{"id":1860,"date":"2021-11-29T10:00:00","date_gmt":"2021-11-29T15:00:00","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=1860"},"modified":"2024-04-25T23:19:23","modified_gmt":"2024-04-26T03:19:23","slug":"oregon-sued-after-banning-buyers-love-letters","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/oregon-sued-after-banning-buyers-love-letters\/","title":{"rendered":"Oregon Sued After Banning Buyers\u2019 Love Letters"},"content":{"rendered":"\n
\"Image<\/figure><\/div>\n\n\n\n

Free Speech Versus Fair Housing?<\/strong><\/em><\/p>\n\n\n\n

It\u2019s a tough market out there for home buyers. So, hopeful home buyers are coming up with ways to stand out from the crowd. Some \u2014 many, these days \u2014 are writing \u201clove letters\u201d that flatter the sellers to persuade them to choose the letter writers as buyers.<\/p>\n\n\n\n

Are these letters charming gestures that show diligence and smart thinking on the buyer\u2019s part? Or do they cross a line? It all depends. But this year, Oregon said enough is enough. And it passed a bill to stop the buyers\u2019 practice of writing to sellers in hopes of beating out their competition. The new law,\u00a0House Bill 2550<\/a>, is the first of its kind nationwide. Gov. Kate Brown has signed\u00a0it. And it\u2019s due to take effect on the first day of 2022.<\/p>\n\n\n\n

But will it? Citing the right to free speech, a group has filed for a preliminary injunction to stop H.B. 2550.<\/p>\n\n\n\n

Let\u2019s take a look at what\u2019s going on.<\/p>\n\n\n\n\n\n\n\n

Making a Human Connection?<\/strong><\/h2>\n\n\n\n
\"Person<\/figure><\/div>\n\n\n\n

Buyers\u2019 heartfelt \u201clove letters\u201d to sellers could be seen as efforts to make a human connection, and become the perfect choice out of multiple potential buyers. Yet the National Association of REALTORS\u00ae<\/a> points out that letters and photos (some buyers even make videos!) could appeal to a seller\u2019s bias.<\/p>\n\n\n\n

Questions have been raised across the country. The Housing Equality Center, just outside Philly in Montgomery County, Pennsylvania, reports an increase in complaints about love letters since the height of the seller\u2019s market in late 2020.<\/p>\n\n\n\n

Some Oregon real estate agents<\/a>\u00a0expressed concerns, too. They want to be off the hook when home buyer clients insist that the agents pass notes. A frequent concern is that the letters and photos often do reveal family status, national origin, background and identity in ways that could touch on fair-housing concerns and even draw legal liability. Accordingly, Oregon\u2019s new law sets out to prevent sales to certain buyers based on \u201crace, color, religion, sex, sexual orientation, national origin, marital status or familial status\u201d \u2014 traits the Fair Housing Act lists as discriminatory.<\/p>\n\n\n\n

While the new law forbids Oregon sellers\u2019 agents from accepting personal documents from buyers, a buyer could write to the seller directly. But a real estate agent would be barred from passing the document to the seller.<\/p>\n\n\n\n

Up until this new law, agents in general have had a professional duty to pass their clients\u2019 communications along to the other party in a transaction.<\/p>\n\n\n\n

Making a Federal Case of It<\/strong><\/h2>\n\n\n\n

A federal filing submitted by the Pacific Legal Foundation, drafted at no charge on behalf of an Oregon real estate company, objects to H.B. 2550. Its filing says there\u2019s no evidence to show anyone is actually facing discrimination because of buyers\u2019 letters.<\/p>\n\n\n\n

The lawsuit, Total Real Estate Group v. Strode<\/em>, also claims Oregon is violating home buyers\u2019 Constitutional right to free speech. The suit adds that the ban will have a negative effect on real estate agents\u2019 abilities to bring buyers and sellers together. It claims that the law will get in the way of innocent, beneficial activities, including the transfer of useful information.<\/p>\n\n\n\n

\u201cLove letters are incredibly important for matching buyers and sellers,\u201d said Attorney Daniel Ortner in a press release<\/a> from the Pacific Legal Foundation.<\/p>\n\n\n\n

Still, some agents are concerned about being caught in the middle. Their point is that they shouldn\u2019t have to be doing something that real estate professionals are urged not to do. Passing love letters between the parties is probably not a great idea<\/a>, says Attorney Hank Lerner, general counsel for the Pennsylvania Association of Realtors. Catherine Taylor, a lawyer with the Massachusetts Association of Realtors, puts the point bluntly to agents:<\/p>\n\n\n\n

\u201cDo not engage<\/a> in the passing or receiving of love letters. It could open you up to a fair-housing complaint.\u2019\u2019<\/p>\n\n\n\n

Not All Sellers Love the Letters<\/strong><\/h2>\n\n\n\n
\"A<\/figure><\/div>\n\n\n\n

In a competitive market, buyers will go to great lengths to get a seller\u2019s attention, without thinking it could be the wrong kind of attention. Sure, some sellers have extraordinary sentimental attachments to the homes they leave. They could be swayed by a charming missive even when its writer is offering less than the highest bid.<\/p>\n\n\n\n

Statistics bear this out. When the Redfin brokerage surveyed bidding war strategies, the company found that \u00a0writing a love letter increased home buyer success<\/a> by 59%.<\/p>\n\n\n\n

On the other hand, sellers can be taken aback or just plain weirded out by these letters. And in some markets the sheer volume of extra documents is becoming a nuisance.<\/p>\n\n\n\n

Some agents announce in their listings that the sellers will not be reading personal letters from potential buyers. After all, a real estate sale is a transaction. The best offer from a business standpoint \u2014 a deal with no contingencies<\/a> left to sort out, a bid that\u2019s significantly higher than the others \u2014 should win the day. A buyer who is turned away for unbusinesslike reasons could, in certain cases, believe discrimination is in play. This could come back to bite an agent. Agents can be sanctioned and sellers fined for fair-housing law violations.<\/p>\n\n\n\n

\u261b Learn more about the transformation of real estate law taking place throughout the United States as\u2026 <\/em><\/strong>A Quest for Racial Fairness Gains Ground<\/em><\/strong><\/a>.<\/em><\/strong><\/p>\n\n\n\n

What\u2019s Next for the Law of Love Letters?<\/strong><\/h2>\n\n\n\n

Oregon\u2019s love letter case will be interesting to follow in 2022. The federal court could deem Oregon\u2019s new law overbroad and unconstitutional. But that would prompt states to take harder looks at the actual impact of love letters on historically disadvantaged groups. No matter how the case unfolds, expect tweaks to real estate professional responsibility codes, in order to grant agents a clear prerogative to refuse to pass notes. And expect new materials to be produced for agents, sellers and buyers on their legal duties under the Fair Housing Act. <\/p>\n\n\n\n

In light of the Oregon debate, agents have a heightened awareness of the liability questions that love letters raise. Instead of encouraging these communications \u2014 no matter how well-meaning \u2014 real estate agents will be much more likely to talk with their sellers and buyers about the Fair Housing Act and the pitfalls of love letters.<\/p>\n\n\n\n

\u201cWhile no one enjoys losing out on their potential dream home,\u201d Anthony Renaldo of Chartwell Law observes, \u201cIt is better to have loved and lost than to get sued for federal housing discrimination.\u201d<\/p>\n\n\n\n

Supporting References<\/strong><\/p>\n\n\n\n

Oregon State Legislature, 2021 Regular Session. H.B. 2550 Enrolled: Relating to the Duties of the Seller’s Agent in Real Estate Transactions<\/a>.<\/p>\n\n\n\n

Pacific Legal Foundation: Real Estate Brokers Sue to End Oregon\u2019s Unconstitutional Ban on \u201cLove Letters\u201d<\/a> (Nov. 19, 2021). The case was first\u00a0reported<\/a>\u00a0in the media by Jessica Guynn of USA Today<\/em> on Nov. 19, 2021.<\/p>\n\n\n\n

Elaine S. Povich in Stateline Update<\/em> by Pew Trusts: Oregon Homebuyer \u201cLove Letter\u201d Ban Challenged in Court<\/a> (Nov. 23, 2021).\u00a0<\/p>\n\n\n\n

Kara Baskin for the Boston Globe<\/em>: Why Writing a Letter to Win a Home Can Be Creepy AND Backfire<\/a> (May 26, 2021).<\/p>\n\n\n\n

Michaelle Bond for the Philadelphia Inquirer<\/em>: Home Buyers, Don\u2019t Count on Sellers to Read the Letters You Write<\/a> (Jun. 7, 2021).<\/p>\n\n\n\n

Anthony Renaldo, via JDSupra.com<\/em>: Including a Love Letter With a Real Estate Bid May Expose Brokers to Discrimination Laws<\/a> (Jul. 29, 2021).<\/p>\n\n\n\n

And as linked. Photo credits: Mohamed Hassan<\/a> and Andrew Lloyd Gordon<\/a>, via Pixabay; and Rinck Content Studio<\/a>, via Unsplash.<\/p>\n","protected":false},"excerpt":{"rendered":"

Free Speech Versus Fair Housing? It\u2019s a tough market out there for home buyers. So, hopeful home buyers are coming up with ways to stand out from the crowd. Some \u2014 many, these days \u2014 are writing \u201clove letters\u201d that flatter the sellers to persuade them to choose the letter writers as buyers. Are these […]<\/p>\n","protected":false},"author":2,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[22],"tags":[],"class_list":["post-1860","post","type-post","status-publish","format-standard","hentry","category-oregon"],"yoast_head":"\nOregon Sued After Banning Buyers\u2019 Love Letters - Deeds.com<\/title>\n<meta name=\"description\" content=\"Citing the right to free speech, a group has filed for a preliminary injunction to stop H.B. 2550. 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