Articles in Category: Residential sales

Real Estate Agents – It’s all about form – Is your commission at risk?

Victorian case


In the recent Victorian Supreme Court of Appeal decision of Advisory Services Pty Ltd (t/a Ray White St Albans) v Augustin & Anor [2018] VSCA 95 the Court found that an estate agent was not entitled to claim commission totalling $385,000 as their written authority did not contain the precise wording as required by the Estate Agents Act 1980 (Vic) (Act).


Augustin (Respondent) owned the property at 382 Greens Road, Keysborough and in signing an exclusive sale authority, engaged Advisory Services Pty Ltd (trading as Ray White St Albans) (Applicant) for the sale of the property. The Respondent sold the property however the purchaser defaulted under the Contract. The Respondent then engaged another agency to assist in selling the property once more, which the Applicant claimed was during the period of the exclusive sale authority. A dispute arose and the Applicant sued the Respondent for commission on both sales, totalling $385,000.

The trial judge in the Victorian County Court found that the authority was not enforceable, and therefore the Applicant was not entitled to that commission. The Applicant appealed that decision. The Victorian Supreme Court of Appeal looked at whether the Applicant was entitled to sue for any commission as their authority did not strictly comply with the Act.


The appeal was dismissed. The Victorian Supreme Court of Appeal upheld the decision of the trial judge and found that the Applicant was not entitled to the commission as its sale authority was unenforceable.

Pursuant to section 49A(4)(c) of the Act, an authority must contain a ‘rebate statement’, which statement:

  • is in a form approved by Consumer Affairs; and
  • states that an agent is not entitled to retain any rebate and must not charge the client an amount for any expenses more than their actual cost.

The Court found that the Act must be interpreted strictly in favour of consumers. A statement that an agent will not retain any rebate was held to be materially different to a statement that an agent is not entitled to retain any rebate. This is irrespective of whether the agent was seeking to retain a rebate in any event. Strict compliance is required.

The authority that was used by the agent in this instance contained language based on one of two forms approved by the Director of Consumer Affairs Victoria which is available for download from their website. One of these forms contains the satisfactory wording as required by section 49(4)(c) of the Act, but the other does not.

Impact of decision

Estate agents need to review their engagements and authorities to ensure they strictly comply with section 49(A) of the Act and contain the correct statements in accordance with the Act concerning the receipt of commissions.

As a result of the decision in this matter, the instructions for using the non-compliant form on the Consumer Affairs website have now been amended to note that agents still “need to include all the other requirements of section 49A” of the Act. Accordingly, agents cannot merely rely upon the forms posted on the Consumer Affairs website. This is the case notwithstanding that the statement itself, approved by the Director, provides that it is approved for the purposes of section 49A(4) of the Act.

The current form as approved by the Director of Consumer Affairs Victoria for circumstances where a rebate is not to be received does not contain wording sufficient to comply with the Act.

If you are an estate agent, it is imperative you ensure that your written engagement or appointment strictly complies with the Act. Non-compliance may result in:

  • over $15,000 in penalties for each breach of the Act;
  • you being unable to claim payments (including commission); and/or
  • you being sued for unlawfully claiming payments.

If you are a landowner who has sold a property or if you are in the process of selling a property and you have made or expect to make payments to an agent, you may wish to have your written engagement reviewed to determine your liabilities and whether the engagement strictly complies with the Act.

The REIV has taken steps to update its online forms and has provided advice to agents as to how to correct already purchased hard copies of sale authorities.

Ultimately, it is now incumbent upon the Victorian Parliament to immediately provide a legislative solution to rectify an obvious administrative error in the Consumer Affairs forms. While a legislative solution has been mooted, it is yet to be put before Parliament. We will be making submissions to the government in this regard.

Given the forthcoming election in November 2018, it will be interesting to see whether the government will prioritise the rectification of this important issue in the real estate industry.

Logie-Smith Lanyon Lawyers - Bryce Anderson and Jeremy Ashley

sourced from May 15 2018


National real estate agency enters into enforceable undertaking

Sourced article

Not good news regrettably; however, your licensee, administrators, sales team and all your office might benefit from the following information as a reminder regarding the importance of compliance as nobody wants to be in this position. Stacey Holt.

5th March 2018

A national real estate agency has entered into two enforceable undertakings with the Office of Fair Trading (OFT), for alleged breaches of the Australian Consumer Law and the Property Occupations Act 2014.

Between November 2016 and June 2017, Purplebricks Australia Pty Ltd, entered into agreements with consumers who were not made aware of the terms of the fees charged. Consumers were also misled about additional services offered by Purplebricks, despite the agency advertising ‘low, fixed fees’ for their services when selling property.

Also during this period, Purplebricks failed to fulfil some of its regulatory obligations about use of appropriate accounts software, use of a non-Queensland bank account and notification of substitute licensees and other places of business.

The OFT received several complaints from consumers alleging false and misleading representations on the Purplebricks website and advertising regarding their fees, particularly that the fixed fees were payable regardless of whether a property was sold, or their services were cancelled.

The enforceable undertakings, which will remain in force for three years, require Purplebricks to pay a penalty of $20,000 and ensure that all representations made by the business, particularly those concerning fees and additional services, are not false or misleading.

The OFT acknowledged prior to entering into the enforceable undertaking, Purplebricks had amended their appointment forms and processes to ensure consumers were aware of the terms of their fixed fee charges, and amended their website and advertising to ensure consumers were not further misled.

Fair Trading Acting Executive Director Craig Routledge said the enforceable undertaking showed the business and its directors were willing to work with the OFT to ensure obligations were met.

“Queenslanders have the right to expect that real estate agents will make accurate and honest agreements with their clients,” Mr Routledge said.

“If real estate agents breach laws and industry regulations, the OFT will not hesitate to investigate and pursue if required.”

The OFT conducts a series of proactive compliance operations each year, targeting malpractice in the real estate industry. Real estate agents and consumers may report suspected misconduct directly to the OFT.

Associations and consumers may report misleading representations to the OFT by lodging a complaint at or by calling 13 QGOV (13 74 68).

An enforceable undertaking by the OFT is an alternative to court action where a breach of legislation is alleged. It is considered a legally binding agreement, which if broken can result in court action being commenced for breaking a term or condition of the undertaking, as well as seeking orders from the court to enforce the original undertaking.

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Creative Commons Attribution 4.0 International (CC BY 4.0) ( )
Last updated
5 March 2018
Sourced from www. 6th March 2018

Agency Administrators special one day event - Brisbane 19th June

Queensland legislation

 The Glen Hotel, 24 Gaskell Street, Eight Mile Plains ( Brisbane )

Accommodation available at event venue

19th June 2018 - 930am to 3.30pm

 Register via email to save the online booking fee  This email address is being protected from spambots. You need JavaScript enabled to view it.,

or register online  (booking fees apply when booking online)

 Agency administrator special event View short video

This one-day special event for agency administrators, managers and licensees will include the following topics with focus on risk management, best practice and compliance for sales, property management and administration.

Understanding the Government departments that impact our industry and what happens when there is an investigation due to a consumer complaint

The laws that impact the industry and that all should know

Conduct law standards for salespeople and property managers

Public liability insurance and professional indemnity – do all staff know what should be done if an ‘event’ occurs

PO Form 6 for sales and property management – best practice completion

Trust account must know laws

Tips on how to train and support staff with compliance and best practice

Rental property and sales – the laws that all should know

RTRA Act investigations  - what licensees should know


(Part of study book provided for attendee printing is from the Sales Excellence and PME manual)

 Terms of event


The training event includes morning tea and working lunch. Please advise of any dietary requirements at least seven days prior to event by email to This email address is being protected from spambots. You need JavaScript enabled to view it.  The workbook for the training will be emailed to registered attendees email address for printing to bring to the event prior to the training day. Please bring your ticket on the day to register for the training.

Cancellation policy 

If the attendee client cancels 14 days or less prior to a training event, a 100% of ticket price cancellation fee applies.  When more than 14 days’ notice is given,  a full refund will be provided.

Beware hacking scam targeting estate agent email accounts

Sourced article

14 February 2018
News alerts

Consumer Affairs Victoria has received recent reports of a possible hacking scam targeting the email accounts of estate agents, and causing home buyers to deposit their money into the wrong bank account.

In most cases, the home buyer was sent an email from the selling agent with the contract of sale and trust account details for payment of the deposit. Shortly afterwards, they received a second email from the same email address, advising them of an `error’ in the first email, and to deposit their money into a different account.

While it looks legitimate, the second email is possibly a hack - and money paid goes to an account not related to the selling agent.

If you have purchased a home and receive an email from the estate agent with trust account details to make payment, call the agent or visit them in person to verify that the email is legitimate. Be very suspicious if you receive a second email telling you to make payment into another account, even if it is from the same email address.

We strongly encourage estate agents, and all businesses, to regularly review and secure their online systems. Follow these tips to help keep email accounts safe:

  • consider setting up a two-step verification process with your email accounts. This requires a user to provide more than one type of proof that they are authorised before they can access an account
  • change your passwords and other verification details regularly
  • delete spam messages without opening them
  • do not share your email address online unless you need to. Consider setting up a separate email just for online transactions, and another for communicating privately with clients and customers.

For more information on maintaining your security online, visit the Email page on the Federal Government’s Stay Smart Online website.

If you are an estate agent sending account details for customers to make payment via email, we encourage you to advise them to:

  • be very wary if they receive a second email telling them to pay into another account, even if the email comes from the same address
  • call your office to check the email’s legitimacy. 

Any business or individual who believes they have been tricked into paying money into an incorrect account, should contact their bank immediately.

Instances of cybercrime can be reported to the Australian Cybercrime and Online Reporting Network.

IDCare is a not-for-profit organisation that provides free support services and resources to people and organisations targeted by cybercriminals and scams. For more information, visit the IDCare website.

While our recent reports indicate possible hacking of estate agent email accounts, any business or individual can be a target for cybercriminals. For more information on staying safe online, visit the Stay Smart Online website


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