Connect with us


The Fraud Witch-Hunt Will Begin Soon. Are You Safe?




“Fraud” is a powerful yet, often overlooked word by some real estate agents and brokers. The crazy thing is that one of the greatest fraud witch-hunts is about to being and one (or many) real estate agents and brokers WILL be made an example of by the government/FBI.

“You’ve been reading too many books!”

No…not really. A few months ago, the two FBI agents heading the Northern Virginia white-collar crimes division of the FBI gave a presentation at my local Realtor association. They made it very clear that the FBI has started to investigate mortgage and housing fraud in Northern VA and across the U.S. And it’s just begun based on what they and other sources are saying.

Are you safe?

Maybe, maybe not. And here’s why… The FBI will be holding 3rd parties (aka real estate agents and brokers) fully responsible for and prosecuting them for fraud even if they didn’t know, but should have known there was fraud.

Here’s an example…

Let’s say your seller client, who hired you to sell their house as “short-sale”, gets audited and the bank and/or the FBI finds out that they lied about their income or financial situation during the short-sale negotiations (fraud). You may easily find yourself as a defendant on trial for fraud/conspiracy to commit fraud. Did I mention those are federal charges? 

As the agent/broker, you will have to prove to the court that you did not nor could have known that they lied to the bank (and cross your fingers that you’re not going to be made the example). Even if you get off, imagine what your court fees will be along with the time, stress and slam on your reputation involved.

(I’m not a lawyer and this is not legal advice nor based on experience – I am simply sharing what has been told to me by the FBI, various lawyers and sources)

It’s bound to happen so C.Y.A.

After such a huge housing and economic collapse that involved a lot of shady lending and many cases of fraud (or possible fraud), it’s almost guaranteed that the government/FBI will come after all those that were or could have been involved. The witch-hunt will start as soon as the dust settles, if not sooner.

So make sure you’re careful and stay far away from any seller (or buyer) that you get even the slightest hint of possibly being involved in any type of fraud. I know the market is tough and that sellers and buyers are scarce, but one commission check is not worth being on trial on federal charges of fraud (IMHO).

Photo credit

Danilo Bogdanovic is a Real Estate Consultant/REALTOR(R) in Northern Virginia and author/owner of and Danilo serves on various committees with the Dulles Area Association of REALTORS(R) and the Virginia Association of REALTORS(R).

Continue Reading


  1. Missy Caulk

    February 26, 2009 at 8:58 am

    We had the FBI in 2 years ago in Ann Arbor. It was a great learning experience.

    My daughter last year got a referral, she met with them, talked to them. She felt like it was fraud. We called our attorney, he put us in charge of the FBI division to report.

    We told them the whole story, no contracts were written yet.

    Here is the issue: She had to come forward publicly for them to move forward. No way to keep her identity hidden. So we said no.

    A few weeks ago she ran into the guy who referred them to her. She apologized and said “I’m sorry, I just was not comfortable working with them.” She gave no reason.

    He said, “don’t worry they are in jail.”

  2. Matt Stigliano

    February 26, 2009 at 9:40 am

    Danilo – Federal charges makes it even scarier. I guess the government has to show they’re doing something about it and if they get some of the “crooks” then its a good thing. I do fear the idea that not knowing something can still lead you to trouble…especially when it comes to your short sale example. Its a double edged sword…we’re not tax accountants and can get in trouble for giving financial advice in many respects, but not reviewing someone’s finances can get us in trouble too. Its a fine line at times.

  3. Kim Wood

    March 4, 2009 at 9:01 pm

    What is it they say? Ignorance is no excuse….. It is scary out there sometimes – we have a lot we have to keep informed about. Read, read, read – and if you don’t understand – ask !

    Thanks for the reminder – and good to see you this week 🙂

  4. Beth Levine

    November 15, 2009 at 11:41 am

    Matt is spot on, Kim is living in “LaLa Land”. There are THOUSANDS & THOUSANDS of NEW Federal Rules and Regulations that even most real estate attorneys are not familiar with; just too many, not unlike the tax code. Read, read, read? Yes, a good thing. But if one thinks that will keep them safe from the long arm and ambiguity of the Federal Rules and Regulations, then my friend, I hope you never find yourself on that end of the stick. The ONLY protection you may have is to maintain an ongoing relationship with a real estate attorney. Ask for a discount as you will have him check and give his Legal opinion of all of your tranactions, IN WRITING. If the Feds ever come knocking, then you will at least have what is referred to as an Affirmative Defense; you relied on the advise of expert counsel. This is the ONLY way to protect ones self in this day of the Federal Witch Hunt. Some may be guilty, many are not, they just did not know. It is just as Matt said and there are people sitting in Federal prison today, with LONG sentences; people like you who just didn’t know. Don’t judge too quickly or take this too lightly; you may be next and crying “fowl” when it is at you back door-Good luck to all in the industry today!-Beth

Leave a Reply

Your email address will not be published.


The problem with a self-policing industry: you have to be a narc

Ethics violations in the real estate industry can make or break a Realtor’s career, depending on the severity, so it would stand to reason that all would be mindful of the rules, but there are always individuals in the field that act as if the Code of Ethics is irrelevant.



An animated discussion on ethics training

“Does anyone else find it ironic that NAR – the trade association for Realtors – has to mandate that members take an ethics class every four years?” An agent who attended one of my company’s broker opens yesterday posed that question to the wine and cheese grazing attendees. Of course, that opened up an animated discussion on the value of etchics training and the lack of enforcement when the rules are violated.

One agent volunteered that the guy sitting next to her in her last ethics class played games on his cell phone and then cheated during the test at the end of the class. Seriously, dude? You cannot even pay attention long enough to pass what should be the easiest test you’ll ever have to take in your career? Perhaps he was just seeing how far he could push it by cheating during an ethics test, to see if anyone else around him caught the extreme irony there. None of the other agents around him – including the agent he cheated off – turned him in and the instructor didn’t notice.

This same agent later called one of my sellers and tried to convince him to break a listing contract with me, because he had a “guaranteed buyer” in the wings. The seller was an attorney, and this bozo tried to get me cut out of the deal, offering the seller a reduced fee to dump me. The seller held firm and directed the agent to call me, then the seller called to let me know about the conversation.

“But you know if you file something the other agent will know.”

It gets better. After the deal closed, I requested paperwork from our local Board of Realtors to file an ethics complaint. The person in charge said, “But you know if you file something the other agent will know.” Gee. Really? I asked her to send the paperwork over anyway.

I called the seller/attorney and asked him to repeat the conversation to me, because I was documenting it to file a complaint. He turned wishy washy on me at that point and his story changed from “The other agent tried to get me to dump you as the listing agent to cut you out” to “Well he really only asked a few questions and I told him to call you. He probably didn’t mean any harm by it.” So there goes my star witness, who doesn’t want to rock the boat.

I didn’t file the complaint. I resorted to the “turn the blind eye but never trust the sleazeball again” path. And that is what happens to almost all ethics issues I hear about / see in person.

That’s what happens when you have a self-policing group of “professionals” who would rather not “narc” on a fellow agent. After all you’re probably going to end up on the other side of a deal from this guy some day, right? The guy in my example has sold two of my houses since that run-in. Why tick him off by filing a complaint and going through all that hassle? If he stops bringing buyers to my properties then my sellers ultimately lose, right?

Boiling down the CoE

The NAR Code of Ethics takes up pages and pages of tiny print, and it runs each year in their trade magazine (I think it’s the January issue). Does anybody read that? Probably not many. I’d argue none of us ever should have to read it again. Simply follow this advice instead. The thousands of words in the Code boil down to one thing: Do unto other agents, and consumers, and clients, what you would have them do unto you. It’s the Golden Rule. Simple. Well, obviously not, for many agents and brokers.

The sad part is the agent in my example had no clue how close I was to filing that compaint, and if he did know he’d probably scratch his head and wonder why his actions were “wrong.” Making us take a one-day class every few years won’t “make” the unethical agents suddenly operate ethically. Most of them just don’t get it.

Continue Reading


Ethics hearings in private a disservice to consumers?



Fight Club and real estate

For those of you that saw the movie ‘Fight Club’ you’ll remember that Rule #1 is “You do not talk about fight club,” followed closely by Rule #2, “You DO NOT talk about fight club.” Which, believe it or not, brings me to today’s topic: The Real Estate Code of Ethics and Arbitration. Article 17 obligates Realtors to resolve fights disputes with another Realtor through arbitration (not litigation). Arbitration is conducted at the local board level, and I am not aware of a local board that doesn’t require arbitration to be confidential.

I respect that public internecine warfare amongst Realtors isn’t in the interest of our industry, and doesn’t belong in the public spotlight. I’m not here to advocate the collective airing of our dirty laundry. That said, I wonder if our collective agreement to keep our concerns confidential can inadvertently harm the consumer and ultimately makes all of us look a little shoddier?

To find the first arbitration guidelines created by NAR and distributed as a set of suggested rules for boards to follow, we have to travel all the way back in time to 1929. NAR’s first Code of Ethics & Arbitration Manual wasn’t created until 1973, and it credited a 1965 California Association of Realtors version as its model.

Appalling conduct

I can think of two instances in the past year where I was so appalled by the conduct of a fellow Realtor that I went to the trouble to inquire about how to lodge a Code of Ethics complaint with my local board. After weighing the time required to make a competent complaint and comparing it with the best case outcome (a closed-to-the-public hearing in which they were found to have violated the code of ethics), I decided not to pursue a complaint in both cases. My association’s bylaws (and probably yours) give it the power to discipline any member based on the results of a Code of Ethics hearing, “provided that the discipline imposed is consistent with the discipline authorized by the Professional Standards Committee of the National Association of REALTORS® as set forth in the Code of Ethics and Arbitration Manual of the National Association.”

“Sanctioning Guidelines” – (Appendix VII of Part 4 of the 2011 manual for the very curious), guides member boards to impose disciplinary consequences that are progressive and fair, taking all considerations into account. Sample first-time disciplinary actions include suggestions of a letter of warning, a fine (amounts range from $200 to $5,000 depending on the severity of the violation), and attendance at relevant education sessions. Not to sound defeatist, but a confidential letter of warning and a fine of around $200 doesn’t seem like an outcome worth investing much of my time in.

Practicing in the internet era

Given that we live and work in the internet era, and review sites like Yelp abound, it seems a bit odd to me that a local board might know of an agent with problem behavior that is documented yet choose to make that information unavailable to consumers. My understanding is that the results of a code of ethics hearing are confidential with disclosure authorized in a few situations, none of which deal with informing the public.

Many of my fellow colleagues feel that the best response to a bad agent is to be patient and give them enough time to work themselves out of business. I can respect and understand their hands-off approach. But what about the damage that individual does to our industry as a whole? While we whisper, warn in confidence and know amongst ourselves how awful they are, the public doesn’t get the benefit of our perspective. Deprived of it, they turn to consumer review sites like Yelp.

How do you think we, as an industry, can help consumers in their quest to find a trustworthy agent?

Continue Reading


Realtors, we really need to get over ourselves already



A letter from the child of a Realtor.

Real estate now vs. 1987

In Real Estate, some things are always changing, like financing, education, laws, rules and technology. The two that will always remain constant, as long as they are within the law, are following our clients’ directions, and working with their best interests in mind.  I’m not sure we always follow through with this, though.

Some of us knowingly take over priced listings.  Some of us take listings that are out of our area of expertise.  Some of us won’t show short sales or REOs.  Some of us won’t show homes with low co-op splits.  Some of us don’t have Supra/e-Keys, and miss out on those listings entirely.

Putting our interests first

When these things occur we are putting our own interests first, not our clients’.  We may think that by having as many listings as possible is a good thing, that’s what we’re taught after all, isn’t it?  It may not matter that some are overpriced, eventually, whether one month or four months down the line, the price will be reduced.  It’s just a matter of time and money, for our clients, after all.  The same can be said when we take listings outside our area of expertise, just to add on to our inventory.  If we don’t know what we’re doing, on a short sale listing, for example, it will only cost our clients a lot of time and money.  A lot.

By eliminating certain houses our clients see, that may already fit their criteria, we’re taking away their choices.  Distressed sales account for close to 40% of the market.  This is probably higher in some local markets.  There is no legitimate way to ignore roughly 1/3 of the homes being sold.  Co-op fees are often a touchy subject, especially when they are, not “enough.”  If everyone utilized a Buyer Broker Agreement that stipulated what their fee was, the issue would take care of itself.  Not being able to access listings with the use of Supra/e-Keys is a choice.   Choosing not purchase one will mean agents will not be able to access Fannie Mae (and eventually, probably additional Gov REO homes) along with the listings that are already using them.

Our priorities versus theirs

We totally need to get over ourselves already.  We are not bigger than our clients.  Our priorities are not more important than theirs when it comes to the actual listing and selling of homes.

Recently, my awesome parents dug through a few boxes and rounded up one of my first art projects. About 25 years ago I did the poster featured above about my Mom, and her Real Estate career.  It was for an Open House (no pun, honest!!!) for the elementary school where I attended first grade.  It was just, what she did according to me way back then.  Things are way more complicated now, than when I was six.  There’s a heck of a lot more paperwork for one.  But the same basic principle still applies.

Continue Reading

Our Great Partners

American Genius
news neatly in your inbox

Subscribe to our mailing list for news sent straight to your email inbox.

Emerging Stories

Get The American Genius
neatly in your inbox

Subscribe to get business and tech updates, breaking stories, and more!