📋 Обзор: Agent Халатность Claims

Real estate agents in California owe significant duties to their clients and, in some cases, to all parties in a transaction. When agents fail to meet these obligations through negligent conduct, ложное представление, or breach of fiduciary duty, they can be held ответственный for resulting убытки. This guide covers claims against both listing agents and buyer's agents, as well as their supervising brokers.

Когда Использовать Это Руководство

Use this guide if your real estate agent or their broker engaged in any of the following misconduct:

🔍 Negligent Инспекция

Agent failed to conduct required visual инспекция or missed obvious defects under гражданский кодекс 2079

🔒 Failure to Disclose

Agent knew of material facts affecting property value but failed to disclose them to you

⚖ Breach of Fiduciary Duty

Agent put their own interests or another party's interests above yours

⚠ Dual Agency Conflicts

Agent represented both buyer and seller without proper disclosure or while favoring one party

👍 Что Вы Можете Взыскать in Agent Халатность Cases

  • Actual убытки - Cost to ремонт defects, price differential, lost value
  • Consequential убытки - Moving costs, temporary housing, lost rental income
  • Расторжение - Undo the transaction in cases of мошенничество or material breach
  • Адвокат fees - If purchase contract contains fee provision
  • DRE discipline - License suspension or revocation for the agent

Common Agent Халатность Scenarios

🔍 Failed Visual Инспекция (гражданский кодекс 2079)

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California гражданский кодекс 2079 requires listing agents and buyer's agents to conduct a "reasonably competent and diligent visual инспекция" of accessible areas of the property. This means agents must personally inspect the property and disclose any observable defects. Common failures include missing water stains, foundation cracks, roof damage, unpermitted additions, or other visible issues that would alert a reasonably observant person to problems.

🔒 Failure to Disclose Known Facts

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Agents must disclose all material facts they know or should know that affect the property's value or desirability. This includes information learned from продавец, observed during showings, or discovered through neighborhood knowledge. If an agent learns about problems (flooding, neighbor disputes, planned construction, crime) they must disclose this information regardless of whether продавец disclosed it.

⚖ Breach of Fiduciary Duty

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Real estate agents owe fiduciary duties to their clients including loyalty, full disclosure, конфиденциальныйity, obedience, reasonable care, and accounting. Breaches include: encouraging a buyer to overbid, failing to present all offers to a seller, disclosing client negotiating strategies to the other party, recommending service providers for kickbacks, or prioritizing commission over client interests.

⚠ Dual Agency Нарушениеs

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Dual agency (representing both buyer and seller) is legal in California but requires written disclosure and consent from both parties. Even with consent, dual agents must treat both parties fairly and cannot favor one over the other. Common нарушениеs include: failing to disclose dual agency, encouraging buyer to pay more than necessary, not presenting all offers equally, or sharing конфиденциальный negotiating information.

📝 Ложное Представление

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Agents can be ответственный for both intentional and negligent ложное представление. This includes false statements about property condition, square footage, lot size, zoning, HOA restrictions, neighborhood issues, or comparable sales. Even repeating false information from продавец without verification can create ответственность if the agent should have known it was false or could have easily verified it.

⚠ Time Limits Apply

California has a 2-year срок исковой давности for professional халатность claims against real estate agents (Code of Civil Procedure 339). For мошенничество claims, you have 3 года from discovery. The DRE accepts исковое заявлениеs up to 3 года after the transaction. Do not delay in taking action.

💰 Рассчитайте Свои Убытки

In agent халатность cases, вы можете взыскать убытки to compensate you for harm caused by the agent's misconduct. Here are the categories of взыскание available under California law.

Category Описание
Benefit of the Bargain Difference between property value as represented and actual value
Cost of Ремонтные Работы Reasonable cost to ремонт undisclosed defects agent should have found
Out-of-Pocket Losses Инспекция costs, temporary housing, storage, moving expenses
Lost Profits For sellers: difference between actual sale price and fair market value
Косвенные Убытки Lost rental income, financing costs, opportunity costs
Адвокат Fees If purchase contract has адвокат fee provision (most CAR forms do)

📊 Пример Расчёта Убытков

Example: Agent Failed to Disclose Foundation Issues

Foundation ремонт costs $45,000
Engineering and permit fees $8,500
Temporary relocation (6 weeks) $4,200
Post-purchase инспекция fees $1,800
Diminished value stigma $25,000
Storage during ремонтные работы $1,500
TOTAL DAMAGES $86,000

Special Убытки for Dual Agency Нарушениеs

If a dual agent favored the other party, вы можете иметь право на:

  • For buyers: The amount you overpaid compared to what you should have paid with proper representation
  • For sellers: The difference between your actual sale price and what you could have obtained with loyal representation
  • Commission возврат: The agent's commission, as they did not earn it through faithful service

💰 E&O Страхование Provides Взыскание

California brokers обязаны have Errors & Omissions (E&O) страхование, which covers халатность claims. This means there is typically страхование money available to pay your убытки, making взыскание more likely than suing an uninsured individual.

✅ Контрольный Список Доказательств

Gather these documents and доказательства before sending your требование. Click to check off items as you collect them.

📄 Transaction Documents

  • ✓ Listing agreement (if you were продавец)
  • ✓ Buyer representation agreement
  • ✓ Purchase agreement and all addenda
  • ✓ Agency disclosure form (AD)

📝 Disclosure Documents

  • ✓ Transfer Disclosure Statement (TDS)
  • ✓ Agent Visual Инспекция Disclosure (AVID)
  • ✓ Seller Property Questionnaire (SPQ)
  • ✓ Natural Hazard Disclosure (NHD)

🔍 Инспекция Reports

  • ✓ Pre-purchase home инспекция report
  • ✓ Pest/termite инспекция report
  • ✓ Post-purchase инспекция documenting defects
  • ✓ Specialist reports (structural, mold, electrical)

💬 Коммуникации

  • ✓ All emails with your agent
  • ✓ Text messages and voicemails
  • ✓ Written notes from conversations
  • ✓ Marketing materials and MLS listing

👤 Agent/Broker Information

  • ✓ Agent's full name and DRE license number
  • ✓ Broker's name and DRE license number
  • ✓ Brokerage company name and address
  • ✓ DRE license verification printout

💰 Убытки Documentation

  • ✓ Ремонт estimates from licensed подрядчикs
  • ✓ Paid invoices for completed ремонтные работы
  • ✓ Photos/videos documenting defects
  • ✓ Receipts for consequential costs

💡 Verify DRE License Status

Visit the California Department of Real Estate website at dre.ca.gov and use the license lookup tool to verify your agent's and broker's license status, disciplinary history, and current brokerage affiliation. Печать this information for your records.

📝 Образец Текста

Копировать and customize these paragraphs for your требование. Each addresses a specific type of agent халатность.

Failure to Disclose Known Defects
You breached your duty of disclosure by failing to inform me of material facts you knew or should have known about the property. В частности, [describe what agent knew - e.g., "you were aware of the recurring flooding in the basement as доказательстваd by your prior listing of this property in 2019 where the disclosure mentioned water intrusion"]. Despite this knowledge, you failed to disclose this information on the Agent Visual Инспекция Disclosure or otherwise inform me of this condition. Under California гражданский кодекс section 2079 and the common law duty of disclosure, you were obligated to disclose all material facts affecting the property's value or desirability that were known to you. Your failure to do so constitutes professional халатность and breach of fiduciary duty.
Negligent Инспекция (гражданский кодекс 2079)
You failed to conduct a reasonably competent and diligent visual инспекция of the property as required by California гражданский кодекс section 2079. A proper visual инспекция would have revealed [describe obvious defects - e.g., "the significant water staining on the ceiling of the master bedroom, the visible cracks in the foundation accessible from the crawl space, and the obvious signs of termite damage to the exterior trim"]. These conditions were readily observable upon reasonable инспекция, yet your Agent Visual Инспекция Disclosure failed to note any of these material defects. As established in Easton v. Strassburger and codified in гражданский кодекс 2079, you owed a duty to conduct a competent visual инспекция and disclose all facts revealed by that инспекция. Your failure to do so constitutes халатность per se.
Breach of Fiduciary Duty
As my agent, you owed me fiduciary duties of loyalty, full disclosure, конфиденциальныйity, obedience, reasonable care, and accounting. You breached these duties by [describe breach - e.g., "recommending I increase my offer by $50,000 when you knew продавец had already accepted my original offer, thereby causing me to pay significantly more than necessary" OR "failing to present my counteroffer to продавец while secretly informing the competing buyer of my offer amount" OR "recommending your brother-in-law's construction company without disclosing your financial relationship"]. Your conduct demonstrates that you prioritized your own interests over mine in нарушение of your fiduciary obligations under California law. See Field v. Century 21 Klowden-Forness Realty (1998) 63 Cal.App.4th 18.
Dual Agency Conflicts
You acted as a dual agent in this transaction, representing both покупатель and seller. While dual agency is permitted in California with proper disclosure and consent under гражданский кодекс 2079.16, a dual agent owes fiduciary duties to both parties and cannot favor one party over another. You violated your dual agency obligations by [describe нарушение - e.g., "advising покупатель of my minimum acceptable price, which you learned in confidence as my listing agent" OR "failing to disclose to me as buyer that продавец would have accepted $40,000 less than my offer" OR "encouraging me to waive the инспекция contingency to help продавец close quickly, without considering my interests"]. This conduct breached your fiduciary duties to me and violated the standards for dual agency representation. See Huijers v. DeMarrais (1992) 11 Cal.App.4th 676.
Ложное Представление
You made material ложное представлениеs that induced me to [purchase this property / sell this property at the stated price]. В частности, you represented that [describe ложное представление - e.g., "the property was 2,400 square feet when it was actually only 1,950 square feet" OR "the roof was replaced in 2020 when in fact it was the original 1985 roof" OR "there were no known issues with the septic system when you knew продавец had the system pumped three times in the prior year due to failures"]. I reasonably relied on these representations in making my decision, and suffered убытки as a direct result. Under California law, you are ответственный for both negligent and intentional ложное представление. See Wilson v. Century 21 Great Western Realty (1993) 15 Cal.App.4th 298.

📄 Полный Образец Требования

Below is a complete требование template. Replace all bracketed placeholders with your specific information.

California Real Estate Agent Халатность Требование

[YOUR NAME] [YOUR ADDRESS] [CITY, STATE ZIP] [YOUR EMAIL] [YOUR PHONE] [DATE] ЗАКАЗНЫМ ПИСЬМОМ С УВЕДОМЛЕНИЕМ О ВРУЧЕНИИ [AGENT NAME], DRE License #[AGENT LICENSE NUMBER] [BROKER NAME], DRE License #[BROKER LICENSE NUMBER] [BROKERAGE NAME] [BROKERAGE ADDRESS] [CITY, STATE ZIP] RE: ТРЕБОВАНИЕ FOR DAMAGES - REAL ESTATE AGENT NEGLIGENCE Property: [PROPERTY ADDRESS] Transaction Date: [TRANSACTION DATE] Требование Amount: $[TOTAL DAMAGES] Dear [AGENT NAME] and [BROKER NAME]: I am writing to demand компенсация for убытки I suffered as a result of your professional халатность, breach of fiduciary duty, and несоблюдение with California disclosure requirements in connection with my [purchase/sale] of the property located at [PROPERTY ADDRESS], which closed on [TRANSACTION DATE]. STATEMENT OF FACTS On [TRANSACTION DATE], I [purchased/sold] the above-referenced property. You, [AGENT NAME], served as my [buyer's agent/listing agent] in this transaction, operating under the supervision of [BROKER NAME] and [BROKERAGE NAME]. до closing, you provided me with the Agent Visual Инспекция Disclosure (AVID) dated [AVID DATE], in which you represented that you had conducted a visual инспекция of the property. [You also acted as a dual agent in this transaction, representing both покупатель and seller - include if applicable.] Following [closing/my purchase], I discovered the following material defects and issues that you failed to disclose: 1. [DESCRIBE DEFECT #1 - e.g., "Significant foundation cracking and settling, requiring $45,000 in ремонтные работы"] 2. [DESCRIBE DEFECT #2 - e.g., "Hidden water damage and mold contamination in the master bathroom, reмедиация cost $28,000"] 3. [DESCRIBE DEFECT #3 - e.g., "Unpermitted addition of the family room, requiring approximately $15,000 to bring to code"] These defects were [observable upon a reasonably competent visual инспекция / known to you based on [describe how agent knew]]. ПРАВОВОЕ ОСНОВАНИЕ ТРЕБОВАНИЯ Your conduct violated multiple provisions of California law: 1. California гражданский кодекс Section 2079: You failed to conduct a "reasonably competent and diligent visual инспекция" of accessible areas of the property and disclose material facts revealed by that инспекция. The defects described above were visible and observable to a reasonably competent inspector. See Easton v. Strassburger (1984) 152 Cal.App.3d 90. 2. Breach of Fiduciary Duty: As my agent, you owed me fiduciary duties of loyalty, full disclosure, and reasonable care. You breached these duties by [describe specific breach]. See Field v. Century 21 Klowden-Forness Realty (1998) 63 Cal.App.4th 18. 3. California гражданский кодекс Section 1102: You failed to properly complete the Agent Visual Инспекция Disclosure, omitting material defects that should have been disclosed. [If dual agency: 4. California гражданский кодекс Section 2079.16: As a dual agent, you were required to treat both parties fairly and disclose all material facts to both parties. You failed to do so by [describe dual agency нарушение]. See Huijers v. DeMarrais (1992) 11 Cal.App.4th 676.] [BROKER NAME] is vicariously ответственный for [AGENT NAME]'s conduct under Business & Professions Code section 10177(h) and the doctrine of respondeat superior. DAMAGES As a direct and proximate result of your халатность and breach of duty, I have suffered the following убытки: [REPAIR DESCRIPTION #1]: $[AMOUNT] [REPAIR DESCRIPTION #2]: $[AMOUNT] [REPAIR DESCRIPTION #3]: $[AMOUNT] Инспекция and engineering fees: $[AMOUNT] Temporary housing during ремонтные работы: $[AMOUNT] Storage costs: $[AMOUNT] [OTHER DAMAGES]: $[AMOUNT] ___________ TOTAL DAMAGES: $[TOTAL DAMAGES] Documentation supporting these убытки, including инспекция reports, подрядчик estimates, and receipts, is available upon request. ТРЕБОВАНИЕ I hereby demand payment of $[TOTAL DAMAGES] within thirty (30) days of the date of this letter to compensate me for the убытки described above. If I do not receive payment in full by [DEADLINE DATE - 30 days from letter date], I will pursue all available legal remedies, including: 1. Filing a civil судебный иск against you and your brokerage seeking full убытки, адвокат fees as provided in the purchase agreement, and costs of suit; 2. Filing a исковое заявление with the California Department of Real Estate seeking disciplinary action against your license; and 3. Reporting your conduct to the local Association of Realtors ethics committee. Please direct all communications regarding this matter to me at the address above. I am willing to discuss resolution of this matter, but absent a satisfactory response, I am prepared to pursue судебный процесс. С уважением, _______________________________ [YOUR NAME] Приложения: - Копировать of Purchase Agreement - Копировать of AVID - Инспекция Report dated [DATE] - Ремонт Estimates - [Other supporting documents] cc: [ваш адвокат, if applicable]

⚠ Before Sending Your Letter

  • Replace ALL bracketed placeholders with your specific information
  • Review your purchase contract for медиация/арбитраж requirements
  • Отправить via заказное письмо with уведомление о вручении requested
  • Keep copies of everything you send
  • Consider having an адвокат review your letter before sending

🚀 Следующие Шаги

What to do after sending your требование.

Ожидаемые Сроки

Дни 1-7

Agent/broker receives letter and forwards to E&O страхование carrier

Days 7-21

Страхование adjuster reviews требование and investigates

Days 21-30

Response with мировое соглашение offer, отказ, or request for more information

If They Don't Respond or Pay

  1. File a DRE Исковое Заявление

    File a исковое заявление with the California Department of Real Estate at dre.ca.gov. The DRE can investigate and discipline the agent's license, which creates significant pressure to settle. You have 3 года from the transaction to file.

  2. Check for Медиация/Арбитраж Requirements

    Most CAR (California Association of Realtors) purchase contracts require медиация before судебный процесс. Review your contract - failure to mediate first may waive your right to адвокат fees.

  3. Consult a Real Estate Судебный Процесс Адвокат

    Many адвокатs handle agent халатность cases on contingency for claims over $50,000. The адвокат fee provision in most purchase contracts means вы можете взыскать your legal costs if you prevail.

  4. File a Судебный Иск

    Claims under $12,500 can go to Суд Мелких Тяжб. Larger claims are filed in Superior Суд. Name both the agent and the supervising broker as ответчикs to access E&O страхование coverage.

  5. File a Realtor Ethics Исковое Заявление

    If the agent is a member of the National Association of Realtors, вы можете подать an ethics исковое заявление with the local board. This can result in fines, suspension, or expulsion from the organization.

Нужна Юридическая Помощь?

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Ресурсы Калифорнии

  • Департамент Недвижимости Калифорнии: dre.ca.gov - License lookup and исковое заявление filing
  • DRE Consumer Line: 1-877-373-4542
  • DRE Исковое Заявление Form: RE 519 (available at dre.ca.gov/consumers)
  • State Bar Адвокат Referral: calbar.ca.gov
  • California гражданский кодекс 2079: leginfo.legislature.ca.gov
  • Local Realtor Association: For ethics исковое заявлениеs against NAR members

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