 Listing Multiple Unit Properties


All properties which are to be sold or which may be sold separately must be indicated individually in the listing and on the Property Profile sheet. When part of a listed property has been sold, proper notification should be given to Bright MLS.


Section 1.11 Expiration, Extension, and Renewal of Listings


Any listing filed with Bright MLS automatically expires on the date specified in the listing contract unless renewed by the listing Participant and notice of renewal or extension is filed with Bright MLS prior to expiration. If notice of renewal or extension is dated after the expiration date of the original listing, then a new listing must be secured for the listing to be filed with Bright MLS. It will then be published as a new listing. Any extension or renewal of a listing must be signed by the Seller(s) and be filed with Bright MLS.


Section 1.12 Expiration Date on Listings


Listings filed with Bright MLS shall bear a definite and final expiration date as negotiated between the listing Participant and the Seller.


Section 1.14 Submission of Listings within Primary Service Area


Listings of all properties located within the Bright MLS Primary Service Area are required to be submitted to Bright MLS. Listings of property located outside Bright MLS’s Primary Service Area will be accepted if submitted voluntarily by a Participant, but cannot be required by Bright MLS.


Section 1.20 Editing Listing Content


Bright MLS reserves the right to edit listing content.


SELLING PROCEDURES


Section 2.5 Reporting Sales to Bright MLS


Status changes, including final closing of sales and sale prices, shall be reported to BRIGHT MLS by the listing Participant within three (3) business days after they have occurred. If negotiations were carried on under Section 2(a) or (b) of these Rules and Regulations, the cooperating Participant shall report accepted offers and prices to the listing Participant within three (3) business days after occurrence and the listing Participant shall report them to BRIGHT MLS within 24 hours after receiving notice from the cooperating Participant.


Section 2.6 Reporting Resolutions of Contingencies


The listing broker shall report to the service that a contingency on file with the service has been fulfilled or renewed, or the agreement cancelled.


Section 2.7 Advertising of Listing Filed with Bright MLS


A listing shall not be advertised by any Participant other than the listing Participant without the prior consent of the listing Participant except as provided in Section 16 relating to Advertising of Active Listing Information on the Internet


Section 2.8 Reporting Cancellation of Pending Sale


The listing Participant shall report immediately the cancellation of any agreement of sale between Seller and Buyer to Bright MLS. The listing shall be changed by the Participant to the applicable status (Active, Temporarily Off-Market, Withdrawn or Expired).


Section 2.9 Optional Reporting of Closed Sales of Properties Not Subject to Listing Contracts Acceptable to Bright MLS


A Participant who has participated in the sale of an unlisted property, a property listed subject to an open listing agreement, or a property listed by a real estate brokerage not participating in Bright MLS may after the closing report information about the property and the sale to Bright MLS for inclusion in its database. In order to report such information to Bright MLS, a Participant must obtain written permission, from the Buyer or Seller to do so. Upon request, a Participant must promptly furnish a copy of the Buyer’s or Seller’s written permission to Bright MLS.


PROHIBITIONS


Section 3. Information for Participants Only


Any listing filed with Bright MLS shall not be made available to any broker, real estate licensee, appraiser or firm who is not a Participant or Subscriber of Bright MLS without the prior consent of the listing Participant.


Section 3.4 Use of Property Listing Content


Participants and/or Subscribers shall not use property listing content from a prior listing of a property for a current listing of the property without the express consent of the owner of the proprietary rights in the listing content. Property listing content includes, but is not limited to, photographs, images, graphics, audio and video recordings, virtual tours, drawings, remarks, document attachments, and narratives related to the listed property.


Section 3.5 Limitation on Password Use


Participants, Subscribers, and Authorized Affiliates of Participants that utilize the MLS system shall not furnish, disclose or permit the use of their MLS passwords and/or MLS access codes to any person, firm, company or other entity.


In the event the password of a Participant or Subscriber is used in violation of Section 3.5, such Participant or Subscriber shall be liable to Bright MLS for all loss or damage caused by such use and shall be subject to a fine as described in Bright MLS’s Schedule of Fees, as may be updated from time to time, for each such entry and other sanctions as provided in these Rules and Regulations. The fact that the Participant or Subscriber did not grant consent to the use of the password shall not be a defense.


DIVISION OF COMMISSIONS


Section 4. Compensation Specified on Each Listing


  • (c) Bright MLS shall make no rule requiring the listing Participant to disclose the amount of total negotiated commission in his listing contract, and publication of the total negotiated commission on a listing which has been submitted to Bright MLS by a Participant is prohibited.



    Bright MLS shall not disclose in any way the total commission negotiated between the Seller and the listing Participant.


  • (d) Bright MLS shall make no rule requiring disclosure of the division or split of the total negotiated commission (i.e. the amounts or ratio of the total negotiated commission to be retained by the listing Participant and offered to other Bright MLS Participants). Publication of the division or split of the total negotiated commission on a listing which has been submitted to Bright MLS is prohibited.



    Bright MLS shall not disclose in any way the division or split of the total negotiated commission between the listing Participant and other Bright MLS Participants.


COMPLIANCE WITH RULES


Section 9.2 Applicability of Rules to Users and/or Subscribers


Non-principal brokers, sales licensees, appraisers and others authorized to have access to information published by Bright MLS are subject to these Rules and Regulations and may be disciplined for violations thereof provided the user or Subscriber has signed an agreement acknowledging that access to and use of Bright MLS’s information is contingent on compliance with the Rules and Regulations. Further, failure of any user or Subscriber to abide by the Rules and/or any sanction imposed for violations thereof can subject the Participant to the same or other discipline. This provision does not eliminate the Participant’s ultimate responsibility and accountability for all users or Subscribers affiliated with the Participant.


STANDARDS OF CONDUCT FOR BRIGHT MLS PARTICIPANTS


Section 13.25


Participants’ firm websites shall disclose the firm’s name and state(s) of licensure in a reasonable and readily, apparent manner.


Section 13.26


Participants’ shall present a true picture in their advertising and representations to the public, including Internet content posted, and the URLs and domain names they use, and Participants may not:


  • (a) engage in deceptive or unauthorized framing of real estate brokerage websites;
  • (b) manipulate (e.g., presenting content developed by others) listing and other content in any way that produces a deceptive or misleading result;
  • (c) deceptively use metatags, keywords or other devices/methods to direct, drive, or divert Internet traffic;
  • (d) present content developed by others without either attribution or without permission, or
  • (e) to otherwise mislead consumers.


USE OF COPYRIGHTED MLS COMPILATIONS


Section 14. Distribution


Participants shall at all times maintain control over and responsibility for each copy of any MLS Compilation leased to them under Section 18.1.2, and shall not distribute any such copies to persons other than Subscribers who are affiliated with such Participants as licensees, those individuals who are licensed or certified by an appropriate state regulatory agency to engage in the appraisal of real property and any other Subscribers as authorized pursuant to the governing documents of Bright MLS. Use of information developed by or published by Bright MLS is strictly limited to the activities authorized under a Participant’s licensure(s) or certification and unauthorized uses are prohibited. Further, none of the foregoing is intended to convey “Participation” or “Membership” or any right of access to information developed by or published by Bright MLS where access to such information is prohibited by law.


Section 14.1 Display


Participants, and those persons affiliated as licensees with such Participants, shall be permitted to display the MLS Compilation to prospective purchasers only in conjunction with their ordinary business activities of attempting to locate ready, willing and able buyers for the properties described in said MLS Compilation.


Section 14.2 Reproduction


Participants or their affiliated licensees shall not reproduce any MLS Compilation or any portion thereof except in the following limited circumstances:


Participants or their affiliated licensees may reproduce from the MLS Compilation, and distribute to prospective purchasers, a reasonable number of single copies of property listing data contained in the MLS Compilation which relate to any properties in which the prospective purchasers are, or may, in the judgment of the Participants or their affiliated licensees, be interested.


Nothing contained herein shall be construed to preclude any Participant from utilizing, displaying, distributing, or reproducing property listing sheets or other compilations of data pertaining exclusively to properties currently listed for sale with the Participant.


Any MLS information, whether provided in written or printed form, provided electronically, or provided in any other form or format, is provided for the exclusive use of the Participant and those licensees affiliated with the Participant who are authorized to have access to such information. Such information may not be transmitted, retransmitted, or provided in any manner to any unauthorized individual, office or firm.


None of the foregoing shall be construed to prevent any individual legitimately in possession of current listing information, sold information, comparable or statistical information from utilizing such information to support valuations on particular properties for clients and customers. Any MLS content in data feeds available to Participants for real estate brokerage purposes must also be available to Participants for valuation purposes, including automated valuations, Bright MLS must either permit use of existing data feeds, or create a separate data feed, to satisfy this requirement. Bright MLS may require execution of a third-party license agreement where deemed appropriate by the MLS. Bright MLS may require Participants who will use such data feeds to pay the reasonably estimated cost incurred by the MLS in adding or enhancing its downloading capacity for this purpose. Information deemed confidential may not be used as supporting documentation. Any other use of such information is unauthorized and prohibited by these Rules and Regulations.


USE OF MLS INFORMATION


Section 15. Limitations on Use of MLS Information


Information from MLS compilations of current listing information, from statistical reports, and from any sold or comparable report of the association or MLS may be used by MLS Participants as the bases for aggregated demonstrations of market share or comparisons of firms in public mass-media advertising or in other public representations. This authority does not convey the right to include in any such advertising or representation information about specific properties which are listed with other Participants, or which were sold by other Participants (as either listing or cooperating broker).


However, any print or non-print forms of advertising or other forms of public representations based in whole or in part on information supplied by the association or its MLS must clearly demonstrate the period of time over which such claims are based and must include the following, or substantially similar, notice:


Based on information from Bright MLS for the period <date> through <date>.


Section 15.1 MLS Not Responsible for Accuracy of Information


The information published and disseminated by Bright MLS is communicated verbatim, without change by Bright MLS, as filed with Bright MLS by the Participant. Bright MLS does not verify the information provided and disclaims any responsibility for its accuracy. Each Participant agrees to hold Bright MLS harmless against any liability arising from any inaccuracy or inadequacy of the information such Participant provides.


INTERNET DATA EXCHANGE (IDX)


Section 16. IDX Defined


IDX affords MLS Participants the ability to authorize limited electronic display of their listings by other Participants.


Section 16.1


The Participant’s consent for display of their listings by other Participants pursuant to these Rule & Regulations is presumed unless precluded by law or unless a listing Participant affirmatively notifies Bright MLS that the listing Participant refuses to permit the display on either a blanket or a listing-by-listing basis. Listing Participants that refuse to permit other Participants to display their listing information on a blanket basis may not download, frame or display the aggregated listing data of other Participants. Even where Participants have given blanket authority for other Participants to display their listings on IDX sites, such consent may be withdrawn on a listing-by-listing basis where the Seller has prohibited all Internet display.


Section 16.2


Participation in IDX is available to all Participants engaged in real estate brokerage who consent to display of their listings by other Participants.


  • (a) Participants must notify the MLS of their intention to display IDX information, via a licensing agreement with Bright MLS, and must give the MLS direct access for purposes of monitoring and ensuring compliance with applicable rules and policies.
    • (i) Sharing of the IDX Database (or any portion thereof) with any third party not authorized by the Bright MLS is prohibited. Bright MLS requires a licensing agreement (provided by Bright MLS) between Bright MLS, the IDX Participant, the IDX Subscriber (when applicable), and any third party vendor who hosts or maintains a IDX website or who hosts, maintains or downloads the Bright MLS IDX Database (or any portion thereof).


The IDX Database is copyrighted by Bright MLS.


  • (b) Participants may not use IDX-provided listings for any purpose other than display as provided in these Rules & Regulations. This does not require Participants to prevent indexing of IDX listings by recognized search engines.
  • (c) Listings, including property addresses, can be included in IDX displays except where a Seller has directed their listing Participant to withhold their listing or the listing’s property address from all display on the Internet (including, but not limited to, publicly-accessible websites or VOWs).
  • (d) Participants may select the IDX listings they choose to display based only on objective criteria. Selection of listings displayed on any IDX website must be independently made by each Participant.
  • (e) IDX Participants must refresh all MLS downloads and IDX displays automatically fed by those download at least once every twelve (12) hours.
  • (f) Except as provided in the IDX policy and these rules, an IDX site or a Participant or Subscriber operating an IDX site or displaying IDX information as otherwise permitted may not distribute, provide, or make any portion of the MLS database available to any person or entity.
  • (g) Any IDX display controlled by a Participant or Subscriber must clearly identify the name of the brokerage firm under which they operate in a readily visible color and typeface. For purposes of the IDX policy and these rules, “control” means the ability to add, delete, modify and update information as required by the IDX policy and MLS rules.
  • (h) Any IDX display controlled by a Participant or Subscriber that



    shall disable or discontinue either or both of those features for the Seller’s listings at the request of the Seller. The listing Participant or Subscriber shall communicate to Bright MLS that the Seller has elected to have one or both of these features disabled or discontinued on all displays controlled by Participant. Except for the foregoing, and subject to Section 16.2(i), a Participant’s IDX display may communicate the Participant’s professional judgment concerning any listing. Nothing shall prevent an IDX display from notifying customers that a particular feature has been disabled at the request of the Seller.
    • (i) allows third-parties to write comments or reviews about particular listings or displays a hyperlink to such comments or reviews in immediate conjunction with particular listings, or
    • (ii) displays an automated estimate of the market value of the listing (or hyperlink to such estimate) in immediate conjunction with the listing,


  • (i) Participants shall maintain a means (e.g., e-mail address, telephone number) to receive comments about the accuracy of any data or information that is added by or on behalf of the Participant beyond that supplied by the MLS and that relates to a specific property. Participants shall correct or remove any false data or information relating to a specific property upon receipt of a communication from the listing Participant or listing Subscriber for the property explaining why the data or information is false. However, Participants shall not be obligated to remove or correct any data or information that simply reflects good faith opinion, advice, or professional judgment.


Section 16.3


Display of listing information pursuant to IDX is subject to the following rules:


  • (a) Listings displayed pursuant to IDX shall contain only those fields of data designated by Bright MLS. Display of all other fields (as determined by Bright MLS) is prohibited. Confidential fields intended only for other MLS Participants and Subscribers (e.g., cooperative compensation offers, showing instructions, property security information, etc.) may not be displayed on IDX sites.
  • (b) IDX Participants shall not modify or manipulate the data relating to another IDX Participant’s listings.
  • (c) Any search result identifying another IDX Participant’s listing which only displays seven (7) data fields or fewer and which does not provide for the display of photos (when available) must display either the listing company’s or firm’s name or the Bright MLS-approved IDX icon. All other search results displaying another IDX Participant’s listing must bear the listing company’s or firm’s name and may (but is not required to) display the Bright MLS- approved IDX icon.
  • (d) Subscribers affiliated with an IDX Participant may display information available through IDX subject to:



    Such a Subscriber, upon acceptance by Bright MLS of a fully executed licensing agreement (available from Bright MLS) to display content obtained from Bright MLS’s IDX Database shall be considered an IDX Subscriber.
    • (i) their Participant’s consent and control, AND
    • (ii) the requirements of all applicable state law and/or regulation, AND Bright MLS rules.


  • (e) If the name(s) of any affiliated licensee(s) is/are co-branded with the name of the brokerage firm or company, the display of such co-branding must conform with the regulatory requirements of all states for which the Participant chooses to display Bright MLS IDX Database properties.



    Exception: In the event of a mutually exclusive conflict between the regulatory requirements of states for which Participant chooses to display properties, IDX Participant’s must display Bright MLS IDX Database properties located in such states on separate pages or windows of the web site branded to conform with such states regulatory requirements.


  • (f) On websites, print outs, or e-mails which display Bright MLS content obtained under an IDX licensing agreement with Bright MLS, the following notifications, explanations and/or disclosures must appear legibly, either on 1) the website home page, or 2) every website page used to search for Bright MLS IDX content, or 3) if not on pages of the website as described in 1 or 2 above, then on all website pages which display Bright MLS IDX content:
    • (i) An explanation of the nature of the IDX program
    • (ii) A disclosure that Bright MLS is the source (or a source) of the IDX content on the website
    • (iii) A notification that the property information being provided on or through the website is for the personal, non-commercial use of consumers and such information may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing
    • (iv) A notification that some properties which appear for sale on the website may no longer be available because they are for instance, under contract, sold or are no longer being offered for sale.
    • (v) A Bright MLS copyright notification using the following wording: “©\ Bright MLS, All Rights Reserved” or “Copyright \ Bright MLS, All Rights Reserved”
    • (vi) A disclosure that the property information displayed is deemed reliable but is not guaranteed.
  • (g) Websites displaying listing content obtained through the Bright MLS IDX program may not use the term “MLS” or the words “Multiple” (or “Multi”) “Listing” (or “List”) “Service” (or “System”) together or in any combination in a website address (URL) or website name in a manner that would lead a reasonable consumer to believe the website is a multiple listing service or provides access for consumers to a multiple listing service. In addition, nowhere on a website that displays listings obtained through the Bright MLS IDX program may there be any assertion, reference, indication or suggestion that “the MLS”, “the Multiple Listing Service”, “the Multiple Listing System”, “Bright MLS”, “Bright MLS MLS”, “the Bright MLS Multiple Listing Service” or “the Bright MLS Multiple Listing System” can or is being searched or viewed.
  • (h) IDX Participants are permitted to display listings obtained from sources other than Bright MLS IDX as follows:
    • (i) Other MLS’ IDX Listings. IDX Participants may co-mingle the listings of other Participants received in an IDX feed with listings available from other MLS IDX feeds, provided all such displays are consistent with Bright MLS’s IDX rules and the IDX Participant holds participatory rights in those MLSs. As used here, “co-mingling” means that consumers are able to execute a single property search of multiple IDX data feeds resulting in the display of IDX information from each of the MLSs on a single results page; and that IDX Participants may display listings from each IDX feed on a single webpage or display.
    • (ii) IDX Participant’s Non- Bright MLS Listings. IDX Participants are permitted to display properties their company or firm currently has listed with another MLS that are not contained in the Bright MLS Participant Database (IDX Participant’s non- Bright MLS Listings) with listings obtained from Bright MLS’s IDX Database provided that on any page or window which displays both Bright MLS IDX Database listings and IDX Participant’s non- Bright MLS Listings all such listings are displayed in accordance with the requirements of Bright MLS. If such IDX Participant’s non- Bright MLS Listings cannot be displayed in accordance with Bright MLS requirements, then such IDX Participant’s non- Bright MLS Listings must not be displayed on any page or window that displays the listings of other Participants obtained from Bright MLS’s IDX Database but may be displayed on a separate page or window.
    • (iii) Non-MLS Listings. IDX Participants are not permitted to display or frame non-MLS listed properties (Non-MLS Listings) on any page or window of their web site that displays the listings of other Participants obtained from Bright MLS’s IDX Database. Such Non-MLS Listings may be displayed on a separate page or window of the IDX Participant’s web site.
    • (iv) Other Brokers’ Non-IDX Listings. IDX Participants are not permitted to display or frame properties listed by other brokers obtained from sources other than Bright MLS’s IDX Database or the Internet Data Exchange or Broker Reciprocity program of another MLS (Other Brokers Non-IDX Provided Listings) on any page or window of their web site that displays the listings of other Participants obtained from Bright MLS’s IDX Database. Such Other Brokers Non-IDX Provided Listings may be displayed on a separate page or window of the IDX Participant’s web site.
    • (v) Augmentation of IDX Listings. IDX Participants (and IDX Subscribers) shall not modify or manipulate information relating to other Participants’ listings. IDX Participants may augment their IDX display of MLS data with applicable property information from other sources to appear on the same webpage or display, clearly separated by the data supplied by Bright MLS. The source(s) of the information must be clearly identified in the immediate proximity to such data. This requirement does not restrict the format of MLS data display or display of fewer than all of the available listings or fewer authorized data fields.


VIRTUAL OFFICE WEBSITE (VOW)


Section 17.1


  • (a) A Virtual Office Website (“VOW”) is a Participant’s Internet website, or a feature of a Participant’s website, through which the Participant is capable of providing real estate brokerage services to consumers with whom the Participant has first established a broker-consumer relationship (as defined by state law) where the consumer has the opportunity to search MLS Listing Information, subject to the Participant’s oversight, supervision, and accountability. A non-principal broker or sales licensee affiliated with a Participant may, with his or her Participant’s consent, operate a VOW. Any VOW of a non-principal broker or sales licensee is subject to the Participant’s oversight, supervision, and accountability.
  • (b) As used in Section 17 of these Rules, the term “Participant” includes a Participant’s affiliated non-principal brokers and sales licensees – except when the term is used in the phrases “Participant’s consent” and “Participant’s oversight, supervision, and accountability”. References to “VOW” and “VOWs” include all VOWs, whether operated by a Participant, by a non-principal broker or sales licensee, or by an Affiliated VOW Partner (“AVP”) on behalf of a Participant.
  • (c) “Affiliated VOW Partner” (“AVP”) refers to an entity or person designated by a Participant to operate a VOW on behalf of the Participant, subject to the Participant’s supervision, accountability and compliance with the VOW Policy. No AVP has independent participation rights in the MLS by virtue of its right to receive information on behalf of a Participant. No AVP has the right to use MLS Listing Information except in connection with operation of a VOW on behalf of one or more Participants. Access by an AVP to MLS Listing Information is derivative of the rights of the Participant on whose behalf the AVP operates a VOW.
  • (d) As used in Section 17 of these Rules, the term “MLS Listing Information” refers to active listing information and sold data provided by Participants to the MLS and aggregated and distributed by Bright MLS to Participants.


Section 17.2


  • (a) The right of a Participant’s VOW to display MLS Listing Information is limited to that supplied by the MLS(s) in which the Participant has participatory rights. However, a Participant with offices participating in different MLSs may operate a master website with links to the VOWs of the other offices.
  • (b) Subject to the provisions of the VOW Policy and these Rules, a Participant’s VOW, including any VOW operated on behalf of a Participant by an AVP, may provide other features, information, or functions, e.g. Internet Data Exchange (“IDX”).
  • (c) Except as otherwise provided in the VOW Policy or in these Rules, a Participant need not obtain separate permission from other MLS Participants whose listings will be displayed on the Participant’s VOW.


Section 17.3


  • (a) Before permitting any consumer to search for or retrieve any MLS Listing Information on his or her VOW, the Participant must take each of the following steps:
    • (i) The Participant must first establish with that consumer a lawful broker-consumer relationship (as defined by state law), including completion of all actions required by state law in connection with providing real estate brokerage services to clients and customers (hereinafter “Registrants”). Such actions shall include, but are not limited to, satisfying all applicable agency, non-agency, and other disclosure obligations, and execution of any required agreements.
    • (ii) The Participant must obtain the name of, and a valid email address for, each Registrant. The Participant must send an email to the address provided by the Registrant confirming that the Registrant has agreed to the Terms of Use (described in subsection (d) below). The Participant must verify that the email address provided by the Registrant is valid and that the Registrant has agreed to the Terms of Use.
    • (iii) The Participant must require each Registrant to have a user name and a password, the combination of which is different from those of all other Registrants on the VOW. The Participant may, at his or her option, supply the user name and password or may allow the Registrant to establish its user name and password. The Participant must also assure that any email address is associated with only one user name and password.
  • (b) The Participant must assure that each Registrant’s password expires on a date certain but may provide for renewal of the password. The Participant must at all times maintain a record of the name, email address, user name, and current password of each Registrant. The Participant must keep such records for not less than 180 days after the expiration of the validity of the Registrant’s password.
  • (c) If Bright MLS has reason to believe that a Participant’s VOW has caused or permitted a breach in the security of MLS Listing Information or a violation of MLS rules, the Participant shall, upon request of Bright MLS, provide the name, email address, user name, and current password, of any Registrant suspected of involvement in the breach or violation. The Participant shall also, if requested by Bright MLS, provide an audit trail of activity by any such Registrant.
  • (d) The Participant shall require each Registrant to review, and affirmatively to express agreement (by mouse click or otherwise) to, a “Terms of Use” provision that provides at least the following:
    • (i) That the Registrant acknowledges entering into a lawful consumer-broker relationship with the Participant;
    • (ii) That all information obtained by the Registrant from the VOW is intended only for the Registrant’s personal, non-commercial use;
    • (iii) That the Registrant has a bona fide interest in the purchase, sale, or lease of real estate of the type being offered through the VOW;
    • (iv) That the Registrant will not copy, redistribute, or retransmit any of the information provided except in connection with the Registrant’s consideration of the purchase or sale of an individual property;
    • (v) That the Registrant acknowledges the MLS’s ownership of, and the validity of the MLS’s copyright in, the MLS database.
  • (e) The Terms of Use Agreement may not impose a financial obligation on the Registrant or create any representation agreement between the Registrant and the Participant. Any agreement entered into at any time between the Participant and Registrant imposing a financial obligation on the Registrant or creating representation of the Registrant by the Participant must be established separately from the Terms of Use, must be prominently labeled as such, and may not be accepted solely by mouse click.
  • (f) The Terms of Use Agreement shall also expressly authorize Bright MLS, and other MLS Participants or their duly authorized representatives, to access the VOW for the purposes of verifying compliance with Bright MLS rules and monitoring display of Participants’ listings by the VOW. The Agreement may also include such other provisions as may be agreed to between the Participant and the Registrant.


Section 17.4


A Participant’s VOW must prominently display an e-mail address, telephone number, or specific identification of another mode of communication (e.g., live chat) by which a consumer can contact the Participant to ask questions, or get more information, about any property displayed on the VOW. The Participant, or a non-principal broker or sales licensee licensed with the Participant, must be willing and able to respond knowledgeably to inquiries from Registrants about properties within the market area served by that Participant and displayed on the VOW.


Section 17.5


A Participant’s VOW must employ reasonable efforts to monitor for, and prevent, misappropriation, “scraping”, and other unauthorized use of MLS Listing Information. A Participant’s VOW shall utilize appropriate security protection such as firewalls as long as this requirement does not impose security obligations greater than those employed concurrently by the MLS.


Section 17.6


  • (a) A Participant’s VOW shall not display listings or property addresses of any Seller who has affirmatively directed the listing broker to withhold the Seller’s listing or property address from display on the Internet. The listing broker shall communicate to the MLS that the Seller has elected not to permit display of the listing or property address on the Internet. Notwithstanding the foregoing, a Participant who operates a VOW may provide to consumers via other delivery mechanisms, such as email, fax, or otherwise, the listings of Sellers who have determined not to have the listing for their property displayed on the Internet.
  • (b) A Participant who lists a property for a Seller who has elected not to have the property listing or the property address displayed on the Internet shall cause the Seller to execute a document that includes the following (or a substantially similar) provision:


Seller Opt-Out Form


  • 1. Please check either Option a or Option b
  • a.[ ] I have advised my broker or sales agent that I do not want the listed property to be displayed on the Internet.



    OR


  • b.[ ] I have advised my broker or sales agent that I do not want the address of the listed property to be displayed on the Internet.
  • 2. I understand and acknowledge that, if I have selected option a, consumers who conduct searches for listings on the Internet will not see information about the listed property in response to their search.



    initials of Seller


  • (c) The Participant shall retain such forms for at least one year from the date they are signed, or one year from the date the listing goes off the market, whichever is greater.


Section 17.7


  • (a) Subject to subsection (b), a Participant’s VOW may allow third-parties:
    • (i) to write comments or reviews about particular listings or display a hyperlink to such comments or reviews in immediate conjunction with particular listings, or
    • (ii) display an automated estimate of the market value of the listing (or hyperlink to such estimate) in immediate conjunction with the listing
  • (b) Notwithstanding the foregoing, at the request of a Seller the Participant shall disable or discontinue either or both of those features described in subsection (a) as to any listing of the Seller. The listing broker or agent shall communicate to Bright MLS that the Seller has elected to have one or both of these features disabled or discontinued on all Participants’ websites. Subject to the foregoing and to Section 17.8, a Participant’s VOW may communicate the Participant’s professional judgment concerning any listing. A Participant’s VOW may notify its customers that a particular feature has been disabled "at the request of the Seller."


Section 17.8


A Participant’s VOW shall maintain a means (e.g., e-mail address, telephone number) to receive comments from the listing broker about the accuracy of any information that is added by or on behalf of the Participant beyond that supplied by the MLS and that relates to a specific property displayed on the VOW. The Participant shall correct or remove any false information relating to a specific property within 48 hours following receipt of a communication from the listing broker explaining why the data or information is false. The Participant shall not, however, be obligated to correct or remove any data or information that simply reflects good faith opinion, advice, or professional judgment.


Section 17.9


A Participant shall cause the MLS Listing Information available on its VOW to be refreshed at least once every twelve (12) hours.


Section 17.10


Except as provided in these Rules, the National Association of REALTORS® VOW Policy, or any other applicable MLS rules or policies, no Participant shall distribute, provide, or make accessible any portion of the MLS Listing Information to any person or entity.


Section 17.11


A Participant’s VOW must display the Participant’s privacy policy informing Registrants of all the ways in which information that they provide may be used.


Section 17.12


A Participant’s VOW may exclude listings from display based only on objective criteria, including, but not limited to, factors such as geography, list price, type of property, cooperative compensation offered by listing broker, and whether the listing broker is a REALTOR®.


Section 17.13


A Participant who intends to operate a VOW to display MLS Listing Information must notify Bright MLS of its intention to establish a VOW and must make the VOW readily accessible to the Bright MLS and to all MLS Participants for purposes of verifying compliance with these Rules, the VOW Policy, and any other applicable MLS rules or policies.


Section 17.14


A Participant may operate more than one VOW himself or herself or through an AVP. A Participant who operates his or her own VOW may contract with an AVP to have the AVP operate other VOWs on his or her behalf. However, any VOW operated on behalf of a Participant by an AVP is subject to the supervision and accountability of the Participant.


Section 17.15


A Participant shall not change the content of any MLS Listing Information that is displayed on a VOW from the content as it is provided in the MLS. The Participant may, however, augment MLS Listing Information with additional information not otherwise prohibited by these Rules or by other applicable MLS rules or policies as long as the source of such other information is clearly identified. This rule does not restrict the format of display of MLS Listing Information on VOWs or the display on VOWs of fewer than all of the listings or fewer than all of the authorized information fields.


Section 17.16


A Participant shall cause to be placed on his or her VOW a notice indicating that the MLS Listing Information displayed on the VOW is deemed reliable but is not guaranteed accurate by Bright MLS. A Participant’s VOW may include other appropriate disclaimers necessary to protect the Participant and/or Bright MLS from liability.


Section 17.17


A Participant shall limit the number of listings that a Registrant may view, retrieve, or download to not more than 200 current listings and not more than 200 sold listings in response to any inquiry.


Section 17.18


A Participant shall cause every listing displayed on his or her VOW that is obtained from other sources, including from another MLS or from a broker not participating in the MLS, to identify the source of the listing.


Section 17.19


A Participant shall cause every listing displayed on his or her VOW obtained from other sources, including from another MLS or from a broker not participating in the MLS, to be searched and displayed separately from listings in the MLS.


Section 17.20


Participants and the AVPs operating VOWs on their behalf must execute the license agreement required by the MLS.



Section 18. Confidentiality of MLS Information


Any information provided by Bright MLS to the Participants shall be considered official information of Bright MLS. Such information shall be considered confidential and exclusively for the use of Participants and real estate licensees affiliated with such Participants and those Participants who are licensed or certified by an appropriate state regulatory agency to engage in the appraisal of real property and licensed or certified appraisers affiliated with such Participants.


Section 18.1 Authorization for Use of Property Listing Content


By the act of submission of any property listing content to Bright MLS the Participant represents that he has been authorized to grant and thereby does grant authority for Bright MLS to include the property listing content in its copyrighted MLS compilation and also in any statistical report or “comparable” report. In the event that a Bright MLS copyright legend appears on any report or document issued by Bright MLS, Participant shall not alter or remove such copyright legend.


Section 18.2 Lease of MLS Compilation


Each Participant shall be entitled to lease from Bright MLS a number of copies of each MLS compilation sufficient to provide the Participant and each person affiliated as a licensee (including licensed or certified appraisers) with such Participant with one copy of such compilation. The Participant shall pay, for each such copy, the rental fee as set by Bright MLS.


Participants shall acquire by such lease only the right to use the MLS compilations in accordance with these Rules.


Section 18.3 Return of MLS Data


Bright MLS reserves the right, upon withdrawal, suspension or termination of Participation, to require each Participant and Subscriber to immediately return to Bright MLS all copies of listing data (including images), compilations.


Section 18.4 Grant of License


Participant represents and warrants that he owns the copyright for such property listing content or has secured the necessary rights and licenses to such property listing content and grants to Bright MLS a non-exclusive license to use, copy, reproduce, modify, transform, distribute, create derivative works from, place a Bright MLS copyright legend upon, and to integrate and combine such property listing content into the Bright MLS database, distribute to syndication websites, and include the property listing content in its MLS compilation copyright submissions and also in any statistical report or “comparable” report.



The Digital Millennium Copyright Act (DMCA) is a federal copyright law that enhances the penalties for copyright infringement occurring on the Internet. The law provides exemptions or “safe harbors” from copyright infringement liability for online service providers (OSP) that satisfy certain criteria. Courts construe the definition of “online service provider” broadly, which would likely include MLSs as well as Participants and Subscribers hosting an IDX display.


One safe harbor limits the liability of an OSP that hosts a system, network or website on which Internet users may post user-generated content. If an OSP complies with the provisions of this DMCA safe harbor, it cannot be liable for copyright infringement if a user posts infringing material on its website. This protects an OSP from incurring significant sums in copyright infringement damages, as statutory damages are as high as $150,000 per work. For this reason, it is highly recommended that MLSs, Participants and Subscribers comply with the DMCA safe harbor provisions discussed herein. To qualify for this safe harbor, the OSP must:


  • a) Designate on its website and register with the Copyright Office an agent to receive takedown request. The agent could be the MLS Participant, Subscriber, or other individual or entity.
  • b) Develop and post a DMCA-compliant website policy that addresses repeat offenders
  • c) Comply with the DMCA takedown procedure. If a copyright owner submits a takedown notice to the OSP, which alleges infringement of its copyright at a certain location, then the OSP must promptly remove allegedly infringing material. The alleged infringer may submit a counter-notice that the OSP must share with the copyright owner. If the copyright owner fails to initiate a copyright lawsuit within ten (10) days, then the OSP may restore the removed material.
  • d) Have no actual knowledge of any complained-of infringing activity.
  • e) Not be aware of facts or circumstances from which complained-of infringing activity is apparent.


Section 18.6 Indemnification of MLS


Participants in Bright MLS shall have no claim or cause of action against Bright MLS by reason of any error or act of Bright MLS or its officers, directors or employees relating to the refusal to accept or the acceptance of any listing information supplied to Bright MLS by the Participant and the Participant shall defend, indemnify and hold Bright MLS harmless against all claims based upon listings or listing information supplied to Bright MLS by the Participant.


Section 18.7 Property Listing Content Copyright and Indemnification


All right, title, copyright and ownership interest in each copy of every Multiple Listing compilation and image created and copyrighted by Bright MLS shall at all times remain vested in Bright MLS. Copyright and ownership interests in property listing content submitted by Participants, shall remain with the Participant; however, Participant licenses Bright MLS to reproduce, distribute and transform the property listing content and place a Bright MLS copyright legend on the property listing content. Participant shall not alter or remove Bright MLS’s copyright legend from any image except that Participant may remove said legend from Participant’s own images for use in print media in which the Participant has control. Except for images taken by Bright MLS photographers, Participants and/or Subscribers shall not use images from a prior listing of a property for a current listing of a property without the express consent of the owner of proprietary rights in the images. Participant agrees to defend, indemnify, and hold harmless Bright MLS and its other Participants and Subscribers from any and all damages or losses, including attorney’s fees and litigation costs or expenses arising from claims made against Bright MLS and/or its other Participants and Subscribers by any third party based upon Bright MLS’s and/or its other Participants and Subscribers dissemination or display of any property listing content submitted by the Participant.


Section 18.8 Limitation of BRIGHT MLS’s Liability


Except for gross negligence and willful misconduct, Participants for themselves, their agents and employees, release Bright MLS, its officers, directors, employees, agents, vendors, contractors, and subcontractors from all claims whatsoever for loss or damage including claims for lost profits and indirect or consequential damage, arising from or in any way pertaining to any form of multiple listing service, product or feature, offered to Participants by Bright MLS or by its agents, vendors, contractors and subcontractors. Participant agrees to defend, indemnify and hold Bright MLS harmless from any such claims derived by, through or under them.


POLICIES


Section 19. Policies Not Addressed in these Rules and Regulations


Any matter or issue not specifically addressed in these Rules and Regulations shall be governed by the existing policies of the National Association of REALTORS®; Federal, State and Local regulations; and Bright MLS, as from time to time amended.

Updated on: 07/10/2026

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