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As part of updated procedures following the NAR Settlement (8/17/24) , we are required to provide detailed documentation for both listings and buyer closings  to show how buyer agents are being compensated and where the funds are sourced. This ensures transparency and accuracy in your payments at closing. What You Need to Do: 5 business days prior to your closing date  Complete the Brokerage Statement Request Form: The  brokerage statement request is in the Kale Realty template in Dotloop . Attach the Completed Form: Assign the form to the corresponding Dotloop checklist for your transaction. All documents must be attached (assigned) to your checklist before your brokerage statement will be issued. If an expedited brokerage statement is required (less than 5 business days prior to closing) a $250 fine will be assessed.  What Happens Next? Once submitted, Rob  will receive your request, process it, and produce the Brokerage Statement . You can then share this statement with the real estate attorneys or title company involved in the transaction. Why This Is Important: This process is essential to comply with updated regulations and ensures you are paid accurately at closing. Your cooperation is greatly appreciated as we continue to adapt to these industry changes. Here is a video to show you how to submit the brokerage statement If you have any questions or need assistance with Dotloop, feel free to reach out to the support team. Thank you for your attention to this matter and for ensuring a smooth closing process!

1️⃣ Identify the Buyer’s Problem   ▢ Determine why they’re buying (renting, upsizing, downsizing, relocating, investing, etc.) 2️⃣ Identify the Solution   ▢ Define what type of property best meets their needs and goals. 3️⃣ Schedule and Hold a Buyer Consultation   ▢ Build rapport and understand their situation.  ▢ Demonstrate your professionalism and process.  ▢ Discuss pre-approval and connect them with a trusted lender if needed.  ▢ Explain the buying process and timeline.  ▢ Create an MLS search together and review sample listings.  ▢ Explain agency relationships and compensation.  ▢ Get the Buyer Agency Agreement signed. 4️⃣ Upload Buyer Agency Agreement   ▢ Upload the signed agreement to DotLoop. 5️⃣ Schedule Property Tours   ▢ Plan showings that align with the buyer’s availability and goals. 6️⃣ Reconfirm Buyer’s Needs and Wants   ▢ Meet to fine-tune criteria based on feedback and touring experience. 7️⃣ Identify the Property to Purchase   ▢ Help buyer select the best-fit home. 8️⃣ Call the Listing Agent   ▢ Confirm seller’s offered compensation.  ▢ Ask what terms the seller wants in an offer.  ▢ Confirm any preferred closing dates or conditions. 9️⃣ Write a Winning Offer   ▢ Draft a competitive, complete offer package. 🔟 Obtain Buyer Signatures on Disclosures   ▢ Ensure buyer signs all required disclosures and forms. 1️⃣1️⃣ Distribute Executed Contract   ▢ Send executed contract to buyer’s attorney, lender, and the listing agent. 1️⃣2️⃣ Communicate Details to All Parties   ▢ In your introduction email, include key contract dates, contingencies, and contacts. 1️⃣3️⃣ Upload Executed Contract & Disclosures   ▢ Upload all signed documents to DotLoop. 1️⃣4️⃣ Schedule the Home Inspection   ▢ Coordinate the inspection — call BrickKicker! 1️⃣5️⃣ Review Inspection Findings with Buyer   ▢ Advise on which issues warrant repair requests or credits. 1️⃣6️⃣ Negotiate Inspection Items with Listing Agent   ▢ Discuss and resolve inspection-related items with the other agent. 1️⃣7️⃣ Update Attorneys on Inspection Results   ▢ Email both attorneys with final inspection agreements. 1️⃣8️⃣ Stay in Touch with Lender   ▢ Check regularly that loan approval and appraisal are on track. 1️⃣9️⃣ Schedule Final Walk-Through   ▢ Book the walk-through 24 hours or less before closing. 2️⃣0️⃣ Handle Walk-Through Issues Promptly   ▢ Communicate any problems directly to the listing agent. 2️⃣1️⃣ Attend the Closing   ▢ Support the buyer at the closing table. 2️⃣2️⃣ Upload Settlement Statement   ▢ Add the final settlement statement to DotLoop. 2️⃣3️⃣ Deposit Your Kale Check   ▢ Deposit your commission check into Chase. 2️⃣4️⃣ Upload Deposit Slip   ▢ Upload the deposit slip to DotLoop. ✅ Pro Tip:  Keep communication clear, proactive, and documented at every stage!

Here's a list of documents agents need when  working with a tenant - BEFORE SHOWING PROPERTIES . #1. Tenant Agency Disclosure Informs the tenant of the agent’s role and agency relationship, clarifying whether the agent represents the tenant’s interests exclusively or operates under dual agency as well as compensation Provide the Tenant Agency Disclosure to the tenant, explaining the agent’s role in the transaction. Ensure the tenant signs the disclosure, acknowledging the agency relationship. Attach the signed agency disclosure to the checklist in Dotloop #2. Disclosure of Personal Interest (If Applicable) Informs the landlord if the agent has a personal or financial interest in the renting of the property, or if the agent is working with a close relative, friend, or past client in the transaction. If the agent has any personal or financial interest in the transaction, provide the Disclosure of Personal Interest to the tenant. Clearly state the nature of the relationship or interest (e.g., purchasing or leasing for themselves, family, close friends, or frequent clients). Ensure the tenant signs the disclosure, acknowledging the agent’s personal interest. Attach the signed disclosure of personal interest  to the checklist in Dotloop --- Final Steps: Tenant Engagement and Compliance Document Review: Ensure all required documents are signed and included in the Dotloop checklist Follow-Up: Confirm the tenant understands each disclosure and the agent’s role in the rental process.

Congratulations on your upcoming closing!  As soon as you have an accepted offer on your listing, share the executed contract with the seller’s attorney and buyers agent in Dotloop, go to your listing checklist and click TRANSACTION, this will open up a new checklist where you can add the executed contract as well as executed disclosures.  Be sure to include documentation about who is paying buyer agent compensation.   Approximately one (1) week prior to closing  you’ll need to provide the seller’s attorney with a brokerage statement.   You will need to fill out a brokerage statement request in Dotloop FORMS.  Fill out the request, and attach (assign) it to the checklist in Dot Loop for Admin to review.  The admin will receive your request, draw up the statement, and add it to Dotloop checklist.  You will receive a notification that the brokerage statement is ready for you to download.  You can now share the brokerage statement with the seller’s attorney and title company. Prior to the closing, make sure your seller has removed everything from the property.  When your seller has the home ready, let the buyer’s broker know so she can set up the final walkthrough.  The contract states that the property must be in “broom clean” condition.  Many nice sellers leave a six pack of beer or a bottle of wine in the refrigerator to show their gratitude. Make sure your seller is aware that he cannot remove anything that is physically attached to the property unless it is specified in the contract that the seller will be taking it.  Otherwise, you are likely to have a very angry buyer at the closing table. Many sellers should not and do not attend their closings.  They sign a power of attorney and have the attorney sign all the paperwork for them. As the listing broker, there is no need for you to show up on time.  Many brokers show up towards the end of the closing, give the buyer’s broker the keys, and pick up the check and settlement statement.  You will upload the settlement statement to the Dotloop Checklist, and bring the check to the office, or you can even deposit the check directly into Kale’s account at any Chase branch.  If you deposit the check, simply add the Commission Deposit Submission form and the deposit receipt to the Dotloop Checklist.  As long as you’ve submitted all the necessary documentation for the transaction, your commission will be processed within three business days after the funds clear.

Here's a list of documents agents need when  working with a landlord to rent a property   #1. Listing Agreement  Agent completes the Listing Agreement with all necessary details, including rental terms, commission, and duration of the listing. The agreement must be signed by the landlord and the managing broker. Attach the signed agreement to the checklist in Dotloop.  listing may not go on the MLS or be advertised until this has been completed and uploaded into a checklist in Dotloop #2. Lead-Based Paint Disclosure (If Property Built Before 1978) Provide the Lead-Based Paint Disclosure to the landlord, detailing any known hazards. The disclosure must be signed by both the landlord and any prospective tenants during the leasing process. Attach the signed lead disclosure to the checklist in Dotloop #3. Radon Disclosure Ensure the landlord acknowledges and signs the disclosure. Attach the signed radon disclosure to the checklist in Dotloop #4. Brokerage-to-Brokerage Compensation Agreement (If Offering Tenant Agent Compensation) Documents the compensation arrangement between the listing agent’s brokerage and the tenant’s agent, if the landlord is offering compensation to the tenant’s agent. Complete the Brokerage-to-Brokerage Compensation Agreement specifying the amount or percentage of compensation offered to the tenant’s agent. Ensure the agreement is signed by both brokerages. Attach the signed compensation agreement to the checklist in Dotloop #5.   Disclosure of Personal Interest    Purpose: Ensures transparency if the agent has a personal interest in the transaction (e.g., purchasing for themselves, family, close friends, or repeat clients). Agent completes the personal interest disclosure, stating the relationship with the buyer. Buyer signs the document to acknowledge the agent’s personal involvement or interest #6 Heat Disclosure The listing agent needs to order a heat disclosure if tenant pays the heating costs and the property is in the city of Chicago Final Steps: Listing and Compliance Complete Document Review: Ensure all necessary documents are fully completed, signed, and attached to the transaction file (e.g., Dotloop). Listing Activation: Once all documents are completed, activate the rental listing on MLS or other platforms.

Here's a list of documents agents need to attach to their Dotloop checklist to ensure they get paid and properly close their transaction file. #1. Settlement Statement from Title Company (HUD-1 or ALTA) Obtain the final, signed Settlement Statement from the title or escrow company. Review the statement to ensure all fees, credits, and commissions are correct. Attach the Settlement Statement to the checklist in Dotloop for compliance review. #2. Chase Deposit Form (If Necessary) This form is used to document the deposit of commission funds into the appropriate Chase  account. Complete the Commission Deposit Submission Form if depositing the commission check at a Chase Bank. Attach the Commission Deposit Submission Form to Dotloop. #3. Chase Deposit Receipt (If Applicable)  Purpose: Confirms that the commission funds have been deposited into the Chase account, providing proof of the deposit. After the commission has been deposited, obtain the Chase Deposit Receipt from the bank. Attach the deposit receipt to Dotloop as proof of payment and deposit. #4. All Other Required Documents (Per Dotloop Checklist) Review the Dotloop checklist to confirm all required documents are attached. These documents may include: Fully signed property disclosures Fully signed disclosure of personal interest Executed addenda changing the sales price or closing cost credit Final Steps: Review and Close the File Checklist Review: Ensure all required documents, including the Settlement Statement and any remaining checklist items, are attached to the Dotloop.checklist Final Payment Confirmation: confirm the commission disbursement with the title/escrow company or banking institution.

Here's a list of documents agents need to attach to their Dotloop checklist  one week prior to closing on a listing or transaction.  1. Fully Executed Contract Ensure the contract is fully executed with signatures from both buyer and seller. Attach the final signed contract to Dotloop. 2. Referral Forms (If Applicable) If a referral is involved in the transaction, make sure the referral form is completed and signed by the referring and receiving agents or brokerages. Attach the referral agreement to Dotloop. 3. Brokerage Statement Request Submit a request to the brokerage for the final statement to give to the title (or attorney) Attach the statement request to Dotloop. Within 2 business days a brokerage statement will be attached to your checklist Email the brokerage statement to the attorney/title company so they know how to disburse compensation 4. Commission Adjustment Form (If Applicable) Documents any changes to the originally agreed-upon commission, such as a reduction or adjustment or if commission should be applied to the sales amount Complete a commission adjustment form if there has been any agreed change to the original commission. Ensure both agent and managing broker sign the adjustment form. Attach the commission adjustment to Dotloop. 5. All Other Required Documentation (Per Dotloop Checklist) Review Dotloop's specific transaction checklist to verify any missing or incomplete documents (e.g., disclosures, inspection reports, HOA docs, etc.). Attach any remaining required documents to the Dotloop checklist to ensure the file is complete. 6. Signed Compensation Agreement Confirms the seller’s or buyer’s agreement regarding the compensation offered to the brokerage or buyer’s agent. Ensure the signed compensation agreement, whether offered by the seller to the buyer’s agent or another agreement regarding commissions, is completed. Attach the signed compensation agreement to Dotloop. After Document Completion Document Checklist Review: Conduct a final review of the Dotloop checklist to ensure all required documents are attached and accurately completed.

Agency at Kale Realty At Kale Realty, transparency and full compliance with Illinois license law are essential. This Agency Disclosure Policy  outlines the expectations and requirements for properly disclosing agency relationships with clients and customers. 📅 When and How to Disclose Illinois law requires agency disclosures at the first reasonable opportunity , before showings or any substantive conversations. ✅ Use the "Notice of No Agency Relationship"  form for unrepresented parties. If you're a Seller's Agent: Disclose orally and in writing  once a prospective buyer begins sharing personal or financial information. If you're a Buyer's Agent: Disclose to the seller before the first showing . ⚠️ Applies only when the other party is unrepresented . 🤝 Dual Agency Rules Illinois law requires: Consent to Dual Agency  must be signed by both parties   before  acting as a dual agent. Confirmation of Consent  must be initialed in the purchase contract . ❌ Dual Agency is Prohibited  at Kale Realty if you're: Representing immediate family Representing yourself Representing close friends Representing long-term clients  (2+ transactions) Representing any relative by blood or marriage  not in immediate family 💡 You can still earn both sides of commission by using No Agency status or making a referral.  ✉️ Referral fees must be disclosed in writing  to all parties. 📄 Contemporaneous Offers Kale Realty allows but discourages  contemporaneous offers. If you proceed: 🔔 Inform both buyers immediately . 🧾 Disclose what you can and cannot do  in this situation. 🔐 Confidentiality is Critical Agents must not disclose: The lowest price a seller is willing to accept The highest price a buyer is willing to pay Buyer or seller motivation Previous offers or counteroffers 🚫 Do not use terms like “ Motivated Seller ” unless the client has explicitly authorized it in writing. Internal Confidentiality Procedures: Do not  discuss confidential client info with other agents. Listing and pending sale files are restricted  to authorized staff and assigned agents. 🏠 When You’re the Buyer or Seller Agents acting as principals must: Include "IL Licensed Real Estate Agent"  after their name in all contracts. Label all non-Kale Realty signs  as "Agent Owned" . Write "Agent Owned"  in the MLS remarks section. All agent transactions (MLS or off-market) must: Be submitted via Dotloop Comply with license law, MRED rules , and company policies . Pay the transaction fee  even without a commission. 🚫 Off-market listings must not use Kale Realty branding  and must clearly state "Agent Owned"  in all marketing. 📚 Training & Resources 📝 Be sure to review: Buyer Agency Do’s and Don’ts Disclosed Dual Agency Do’s and Don’ts Questions? Reach out to your Managing Broker  anytime.

Kale Realty’s policy for commercial transactions and commissions states: Definition of Commercial Transactions : Any property outside of single-family homes, detached homes, or 1–4 unit residential buildings is classified as commercial. This includes multifamily properties (over four units), mixed-use, office, retail, and industrial properties. Additional Fee : There is a $400 administrative fee applied to all commercial transactions. This fee is deducted at commission disbursement. Purpose of the Fee : It offsets higher errors & omissions insurance costs, accounts for increased risk and complexity, and supports compliance oversight for non-residential deals. Agent Responsibility : Agents must disclose this fee to clients where appropriate and confirm it appears on the commission statement. Questions about whether a property qualifies should be directed to the managing broker before proceeding. If you have any questions, please don’t hesitate to reach out to leadership.

At Kale Realty, we’re always looking for ways to empower our brokers and enhance the value they bring to their clients. One of the tools we’re encouraging brokers to consider is what industry veteran Lynn Madison refers to as the “Minus Fee.”  This optional fee structure allows you to generate additional income while contributing a small portion back to Kale Realty to support continued brokerage services. What is the “Minus Fee”? The “Minus Fee” is a broker-charged service fee  that you include at closing— in addition to your standard commission.  It is designed to reflect the high level of service and support you provide to clients. The fee is scaled based on the property's sale price, and you retain a portion of it directly.  The remainder is allocated to Kale Realty to help fund support systems, technology, and operational resources. This initiative gives brokers an opportunity to increase their earnings per transaction  while also supporting the brokerage’s long-term growth. Suggested "Minus Fee" Breakdown by Property Price: Property Price Total Fee Charged Amount Broker Keeps Remainder to Kale $0 – $99,999 No fee charged N/A N/A $100,000 – $200,000 $295 $100 $195 $201,000 – $400,000 $395 $175 $220 $401,000 – $750,000 $495 $250 $245 $751,000 and Above $595 $300 $295 Why Use a Minus Fee? Adds Value:  You’re offering full-service, professional real estate expertise—this fee reflects that. Boosts Your Income:  You keep a significant portion of the fee. Strengthens Kale Realty:  A portion of the fee supports the brokerage’s infrastructure, systems, and services. Client Transparency:  The fee is disclosed and agreed upon upfront—building trust and professionalism. Important Notes The Minus Fee is not mandatory, but it is highly encouraged.  We believe in your ability to communicate your value to clients and use this tool effectively. It reflects the time, effort, and care you bring to every deal. It must be disclosed.  The fee should be included in your listing or buyer representation agreements and acknowledged prior to closing. Be consistent.  Consider using this fee as a regular part of your transaction structure. #backend #back-end #back #end

We’re thrilled to share some great news with you! To provide increased value, improved efficiency, and additional support in light of the evolving real estate landscape, we’ve made significant updates to our fee structure which will take effect as of 1/1/2025. As part of our Fee Structure revision, effective January 1, 2025 , the $100 commission disclosure  is being replaced by the Transaction Administrative Fee Agreement . This updated document is now required for all applicable transactions. At Kale Realty, you have the flexibility to run your business your way  while enjoying low fees, 100% commissions, and outstanding support. We are committed to helping you navigate these changes and remain compliant while continuing to grow your business. If you have any questions about these updates, please don’t hesitate to reach out to leadership. We’re here to ensure your success every step of the way.

Empowering New Agents, Engaging Seasoned Leaders, and Creating a Stronger Brokerage Together Real estate is one of the few professions where your first client might be a million-dollar transaction—and that can be intimidating. At Kale Realty, we believe that no agent should face that challenge alone. That’s where our Transaction Coach Program  comes in—an innovative support system designed to ensure that new or re-engaging agents receive the mentorship they need, while providing leadership opportunities for our seasoned agents and operational clarity for our broker team. 💡 Just-in-Time Mentoring for New & Returning Agents For agents who are new to the industry or returning after a break (especially those who haven’t closed a transaction in the past 12 months), real-world support is critical. The Transaction Coach Program pairs these agents with an experienced Kale agent who acts as their mentor throughout the life of a transaction. This means when an agent gets their first listing appointment or writes their first offer, they aren’t doing it in the dark. They have a go-to person to: Walk them through client consultations Review documents before submission Strategize negotiation tactics Navigate inspection issues, closing delays, and every challenge in between Rather than relying on outdated scripts or overwhelming Google searches, our agents receive real-time , real-life  guidance that builds both competence and confidence. 🌱 A Way for Seasoned Agents to Give Back (and Grow) Our coaches are hand-selected experienced agents who have been through the ups and downs of dozens—if not hundreds—of deals. These leaders are compensated for their time, but most importantly, they are empowered to give back  to the next generation of agents. For many seasoned agents, Transaction Coaching is more than just mentoring—it’s a leadership development opportunity. They sharpen their own skills by teaching others, expand their impact within the brokerage, and build a legacy of excellence. ⚖️ Reducing the Workload on Leadership—Without Sacrificing Support When every brand-new or inactive agent turns to the managing broker or staff with every deal-related question, the workflow bottlenecks—and critical oversight can get lost in the shuffle. The Transaction Coach Program helps streamline broker support  by decentralizing day-to-day deal mentoring, without reducing the quality of the guidance agents receive. This allows our leadership team to focus on higher-level compliance, agent development strategy, and brokerage growth—while knowing that new agents are still fully supported. 🧩 It’s a Win-Win-Win New agents  get the help they need—at the moment they need it most. Experienced agents  gain purpose, recognition, and the opportunity to lead. Leadership  reduces repetitive one-off trainings, improving efficiency and focus. Together, this creates a healthier, smarter, and more collaborative culture —one that reflects Kale Realty’s commitment to excellence and agent-first support. Interested in working with a Transaction Coach—or becoming one? Visit   KaleHuddle.com  or reach out to Risa Weiss-Kallis, VP of Agent Development, to learn more. 📌 At Kale, every agent matters—and no agent is alone.