Use this article to check the Baldwin MLS compliance rules before you enter, market, or update a listing, or set up a buyer agreement.
Listing photo questions
How many photos can I add to a listing?
Add up to 100 photos to each listing.
Is there a minimum number of photos for a listing?
Yes. Each listing needs at least one photo when it is entered into the MLS.
What are the rules for the primary listing photo?
The primary photo, the first photo on a listing, must show the exterior of the property. For a condo, it must show the exterior of the building.
These are not allowed as the primary photo:
Interior photos
Aerial views
Views, such as water or a skyline
Photo collages
What happens if a listing breaks the photo rules?
A photo rule violation is a minor violation and may result in a fine of at least $50.
Days on Market questions
How long must a listing be off the market before Days on Market starts at zero?
How long a listing must be off the market before Days on Market (DOM) starts at zero depends on its status:
Expired: Duplicate the listing and place it back on the market right away, with DOM starting at zero.
Withdrawn or Cancelled: Keep the listing off the market for 30 days, then add it as a new listing with DOM starting at zero.
Listing Maintenance FAQ explains how to duplicate a listing from the Manage Listings page. Members who came from a legacy platform may know Duplicate as Copy or Clone.
When does Cumulative Days on Market reset?
Cumulative Days on Market (CDOM) resets to zero after a listing has been off the market for 90 days.
Who can see Days on Market?
All members and invited clients see Days on Market (DOM) and Cumulative Days on Market (CDOM) in Perchwell. DOM and CDOM also appear on public websites.
Which listing statuses accumulate Days on Market?
Active listings accumulate Days on Market (DOM). Listings in statuses such as Pending and Withdrawn do not.
New construction questions
How do I keep Days on Market from accumulating on new construction?
Days on Market (DOM) does not accumulate on a new construction listing for up to 365 days while it is Active with Construction Status set to Under Construction. Set Construction Status in the Add/Edit form.
Members who came from a legacy platform may know these listings by the Active New Construction status.
When does Days on Market start accumulating after construction is complete?
Days on Market (DOM) starts accumulating when you change Construction Status from Under Construction in the Add/Edit form. DOM starts at zero.
Coming Soon questions
How long can a listing stay in Coming Soon?
A listing stays in Coming Soon status for up to 30 days.
Can I advertise a Coming Soon listing?
Yes. Advertise a listing once it is entered in the MLS as Coming Soon. Coming Soon listings syndicate through the same channels as before the move to Perchwell.
Can a Coming Soon listing be shown?
No. Agents and sellers may not hold showings, previews, open houses, or virtual tours for a Coming Soon listing.
Does Days on Market accumulate during Coming Soon?
Yes. Days on Market (DOM) accumulates while a listing is Coming Soon and resets to zero when the listing becomes Active.
Where do I find the Coming Soon Addendum?
The Coming Soon Addendum is in your Member Portal, under BR Documents.
Listing status and sign questions
How long can a listing stay Active Under Contract?
A listing can stay Active Under Contract (AUC) until it closes. While a listing is AUC:
Sellers may continue accepting backup offers
Showings may continue, depending on the seller's preference
Do sellers have to disclose that a listing is Active Under Contract?
No. Sellers are not required to disclose that they are keeping a listing Active Under Contract.
Can a withdrawn or cancelled listing go back on the market?
Yes. A withdrawn or cancelled listing can go back on the market, depending on timing. Contact Baldwin MLS staff to confirm the rules that apply to your listing.
What are the rules for For Sale signs?
Only the listing broker's For Sale sign may be displayed. Remove the sign within 5 business days after the listing is cancelled, expired, leased, or closed.
Listing type and pricing questions
What is a Limited Service listing?
A Limited Service listing is one where the broker provides limited services, such as:
Not scheduling showings
Not presenting offers
Not assisting with negotiations
Limited Service listings are clearly identified in the MLS so cooperating brokers understand their responsibilities.
What is an Equitable Interest listing?
An Equitable Interest listing is one where the seller does not have legal title to the property. The seller is selling only an option or assigning an interest in a contract.
Set the Equitable interest field to Yes when you enter the listing in Add/Edit. A disclaimer stating that the seller does not have legal title is then added automatically to the Public remarks and Agent remarks.
Members who came from a legacy platform may know these listings by the Equitable Interest Pending status.
What is a Brokerage Exclusive listing?
A Brokerage Exclusive listing is a listing type visible only to the listing brokerage. It requires the seller's authorization.
What is Value Range Marketing (VRM)?
Value Range Marketing (VRM) lists a price range instead of a single price. A VRM listing requires seller approval and must be disclosed in both the Public remarks and Agent remarks fields. Submit supporting documentation to Baldwin MLS compliance.
Listing remarks and compensation questions
Can I include agent details or contact information in Public remarks?
No. Agent details and contact information count as branding, which is not allowed in Public remarks. Branding includes:
Agent or brokerage names
Logos
Contact information
Website links
Can I include commission or bonuses in a listing?
No. Compensation details, including commission and bonuses, are prohibited in listings.
Property definition questions
What qualifies as a bedroom?
A bedroom generally must meet standards such as:
Proper egress
Minimum size
Adequate ceiling height
A heat source, per American National Standards Institute (ANSI) guidelines
What is the difference between Waterfront and Waterview?
Waterfront and Waterview differ in access to the water:
Waterfront: The property has direct access to the water.
Waterview: Water is visible but not directly accessible.
What are seller concessions?
Seller concessions are costs the seller pays on the buyer's behalf, not including broker compensation.
Listing entry questions
What is the Listing Agreement Date?
The Listing Agreement Date is the date the seller signs the listing agreement.
What is the Listing Date?
The Listing Date is the date the seller allows the listing to be entered into the MLS. Days on Market (DOM) is calculated from the Listing Date.
What is the correct order for setting up a listing?
Set up a listing in this order:
Get a signed listing agreement
Enter the listing into the MLS
Add the sign and lockbox
When must a listing be entered into the MLS?
Enter a listing into the MLS within 3 business days of obtaining all required signatures or authorization.
What do the Short term, Long term, and Vacation rental types mean?
The Rental type field in the Add/Edit form has three options:
Short term: A rental for less than 6 months.
Long term: A rental for 6 months or more.
Vacation: A nightly rental.
Can I add a listing for comp purposes only?
Yes, when the property has already closed. Add a listing for comparable (comp) purposes only in the Add/Edit form:
Set the Property status field to Closed
Enter FOR COMP PURPOSES ONLY in the Agent remarks field
Click Submit listing
A "Listing successfully uploaded" message appears, and the listing goes live right away.
Buyer agreement questions
Can buyer agreements be customized?
Yes. Structure a buyer agreement with:
Hourly rates
Flat fees
Percentages
Specific time periods or properties
Can buyer agreements be amended?
Yes, when the amendment:
Is agreed to by the buyer
Has a legitimate business reason
Is not made only to increase compensation
Can an agent have more than one agreement with a buyer?
Generally no, not for the same services. An agent may have separate buyer agreements when the services differ, such as new construction and resale.
Can a listing agent ask to see a buyer agreement?
Typically no. Buyer agreements are confidential and should not be shared.
Compliance contact questions
Who do I contact about a compliance email or violation?
Contact Baldwin MLS staff about a compliance email or violation:
Email: info@baldwinrealtors.com
Phone: 251-947-3777
MLS direct line: 251-270-0328