As ChatGPT and different AI chatbots have exploded on the scene, Realtors at the moment are having to confront an avalanche of “professional recommendation” riddled with half-truths and misinformation. Greater than ever, Realtors have to be ready to be the trusted advisor who helps their purchasers keep away from following chatbot-generated misinformation that may result in litigation. 

Half 1 of this collection checked out 5 frequent questions that consumers ask their brokers, the wrong solutions offered by ChatGPT, and the proper responses a reliable Realtor ought to make as a substitute. Under are 5 frequent vendor questions that ChatGPT additionally answered incorrectly. 

1. Has there been a latest appraisal on the property? 

Maybe probably the most troubling factor that ChatGPT and different chatbots do is to hedge their guess by saying, “As a language mannequin, I can not present authorized recommendation,” after which instantly present info that always constitutes authorized recommendation. The paragraph beneath illustrates this level. 

As a language mannequin, I can not present authorized recommendation. Nevertheless, on the whole, the disclosure necessities relating to an appraisal rely upon the legal guidelines and laws of the state or nation the place the property is positioned. 

Up to now, so good, however then it advises: 

Due to this fact, the itemizing agent ought to seek the advice of with a licensed actual property legal professional within the related jurisdiction for particular steerage on disclosure obligations.

Brokers are skilled on disclosure obligations and if they’ve questions, they should examine with their supervisor, not rent their very own actual property legal professional. 

The subsequent statements have extra errors as nicely: 

In some jurisdictions, sellers are required to reveal any materials details that will have an effect on a purchaser’s resolution to buy the property. An appraisal could be thought-about a fabric truth if it offers info that might have an effect on a purchaser’s resolution to buy the property or the worth they’re keen to pay. In such instances, the vendor could also be required to reveal the appraisal to potential consumers.

If there’s any uncertainty about whether or not the appraisal must be disclosed, the itemizing agent ought to err on the aspect of warning and disclose it. Moreover, if the appraisal continues to be related and reflective of the property’s worth, it could be useful to share it with potential consumers to assist help the asking value.

Appropriate response: 

• Whether or not one thing qualifies as a “materials truth” is a authorized situation — brokers ought to by no means try and make this willpower. 
• Appraisers sometimes use appraisal types from Fannie Mae, Freddie Mac, FHA or VA. These types solely embrace three properties. Sadly, appraisers typically choose comparable gross sales which can be completely inappropriate. Moreover, their information is predicated upon closed gross sales which can be a minimum of 60 days to 120 days previous. As a Realtor, you’ve gotten entry to the newest gross sales info. In right now’s unstable market, each purchasers and lenders want the newest gross sales information accessible to precisely estimate a property’s worth.  
• The first purpose for not counting on ChatGPT for recommendation about value determinations is that it’s a Giant Language Mannequin (LLM), not an appraisal AI or algorithm. The assorted AVMs from CoreLogic, HomeSnap, Realtor.com, Redfin and Zillow are based mostly upon subtle pricing AI algorithms that draw from all kinds of knowledge on which LLMs haven’t been skilled. 

2. Do I must disclose any points with the property to potential consumers?

GPT appropriately suggested:  

Itemizing brokers have a authorized and moral obligation to make sure that all materials details in regards to the property are disclosed to potential consumers. Materials details are any points that will have an effect on the worth or desirability of the property. Due to this fact, the reply to the query “Do I must disclose points with the property to potential sellers?” is sure. The itemizing agent ought to advise their vendor to reveal any recognized points with the property to potential consumers.

It will be important for the itemizing agent to clarify to their vendor that failing to reveal materials details might end in authorized and monetary penalties, together with potential lawsuits or the sale falling via. The vendor may be held responsible for any points that come up after the sale if they didn’t disclose them beforehand.

The place GPT went horribly flawed was by stating: 

If the vendor is uncertain about what must be disclosed, the agent can present steerage on what’s required by regulation and what’s thought-about finest observe of their native market. It will be important for the agent to doc all disclosures made by the vendor in writing to guard each events.

Appropriate response:

Giving recommendation about what’s required by regulation constitutes authorized recommendation. Moreover, most states solely require the agent to do a visible inspection of the property and report what they observe. Neither the client nor the vendor’s agent is required to doc whether or not the vendor has appropriately made all disclosures. 

3. What’s the sq. footage of the property?

ChatGPT appears to be giving nice recommendation, however it’s nearly solely flawed. 

As an inventory agent, it’s necessary to assemble correct details about a property, together with its sq. footage. When the vendor tells you what the sq. footage of their house is, you need to use that as a place to begin, however you must also confirm that info to make sure its accuracy. There are just a few methods to confirm the sq. footage of a property, corresponding to:

• • Measure the property your self: You may measure the property your self or rent knowledgeable to do it for you.
  • Verify public information: You may examine public information, corresponding to property tax information or constructing permits, to see if the sq. footage matches the vendor’s declare.
  • Use on-line assets: There are a number of on-line assets that may present sq. footage info for a property, corresponding to Zillow, Redfin or Realtor.com.

It’s necessary to notice that the accuracy of the sq. footage info can have an effect on the worth of the property, so it’s important to make sure that it’s appropriate. In case you’re unable to confirm the sq. footage, it’s finest to reveal that to potential consumers and allow them to make their very own assessments.

Appropriate response:

You haven’t any enterprise measuring the property your self, counting on the vendor’s claims in regards to the lot measurement, or counting on Realtor.com, Redfin or Zillow who pull sq. footage from the MLS. 

Even when you’ve got sq. footage numbers from the title firm, the county tax assessor or another supply, these numbers might differ and should each be flawed. At all times advise your vendor to keep away from quoting sq. footage or the place the boundary traces are on the property. 

When the client asks about these points, the one appropriate response is: 

If you wish to know the precise lot measurement, the sq. footage of the enhancements, or the place the boundary traces are positioned, please rent your individual inspector and/or surveyor to make these determinations. 

4. What are the charges and commissions for promoting my dwelling?

ChatGPT appropriately suggested brokers to supply a transparent and clear rationalization of the brokerage’s insurance policies and costs. They need to even be sincere about any prices of promoting a house together with how commissions are calculated and distributed. 

Itemizing brokers ought to present clear and sincere communication with sellers about charges and commissions and be certain that all agreements are in writing and absolutely understood by all events concerned.

The place GPT went off the rails was with this a part of the response: 

Itemizing brokers ought to present the vendor with a written itemizing settlement that clearly outlines all charges and commissions related to promoting the property. The itemizing settlement must also define any obligations of the itemizing agent and the vendor, corresponding to timelines for finishing inspections, repairs, or different necessities.

Appropriate response:

It’s not possible to know all of the charges that shall be related to promoting the property. An enormous a part of that’s regulated by TRID and brokers should comply with these pointers precisely. 

Furthermore, there isn’t any place in any itemizing settlement for the timeline for finishing inspections, repairs or different necessities. These dates are all negotiated within the buy settlement, not within the itemizing settlement. 

5. How ought to itemizing brokers disclose the present property tax info on their itemizing, particularly if the taxes will enhance for the brand new purchaser? 

GPT acquired this a part of the reply to this query partially proper: 

Itemizing brokers have a accountability to reveal correct and full details about the property being offered, together with its present property tax info. 

If the vendor offers the agent with a replica of the county tax assessor/collector’s invoice for property taxes for the earlier yr, brokers can embrace that info if there’s a area on the MLS itemizing enter sheet for that information. 

The place ChatGPT made quite a lot of egregious errors was within the following piece of recommendation. 

One method to disclose the present property tax info is to incorporate it within the property itemizing description, together with any details about potential tax will increase. For instance, the itemizing agent might state the present property tax fee, the assessed worth of the property, and the estimated annual property tax quantity based mostly on these figures. If the property taxes are anticipated to extend for the brand new purchaser, the agent must also present info on the potential quantity of the rise, the rationale for the rise, and when the brand new tax fee will take impact. 

Along with together with this info within the itemizing description, the itemizing agent needs to be ready to debate the property tax info with potential consumers and reply any questions they could have. Offering clear and correct info upfront may help consumers make knowledgeable selections about whether or not or to not buy the property.

Appropriate response:

Listed below are the important thing issues with this piece of recommendation:

• There is no such thing as a place on the Unique Proper to Promote to state the present property tax fee, assessed worth of the property, or the estimated annual property tax quantity based mostly upon these figures. Neither is there a spot on the MLS information enter sheets.
• Underneath the Company Legal guidelines in most states, the itemizing agent has a fiduciary responsibility to their vendor, to not the client. 

Probably the most obtrusive errors, nonetheless, have been these two suggestions from GPT: 

The itemizing agent needs to be ready to debate the property tax info with potential consumers and reply any questions they could have. 

If the property taxes are anticipated to extend for the brand new purchaser, the agent must also present info on the potential quantity of the rise, the rationale for the rise, and when the brand new tax fee will take impact.

Brokers are prohibited from giving tax recommendation. By no means ought to they try to clarify property tax will increase, the explanations for the rise, or when the brand new tax fee will take impact. 

In case your state has a selected tax fee (e.g., in California, property taxes are 1.2 p.c of the gross sales value), you possibly can present purchasers with a hyperlink to the state’s property tax codes. In different states the place values are assessed individually, advise the consumers to contact town/county tax assessor for info on the property they intend to buy. 

As AI chatbots like ChatGPT change into more and more prevalent in the true property business, it’s essential so that you can keep updated in your disclosure obligations and to keep away from giving authorized or tax recommendation. That’s one of the simplest ways to supply your purchasers with correct and dependable info and to keep away from making errors that may result in pricey litigation. 

Bernice Ross, president and CEO of BrokerageUP and RealEstateCoach.com, is a nationwide speaker, writer and coach with greater than 1,000 revealed articles. Study her dealer/supervisor coaching applications designed for girls, by ladies, at BrokerageUp.com and her new agent gross sales coaching at RealEstateCoach.com/newagent.