Coldwell Banker Paradise
Policy Manual
Last updated 08-2017
9/30/17 2
PREFACE
The purpose of this manual is to set forth-basic policies and general guidelines to be followed
in the day-to-day operation of the Company. It can never be so complete as to cover every incident,
nor can it answer every question. In any matter not covered by this manual, the Company will decide
and be guided in such decisions by experience, the REALTORS Code of Ethics, the Multiple Listing
service Rules, the laws and regulations of the Florida Real Estate Commission and the Fair Housing
Act, all of which are incorporated herein by reference. The Company will, from time to time, make
additions and revisions, which will be announced and published to become effective with reasonable
notice.
Coldwell Banker Paradise (CBP) is herein referred to as Company, Broker or Management and
Associate Sales Agents shall be referred to as Sales Associates or Associates. Sales Associates are
independent contractors and no employer/employee relationship exists or is implied from any title,
provision or language used in this manual.
One important goal of Coldwell Banker Paradise is to provide the greatest possible opportunity
for personal and economic satisfaction for its Sales Associates. Ultimately, however, the success of
Sales Associates is theirs to achieve. They are, in many ways in business for themselves and will be
respected as such.
The business of this Company is to make a profit. This can only be attained through integrity,
high principles and the ability to obtain results in all real estate matters. Every Sales Associate is part
of this reputation and is expected to uphold it. The Company has adopted a Mission Statement, which
accurately communicates our vision for Coldwell Banker Paradise and all Associates, and Staff is part
of that vision.
MISSION STATEMENT
The Company has adopted the following Mission Statement:
Coldwell Banker Paradise is a family of professionals dedicated to creating exceptional real
estate experiences for our customers and communities through the passionate delivery of truly
remarkable service.
Our commitment is to believe in and use:
The Coldwell Banker name and image
The Most Professional Ongoing Support which will enable our Company’s Sales
Associates and owners to achieve a fair return on their investments.
To maintain a vision for the future that is based on these established values:
People make the difference
Quality service is essential.
9/30/17 3
Excellence and Productivity must be a way of life.
FAIR HOUSING POLICY
Coldwell Banker Paradise is unequivocally and firmly committed to the principle of equal
opportunity in housing and the provision of equal professional services without discrimination
based on Race, Color, Religion, Sex, Handicap, Familial Status, or National Origin.
Fair housing is a serious matter. The Management of this Company has the legal, ethical, and moral
responsibility to do everything in its power to prevent any Associate (licensees, salespersons, or
employees associated with the Company) from committing any act or making any statement that could
be perceived in any way discriminatory based on race, color, religion, sex, handicap, familial status, or
national origin. Management must first make certain that all its Associates are aware of Company
Policy in regard to listing property, showing homes, negotiating offers, and serving the needs of the
buyers, sellers, property owners, and prospective tenants without discriminatory effect.
The Company and all its Associates must comply with both the letter and the spirit of the Fair Housing
Laws. These polices are not recommendations. Every Associate and Employee with the company
must follow them without exception.
CBP may be responsible for the acts of Associates in fair housing matters. This company may not be
in a position to defend Associates and Employees charged with violations unless these policies and
procedures are strictly followed. Therefore, acts of discrimination will be grounds for termination of
the Associate or Employee.
INDEPENDENT CONTRACTOR AGREEMENT
It is understood that all Associates of Coldwell Banker Paradise, are independent, self-employed
contractors. Each Associate must sign a formal agreement to this effect, outlining the terms of the
affiliation.
Final responsibility for decisions affecting the Company and the actions of each Associate reside with
the Company. This is particularly necessary in matters of dispute between Coldwell Banker Paradise,
with Associates of cooperating brokers or with the general public. Final decisions on whether or not to
litigate such matters or seek arbitration by the Board are made by the Company.
COMMISSION
All Coldwell Banker Paradise Associates will sign a commission agreement when hired.
Commission plans are explained in “The Choice Is Yours” manual and are adjusted annually on the
Associate’s anniversary date.
9/30/17 4
REFERRALS
Coldwell Banker Paradise is a Principle Broker with the Cartus Referral System, the leading
referral system in the world. As a principle broker, we are the preferred real estate broker for all
incoming leads unless the customer requests otherwise.
Commissions on all company generated incoming referrals carry a 35% referral fee (except for
Cartus Affinity referral which carries a 37.5% referral fee). Referral fees on agent generated incoming
referrals from brokers that are not part of the Cartus system are as negotiated by the agent.
All outgoing referrals must be sent through the Cartus system. For referrals sent on an outgoing basis,
the agent will be paid 80% of the commission dollars received by CBP for the first two closed referrals
in a calendar year. For the third and all other closed out going referrals, the agent will receive 100% of
the commission dollars received by the company (after the Coldwell Banker franchise fee).
COMPANY SERVICES PROVIDED TO ASSOCIATES
Coldwell Banker Paradise provides a wide variety of services for its Sales Associates. The
Company recognizes individual production by providing increased level of services based on
production. However, each Sales Associate with CBP enjoys benefits and support far above the
competition. Included among these are:
Impeccable community and professional reputation as well as being the most prestigious
name in both the Indian River County and national real estate markets.
A well-coordinated marketing and advertising program with local newspapers, magazines
and other print media, plus national advertising support including national television, print
media, radio, and more.
Branch offices equipped with modern office facilities including computer terminals, copy
machines, fax machines, etc. Each branch office is staffed with administrative staff, whose
sole job is to ensure the success of the Associates.
Membership in many important and prestigious local, state and national organization,
including:
Four Multiple Listing Services covering mid and south Florida markets
Local Associations of REALTORS
State and National Associations of REALTORS
Local Chamber of Commerce
Cartus Referral System
Relocation Department handling incoming and outgoing referrals from our large referral
network.
9/30/17 5
Unique marketing services including: Seller Services Guarantee, Buyer Services Guarantee,
Buyer Ready Marketing System, Previews Marketing Program, Coldwell Banker Mortgage
and Home Warranty. Professional collateral materials supporting these services are
provided to Sales Associates.
Local and National award program recognizing Sales Associate achievements.
Comprehensive ongoing training programs through Coldwell Banker University and local
CBP training, as well as Fast Start, the leading training program for new sales associates.
Monthly general sales meeting to supplement weekly branch sales meetings designed to
keep all Sales Associates informed on the latest developments in our business. General
sales meetings feature a variety of programs including speakers providing information on
topics of interest to all REALTORS.
Standardized real estate forms are available to the Sales Associates. It is expected that
these forms be used unless prior agreement is obtained from management.
A wide range of Coldwell Banker information, marketing materials and services are
available to the Sales Associates. ColdwellBankerWorks.com is a valuable source of
information on the many services available.
ADVERTISING AND MARKETING
GENERAL POLICY
Coldwell Banker Paradise is responsible for and will maintain an advertising program under the
guidance of our Advertising Director. This will consist of institutional advertising to promote the
name of the Company and ads on individual houses as part of our marketing program to sell the home.
A key component of our advertising program is the promise that “We Advertise Every Home Every
Day.” Coldwell Banker Paradise uses a variety of advertising media to accomplish these objectives
including:
Coldwell Banker Paradise Buyer’s Guide
CBP Web Sites
Coldwell Banker On-Line
Internet Distribution Partnerships
Newspaper
Civic Programs
Chamber of Commerce
Signs
Multiple Listing Services
Supplemental Magazines
Local Real Estate Publications or Tabloids
Brochures
9/30/17 6
Press Releases
Coldwell Banker and CBP Materials
EDDM – Every Door Direct Mail campaigns
The Company reserves the right to choose advertising alternatives as well as add to or delete from its
advertising program.
GENERAL PROCEDURES
1. CBP will handle the Company’s advertising.
2. It is the listing Associate’s responsibility to keep their customers posted on how his/her
property is being advertised.
3. Please call any errors to the Advertising Director’s attention immediately. It is always the
Associate’s responsibility to read and critique ads on his/her new listing. Suggestions for
changes in ad copy must be in writing.
4. It is in the best interest of all Associates to continuously review marketing strategies with
each customer.
5. Associates must have Manager’s approval on any personal promotion or outside advertising
and must use the Coldwell Banker Paradise, L.C. logos of a size and manner that complies
with franchise guidelines.
6. If an associate advertises a phone number other than the Company number that number is to
be considered the property of the CBP until all advertising identifying the Company is
withdrawn.
7. Be sure to check with your office administrator for advertising deadlines.
8. Do not promise special advertising at company expense until clearing it with the
Advertising Director.
Signage
There will be no alteration of CBP signs. All sign riders must be Company approved and cannot cover
the Company office telephone number. No alterations or other riders can be used without Management
approval.
Coldwell Banker Logo
The Coldwell Banker logo is copyrighted and must be adhered to by all Associates. Any advertising,
brochures and/or marketing materials must include the appropriate logo and color.
9/30/17 7
For further details, see the Coldwell Banker Residential Affiliate Policy and Procedures Manual, and
the Coldwell Banker Ad Kit, Identity Standards. The manual and standards are available on-line at
ColdwellBankerWorks.com.
“DO NOT CALL” REGISTRY PROCEDURES
Coldwell Banker Paradise complies with the FCC and FTC’s federal telemarketing rules. The company
accesses the Registry and will monitor compliance with the Rules. All Sales Associates have easy
access to the Do Not Call Registry through the Lead Router system, and can check any number in the
country. To access Do Not Call Registry, login to LeadRouter >Hover over YOUR LEADS>Click
DNC CHECK. Enter phone number or list of phone numbers you want to check.
Each individual agent will create a list of his or her farm and sphere of influence as prospects. Before
making calls to prospects, the Sales Associate must determine whether the prospect fits the Safe
Harbor provisions, or must check to ensure the prospect is not on the Do Not Call list.
Anyone requesting to be specifically put on the Company’s Do Not Call List is to be reported to the
Agent Services Administrator for inclusion on the list. All names on the specific Do Not Call list will
be added to the list every 90 days.
All agents will make calls in conformance with the following guidelines. Calls are to be made between
10 a.m. to 8 p.m., Monday through Saturday. Caller is to identify their name, company name, and if
requested, the agent is to provide the contact information for the Agent Services Administrator to the
customer being called.
At all times, agents are to be polite, informative and helpful to all prospects they are calling. Any
unacceptable conduct will result in counseling and possibly dismissal for repeated infractions.
Unacceptable conduct includes: repeatedly calling the same number; allowing the phone to ring
numerous times; abusive tactics such as threats or obscene language; or hanging up when consumer
begins to request placement on company’s do-not-call list.
Before calling, the agent’s responsibility is to check the registry and company specific Do Not Call list
and refrain from making any calls to prospects on those lists. Agents acting as buyer’s representatives
may call prospective sellers who are interested in selling their homes for a specific customer or to
preview the home to show to potential customers. Agents may not call prospects on the Do Not Call
list for a general solicitation even if they have indicated a desire to sell their home.
Agents may call past prospects for up to 18 months after last doing business with the customer. Agents
may further call prospects for 90 days after the prospect has requested information. Beyond those 18
months and 90 day deadlines, agents must obtain written authorization from any former customer or
prospect appearing in the Do Not Call registry before placing further calls. Agents must keep a log of
contacts to comply with these time constraints.
As part of the policy, all agents must undergo training on proper methods of calling before conducting
any phone prospecting.
Evidence of such training is to be kept in the form of a sign-in sheet at each class or a specific training
form if the agent takes such training from an outside course.
9/30/17 8
EDUCATION AND CAREER DEVELOPMENT
CBP and COLDWELL BANKER UNIVERSITY offer the Sales Associate extensive and
comprehensive education programs and workshops for various levels of experience. These programs
consist of classroom instruction, use of role-playing techniques, video, and field activities.
For the convenience of Sales Associates, the education programs and workshops are offered on an
ongoing basis. All experienced Associates new to CBP shall participate in a one-day orientation and
the Fast Start training within three months of their association. However, all of the programs are made
available to both “new” and “experienced” Associates. Some programs are at no cost, others have
some cost. It is our expectation and recommendation that our Associates will utilize the training as a
valuable resource.
List of programs:
SPRINGBOARD: A self-directed program designed as preparation for TECHNICAL
SKILLS and FASTSTART, which will guide you through a series of activities leading to
potential business, and develop market knowledge.
TECHNICAL SKILLS: This series is an introduction to listing and sales contracts, agency
disclosure, mortgage financing, relocation, and referrals, goal setting and other technical
aspects.
DISCOVER THE DIFFERENCE: A one-day condensed overview of the many Coldwell
Banker programs that make up the “systems” approach to real estate. It is designed to provide
you with an understanding of the benefits of being affiliated with Coldwell Banker.
FASTSTART: This series is a skills development program for prospecting and presentation
techniques. You will develop the skills necessary for building business relationships in order to
provide quality customer service and achieve production
SUCCESS TRACK: It is a weekly activities driven program that gets you involved in the
daily activities of listing and selling real estate. This is a concentrated participation program
that provides direction and support for establishing good working habits that lead to productive
achievements.
PRESENTING AGENCY RELATIONSHIPS: This class provides presentation techniques
for agency disclosure. A visual presentation designed to help buyers and sellers have a clearer
understanding of representation opportunities and benefits available to them.
PERSONAL BUSINESS PLAN: Each Sales Associate is their own business entity. A
personal written business plan will aid in ensuring the operation of a successful and profitable
business. It is the expectation of CBP that each Associate will develop and operate by their
plan
9/30/17 9
In addition to these programs that are provided locally, Coldwell Banker University offers a wide
range of programs offered in nearby locales, by correspondence and on-line which are available to
Associates at a competitive cost. A few of these programs include:
MAKE IT HAPPEN: One-half day program designed to help you organize your activities
using time management techniques to achieve maximum production results.
PHONE POWER/TELPHONE SKILLS WORKSHOP: A one-half day program designed
to increase your telephone effectiveness, develop your telephone prospecting skill, and evaluate
and convert your prospects to appointments.
FOUNDATION OF MARKETING – FARMING: A one-half day program designed to
enhance your ability to select, organize and implement a successful geographic prospecting
program.
FSBO WORKSHOP: This one-half day workshop will give you the skills and techniques to
attain the appointment of sellers that have the immediate need to sell. You will learn a special
presentation specifically for FSBO’S that will help build your confidence level. Have Fun
Selling By Owners and increase your listing inventory.
THE PROACTIVE LISTENER: This one-half day program is designed to help you increase
business by actively listening to what other people say, understanding what they really mean
and asking the right questions.
DYNAMICS OF BEHAVIOR: A two-part series, each one-half day workshops. This course
will heighten your understanding of various behavior patterns and will enable you to capitalize
on your behavioral strengths. Research supports the conclusion that the most effective people
are those who know themselves, are able to recognize the demands of their customers, and
adapt strategies to meet those needs. There is a $15.00 materials fee for Personal Profile
System that is administered in the course.
EVERYBODY WINS: this one-day program will teach you how to use information, time
pressure and power to negotiate the best solution for everyone in a transaction.
PLAN FOR YOUR SUCCESS: This one-day program is designed to increase production for
seasoned Sales Associates by helping them analyze past productivity and create a personal
“Success Road Map” for the future business.
In addition to education programs, the Management has established support services of career
consulting and coaching to enhance productivity and professionalism. However, the best training
ground for selling real estate is practical experience. Our education philosophy is to learn and apply.
Education without application is worse than worthless. Every transaction is unique and different and
you will learn by doing.
CBP encourages their Sales Associates to further their education through GRI and CRS designations,
as well as, obtaining a Brokers license, attending conventions, and reading trade publications.
9/30/17 10
RECRUITING OF ESTABLISHED AGENTS
RECRUITING INCENTIVE:
1. WE NEED YOUR HELP to identify agents we would like to recruit. Please let any of the
Managers know who you would like us to speak with and we will contact them. Please keep your
eyes and ears open to identify Agents who would like to make a change. Think of your last
several transactions. Who did you think did a good job in a professional manner? The more active
agents we have in the office, the more synergy created and the more opportunity to generate
income. It is always much easier to work a coop transaction with someone in the same office than
in another office.
2. EXPERIENCED AGENT: $1,000 Bonus for recruiting an experienced Agent from another
company with a minimum of $1,000,000 Annual Volume and proven documentation such as
copies of HUD-1 Closing Statements and/or IRS Form 1099 showing income for prior 12 Months.
Bonus will be paid after closing of the Recruited Agent’s first Transaction with CBP.
3. INEXPERIENCED AGENT OR AGENT WITH LESS THAN $1,000,000 in Annual
Volume: $500 Bonus to be paid after closing of the Recruited Agent’s first Transaction with CBP.
4. NEW AGENT JUST LICENSED OR CHANGING FROM INACTIVE TO ACTIVE
AFTER ONE YEAR OR MORE OF BEING INACTIVE. $250 Bonus to be paid after closing
of the Recruited Agent’s first Transaction with CBP.
Revised 7/28/09
EXPECTATIONS FOR ALL PROFESSIONAL
FULL-TIME ASSOCIATES OF
COLDWELL BANKER PARADISE
It is the intent of CBP to allow each Associate to achieve the highest level of earnings possible
in our marketplace, while also ensuring the long term stability of the company through capital
investment for the future and a fair profit level. To maximize Associate earnings, the Company
provides materials, state-of-the-art equipment and Management support to assist the Associates in their
day-to-day operations. Each Associate is expected to provide the enthusiasm, competence, and
professionalism necessary to maintain the high standards and level of quality that is expected at CBP.
All professional full-time Associates will be expected to adhere to the criteria listed below:
1. Maintain membership in the local Association of REALTORS.
2. Obtain and keep any occupational or other licenses current as required by the policy of each
branch office.
3. Adhere to the REALTOR Code of Ethics and MLS Rules and regulations.
4. Consider your real estate business a full-time career.
5. Attend office meetings and company meetings regularly and on time.
9/30/17 11
6. Make a commitment to familiarize yourself with all office inventory by planning your
weekly schedule to include property tour.
7. Process all sales and listings accurately and immediately.
8. Present a professional image in appearance and behavior at all times. The
Sales Associates should be dressed in professional or casual business attire in the office
(casual attire must convey a professional image and does not include tee-shirts, jeans, shorts
and flip flops). While we cannot list all the “do’s and don’ts”, our intent is to present the
most professional image possible. If necessity brings an Associate to the office in non-
business attire, the associate should attempt to avoid public areas, avoid interacting with
customers and keep the visit as brief as possible.
9. Maintain a record of your sales and listing activity (productivity chart) to determine your
income and source of business.
10. Determine annual production goals and put them in writing…your commitment to yourself
and your company. Develop a personal business plan to achieve your goals and review it
with your Sales Manager.
11. Continue to upgrade skills and professionalism through training sessions, seminars, special
interest courses, GRI classes, CRS, etc.
12. Keep abreast of current financing methods, rates, etc.
13. Set up an area, sphere of influence or corporate farm and consistently work it with mailings,
phone calls, and personal contacts.
14. Maintain a positive attitude about your Company, your co-workers, your competitors, and
the real estate business.
15. Be considerate of other Associates while they are at their desk and conducting their
business.
16. If a customer requests another agent’s contact information, give it to them with a positive
and courteous attitude toward the customer and the agent.
17. Invest in your business through personal or promotional advertising, mail-outs, giveaways,
etc.
18. The Associate will pay all company paid accrued expenses within 10 days of the statement
date. Associates must provide the company with authorization to charge any unpaid
statement to a major credit card. Late fees as established by the Company will be charged
on unpaid balances if the credit card is denied.
19. Anyone associated with CBP is required to carry Errors and Omissions insurance. The
Company will be responsible for obtaining coverage. The cost of this insurance will be
deducted on a per unit (side) basis according to the agent’s compensation split.
9/30/17 12
20. It is important that the office always appear neat and orderly. All Sales Associates and
employees are, therefore, urged to be conscious of this fact: desk and general workspace
should be kept neat at all times. Associates are expected to leave general workspaces neat.
21. As a courtesy to our sellers, Associates are expected to show CBP inventory prior to
competitors’ inventory whenever possible.
22. An Associate who is out of town for more than a day must leave someone in charge of
his/her business, notify office personnel, and leave numbers where the Associate can be
reached.
23. All Associates are expected to have some means of contact such as a cell phone during
normal business hours.
24. The nature of the real estate business is becoming inextricably tied to computer retrieval
and sorting of information. All Associates need to have computers of their own. The
Company equipment and programs are to provide additional and specialized support, and
access to the Company database and MLS system.
25. Associates will be issued a key for after-hours access. When leaving Associates are to
make sure the office is secure.
26. Support and demonstrate team spirit by assisting co-workers when the need arises.
SERVICE SPECIALIZATIONS Specialized service will ensure that our customers and customers receive the best service within our
capabilities.
The Code of Ethics requires that we do not undertake any assignment that is outside our area of
expertise. Associates operating outside their area of expertise are expected to find an associate who
specializes in the subject properties. Compensation and responsibilities are to be agreed upon by both
parties and submitted in writing to management for approval.
Any prospect directed to the wrong department (e.g.: residential, commercial, property management,
new homes), upon discovery by an Associate, must be directed to the proper department as a courtesy
to the customer and the Associates colleagues.
Associates having established customers, who desire to transact real estate in an area that is outside the
specialty of his/her department, will confer with Management for proper servicing of the person’s
needs.
Commercial Agents: To become a CBP Commercial agent, three basic requirements demonstrate
competency and an interest to grow in the market category:
1) Each commercial agent must regularly attend the commercial agent sales meeting
9/30/17 13
2) At the commercial sales meeting the agent must contribute the results of their prospecting to
help all agents keep current with the various market areas
3) Each commercial agent must be on a path to becoming certified as a CCIM (Certified
Commercial Investment Manager)
a. At least one CCIM designation course must be completed before being considered a
commercial agent.
b. At least one CCIM designation course should be completed each year until the
designation is earned.
TEAMS AND ASSISTANTS
Coldwell Banker Paradise recognizes the necessity for an assistant program to enable top Associates
with aggressive business goals to compete within the industry standards that have developed
nationwide. It is the intent of CBP to offer this program as a benefit for any Associate who wishes to
increase their business potential; however, it is not the intent to allow Associates to combine sales in
order to reach a higher commission level. The first step is to obtain the Manager’s approval in
advance. Teaming with a Sales Assistant not yet affiliated with CBP is strongly encouraged. Teaming
with an Associate or adding to a team of associates within CBP is normally not acceptable and requires
the Managers approval of the business plan in advance.
The following criteria have been established for Sales Associates who wish to develop their business
through the use of assistants:
Obtain approval of the Manager prior to initiating the process of an assistant program. As stated
above, teaming with an assistant to form a business unit requires the developing of a business
plan. The furnishing of an additional desk is at an additional cost to the associate, and requires
manager approval and sufficient production to justify the use of the space.
One member of the team will be designated as the Primary Associate and receive all credit for
listings and sales in both volume and GCI. He/she will receive all company recognition, be
eligible for corporate referrals and may take call time if desired. All other members of the team
will be designated as assistants or team members. Corporate referrals must be serviced by the
Primary Associate and may not be assigned to an assistant.
The Primary Associate has the responsibility of providing a written business plan to the
Manager for review and approval. The Primary Associate shall supervise the implementation
of the plan. There is a Company expectation that increased business will be the result of an
Associate’s adopting an assistant program
. The Manager will review the business results of the team every six months to ensure that the
anticipated business increase is accomplished and is being implemented according to the
business plan. If the anticipated increase in business has not developed, the Manager will
counsel with the team and establish guidelines for the team’s continuation.
The plan should include job descriptions for all assistants, both unlicensed and licensed
(clerical and non-clerical). A licensed assistant shall be designated as clerical if their duties do
not include an activity requiring a real estate license. An unlicensed assistant shall
automatically be designated as a clerical assistant. If an assistant’s duties include any activity
9/30/17 14
requiring a real estate license, the assistant must place their license with CBP and join the local
Board of REALTORS.
Husband and wife are considered a team of two (one must be designated as Primary) unless
they have elected to maintain individual compensation plans.
The Company will have additional charges for teams with assistants. These charges have been
established to allow the Company to recover the cost of servicing the assistant. The charges
will include the cost of additional space the assistant requires, costs of company events that the
assistant attends, and other expenses associated on a per person basis. Licensed assistants (not
designated as clerical) shall pay marketing fees that apply to any licensed agent.
Because assistants need to work closely with other agents and staff in the company, it is
important that assistants feel that they are a part of the Coldwell Banker Paradise team, as well
as the agent’s team. Therefore assistants will be invited to all company events, the cost of
which is to be paid for by the Primary Associate.
It is recognized that a Primary Associate may desire more than one assistant. If more than one
assistant is included in the team, the same requirements of a business plan and an increase in
anticipated business will apply as well as the review by the Manager every six months to ensure
the team’s success.
Modified 8/10/09
PERMISSIBLE ACTIVITIES OF AN UNLICENSED ASSITANT
Unlicensed assistant is defined as support staff for a real estate corporation or other licensed
individuals.
Answer the phone and forward calls
Fill out and submit listings and changes to any multiple listing service
Follow-up on loan commitments after a contract has been negotiated and generally secure the
status reports on the loan progress
Assemble documents for closing
Secure documents (public information) from courthouse, utility district, etc. Have keys made
for company listings, order surveys, termite inspections, home inspections and home warranties
with the licensed employer’s approval
Write ads for approval of the licensee and the supervising broker, and place advertising
(newspaper ads, update web sites, etc); prepare flyers and promotional information for approval
by licensee and the supervising broker
Receive, record and deposit earnest money, security deposits and advance rents
Only type the contract forms for approval by licensee and supervising broker
Monitor licenses and personnel files
Compute commission checks
Place signs on property
Order items of repair as directed by licensee
Prepare flyers and promotional information for approval by licensee and supervising broker
Act as a courier service to deliver documents, pick-up keys
9/30/17 15
Place routine telephone calls on late rent payments
Schedule appointments for licensee to show a listed property
Be at an open house for:
o Security purposes
o Hand out materials (brochures)
Answer questions concerning a listing from which the answer must be obtained from the
licensed employer-approved printed information and is objective in nature (not subjective
comments)
Gather information for a Comparative Market Analysis
Gather information for an appraisal
Hand out objective, written information on a listing or rental
Revised and approved by FREC 09/15/2009 Revised and approved by FREC 09/15/2009
CUSTOMER/CUSTOMER RELATIONS
All Sales Associates of CBP have the opportunity to work with any customer or prospect in the local
area.
Any misunderstanding or differences regarding a customer-customer transaction should be handled
with the Company and at no time should one Associate involve a customer-customer in his differences
with another Associate.
Coldwell Banker Paradise, reserves the right to reassign a customer when it is apparent that there is a
personality clash or for some other valid reason. Associates may also voluntarily ask that the customer
be reassigned. This request should be discussed with Management.
During a Sales Associate’s absence, the Associate must make arrangements with another Associate to
handle existing business. To allow Associates needed time off, it is recommended that each Associate
make prior arrangements with another Associate on an on-going basis, and inform management of this
arrangement. Any splits in commissions must be predetermined and in writing. If this is not done and
a dispute arises, the commission in question will be split equally (50:50) between the Associates.
Our first priority is to serve our customers well. It is the goal of the firm to get every call to the listing
agent if the agent is available within 10 minutes. If a prospect comes in or calls in and does not ask for
a specific Associate, a specific property, or indicate in any way that he/she has been contacted or
discussed property with anyone else in the office, this prospect will be assigned to the Associate on call
who is the next in line for a “floor call.” On the other hand, if a buyer who has an established
relationship or is a personal referral of an Associate, calls or walks into the office and asks for that
Associate, if that Associate cannot be reached, the Sales Associate on Opportunity Time should make
every effort to serve the customer. If both Associates show the customer property, they should sit down
and decide who should continue with the prospect or what commission split, if any, should be involved
between the two Associates for helping each other out.
In the event that the Associates cannot resolve any revenue issue themselves, either one or both may
request the Sales Manager’s assistance. If the issue is not resolved by the Management, it will then go
to an Arbitration Committee made up of two Associates chosen by each agent party to the dispute and
9/30/17 16
one chosen by the Management. If one of the involved Associates is no longer associated with the
Company, then they may choose to have the issue arbitrated by the rules of the local Board of Realtors.
OPPORTUNITY TIME GUIDELINES
Opportunity Time is just that, an opportunity to obtain buying and selling prospects to develop into
customers and customers. If a prospect call is received during which is also referred to as Floor Time,
the call should be serviced immediately. It shall be the responsibility of the Associate to find a
replacement should it becomes necessary to leave the office to service that property. Any walk-in
customer will be assisted by and will become the customer of the Associate on duty.
Sales Associates should be dressed in professional or casual business attire (casual attire must convey a
professional image and does not include tee-shirts, jeans or shorts) for both Opportunity Time and
other times when a sales situation is possible. This includes weekend Opportunity Times. While we
cannot list all the “do’s and don’ts”, our intent is to present the most professional image possible.
We expect the Sales Associate to arrive early and project a business-like attitude to do a good job for
himself and/or herself and the Company.
Each Sales Associate may participate in Opportunity Time if the Associate meets the criteria
established by Management from time to time. Time periods will be assigned. The main duties for the
Sales Associate on Opportunity Time are to (1) handle all customer inquiries if the listing agent is
unavailable, and (2) greet walk-in customers, answer the telephone and make showing appointments in
the absence of a receptionist.
If, for some reason the Sales Associate on Opportunity Time cannot be available, it is not the
responsibility of Management or staff to find a replacement. It is up to that person to make
arrangements with another Sales Associate to cover that time. Failure to make sure an agent’s
Opportunity Time is covered will result in an agent becoming ineligible for future Opportunity Time.
Opportunity Time schedules will be the responsibility of the Sales Manager. Schedules will be posted
in advance specifying assigned Sales Associates and hours scheduled. A fair and consistent method
will be used to insure that all Sales Associates share the benefits as equally as possible.
Criteria for Opportunity Time:
1. Associate must complete Company training as required by Manager.
2. Associate must complete office orientation.
3. Associate must complete telephone Opportunity Time training session.
4. Associate must have fulfilled the productivity criteria as established by Management.
9/30/17 17
OPEN HOUSE GUIDELINE
Coldwell Banker Paradise, L.C., REALTORS, encourages all Associates to hold “Open Houses” to
generate prospects for listings and sales. Associates are encouraged to implement the “Tell 20”
Marketing System.
CBP “Open House” hours are to be at the Associate’s discretion.
It is the Associate’s responsibility to comply with ordinances relative to temporary signs. Any fines
incurred will be the responsibility of the Associate.
An “Open House” must never be left unattended, without seller and management approval in writing.
Customers should be discouraged from being present for an Open House, and should never be at an
Open House without an Associate present.
GEOGRAPHIC FARM AREAS
It is the policy of CBP to encourage all Sales Associates to prospect through “Geographic Farming” in
neighborhoods of their choice. The selection of neighborhoods should be with the guidance of the
Sales Manager. Considerations for selection should be: ratio of homes on the market to sales; number
of houses in the area; proximity of area to Associate’s home, office or drive route, activity of other
CBP Sales Associates in the area.
Specific activities must be engaged in on a regular basis in order to designate a neighborhood as an
Associate’s “Farm.” These activities should include mailings or hand-delivered printed promotions,
FSBO solicitation, expired listings monitored and solicited.
When sending mailings announcing the listing or sale of a home, Sales Associates are required to
request consent from the Seller or Buyer before using any individual names on the material.
It is the opinion of CBP that all prospecting activity and multiple for-sale signs in a neighborhood
support and encourages additional business. Due to restrictive trade agreements and Independent
Contractor status, we cannot “protect” a neighborhood against more than one Associate’s business
development. However, we encourage Sales Associates wishing to establish a geographic farm to
select one of the many areas not currently being worked in order to more quickly recognize benefits for
themselves from their efforts
COMPANY POLICY REGARDING AGENCY
In order to provide Sellers and Buyers with the highest level of service, Coldwell Banker Paradise,
L.C. operates as a Transaction Broker. Any sales associate needs to seek approval from a manager to
represent a customer as a Single Agent. Sales Associates may need to notice a buyer or seller that they
will be Non-Representative on particular transactions (e.g. when the agent is representing their own
property, or if a seller has chosen not to employ us by agreeing to pay a commission.) All laws, as
revised by the state from time to time, will be implemented fully in all instances. A Transaction
9/30/17 18
Broker notice is not required. A copy of the required agency notices must be kept in the customers file
for any other type of representation.
Sellers will be provided in their listing agreements a Transaction Broker Disclosure. If a seller does
not choose to allow Transaction Brokerage, this must be noted on the listing sheet. All agents working
with buyers on the property in this situation must obtain permission from the buyer to work in a non-
representative capacity before showing the property.
Buyers may be given the opportunity to enter into a Single Agent representation by signing a Buyer
Broker Agreement. On the Brokerage Relationship Disclosure there is a Transactional Broker
Agreement as well as a Permission to Transition Agreement. If the buyer wants a Buyer Broker
Agreement but does not agree to Transactional Brokerage, then properties listed by Coldwell Banker
Paradise, L.C. cannot be shown to them. If they decline the Buyer Broker Agreement, an Associate
may work with them in a non-representative capacity or transaction brokerage capacity.
Retainer fees are to be held in escrow until the transaction settles, at which time it will be credited or
refunded to the buyer, or the agreement with the purchaser expires or is terminated.
Associates working on commercial transactions in which the assets of the parties individually exceeds
$1million may both elect Single Agency representation within the Company if the buyer and seller are
represented by different Company Associates.
ANTITRUST COMPLIANCE POLICIES OF
COLDWELL BANKER PARADISE
The commission rates of our firm are based upon the cost of the services we provide, the value of these
services to our customers and competitive market conditions. Our commission rates are not determined
by agreement with, or recommendation or suggestion from, any person not a party to a listing
agreement with our firm.
Salespersons affiliated with this firm shall not participate in any discussion with any person affiliated
with or employed by any other real estate firm concerning the commission rates charged by this firm,
or any other real estate firm in our community.
When soliciting a listing, or negotiating a listing agreement, no salesperson affiliated with this firm
shall make any reference to a “prevailing” commission level in the community, the “going rate,” or any
other words or phrases that suggest that commission rates are uniform or “standard” within our
marketing area.
The amount of sub-agency compensation, or “commission split,” offered by this firm to cooperating
brokers is determined by the level of service we can expect a cooperating office to perform, and the
amount of compensation necessary to induce cooperation under prevailing market conditions. Sub-
agency compensation, or commission splits, are not intended, and may not be used, to induce or
compel any other real estate firm in our marketing area to raise or lower the commission they charge to
their customers.
9/30/17 19
When soliciting or negotiating a listing agreement, no salesperson affiliated with this office shall
disparage the business practices of any other real estate firm, nor suggest that this office, or any other
office, will not cooperate with any other real estate firm. Listing presentations shall focus exclusively
upon the level of service and professionalism provided by this office, the results we have achieved for
other customers, and the value the customer can expect to receive for the fees we charge. Potential
customers should be invited, and encouraged, to compare the value of our services to those of any
other real estate firm in our marketing area. Likewise, any salesperson who is invited by a potential
customer to compare our services with those of any other real estate firm should do so by emphasizing
the nature and quality of the services we provide.
Whenever a salesperson is unsure about the proper way to respond to the concerns of an actual or
potential customer or customer, or whenever a salesperson has been present during an unauthorized
discussion of fees or commissions, he should contact his principal broker or sales manager
immediately. If necessary, the broker or manager will consult our firm’s attorney.
HOME WARRANTY PLAN
It is imperative that all listings and all sales have an acceptance or waiver of the Warranty Plan when
you hand in your paperwork.
If there is no warranty in the file and a problem comes up, you will bear the expense.
CLOSING COORDINATOR
Using the closing coordinator allows you to spend more time listing and selling, and ensures top-notch
service for your customers. The cost of the Closing Co-ordinator will be the responsibility of the Sales
Associate. However, CBP provides certain subsidies and support to the Closing Co-ordinator so that
they can efficiently provide service to our agents.
CO-OPERATION WITH OTHER COMPANIES
Unless directed by sellers otherwise, Coldwell Banker Paradise will cooperate with all local Multiple
Listing Services members and subscribers.
When presenting an offer to purchase, all offers must be presented in writing and the associate must be
present for the presentation or find a Company representative to be present.
FEES FOR SERVICES
Commission rates are not set by law, or by agreement among Brokers. They are a matter of agreement
between the property owner and Coldwell Banker Paradise, as established by management.
9/30/17 20
Commission to be charged by Coldwell Banker Paradise and its associates shall be a minimum of the
following:
Homes and Condominiums 6%
Newly constructed homes and condominiums 5%
2 or more listings simultaneously by the same owner 5%
Vacant land under $99,999 7%
Vacant land over $100,000 6%
If needed, agent may agree to accept a 1% commission reduction if they are the listing and selling
agent.
Agents within the company have different levels of expertise and different personal marketing services
and consequently are authorized to charge over the described minimum commissions for their services.
Agents may adjust their portion of the commission at their discretion.
Listings may be taken below these commission rates with the approval of a manager. Any adjustment
to the company portion of a commission must be made in writing and approved by a manager in
writing prior to the commission reduction. Email communication is most efficient in these matters so
that there is a clear record.
PROCESSING LISTINGS, SALES & CLOSINGS
In order to insure that our support staff can process each listing, sale, and closing transaction according
to Company and state requirements, the New Listing Checklist for all listings taken and Transaction
Status Report for all sales must be used. These forms work as a checklist insuring that all the
paperwork has been completed properly and are included in the Listing Packets and Sales/Closings
Packets, which are available in all branches in the Thirty Drawer Cabinet.
LISTINGS
Associates are encouraged to list property for a minimum of 180 days. Any new listing or changes to
the status of a listing must be done using the MLS Profile Input Form or Change Notice and be signed
by the seller(s), Sales Associate and Sales Manager prior to changes being made to the listing service.
All listings are the property of CBP and can be released only by the Sales Manager; requests for
releases must be in writing from the seller(s). It is the Associate’s responsibility to proofread the MLS
information promptly and make sure that any errors are corrected. The Associate will be responsible
for any fines for incorrect information in the MLS.
It is the Associate’s responsibility to install the lockbox. Associates may use personalized signs, name
riders, or any other addition to the sign approved by Management, to encourage calls for information.
All paperwork must be turned in prior to putting the sign up.
On all residential listings, the Marketing Services Guarantee, a Seller’s Disclosure, and a presentation
of a Home Warranty are to be used to insure the level of customer service to which the company is
9/30/17 21
committed. All forms required by the New Listings Checklist must be included with the listing
paperwork.
SALES /CLOSINGS
Any deposit checks are to be submitted immediately. Sufficient earnest money should be obtained on
each contract to demonstrate the purchaser’s willingness to complete the transaction. In most cases,
we encourage Associates to use an earnest money deposit of at least two-percent (2%) to show good
faith, with the deposit to increase to 5% to 10% after completion of the initial due diligence period.
The Company’s escrow accounts are interest-bearing accounts, with the interest to accrue to the
company to defer the accounting costs. A fee for escrow maintenance, as set by the Company from
time to time, is to be charged for any deposit held by the Company but not accruing interest to the
Company.
In the event that a deposit is forfeited, all expenses (including legal fees) will be deducted before any
disbursement is made to associates. Forfeited deposits will be paid on a 50/50 split with the associate.
The Associate must maintain a complete, up-to-date file (as per Branch Office Policy and as outlined
in the Sales Status Form) for each sale in progress so that management may, at any time, refer to the
file and respond to any inquiry regarding the sale and its status or to consult with the Selling Associate
regarding the transaction. A copy of all offers, counter-offers and executed contracts, with all
appropriate paperwork, is to be immediately submitted to management.
The Associate must provide the services required throughout the pending status. In the event a Selling
Associate is unable to fulfill these responsibilities to the customer, management reserves the right to
reassign the customer and the appropriate portion of any commission involved.
Once a closing has been completed, the package must be submitted to the Real Estate Secretary in the
branch office. Once processed the staff will forward the package via overnight courier to the
accounting department where it will be processed and checks will be disbursed. Those checks will be
returned to the branch via the interoffice mail directly to the Associate. Please do not take closings
directly to the accounting department, as they must all go through the staff first. The Associate is paid
only after all duties are fulfilled.
Copies of all letters pertaining to real estate, regardless of whether they are written by the Sales
Associate or others, as reports, termite letters, services guarantees, homeowner’s warranty agreements
and closing statements shall be placed in the proper office files. This is the only protection that the
Broker has in the event of a lawsuit, and full knowledge of the case is important. There shall be no
excuse for the violation of this guideline. The office files are to remain in the file cabinets at all
times.
BUYING AND SELLING PERSONAL PROPERTY
Sales Associates shall not attempt to purchase or sell real estate without making the offer in writing
with a deposit attached and processed through normal Company procedures.
9/30/17 22
Any contract of sale to buy, sell or lease real estate by a licensed Associate or, if the contract involves
a member of the Associate’s immediate family, the following clause must be inserted in the contract:
“The seller/buyer acknowledges being advised that the purchaser/seller is a licensed real estate
person or broker and is purchasing for his own account or the account of his immediate family.”
When any contract is to be presented on behalf of the sales associate, or any family member, business
partner or others with whom the sales associate has a close personal relationship, all other parties must
be represented by another Associate or manager to ensure representation of all interests.
Before a Sales Associate purchases or sells any property in which he/she has an interest or proposed to
have an interest in ownership, the transaction must be disclosed to management.
Associates meeting the requirements stated below may buy or sell their personal real estate and receive
either 75% of the gross commission on the side of the transaction in which they are personally
involved, or a share according to their compensation plan, whichever is greater.
NOTE THE FOLLOWING:
1. To receive this benefit, Associate must obtain Manager’s approval in advance.
2. Associate’s name must be on the deed. Any benefit received in increased compensation
shall be in proportion to the ownership of the associate and their spouse. This benefit does
not accrue to staff working for the Associate and not the Company.
3. The purchase or sale of commercial properties, vacation homes, second homes or
investment property must be approved by Management prior to listing or purchase of said
properties.
BENEFITS OF YOUR COLDWELL BANKER AFFILIATION
National Name Recognition
Brand Awareness
National Television and Cable Advertising
CBNet Industry News and Bulletin Boards
CBNet Preferred Alliance Programs
CB Market Place
Develops Marketing Tools and Systems
Image Building Promotions
Video Link Quarterly
Coldwell Banker University
International Award Recognition
Regional Awards and Recognition
Networking Opportunities
Annual International Business Conference
Annual Elite Retreat
Regional Conference (combined Broker & Sales Associates)
Servicing 2000 Meetings
9/30/17 23
CB On-Line (Internet Home Page)
CBNet (Affiliate network communication link)
Information Services
Supports CBNet and CB On-Line Communication links
Approves Software Vendors
Business Planning Software
Coldwell Banker Referral Services Inc.
Global Referral Network
Referral Manual
Printed Referral Directory
CBNet Referral Directory
Broker to Broker Referrals
Self-Study Specialty Certification
Marketing Tools
Home Price Comparison Index Brochures
Resort Properties Brochures
Cendant Mobility Services
Listing Opportunities
Buyer Homesearch Opportunities
Seminars
Specialty Certification
Corporate Lead Center
Affinity Programs
AON Home Protection Plan
AON E&O Insurance
Preferred Alliances Programs Agent, Broker, Staff Consumer
Airborne/Overnight
Cendant Mortgage
Business Building Systems
Seller Services System
Manual
Action Plan
Listing Presentation
Home Enhancement Guide
Home Enhancement Video
Seller Services Guarantee
Seller Disclosure
Marketing Tools
Buyer Services System
Manual
Buyer Services Guidebook
Buyer Services Follow-up Program
Services Buyer Video
9/30/17 24
Buyer Home Services
Marketing Tools Home Protection Plan
Buyer Services Guarantee
Business Development Systems
Annual Calendar Program
Annual Greeting Card Program
Personal Promotion Kit
Prospecting Tools
Personal Promotion Video
Personalized Newsletter
Personalized Brochures
Farming Tools
Concierge Systems Binder
Specialty Markets
Resort Properties Program
New Homes Program
Previews Properties
Discount Unique Homes Adv. & Wall Street Journal
AWARDS
1 MONTHLY AWARDS
A. Selling Associate of the Month – Awarded to the Associate in each office with the
highest number of qualified sales written during the month.
B. Listing Associate of the Month – Awarded to the Associate in each office with the
highest number of listing units for the month. Lots are excluded.
C. Associate of the Month – Awarded to the Associate in each office with the highest
closed GCI.
2. ANNUAL AWARDS
A. Associate of the Year – Awarded to the Associate with the highest closed GCI for the
year.
B. Highest Sales Volume of the Year – Awarded to the Associate with the highest dollar
volume of sales written during the year.
9/30/17 25
C. Selling Associate of the Year – Awarded to the Associate with the highest number of
qualified sales written during the year.
D. Highest Listing Volume of the Year - Awarded to the Associate with the highest listing
volume during the year.
E. Listing Associate of the Year - Awarded to the Associate with the highest number of
qualified listings taken for the year.
F. Rookie of the Year - Awarded to the new Associate with the highest closed gross
commission income. A new Associate is an Associate during the first 24 months after
their first transaction, and who has been affiliated with the company for less than 24
months.
G. Referral Associate of the Year – This award is presented to the Sales Associate who is
responsible for the most closed outbound referrals during the calendar year.
H. Ed & Marguerite Schlitt Professionalism Award – This award is presented to the
associate who has shown the highest regard for self-improvement, specialization,
service to their profession and superior skills in dealing with others.
I. Mallory Killam Community Service Award – Awarded to the Associate or staff
member who has shown a significant commitment to service within the community.
J. Circle of Excellence Award – For a Sales Associate to qualify for this distinguished
award, the following must be met: A Sales Associate must have at least one written
buyer-controlled sale and one listing taken during each month of the calendar year.
K. Circle of Honor Award - To qualify for this award, a Sales Associate must meet one of
the two criteria:
1. 100% Club for Sales – A Sales Associate must have at least one written buyer
controlled sale each month in the calendar year; or
2. 100 % Club for Listings – A Sales Associate must have taken one listing each
month in the calendar year
MISCELLANEOUS
CBP COMPANY MASTER ROSTER
The company roster is proprietary and may only be used for CBP Management approved
communications. If you have an email that is real estate related but not directly CBP, you can email it
to Management for approval before sending it out to the roster.
9/30/17 26
BUSINESS CORRESPONDENCE
All business- related correspondence should be typewritten on Company letterhead, should reflect
proper business standards, and be placed in the appropriate office file. Correspondence relative to
disputes or problems should be written only after consultation with the Sales Manager. All farm
mailings must be approved before mailing. Management reserves the right to check any
correspondence.
The mail clerk may open all incoming mail. If mail is not specifically addressed, it will be routed to
the manager for assignment. Non-business mail should be sent to a home address.
MAIL POLICY
1. All mail is at the Associates expense unless other arrangements are provided in the Associates
“The Choice Is Yours” compensation plan.
2. Coldwell Banker has a contract with Airborne, which is substantially lower in price than other
overnight services. Each office will have the overnight envelopes and labels, but are at the
expense of the Associate. Some exceptions to cost may apply in relocation referrals.
COPIES
The Associate is responsible for the cost of all copies unless other arrangements are provided in the
Associates “The Choice Is Yours” compensation plan.
INSURANCE
A. Automobile
Sales Associates must provide CBP with a Certificate of Insurance in accordance with
provisions of the Independent Contractor Agreement
B. Equipment
The Sales Associate shall be responsible for procuring, at his/her own expense, insurance
coverage on any personal property brought into CBP’s offices. The agent may add coverage of
their personal electronic equipment kept at the office at the time of policy renewal in November
of each year. The agent must provide an inventory of equipment to be covered with serial
numbers and receive a signed acknowledgement from the agent services coordinator to know
that coverage has been added.
B. Liability
CBP strongly recommends that a Sales Associate obtain at his/her expense additional umbrella
liability rider increasing total liability coverage to at least $1 million.
9/30/17 27
RENTAL AND PROPERTY MANGEMENT
Any agent may rent properties if they choose. A Rental and Property Management Department is
maintained to provide full service for our customers. In order to concentrate on their higher paying
sales business, sales agents may choose to refer leasing customers to an agent specializing in leasing
property. When the referred customer decides to buy or sell property, the Property Manager will refer
the customer back to the referring agent without any referral fee.
Any referral fees for owner or tenant referrals are up to agreement between the individual agents.
Because of the time sensitive demands of property management, all property management is to be
handled by the property management department. In the same regard, any Property Manager that
chooses to work with a seller or buyer, must designate a co-agent for those transactions to ensure that
property management duties remain the key focus of the Property Manager.
All rental commissions are split with the agent on a 50% split (despite any other compensation
agreement in the Choise Is Yours Plans) due to the extra handling and liability costs of property
leasing.
Any property manager choosing to do take sales listings themselves rather than referring the seller,
shall pay any fees normally paid by the sales associates (Marketing Fee, Realtor.com).
Modified 7.14.09
FINES AND/OR LEGAL FEES
In the event of legal action involving any transaction, an Associate shall cooperate fully with the
Company subject to the provision on the Independent Contractor Agreement. CBP and the Associate
will share the expenses of the deductible in the same proportion as the commission share on that
transaction. It is CBP’s policy to avoid litigation whenever possible and, the Company reserves the
right to determine whether or not litigation or dispute shall be prosecuted, defended or settled and
whether or not legal expense shall be incurred in conjunction with, or separate from the Associate.
TERMINATION OR TRANSFER OF AN ASSOCIATE
It is the policy of CBP to encourage and promote Associate retention and growth. In the unfortunate
situation where an Associate is either terminated by or leaves the Company, the following will apply:
1. An exit interview is required. The Sales Manager will conduct exit interviews.
2. Any Associate leaving the Company is to immediately notify the Florida Real Estate
Commission.
9/30/17 28
3. The Associate is responsible for all equipment and supplies, i.e., signs, and lock boxes
issued to them. They are to be returned in good, clean, and serviceable condition. The Sales
Associate will be charged for any lost or neglected property of Coldwell Banker Paradise.
4. All prospects referred to the Associate by CBP are the property of CBP. The terminating
Associate will turn these prospects over to the Broker. The terminating Associate agrees
not to work with or contact these office referral prospects directly or indirectly through
another person or company.
5. All listings belong to the Company listings from the outset and will continue to be
Company listings.
4. Any Associate leaving the Company must follow appropriate checkout procedures with the
office.
5. All sums owed to the Company must be paid in full at the time of departure. In the event
the Associate does not pay, appropriate action will be taken for collection. In addition, the
Associate hereby agrees that CBP may deduct all monies owed from any compensation
otherwise owed the Sales Associate.
6. Payments after Termination:
A Sales Associate affiliated with Coldwell Banker Paradise will be compensated after
termination of affiliation for contracts accepted but not closed or completed prior to
termination of affiliation on the following basis:
The Sales Associate will be compensated at the rate the associate was being
compensated at the time of termination under the following conditions:
> All applicable plan fees are paid when due until closing.
> The compensation plan anniversary date has not past.
> No incremental step increases will apply to terminated associates
regardless of break-even or compensation plan.
The Sales Associate’s compensation rate will immediately roll back to 50%
on outstanding closings if their compensation plan anniversary date passes
after termination but prior to closing.
IMMIGRATION REFORM AND CONTROL ACT
In according with the Immigration Reform and Control Act of 1986, it is CBP’s policy to engage the
services of only those Sales Associates who are authorized to work in the United States. Pursuant to
this law, all Sales Associates who are offered engagements as independent contractors will be required
to submit to CBP, prior to their date on engagement, documented proof of their identity and
authorization to work, and must additionally submit any other documentation required by the Act from
time to time. Failure to timely submit such documentation will result in termination of your position as
an independent contractor. If you have any questions regarding compliance with these requirements,
please contact your supervisor.
9/30/17 29
HARASSMENT
It is CBP’s policy that the workplace is for work. CBP’s goal is to provide a workplace free of
tensions involving matters that do not relate to business. In particular, an atmosphere of tension
created by ethnic or religious remarks or animosity, sexual advances, or other conduct of hostile nature
does not belong in the workplace. Any such behavior will not be tolerated. Sexual Harassment is not
only disruptive to orderly workflow, but is against the law as well.
Harassment may be overt or subtle. It may take different forms including the following:
Verbal – Innuendoes, suggestive remarks, jokes that are demeaning of others or sexual in
nature, sexual propositions, threats.
Non-verbal – Suggestive objects or pictures, graphic commentaries, suggestive or insulting
sounds, leering, obscene gestures.
Physical – Unwanted physical contact, touching, pinching, brushing the body, assault.
Please remember that what may seem like innocent fun to one person may seem like harassment to
another.
If any such verbal or physical conduct unreasonably interferes with your work performance or creates
an intimidating, hostile, or offensive work environment, we urge you to notify your Manager or any
CBP officer so that we may have an opportunity to investigate.
Concealed Weapons CBP employees and agents must follow Florida Statute 790.06 with respect to possession of concealed weapons. CBP prefers that all employees and agents keep concealed weapons in their vehicles for self-defense purposes. If an employee or agent feels they must bring the concealed weapon into the workplace, they should not discuss nor display them.
ALCOHOL & DRUG USE
Coldwell Banker Paradise will not tolerate any alcohol or drug abuse by Sales Associates on any CBP
premises or while engaged in any activity on behalf of CBP. Drug abuse is defined, for this purpose,
as the misuse or illegal use of any natural or synthetic substance, including prescription drugs. Any
such abuse, or the illegal distribution of drugs or alcohol, will result in immediate termination of your
independent contractor relationship with CBP.
9/30/17 30
STAFF HOLIDAY SCHEDULE
CBP designates several holidays during the year as follows:
New Year’s Day
Memorial Day
Independence Day
Labor Day
Thanksgiving Day
Christmas Day and Christmas Eve Day
If a holiday falls on a Saturday or Sunday, the holiday may be taken on the following Monday or
preceding Friday.
9/30/17 31
SIGNATURE PAGE
I have read, and understand this Policy Manual.
I understand that this is a handbook of current company policy and agree to
comply with it, and its modifications, addenda and changes as they may be
incorporated therein from time to time.
_________________________________________ _________________
Name Date
Please return this page to the Real Estate Admin in your office as soon as
possible.
Top Related