The New Coming Soon-No Showing Status is Coming!

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Coming Soon Real Estate Sign

Over the last few years the RMLS™ Board of Directors and staff have received numerous questions, concerns, and comments regarding property that is being marketed as “coming soon.” In light of so many inquiries the RMLS™ Board of Directors formed a task force earlier this year to evaluate the concerns and identify potential solutions. The result is a new status called CSN – Coming Soon-No Showing. This new status indicates that there is a valid listing agreement between the seller(s) and the listing agent/firm, but that the listing is not ready to be shown. This listing is in the MLS, but not on market. This status tells other subscribers when the property will become available for showings.

Highlights of the new Coming Soon-No Showing (CSN) status:

  • CSN listings are considered an off-market status, like Withdrawn (WTH).
  • CSN listings are only viewable within RMLSweb.com.
  • CSN listings are not included on RMLS.com, Realtor.com, IDX, or syndicated feeds.
  • CSN listings are not included in open house or broker tours.
  • A property may be in CSN status for up to 21 days. After 21 days is reached the system will automatically change the status to Active (ACT) unless the listing agent changes it sooner.
  • CSN listings cannot be shown—by anyone. If a showing is to occur, the rules will state that the status of the listing must first be changed to Active (ACT) to allow everyone an opportunity to show the property.
  • Days on Market (DOM)/Cumulative Days on Market (CDOM) counts do not accrue while in CSN status
  • The first photograph will contain a “Coming Soon-No Showing” watermark. When the listing is no longer in CSN status, the system will automatically remove the watermark from the first photograph.
  • CSN listings can be searched and viewed within RMLSweb.
  • CSN listings will be excluded from client prospecting auto-email notifications.
  • CSN listings are excluded from statistical reports.
  • Agent reports within RMLSweb will only display “No Showings Permitted” in the showing notification section.

Here are a few examples of how you could benefit from the Coming Soon-No Showing listing status:

  • It allows time to prepare a listing so that it is fully marketable the moment it goes active. With this new status, you can prepare all marketing around the date the listing will move to Active status. Listings under the new status are submitted to the MLS and have an MLS number.
  • This new status allows agents to market their listings in the MLS to other subscribers while finishing touches (such as new paint, flooring, etc.) are being completed.
  • A listing will not needlessly accrue Days on Market/Cumulative Days on Market. DOM/CDOM accrual does not begin until it moves to Active status.
  • It provides subscribers with the date of when the listing is expected to be active. By providing this date, the most interested buyers can get prepared to see the property when the listing switches to Active status.
  • It helps keep other subscribers informed of upcoming inventory. By including CSN listings in RMLSweb, subscribers will not be caught off guard by “coming soon” yard signs when driving through a community with a buyer.

We will be adding the new status in early 2018. Changes to the RMLS Rules and Regulations, listings contracts, and the Authorization to Exclude from MLS Addendum will be required as well as programming changes for RMLSweb. Watch the RMLSweb desktop for more information as we get closer to implementing this new status.

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26 Responses to “The New Coming Soon-No Showing Status is Coming!”

  1. Janet Johnston October 6, 2017 at 2:05 pm #

    Will this new status allow for a LB to be installed to gove Contractors a one-day code for access to vacant properties to do repairs before property becomes active?
    Janet

    • Christina Smestad October 6, 2017 at 2:34 pm #

      Hello Janet, Yes, this new status will allow for a lockbox to be placed on the property in order to allow prep-work to be completed before the property is on the market.

  2. Brian Bellairs October 9, 2017 at 7:10 am #

    Love this! Thank you!

    Can you please simplify the authorization to exclude from the RMLS form? The amount of initials and signatures required is overkill.

    • Christina Smestad October 9, 2017 at 7:21 am #

      Hello Brian, We are happy that you like the new status! I will send your suggestion for changes to the Authorization to Exclude from MLS Addendum to the committee for review.

      • Rosanne Vecchio October 9, 2017 at 8:19 am #

        Is this a mandatory status? In other words, once a listing contract is signed and in Office Exclusive status will it be required to become Coming Soon? Thank you so much for doing this!

        • Christina Smestad October 9, 2017 at 9:29 am #

          Hello Rosanne,

          The new status ‘Coming Soon-No Showing’ is not mandatory. When this new status is released, language changes will also be made to the Listing Contract.

          When your seller(s) fill out and sign the listing contract they will decide to do ONE of the following three options:
          a) publish the listing as Active (ACT) in the MLS within 72 hours
          b) publish the listing as Coming Soon-No Showing (CSN) in the MLS within 72 hours
          c) exclude the property from the MLS for the entire length of the listing contract using the Authorization to Exclude from MLS Addendum (a.k.a. office exclusive)

          The ‘Coming Soon-No Showing’ status and the Authorization to Exclude from MLS Addendum are two separate activities. CSN listings will be published in the MLS and properties excluded from the MLS will not be published in the MLS.

          • Rosanne Vecchio October 9, 2017 at 9:47 am #

            So, to clarify, an agent can no longer take a listing as an Office Exclusive and market it as Coming Soon on Zillow until it becomes ACT? The choices are ACT, CSN, or exclude it for the entire listing period? Thanks!

          • Christina Smestad October 9, 2017 at 1:22 pm #

            The three choices are ACT, CSN or to exclude the property from the MLS for the entire listing period. Property that is excluded from the MLS can be marketed as coming soon on Zillow and other websites, it just cannot be published on the MLS for the remainder of the listing period.

  3. Efren Herrera October 9, 2017 at 9:15 am #

    Sometimes the LA is working on finalizing details on the listing info, pictures, repairs, price, etc. will this status allow LA to place the CSN listing without finalizing the listing price?

    • Christina Smestad October 9, 2017 at 10:54 am #

      Hello Efren,

      List Price is required in order to place a property in CSN status. The Listing Agent will be able to change the price at any time while the property is in CSN status.

      • Justin Thompson October 9, 2017 at 12:07 pm #

        Hello, I’m reposting the follow-up question Rosanne posted because I think it is the most important question regarding the Coming Soon listing. Can you please reply directly about the following question….

        So, to clarify, an agent can no longer take a listing as an Office Exclusive and market it as Coming Soon on Zillow until it becomes ACT? The choices are ACT, CSN, or exclude it for the entire listing period? Thanks!

  4. Mary Bennett October 9, 2017 at 1:42 pm #

    Thank you so much for this change. Coming Soon has become almost an epidemic here in Eugene/Springfield area and it makes us all look either incompetent or unethical (or both). I’ve had loyal buyers ask if they should call the name on the sign in order to not “miss out”. I look forward to a return to clarity and better, true cooperation among Realtors.

  5. Christopher Dean October 9, 2017 at 1:54 pm #

    I understand there are new penalties being introduced for agents who attempt to use the CSN and then still try to market their properties on Facebook, Zillow, etc… Can you let us know what they will be.

    Thank you!

    • Christina Smestad October 10, 2017 at 9:32 am #

      Hello Christopher, The existing sanction for Marketing of Listing Prior to RMLS™ Publication carries with it a fine of up to $1,000 would address those who attempt to use the CSN status and at the same time market the listing on social media sites. In addition a new sanction will be added — Showing a Property in Coming Soon‐No Showing Status: Showing a property that is in Coming Soon‐No Showing status carries a fine of up to $1,000 and would be assessed to the Listing Broker and/or Selling Broker.

      • Whitney October 17, 2017 at 10:39 am #

        We all know there are rules and fines and blah, blah, blah. Have they ever been enforced, or a fine levied? Who will monitoring this?

        • Christina Smestad October 17, 2017 at 2:56 pm #

          Hello Whitney, Rules are enforced and fines are levied. In a recent article by Heath Bennett, our Data Compliance Manager, he shared the number of formal violations that RMLS™ received in the first half of this year along with the amount of fines that were sanctioned. http://rmlscentral.com/2017/10/13/if-a-rmls-rule-is-broken-what-happens/
          At the request of the RMLS™ Rules and Regulations Committee, these statistics will be published throughout the year.

  6. Chris olson October 9, 2017 at 9:28 pm #

    Thank Goodness! I’m tired of getting sand kicked in my face by Redfin and Zillow. This will even the playing field a little. These folks have been playing hardball and we have been playing softball!

  7. Justin Thompson October 9, 2017 at 10:52 pm #

    I assume Craigslist will be treated the same way, correct? What will be the process for reporting violations?

    Thanks for giving some power back to the buyers, what little they have in this market.

  8. Gail Mann October 10, 2017 at 12:22 pm #

    So this means that the photos and marketing materials must be complete prior to the Seller signing the Listing Agreement?

    There have also been times when the Seller expects to place their property on the market in the next 3 days, but something occurs where we need to delay the Active status. Will we be able to extend the CSN status if something changes?

    • Brian Kester October 17, 2017 at 1:36 pm #

      Gail – Per the statement from Christina Smestad above: “This new status indicates that there is a valid listing agreement between the seller(s) and the listing agent/firm, but that the listing is not ready to be shown.”

      So you must have a signed listing agreement to enter the property in the RMLS under the CSN status. The signed listing agreement would probably have a future date for when it would become active.

  9. Brian Kester October 16, 2017 at 5:05 pm #

    Just to clarify, will the new CSN status be included as a status option for prospecting? I would like to know ahead of time of any future listings that a client may have interest in without searching daily for just CSN listings.

  10. Marvin Von Renchler October 17, 2017 at 10:08 am #

    Well it certainly makes it a lot easier for a company to double end the transaction. Ive maintained for 37 years that dual agency should never have been legal. Ive seen to many violations, tricks and plans by offices that want all the commission. It may not be showable, but the listing office will be known and buyers will be calling to be put on a list. The listing agent will of course know all about the property and probably have photos to show. Offers can be made contingent upon viewing. You may just as well make all properties office exclusives. I’m betting in this market none of them will ever see full listing status. How does prove that the property needs to stay in that category? I’m just playing devils advocate here. These are potential problems between RMLS members, don’t you think?
    So, unless I didn’t see it addressed, can the listing office sell it while its in the do not show?

  11. Whitney October 17, 2017 at 10:38 am #

    Bad idea. I perceive there to already be an issue with agents attempting to double-end transactions. This facilitates that. Additionally, any time a home is marketed unofficially (you put up a sign…available or not…it’s marketing), it only serves to hurt the seller by not exposing the property to the open market. What does having a sign up have to do with preparing a home for the market or preparing marketing materials?

    • Rosanne Vecchio October 17, 2017 at 3:24 pm #

      I have to agree with Whitney on the sign issue….

  12. Ronald Howard October 31, 2017 at 10:45 am #

    This more than great news! There is one question I will need to get help with.

    Once the plans for repairs are made and the seller asks the broker to start coming soon as a status, there is a high chance that a contractor may experience delays. It happens all the time. If about 15 days into the “Coming Soon” status, the typical unanticipated delay happens, I assume nothing will prohibit an extension of “Coming Soon”. I could see how this could be abused but the chance of contractor delays is as high as 50% chance. So, extensions that are valid are acceptable, correct?

    Thanks again for the much needed new status!

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