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Tj /F14 11.91 Tf 91.68 -.72 TD (R. 3.52\(j\), the American Homeowners Grassroots ) Tj /F15 12.32 Tf 239.76 -1.20 TD (Allance \(") Tj /F14 12.02 Tf 52.32 0.00 TD (AHGA") Tj /F14 14.08 Tf -420.00 -11.76 TD (respectfly ) Tj /F14 11.92 Tf 59.04 -.24 TD (moves for an Order ) Tj /F15 12.78 Tf 96.00 -3.36 TD (grantig it ) Tj /F16 5.00 Tf 52.56 2.40 TD (leave to file the accompanying ) Tj /F14 12.03 Tf 149.04 -.72 TD (amicus curiae) Tj /F14 11.90 Tf -356.88 -11.76 TD (responding brief on the issue of remedy in support of the position of complaint counsel as to) Tj /F14 12.05 Tf -.24 -13.92 TD (reversal of the Intial Decision, and in support thereof states as ) Tj /F14 11.72 Tf 301.20 -1.68 TD (follows:) Tj /F15 11.67 Tf -115.44 -27.12 TD (Interest of Amicus) Tj /F14 11.89 Tf -149.52 -26.64 TD (The American Homeowners Grassroots Alliance \(AHGA\) is a grassroots advocacy) Tj /F15 11.03 Tf -36.24 -13.44 TD (organzation serving the nation) Tj /F14 11.89 Tf 151.92 -.96 TD (s homeowners. Established in 2000) Tj /F14 11.84 Tf 168.72 -.72 TD (, the Alliance addresses issues) Tj /F14 11.94 Tf -321.12 -12.24 TD (that have) Tj /F14 11.81 Tf 43.92 -.24 TD (, or would have) Tj /F14 12.07 Tf 73.92 -.48 TD (, a signficant economic impact on the over 70 ) Tj /F16 9.07 Tf 223.20 -.96 TD (millon U.) Tj /F14 11.93 Tf -341.28 -12.00 TD (homeowners. AHGA advocates on issues before the federal and state executive) Tj /F14 11.80 Tf 379.20 -1.92 TD (, legislative and) Tj /F14 12.07 Tf -380.16 -11.76 TD (judicial branches) Tj /F14 12.02 Tf 82.56 -.72 TD (, and paricipates in the policy formulation process of other consumer ) Tj /F14 11.89 Tf 333.84 -1.68 TD (advocacy) Tj /F15 11.13 Tf -415.44 -11.52 TD (organzations that AHGA belongs to) Tj /F14 11.90 Tf 174.96 -.96 TD (, such as the Consumer Federation of America. One of the) Tj /F14 11.77 Tf -174.96 -12.96 TD (areas of AHGA') Tj /F14 12.05 Tf 79.20 -.48 TD (s policy interest is the body oflaws and regulations) Tj /F14 11.85 Tf 244.80 -1.20 TD (, including federal and state) Tj /F16 8.40 Tf -324.24 -11.76 TD (laws and ) Tj /F14 14.34 Tf 45.36 -.24 TD (volunta industr ) Tj /F14 12.70 Tf 90.00 -.72 TD (reguations that afect the ) Tj /F16 8.02 Tf 124.80 -.72 TD (process of sellig ) Tj /F14 11.84 Tf 86.64 -.48 TD (and buying homes.) Tj /F14 11.55 Tf -311.04 -25.68 TD (AHGA') Tj /F14 11.92 Tf 38.64 -.48 TD (s brief presents an independent homeowner) Tj /F14 12.02 Tf 210.72 -1.20 TD (s perspective of the process of) Tj /F14 11.95 Tf -285.36 -11.76 TD (buying and selling homes in the Internet era that should help the ) Tj /F14 12.23 Tf 309.84 -2.16 TD (Commssion in fashioning a) Tj /F14 12.01 Tf -310.08 -11.76 TD (remedy. It is ) Tj /F16 8.65 Tf 63.36 -.24 TD (respectfly submitted ) Tj /F14 11.81 Tf 108.96 -.96 TD (that the AHGA') Tj /F14 11.90 Tf 77.28 -.24 TD (s independent status and concern for the) Tj /F14 11.95 Tf -249.60 -12.48 TD (vitality of competition in real estate services can provide a useful perspective for ) Tj /F14 17.01 Tf 388.56 -2.16 TD (determg ) Tj /F14 11.79 Tf 60.00 0.00 TD (the) Tj /F14 11.91 Tf -448.56 -11.52 TD (appropriate remedy to be ordered in this case.) Tj /F15 11.37 Tf 35.76 -27.84 TD (AHGA believes that ths ) Tj /F14 12.16 Tf 120.72 -.72 TD (issue is paricularly pressing given the ) Tj /F16 9.20 Tf 185.76 -1.20 TD (curent economic) Tj /F15 12.55 Tf -342.24 -11.52 TD (sitution. Millons of ) Tj /F14 11.95 Tf 103.20 -.72 TD (homeowners owe more ) Tj /F14 22.88 Tf 114.48 -.72 TD (th ) Tj /F14 11.89 Tf 23.52 -.24 TD (their home is ) Tj /F16 9.23 Tf 65.04 -.24 TD (wort because ) Tj /F14 12.02 Tf 72.00 -.48 TD (of the ) Tj /F14 14.84 Tf 30.72 0.24 TD (subprie) Tj /F14 11.98 Tf -409.68 -11.76 TD (mortgage crisis. Many of them do not have ) Tj /F16 8.42 Tf 209.28 -1.20 TD (sufcient savings ) Tj /F14 11.97 Tf 85.92 -.48 TD (to both make up the difference and) Tj /F14 11.92 Tf -295.20 -12.24 TD (pay the traditional 5-) Tj /F14 11.94 Tf 99.84 -.72 TD (6% commission to a full service real estate broker. To the extent that this) Tj /F14 13.10 Tf -100.08 -12.96 TD (ruing limts the ) Tj /F14 11.92 Tf 79.68 -.48 TD (ability of home sellers to use discount real estate brokers) Tj /F14 12.41 Tf 270.96 -1.44 TD (, it wil increase) Tj /F14 11.99 Tf -350.64 -11.76 TD (foreclosures) Tj /F14 12.17 Tf 59.04 -.24 TD (, drve down real estate values) Tj /F14 11.85 Tf 144.48 -.96 TD (, and increase the ) Tj /F14 12.99 Tf 85.20 -.72 TD (lielihood of a ) Tj /F14 11.91 Tf 72.48 0.00 TD (recession.) Tj /F14 12.38 Tf -156.48 -27.36 TD (Conclusion) Tj /F14 11.95 Tf -169.20 -26.16 TD (BASED ON ) Tj /F16 13.23 Tf 62.40 -.48 TD (TH FOREGOING) Tj /F14 11.79 Tf 95.76 -.72 TD (, the AHGA ) Tj /F16 8.50 Tf 60.24 -.24 TD (respectfly requests ) Tj /F14 11.90 Tf 102.00 -.48 TD (an Order for leave to) Tj /F16 5.00 Tf -356.40 -11.52 TD (file the accompanying ) Tj 109.20 -.96 TD (amicus curiae ) Tj /F14 12.01 Tf 70.56 -.48 TD (brief on the issue of remedy in support of the position of) Tj /F14 13.29 Tf -180.00 -12.72 TD (complait counel as ) Tj /F14 12.14 Tf 102.96 -.48 TD (to reversal of the Intial Decision. A proposed Order is ) Tj /F14 13.39 Tf 264.72 -1.44 TD (attched.) Tj /F14 10.43 Tf -65.28 -27.36 TD (IYS) Tj /F14 11.83 Tf -51.36 -27.36 TD (Bruce ) Tj /F14 15.71 Tf 31.20 -.24 TD (Hah) Tj /F14 11.93 Tf -31.20 -13.44 TD (President) Tj /F14 11.97 Tf -.48 -13.92 TD (American Homeowners Grassroots Alliance) Tj /F14 11.96 Tf 0.48 -13.92 TD (6776 Little Falls Road) Tj /F14 11.98 Tf -.48 -13.68 TD (Arlington) Tj /F14 13.56 Tf 46.80 0.00 TD (, Virgina ) Tj /F14 11.72 Tf 51.60 -.48 TD (22213) Tj ET Q endstream endobj xref 1 2 0000023445 00000 n 0000023504 00000 n 10 7 0000023581 00000 n 0000023745 00000 n 0000086098 00000 n 0000024273 00000 n 0000023892 00000 n 0000024021 00000 n 0000024148 00000 n trailer << /Size 17 /Prev 23119 /Root 1 0 R >> startxref 92237 %%EOF % Page Description << /EndOffset 0000113026>> 1 0 obj << /Type /Catalog /Pages 2 0 R >> endobj 2 0 obj << /Type /Pages /Kids [3 0 R 10 0 R 17 0 R ] /Count 3 >> endobj 17 0 obj << /Type /Page /Parent 2 0 R /Resources 18 0 R /Contents 19 0 R /Rotate 0 /eCpyResolution 300 /MediaBox [0 0 612.00 792.00 ] >> endobj 18 0 obj << /XObject << /Im20 20 0 R>> /Font << /F21 21 0 R /F22 22 0 R /F23 23 0 R>> /ProcSet [/PDF /Text /ImageB /ImageC ] >> endobj 21 0 obj << /Type /Font /Subtype /Type1 /Name /F21 /BaseFont /Times-Roman /Encoding /WinAnsiEncoding >> endobj 22 0 obj << /Type /Font /Subtype /Type1 /Name /F22 /BaseFont /Courier /Encoding /WinAnsiEncoding >> endobj 23 0 obj << /Type /Font /Subtype /Type1 /Name /F23 /BaseFont /Helvetica /Encoding /WinAnsiEncoding >> endobj 20 0 obj << /Type /XObject /Subtype /Image /Name /Im20 /Width 2550 /Height 3300 /eCpyDPIX 300 /eCpyDPIY 300 /ImageMask true /Filter /CCITTFaxDecode /BitsPerComponent 1 /DecodeParms << /K -1 /Columns 2550 /Rows 3300>> /eCpyColor [0 0 0 ] /Decode [0 1 ] /Length 17044 >> stream B-2N)i!GHpR;7qxC!h9GgTmKClh#-1Y 3]2yqN6 #0 \ B|Hpf M`Cq\nG$A9>!㵻c9 4{oPXB9oz߭:L6ƿ!n|!v!;?ӥt{>AkoouwH?oo{_OrKO[áOKW^ToP׹һ_M_7i ]l-uUvQNzN}$o?l5EukT-/ w^ d +o+Ti%~>U0~~zwq=|}]uo_W_/ܸwWkaޅt/EﯭK&U7[ Nu? 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Tj /F21 11.93 Tf 190.80 -1.20 TD (Public Record) Tj /F21 12.75 Tf -39.60 -41.52 TD (ORDER) Tj /F21 11.93 Tf -175.44 -26.16 TD (Upon consideration of the Motion of the American Homeowners Grassroots Alliance for) Tj /F22 5.00 Tf -36.00 -13.44 TD (Leave to Brief ) Tj 71.04 -.48 TD (Amicus Curiae ) Tj /F21 11.95 Tf 75.12 -.48 TD (in support of the position of ) Tj /F21 12.73 Tf 136.08 -.96 TD (complait counsel ) Tj /F21 12.15 Tf 89.76 -.48 TD (as to reversal of) Tj /F21 12.45 Tf -372.24 -11.28 TD (the Intial Decision) Tj /F21 11.86 Tf 92.16 -.72 TD (, the Commission finds ) Tj /F22 8.00 Tf 113.04 -.72 TD (tht the ) Tj /F23 11.04 Tf 38.40 0.00 TD (proposed brief amcus ) Tj /F23 10.87 Tf 109.20 -.72 TD (curae may assist in the) Tj /F23 12.31 Tf -352.56 -11.76 TD (determation of ) Tj /F21 11.88 Tf 82.08 -.72 TD (the matters presented by ) Tj /F22 8.22 Tf 118.80 -.48 TD (ths appeal.) Tj /F21 11.90 Tf -165.36 -26.64 TD (Accordingly, IT IS ORDERED ) Tj /F22 8.00 Tf 152.40 -1.20 TD (tht the ) Tj /F21 11.95 Tf 38.40 0.00 TD (American Homeowners Grassroots ) Tj /F21 12.82 Tf 170.88 -.72 TD (Allance is) Tj /F21 12.13 Tf -397.68 -11.52 TD (hereby granted leave to fie the proposed ) Tj /F23 11.41 Tf 197.76 -1.44 TD (amcus curae brief.) 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Tj /F35 13.13 Tf -268.80 -162.24 TD (STATEMET OF ) Tj /F35 12.14 Tf 91.92 -.72 TD (THE ) Tj /F35 15.02 Tf 26.64 -.24 TD (CASE...................................................................... .... ....) Tj /F35 16.87 Tf -92.16 -26.88 TD (TH NATU ) Tj /F35 11.78 Tf 77.76 -.48 TD (OF ) Tj /F36 16.30 Tf 18.00 0.00 TD (BUYG AN ) Tj /F35 11.91 Tf 78.24 -.72 TD (SELLING HOMES IN ) Tj /F35 16.38 Tf 112.80 -.72 TD (TH ) Tj /F35 14.75 Tf 25.92 -.24 TD (INRNT ERA...........) Tj /F35 11.93 Tf -304.32 -25.44 TD (A Brokerage Sectors have all been dramatically changed by Internet) Tj /F37 10.55 Tf 0.48 -13.92 TD (Commerce... . ..... ... ... ... .. . ... ) Tj /F37 9.58 Tf 148.32 231.60 TD (. ... .. .. . ... ... . .. ... .. . ) Tj /F37 11.88 Tf 95.76 0.00 TD (......... . ) Tj /F37 9.50 Tf 39.60 0.00 TD (.. .. ) Tj /F35 12.90 Tf 15.84 0.00 TD (....... .. .... ... ...... ) Tj /F35 11.27 Tf 87.12 0.00 TD (. .... . ...) Tj /F35 11.94 Tf -387.36 -258.72 TD (B The real estate brokerage sector is deriving great ) Tj /F35 12.20 Tf 246.24 -1.92 TD (effciencies and savings from) Tj /F35 11.91 Tf -246.24 -12.00 TD (Internet Commerce...............................................................................................................) Tj /F35 11.87 Tf 15.84 -27.60 TD (1 Real estate consumers are now doing much of the ) Tj /F36 8.96 Tf 247.92 -1.92 TD (tranactiona work ) Tj /F35 11.73 Tf 91.44 -.48 TD (online. ...........) Tj /F35 12.04 Tf -340.80 -25.44 TD (2 MLSs have evolved into ) Tj /F35 15.48 Tf 130.08 -.96 TD (importt ) Tj /F35 12.20 Tf 49.44 -.24 TD (business to consumer organzations ) Tj /F37 11.86 Tf 172.80 -.96 TD (though their) Tj /F35 11.89 Tf -366.96 -11.52 TD (feeds to public ) Tj /F35 13.64 Tf 72.96 -.48 TD (websites................ ...... ) Tj /F37 13.55 Tf 128.88 342.24 TD (............................ .................. ) Tj /F37 11.52 Tf 180.72 0.00 TD (........ ...) Tj /F35 12.73 Tf -367.68 -369.36 TD (3 Unlike other brokerage ) Tj /F36 8.35 Tf 130.80 -.96 TD (sectors the substatial savings ) Tj /F35 12.71 Tf 155.28 -.96 TD (and efficiencies of) Tj /F35 11.93 Tf -301.44 -11.76 TD (Internet commerce aren) Tj /F37 10.40 Tf 115.20 -.72 TD (t being passed on to real estate consumers.. .................................. 7) Tj /F36 9.60 Tf -97.68 -26.88 TD (4 Governent agency ) Tj /F35 12.20 Tf 109.44 -.96 TD (and consumer organzation websites are increasingly ) Tj /F35 15.04 Tf 257.52 -1.44 TD (assumg) Tj /F35 12.68 Tf -384.96 -11.28 TD (the education fuction) Tj /F37 10.45 Tf 107.28 -.96 TD (, saving real estate brokers and agents time and money. . ) Tj /F37 7.61 Tf 269.04 425.28 TD (. . . . . . . . . ...) Tj /F35 12.53 Tf -358.32 -452.16 TD (5 The many public websites of MLS member brokers and agents have become the) Tj /F35 15.36 Tf -18.48 -13.68 TD (mai ) Tj /F35 11.96 Tf 26.88 -.24 TD (buyers source of homes for ) Tj /F37 13.44 Tf 133.20 -.96 TD (sale.......................................................... ....) Tj /F35 11.95 Tf -160.08 -26.40 TD (C Many home buyers today are in ) Tj /F36 8.00 Tf 165.60 -1.20 TD (fiancial trouble ) Tj /F37 10.39 Tf 81.60 -.72 TD (and can) Tj /F35 12.99 Tf 38.64 0.00 TD (t aford a ful commssion..) Tj /F35 11.95 Tf -286.32 -25.44 TD (D Today 80%+ of home buyers search for homes online and the engagement and) Tj /F35 12.05 Tf -.24 -13.92 TD (relevance of real ) Tj /F36 7.74 Tf 83.28 -.72 TD (estte agents to the ) Tj /F35 11.76 Tf 92.88 -.72 TD (process continues to diminish.... . ) Tj /F35 8.48 Tf 160.08 536.16 TD (. . . .... . . . . . . . . . . ) Tj /F35 7.81 Tf 65.76 0.00 TD (. . . .) Tj /F35 11.96 Tf -402.24 -562.32 TD (E Home sellers want their ) Tj /F35 14.37 Tf 127.20 -.96 TD (listigs ) Tj /F35 11.95 Tf 37.92 -.24 TD (exposed on public websites to all buyers; home buyers) Tj /F35 11.99 Tf -165.36 -12.48 TD (want to see all appropriate listings on public websites ) Tj /F35 13.47 Tf 259.44 -2.16 TD (\(dub\)............... ... .... ....... ....) Tj /F35 11.96 Tf -259.20 -25.44 TD (F History of Exclusive Right to Sell \(ERTS\), and Exclusive Agency \(EA\) listings and) Tj /F36 6.97 Tf 0.00 -14.16 TD (free riding in pre and post Internet era...........................................................) Tj /F35 12.32 Tf -.48 -27.12 TD (G Rea estate brokers and ) Tj /F36 7.88 Tf 126.24 -1.20 TD (agents frequently receive ) Tj /F37 11.26 Tf 122.88 -.96 TD (uneared commssions from reverse) Tj /F35 11.84 Tf -249.12 -12.00 TD (free ) Tj /F36 7.68 Tf 21.36 -.24 TD (ridig, but are rarely injured ) Tj /F35 11.94 Tf 138.24 -.96 TD (by free ) Tj /F35 13.72 Tf 36.48 -.24 TD (ridig accordig to ) Tj /F37 10.17 Tf 94.08 -.72 TD (the data.. . ) Tj /F37 7.13 Tf 50.88 661.20 TD (. . . . . . ) Tj /F36 5.00 Tf 23.76 0.00 TD (... . ...... .. .) 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S`C.όwkI"Id0*> stream q q 612.00 0.00 0.00 792.00 0.00 0.00 cm 0.00 0.00 0.00 rg /Im41 Do Q Q q BT 3 Tr /F42 11.90 Tf 109.92 710.16 TD (H The EA boycott will require all home sellers to give brokers and agents the ) Tj /F42 16.44 Tf 371.76 -1.68 TD (opportty) Tj /F42 12.06 Tf -371.52 -12.00 TD (for reverse free rides and will undermne ) Tj /F42 11.99 Tf 196.56 -.96 TD (their incentive to ) Tj /F43 7.93 Tf 84.24 -2.88 TD (tr to ) Tj /F42 11.40 Tf 28.56 2.40 TD (sell our homes.. . .... ) Tj /F44 6.57 Tf 95.04 96.96 TD (. . .) Tj /F44 11.10 Tf -404.64 -123.12 TD (I The high cost of traditional commssions ) Tj /F43 10.60 Tf 204.24 -1.20 TD (maes home ) Tj /F42 11.87 Tf 63.60 0.00 TD (sellers even more inclined to use) Tj /F42 11.81 Tf -267.84 -12.72 TD (discount ) Tj /F44 13.65 Tf 42.96 0.00 TD (brokers.................................................................................. ..) Tj /F42 11.91 Tf -43.20 -27.36 TD (J Realcomp EA boycott is protectionist and denies consumers the benefits of Internet) Tj /F44 9.98 Tf 0.24 -13.92 TD (commerce. .. . ) Tj /F44 7.98 Tf 66.00 178.32 TD (. . . .. . .. .. . . . . .. . .. . . . . . ) Tj /F42 8.81 Tf 95.28 0.00 TD (. . .. . .. . .. . . . . . ) Tj /F42 9.04 Tf 59.52 0.00 TD (. . .. . . . . .. . .. . . . . .. . . . . . .. ) Tj /F42 15.01 Tf 106.32 0.00 TD (...................... ) Tj /F44 18.27 Tf -363.84 -205.68 TD (II TH ) Tj /F42 14.73 Tf 44.64 -.24 TD (IMACT OF ) Tj /F44 17.88 Tf 73.68 -.48 TD (TH INTIA ) Tj /F43 13.20 Tf 79.44 -.24 TD (FINING ON ) Tj /F42 14.14 Tf 79.20 -.48 TD (AMRICAN ) Tj /F42 13.51 Tf 70.32 -.24 TD (HOMEOWNRS ) Tj /F42 11.96 Tf -347.28 -12.24 TD (RESID) Tj /F42 15.99 Tf 50.64 0.00 TD (llIA ) Tj /F42 5.00 Tf 29.76 -.24 TD (REAL ) Tj /F42 12.61 Tf 42.24 -.24 TD (Slli\\TE ) Tj /F42 14.08 Tf 39.60 -.24 TD (C\(\)MMRCE................ ...... ) Tj /F44 13.26 Tf 155.76 220.32 TD (..................... ...... ) Tj /F43 5.14 Tf 106.80 0.00 TD (.... ..) Tj /F43 10.19 Tf -389.04 -247.20 TD (A An affiation ) Tj /F43 8.00 Tf 91.68 -.72 TD (of the Intial ) Tj /F44 11.58 Tf 67.20 0.00 TD (Decision would create a governent-sanctioned group) Tj /F42 12.05 Tf -158.88 -13.20 TD (boycott of new Internet-centrc real estate brokerage models by ) Tj /F42 13.25 Tf 304.80 -1.20 TD (Realcomp............. ..) Tj /F42 11.88 Tf -304.80 -26.16 TD (B The effectiveness of ) Tj /F43 9.26 Tf 110.16 -.72 TD (tht boy) Tj /F42 11.94 Tf 44.40 -.24 TD (ott will only increase over time as Realcomp continues to) Tj /F44 11.29 Tf -154.56 -12.96 TD (absorb competing local MLS' s. The precedent ) Tj /F44 12.64 Tf 235.92 -1.20 TD (set by ths ) Tj /F43 8.80 Tf 57.60 0.00 TD (case wil spread ) Tj /F42 11.98 Tf 84.48 -.24 TD (nationally,) Tj /F44 11.95 Tf -378.24 -12.24 TD (leadig to the eventul end ofEA ) Tj /F42 12.09 Tf 162.72 -.72 TD (listings in real estate. ) Tj /F44 13.64 Tf 105.12 316.80 TD (..................... ................) Tj /F42 11.88 Tf -267.84 -343.68 TD (C How the boycott will prevent ) Tj /F43 10.89 Tf 153.12 -.72 TD (may home ) Tj /F42 12.12 Tf 58.80 -.48 TD (buyers from ) Tj /F43 9.90 Tf 61.92 0.00 TD (fmdig homes ) Tj /F42 11.96 Tf 71.28 -.48 TD (for sale that best) Tj /F42 11.92 Tf -345.12 -12.00 TD (suit their needs while denying many home sellers the higher prices and reduced selling) Tj /F42 11.88 Tf 0.00 -13.92 TD (costs they might have achieved ) Tj /F44 11.37 Tf 151.44 -.72 TD (though EA/discount broker listings.... ) Tj /F42 9.53 Tf 187.68 372.00 TD (. .. ... . . . ) Tj /F43 5.00 Tf 35.76 0.00 TD (.... . . ) Tj /F44 9.98 Tf 24.00 -372.96 TD (. .. 15) Tj /F42 12.20 Tf -399.36 -25.68 TD (D Why the nationa public websites are less ) Tj /F42 15.63 Tf 213.36 -1.20 TD (importt ) Tj /F42 22.88 Tf 49.92 -.48 TD (th ) Tj /F42 11.99 Tf 23.52 0.00 TD (the many MLS-supplied local) Tj /F42 12.15 Tf -287.04 -12.48 TD (public websites oflocal agents and ) Tj /F44 12.96 Tf 169.68 -.72 TD (brokers........................... ....................... ...) Tj /F42 11.92 Tf -205.92 -26.64 TD (III DEFICI) Tj /F42 11.90 Tf 69.60 -.24 TD (CIES IN THE FINDINGS IN THIS CAS) Tj -34.08 -27.36 TD (A. There is no ) Tj /F42 18.23 Tf 71.04 -.24 TD (har ) Tj /F42 11.94 Tf 27.84 -.24 TD (whatsoever to Realcomp or its members \(except their ) Tj /F42 13.68 Tf 258.00 -1.20 TD (discountlA) Tj /F44 10.61 Tf -356.88 -12.24 TD (members\).. ...... .. . ) Tj /F42 9.78 Tf 91.92 481.68 TD (.. .. . .. . .. . .,. . . ) Tj /F42 9.04 Tf 63.60 0.00 TD (. . .. ) Tj /F43 5.16 Tf 15.84 0.00 TD (...... . ) Tj /F42 7.91 Tf 27.84 0.00 TD (. . ) Tj /F43 5.00 Tf 7.92 0.00 TD (.... .. " . . .. ) Tj /F44 9.00 Tf 48.24 0.00 TD (. .. .. . . .. ... ) Tj /F44 8.15 Tf 47.52 0.00 TD (.. . . ) Tj /F42 11.03 Tf 15.84 0.00 TD (...... . .. . ... ) Tj /F42 9.43 Tf 49.68 0.00 TD (. .. . .. ..) Tj /F42 11.95 Tf -368.40 -509.04 TD (B The evidence on record demonstrates obvious and ) Tj /F44 11.25 Tf 253.44 -1.44 TD (manfestly anticompetitive effects) Tj /F42 11.94 Tf -253.44 -12.72 TD (and actionable consumer ) Tj /F42 15.94 Tf 121.68 -.48 TD (har........................................................ ) Tj /F43 5.00 Tf 247.68 523.68 TD (....... .) Tj /F42 12.18 Tf -369.36 -550.56 TD (C Intial Decision reflects the ) Tj /F43 8.40 Tf 143.04 -.48 TD (misleading and ) Tj /F44 13.18 Tf 75.60 -.72 TD (incurate informtion ) Tj /F42 11.96 Tf 112.08 -.24 TD (about how) Tj /F42 11.95 Tf -330.72 -12.24 TD (consumers do real estate searches and the extent of consumer ) Tj /F43 8.27 Tf 295.92 -1.68 TD (injur provided the ) Tj /F44 11.70 Tf 94.32 0.00 TD (ALJ by) Tj /F42 11.35 Tf -390.72 -12.24 TD (Realcomp. . ) Tj /F44 7.43 Tf 57.36 578.16 TD (. . . . . . . . . .. . . .. . . . . . . . . . . . . . . . ) Tj /F42 7.83 Tf 119.76 0.00 TD (. . . . . . ) Tj /F44 8.48 Tf 23.52 0.00 TD (.... . . . ) Tj /F44 7.19 Tf 25.92 0.00 TD (. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ) Tj /F44 8.48 Tf 123.84 0.00 TD (.... . . . ) Tj /F44 7.69 Tf 25.92 0.00 TD (. . . . ..) Tj /F42 11.97 Tf -376.32 -606.00 TD (D The EA boycott would injure home buyers who don) Tj /F42 11.99 Tf 262.56 -1.20 TD (t know that they are prevented) Tj /F42 11.94 Tf -262.56 -12.48 TD (from seeing all the homes that meet their search ) Tj /F43 6.45 Tf 231.84 -1.20 TD (criteria....................... ............) Tj /F42 11.97 Tf -222.00 -26.40 TD (Rule of reason leads to the conclusion that there are obvious anticompetitive effects) Tj /F42 11.96 Tf -10.08 -13.92 TD (and actionable consumer ) Tj /F42 18.39 Tf 121.92 -.48 TD (har ) Tj /F42 13.96 Tf 28.08 661.68 TD (................. . ) Tj /F42 8.68 Tf 69.84 0.00 TD (.. . . . . . . . . . . . ... . . . .. . . ) Tj /F44 8.48 Tf 91.20 0.00 TD (.... . . . ) Tj /F42 8.17 Tf 25.92 0.00 TD (. . . . . . . . . . . . . .. ..) Tj /F44 10.74 Tf -337.20 -688.56 TD (F There is strong evidence of anti competitive ) Tj /F44 13.24 Tf 219.60 -1.44 TD (barers........................... ..........) 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BDdhг: C\qBdCR@4fk!DΙΗ\3o /N/M?i>n_C#xϜNG "vaA͈PP!5 3AASPA 5MPL(@¦aB"s?} ií?N.p 'DvO2>vhz0I & a3MBaBgL/&ABM?Ȱ'"uwx'<;OD\jwhh'D% :CDCB$m/57oV#n `ᐐIȑw0 >[M$}&۠ށ>}k]kwB: /Zt;h? h=aGJߵ wIpd\82<{o2؂/~a-F]Zoo[{_}jOTwv~Li:]_,1;+h0_мR|w֯twkK~u|}pUZ5}XqJk_DqD|\Aa׬/O~[??ww; wtڢOn5UUսoM\Ͽ [ҭl kv'wt 7D/_WU[U U~몯UUMVֵUU zy#Itz_kߠpX}w}a믪x"Q]RF=l"O]WjUO}Zk0ީ.Qt48o{oû6ﻻIޒ q^Ot_{uT[ ^UTdt_ꂧm.[1Kں׶sO=t-=buIUW\6k~ v^]R=ii[~*߻0׻W_77]R]4ֲ1t!È(: q\28iE؆ ywC*8}]{_}z}ᮿuѫ[_FG."HAb `$Z 8q!CxA1D/{P˥z߯_t۴A^/D[ 8(QC#ըDTM ]T :b6l >Ϯ0~{ʷ!Rm0S0nB3M4ʂ}B @ȮXPB"""""""""""""#hiW`ҪQ] r.h̔s"gn XDgjd8eLqkȮG>uS^/Nx@vAqn`iMH4~Y0!02C5>O##DQ֫۠¦0R A!Id0]!#tY!M#i'i h0PA" Բ)৉CY|x}շI4&`S8"~* "5L~`:=):H}D\^a \i*%M zI:N8;]N`kIl2.pdQXt{m.鿿_{#Ɠ{׮}D1Bo%շ$8w]bO%M>հ춖)߰Ժ}}?0尿>ǰ~ۯ#U0Ѯ&7=/E",vDG|GFWr#!|)y B S.x4,RY 0oP0A@ CAbMHma}A p 7a &N`9č@Őa2 h#'d dtAm8pi Nmà۶A*0dDs`ȸ<#~AN =Z8[W zzrHA|2S`>3 KptotomVn0Çk'[MO_k{ﷷھkuo?Zo}N-?J6o߯__IcI>iLWuIR[ީz替hWo[/KNK;QVz.+ᄘ m7v}*_mTq^_am-.cJ=؂ݏI/Ғt/]nKW_]GWW_7k%cIj}ZMtFKNN?zTi~ASm;jkWKI.MN8m-GxQ!L~Kb~>믥ꪫ]xJ~K8to/ZUӥ^,%o.Sui/ްۥm"`]iiR]-KyЂ{,pKIBKIpVWIAA ` lDtLe1@T6(!p҆ҷ l; XI8kv Ŕ d$2A:@H d]jȰ a:h* XHra@/Bdb(6DxNBտ>nM5M4d A&H"r@PEH2(2'"2A"H 95?DDDA$܊9TnݦvvAa ꪫU;^\NM5MuM=5]UItVt~"" a0L a0L&aPii޷iЈhEAa4Ma  4iMia0MB$>m0Qꚏ2lVgH`)&A4 utn6)qI DP0MP-Ipj^q< |-0Th(D F\0HX n m'i2EStWn[5[NjwI}շiނOߤӺoׯ"Ku[]֗;ܱAbvok_ݷgU_ｭݽoavJN {I5UUU[w]gU%{XcWwi*i/F=-_xBB2[TAptm-}Z Jm߇KᴡVim2$!uGTdIH$&IIJV[S@h$H$G&A2 YdN;:2FuGbXHA P@݈A aIuMU;UTӴBih0  dCd!8"0IL1CjꪺjT&vja4 dH2C!C!f#H2C!$GHl|yEK%@2qp)cV [i]?[[[UUL*jiM4ia@@ "3A36! MUV[ӻﻴjuMU=4*4i jT­v4M?N{zw4#PBaBiڪ}ݦݧvwwvݧx)U(&P0a?OO5N5M>S   L&&(PM5UP-PEZ""""""""""""""""#&ߓ0TC"; dd-C#ᆻ~{thai ޚ}' ڿ}$ª[[I>ѠټӼ-ɫ}ﱺܱ&a*5N0ճ׮K#{~#*^$:mai=վ);KK_m-]wnޯnkZI^ڪaA}uK[A otk(2 3R Vq1A iM6A(tWPm%Im 9$9$2h$zhKZ!!thaRdu $=V $a0^ePEePd$2C$A fHFƬs@2v6y>ܷ<'wk .(("0z .}vzj("'4 44AC0A$hh2$9 4 (HSe 1AvF:n}_.]?_[_ӵMn?J""" 25ȣ eޟݧ__{\$ADDZ24,*i;]>5׽o_]_( "a50 i駭ka0 4&S [M0iaU5 v""""""aB""!a-dDDD-S}s?UK^I尢0CTςU l* ? endstream endobj 47 0 obj << /Length 5916 >> stream q q 612.00 0.00 0.00 792.00 0.00 0.00 cm 0.00 0.00 0.00 rg /Im48 Do Q Q q BT 3 Tr /F49 11.90 Tf 109.92 696.96 TD (G Realcomp members get most of the free rides and their free riding ) Tj /F50 12.68 Tf 328.80 -.96 TD (arguent is) Tj /F50 9.98 Tf -329.04 -12.72 TD (bogus.. . ) Tj /F50 7.64 Tf 41.04 108.72 TD (. .. . . . . . . . .. . . . .. . . . . . . . ) Tj /F49 9.15 Tf 95.52 0.00 TD (. .. .. . .. . . .. . . . ) Tj /F49 9.82 Tf 59.52 0.00 TD (. .. .. .... .. . .. . .. . . ) Tj /F49 8.45 Tf 73.68 0.00 TD (. . . . . . . .. . . . . . .. .. . . . .. . ..) Tj /F49 11.87 Tf -270.00 -136.32 TD (H Realcomp ) Tj /F50 11.93 Tf 62.64 -.48 TD (ha the ) Tj /F51 6.86 Tf 36.48 0.00 TD (tools to prevent free riding... ..................................) Tj /F49 11.90 Tf -99.12 -27.12 TD (I The logical business ) Tj /F50 11.51 Tf 107.04 -2.64 TD (purose of boycott is ) Tj /F49 11.96 Tf 102.96 1.92 TD (to reduce competitive pressures on) Tj /F49 12.38 Tf -209.76 -12.96 TD (commssion rates, eliminte discount brokers) Tj /F49 11.90 Tf 215.28 -.96 TD (, and assure that Realcomp members always) Tj /F49 11.97 Tf -215.76 -12.96 TD (have the potential for a reverse free ride... ) Tj /F49 13.08 Tf 203.04 191.52 TD (..... ..... ... ..... ) Tj /F49 13.82 Tf 72.00 0.00 TD (......... ........ ........) Tj /F50 11.61 Tf -274.80 -218.88 TD (I ALJ') Tj /F51 7.92 Tf 29.28 -.24 TD (s rue of reason conclusions re ) Tj /F49 21.07 Tf 147.36 -.72 TD (mial ) Tj /F49 12.14 Tf 42.72 -.24 TD (public exposure limtations caused by) Tj /F49 12.06 Tf -219.60 -12.72 TD (Realcomp are flawed. ) Tj /F51 6.40 Tf 108.48 232.80 TD (................................................................ ..) Tj /F49 11.94 Tf -108.72 -260.40 TD (J Realcomp ) Tj /F50 12.19 Tf 59.04 -.24 TD (arguents re ) Tj /F49 12.04 Tf 65.04 -.24 TD (competitive/consumer benefits ofERTS listings are) Tj /F49 15.08 Tf -124.08 -12.96 TD (flawed.................................................................................. ...) Tj /F49 11.90 Tf -.48 -27.84 TD (K Realcomp subsidy arguments do not a justify ") Tj /F50 11.74 Tf 234.96 -.96 TD (stadard" commssion...... .) Tj /F49 12.18 Tf -234.96 -26.64 TD (L Realcomp policy conficts with ) Tj /F49 13.06 Tf 162.72 -.72 TD (aricle I of Nationa ) Tj /F49 12.03 Tf 98.64 -.24 TD (Association of Realtors code of) Tj /F49 11.94 Tf -261.12 -12.96 TD (ethics and other NAR ) Tj /F49 14.76 Tf 106.80 -.24 TD (policies....................................................... .) Tj /F50 11.15 Tf -107.28 -27.12 TD (M Realcomp EA policy ignores NAR code of ethcs and ) Tj /F49 11.73 Tf 272.64 -.96 TD (agents' and brokers ) Tj /F49 13.66 Tf 94.80 0.00 TD (fiduciar) Tj /F49 11.76 Tf -366.96 -12.96 TD (duties) Tj /F49 11.91 Tf 28.32 -.24 TD (, and disrespects real estate ) Tj /F51 6.91 Tf 132.24 -.48 TD (consumers....... ................................) Tj /F49 11.95 Tf -161.52 -26.64 TD (N There is no data to suggest ) Tj /F51 9.26 Tf 142.32 -.72 TD (tht Realcomp ) Tj /F49 12.16 Tf 72.24 -.24 TD (members are denied fees or commssions for) Tj /F50 11.46 Tf -214.32 -12.72 TD (representig either ) Tj /F50 10.35 Tf 92.40 -.48 TD (buyers or sellers.. . .. ) Tj /F49 9.63 Tf 98.88 426.00 TD (. .. . .. .. . . . .. . .. . .. .. . .. . .. . .. .. .. . ) Tj /F50 9.90 Tf 139.68 0.00 TD (..... .. ..) Tj /F49 12.11 Tf -330.96 -453.60 TD (o Multiple Listing Services have evolved into business-to-consumer intermediares with) Tj /F51 8.33 Tf 0.00 -13.44 TD (substatial market ) Tj /F49 11.08 Tf 90.00 -.48 TD (power. .. .. .. .. ) Tj /F49 9.31 Tf 66.48 467.52 TD (. .. . .. . .. .. . . . ) Tj /F49 9.44 Tf 55.92 0.00 TD (. .. . . .. . .. . .. . .. .. . .. . .. . .. . . .. ) Tj /F50 9.12 Tf 122.88 0.00 TD (.. . . ..) Tj /F49 11.14 Tf 24.00 -468.24 TD (.22) Tj /F49 11.19 Tf -359.76 -26.40 TD (P MLS') Tj /F49 12.06 Tf 36.24 -.24 TD (s are ) Tj /F49 16.16 Tf 25.44 -.24 TD (discriating ) Tj /F49 12.46 Tf 72.24 -.24 TD (directly agaist their member) Tj /F50 10.32 Tf 142.32 -.48 TD (s clients.. . ) Tj /F49 9.91 Tf 51.60 495.84 TD (. .. . .. ... .) Tj /F49 11.62 Tf -327.60 -524.40 TD (Q $300,) Tj /F49 12.12 Tf 38.16 1.92 TD (000 investment in ths case by NAR suggests that the ) Tj /F49 11.91 Tf 257.76 -.96 TD (case will be used to justify) Tj /F49 11.80 Tf -296.16 -12.72 TD (EA listing ) Tj /F51 8.98 Tf 51.12 -.24 TD (boycott by ) Tj /F51 7.55 Tf 59.28 -.24 TD (MLSs across the countr.................................) Tj /F49 13.21 Tf -110.64 -26.88 TD (R Oter nationa real ) Tj /F49 11.92 Tf 104.16 -.48 TD (estate trade associations join consumer ) Tj /F50 11.13 Tf 188.40 -.72 TD (organzations and FTC in) Tj /F49 11.82 Tf -292.56 -12.96 TD (opposing Realcomp EA policy.. ... . ) Tj /F49 9.82 Tf 172.08 577.68 TD (. .. .,. .. . . .. . ) Tj /F49 8.82 Tf 51.60 0.00 TD (. . ... . . . . . . ) Tj /F49 10.02 Tf 44.16 0.00 TD (. .. .. . ... . . .. .. .. ) Tj /F49 9.75 Tf 67.68 0.00 TD (... . . .. .) Tj /F49 12.02 Tf -371.76 -605.04 TD (IV PROPOSED FORM OF ORDER.. .... ) Tj /F49 12.47 Tf 200.40 605.04 TD (...... .. ..... ) Tj /F49 15.15 Tf 49.92 0.00 TD (.................. ) Tj /F50 9.83 Tf 72.00 0.00 TD (.... .. ) Tj /F49 12.84 Tf 21.84 -606.24 TD (...... .. ...... 24) Tj /F51 9.65 Tf -344.16 -26.40 TD (V CONCLUSION...... """""'"'''' ) Tj /F50 12.61 Tf 179.52 632.64 TD (............ ........... ...... .... ) Tj /F49 11.99 Tf 129.60 0.00 TD (... ) Tj /F49 14.30 Tf 12.00 0.00 TD (.................. ..) Tj /F51 10.84 Tf -321.36 -660.24 TD (VI CERTIFICATE OF ) Tj /F49 13.20 Tf 117.12 -.72 TD (SERVICE............ ) Tj /F49 17.88 Tf 97.92 660.96 TD (""""""""'" ) Tj /F49 14.45 Tf 76.08 0.00 TD (...............,....... .....) 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R`Ȇo c3Z*ooׯWșl}DŲ d h5AiC<PCF=3qDUR5}ۊ X]kU]~Mr(IlsBj[ $ڋA r@ϐL $D?\C0Q<ʄC/%al߼%OºKUqwTW|;|^AS[AaP `x"aBȡlעQA?1Z~L]tRiȐäо '`; ªBK}]I^^qkxת%uI~l68A>r݋D홚/7XwL4/Ӡ "(`ի {orQJ߼-d[Iu>Dm 4kBam~ڭ-\iݺo:nGEi~~jN;vտo7_ޗᰈ&1$5 NJoQۥ_ZJ؅AV׿: b= Z\Go}<Чm[ w=[)^o[ɌTo<1_ }t;_u۵^k[ߪ cB۾~j=]޴i[!;e K 71'' l0Q5I[bJ!߶S ޚ~^o]|wY$Xd( G ҽӵX Fq;~ڽkkױ_~Gu}l7W L4C qLC@8:]jdqO{ / [߿$~p-}Kx) &g;'RZjH8}zq0U%bGqVa_ ߯(wIIUޗWDDDDDD莐jJ;’uD): 0~ *z|.i@iW좷#9ݿlQ' l/aBF=:i0@o똴a'Z_NM}}~54v"-3: B\ jX ; [iӱ]f9 K_4JJ߯uw FaD[2#G`P"$QWmwQ]'Oiiel5_@hU^}T% dpi6lVuUmtVåbZ ,DDDDDA"_F:iv aЪ Ҋ ajI&Ҵa~V6눊B"", UAi4ցQ@TQ& Mjҋ/z U]{ ­ aBO]bsP4 &Pal-& *p/b0pFh; k2*^@J;ZqoxCXo{LgMDE:(X_N̍TeꞠBaJPCX],"~AHHpe ;跪gj2/MT["D<Xüx)U Kr:=$//JjXz^[CDA\=u_}J̨4¦a}TIpdy_A:@މۗP4r8* d& &pNUU/ҷW4ڸs@29'm'Dޅ DED&DB]UiRkOG鴞TϘ2Th^4pА[!EfA&;UWKtIId\hw|$ONF"cPADNAdxF:K RKXE Q>jDvȂ.$v‚gp4 " 20)Hl 8W݃a ~-*GNu:WfFԻhFAEC$PgN%va]U /B1^.T.^Ao:O6Sd$qPZ/t"vXViAhi_my0D/zK_/#`;,n}d[zN.R{G}/nD/zK_u׽={#?o~4^쐒7_% D'k].Ut>KM?{$`ݥ[i?ִl=yil'iq&KaVH_c ]RV鴕m+~T^޻wdX4-ߒr(v^GeP0i]Z]~_o_B?ɌM㈦bBHu[_Haۚo{wd?ת_뿴@v:mD{MeˬO& $fKZou{׿a0Z!0iimZQa C$?Sk^m~_Oa0j& QLh4m|v݄ onT4^VwH{GY!> stream q q 612.00 0.00 0.00 792.00 0.00 0.00 cm 0.00 0.00 0.00 rg /Im62 Do Q Q q BT 3 Tr /F63 11.90 Tf 73.92 699.12 TD (business models ) Tj /F64 8.18 Tf 80.64 -.48 TD (tht should or could ) Tj /F63 11.88 Tf 98.16 -.48 TD (result in any of those savings from being passed on to) Tj /F63 11.83 Tf -178.56 -12.72 TD (consumers have been ) Tj /F63 12.51 Tf 104.16 -.72 TD (thwared and/or ) Tj /F63 11.94 Tf 78.48 -.48 TD (undermined in many ) Tj /F65 11.40 Tf 101.76 -.48 TD (instaces by a varety of protectionist) Tj /F63 11.70 Tf -284.88 -12.00 TD (tools.) Tj /F63 11.87 Tf 0.00 -25.92 TD (In addition to real estate) Tj /F63 11.94 Tf 114.96 -.72 TD (, other brokerage sectors where a consumer) Tj /F63 11.86 Tf 211.20 -1.20 TD (s decision factors are very) Tj /F63 11.89 Tf -325.92 -11.76 TD (complex and financially ) Tj /F63 12.46 Tf 117.84 -.72 TD (signficant have been substatially altered by ) Tj /F63 11.76 Tf 217.92 -1.20 TD (Internet commerce.) Tj /F65 10.94 Tf -336.24 -12.00 TD (Investments in securties) Tj /F63 11.89 Tf 117.84 -.48 TD (, like the purchase of a home) Tj /F63 12.10 Tf 137.52 -1.20 TD (, have a very signficant impact on the) Tj /F63 12.22 Tf -255.12 -12.00 TD (economic futue of consumers) Tj /F65 11.08 Tf 144.72 -1.20 TD (, and the factors involved in evaluating stocks, mutual fuds) Tj /F65 10.25 Tf 286.80 -1.20 TD (, and) Tj /F63 11.93 Tf -431.76 -11.28 TD (other investments are extremely complex. ) Tj /F64 9.79 Tf 202.80 -1.44 TD (Ths explai why fmacial ) Tj /F63 12.24 Tf 135.12 -.72 TD (services professiona) Tj /F63 12.54 Tf -337.92 -11.52 TD (certifcations/designtions require ) Tj /F63 11.94 Tf 164.40 -1.20 TD (many hours of study and high ) Tj /F63 19.22 Tf 145.20 -.96 TD (mium ) Tj /F63 11.77 Tf 49.68 0.00 TD (educational) Tj /F64 8.71 Tf -359.52 -11.76 TD (background quaifcations. These ) Tj /F63 14.88 Tf 162.00 -1.20 TD (stadads ) Tj /F63 11.92 Tf 47.52 -.24 TD (are much higher than real estate license ) Tj /F63 13.41 Tf 191.04 -.96 TD (stadards,) Tj /F63 12.24 Tf -401.04 -11.28 TD (which requie as little as 30 hours of ) Tj /F63 11.95 Tf 177.36 -1.20 TD (classroom study and only a GED ) Tj /F64 8.63 Tf 160.56 -3.36 TD (\(hgh school equivalency) Tj /F63 11.81 Tf -337.68 -9.60 TD (degree\) in some states.) Tj /F63 11.93 Tf -.48 -27.36 TD (Despite the complexities and the unquestioned and ) Tj /F64 7.91 Tf 245.52 -1.68 TD (substatial value of the advice ) Tj /F64 9.11 Tf 147.12 -.72 TD (and counel of) Tj /F63 19.47 Tf -392.64 -11.52 TD (ficial ) Tj /F63 11.88 Tf 44.88 -.24 TD (service professionals, discount Internet-) Tj /F64 8.22 Tf 189.60 -1.44 TD (based stock brokers quickly drove substatial) Tj /F63 12.12 Tf -234.48 -12.00 TD (costs out of securties trades. Much of the ) Tj /F65 11.83 Tf 201.60 -1.20 TD (inormation only ) Tj /F63 19.58 Tf 83.52 -.72 TD (ficial ) Tj /F63 11.90 Tf 45.12 -.24 TD (service professionals could) Tj /F63 11.96 Tf -330.72 -11.52 TD (provide until several decades ago is available free today on the Internet) Tj /F63 11.82 Tf 340.56 -2.16 TD (, as is the case in real) Tj /F63 11.93 Tf -340.32 -11.76 TD (estate as well. Today a consumer can trade ) Tj /F65 11.26 Tf 207.12 -1.44 TD (securties of ) Tj /F64 10.29 Tf 60.72 -.24 TD (virlly unimted ) Tj /F63 11.90 Tf 92.64 -.48 TD (size over the Internet) Tj /F63 11.94 Tf -360.48 -11.52 TD (for as little as $10 in a brokerage sector where the ) Tj /F63 15.49 Tf 240.96 -1.68 TD (stadad ) Tj /F63 11.90 Tf 43.44 -.48 TD (selling commission had previously) Tj /F65 9.49 Tf -284.88 -11.76 TD (been 1 ) Tj /F63 11.93 Tf 31.68 0.00 TD (%. Because there was little market ) Tj /F63 12.17 Tf 168.00 -1.20 TD (restrction on Internet commerce in ) Tj /F65 11.01 Tf 171.36 -.96 TD (the securties) Tj /F63 11.94 Tf -370.80 -11.52 TD (brokerage sector) Tj /F63 11.93 Tf 79.20 -.48 TD (, nimble Internet stockbrokers quickly ) Tj /F65 11.60 Tf 184.80 -1.44 TD (garered 30% of ) Tj /F63 11.94 Tf 82.56 -.24 TD (the market before many) Tj /F63 11.86 Tf -346.56 -11.76 TD (of the large) Tj /F63 12.73 Tf 54.48 -.24 TD (, traditiona securties ) Tj /F63 11.92 Tf 106.08 -.72 TD (brokerages decided that it was better to join them ) Tj /F63 23.12 Tf 238.08 -1.44 TD (th ) Tj /F63 11.95 Tf 23.76 0.24 TD (fight) Tj /F65 10.93 Tf -422.88 -11.52 TD (them. Today, many of the nation) Tj /F63 11.93 Tf 160.80 -.96 TD (s largest stockbrokers provide their clients the choice of ) Tj /F63 14.69 Tf 269.28 -1.44 TD (ful) Tj /F63 11.70 Tf -429.60 -11.28 TD (service) Tj /F63 11.86 Tf 33.60 -.24 TD (, full commission ) Tj /F64 8.47 Tf 85.68 -.72 TD (tradig and discounted ) Tj /F63 11.97 Tf 111.84 -.48 TD (Internet trading, and as a result large ) Tj /F64 8.04 Tf 178.08 -.96 TD (ful service) Tj /F63 11.94 Tf -409.68 -11.28 TD (stockbrokers have regained much of the business lost to the pure discounters. Despite the many) Tj /F63 12.84 Tf 0.00 -13.92 TD (simlarties of the ) Tj /F63 11.98 Tf 85.92 -.72 TD (two sectors) Tj /F65 10.76 Tf 54.72 -.24 TD (, none of the major real estate companes ) Tj /F65 11.58 Tf 198.48 -1.20 TD (ha as of ) Tj /F63 11.94 Tf 44.40 -.24 TD (yet adopted the) Tj /F63 11.91 Tf -384.00 -13.68 TD (type of business models ) Tj /F64 8.20 Tf 117.12 1.20 TD (tht are ) Tj /F63 11.75 Tf 39.36 0.00 TD (at issue in ) Tj /F64 7.87 Tf 49.92 -.48 TD (ths case as an alterntive for ) Tj /F63 11.94 Tf 141.60 -.72 TD (their clients. If these) Tj /F64 8.00 Tf -348.00 -11.52 TD (alterntive business ) Tj /F65 10.82 Tf 96.00 -.48 TD (models are successfu) Tj /F63 11.89 Tf 105.12 -.96 TD (, as Realcomp argues) Tj /F63 11.96 Tf 101.52 -.48 TD (, why aren) Tj /F63 11.94 Tf 53.76 -.24 TD (t their large members) Tj /F63 15.63 Tf -356.88 -11.52 TD (makg ) Tj /F63 11.99 Tf 38.64 -.48 TD (them available to their clients) Tj /F63 11.81 Tf 142.32 -.96 TD (, along with ) Tj /F64 8.55 Tf 59.04 -.48 TD (ful servce ) Tj /F63 11.97 Tf 56.40 -.24 TD (alternatives?) Tj /F63 11.98 Tf -296.40 -25.44 TD (In the real estate brokerage sector) Tj /F63 11.92 Tf 161.52 -1.20 TD (, Internet commerce is saving real estate brokers and agents) Tj /F63 11.93 Tf -161.52 -12.72 TD (large amounts of time and money. By ) Tj /F64 9.02 Tf 182.88 -1.44 TD (voluntaly permtting ) Tj /F63 12.23 Tf 108.24 -.48 TD (MLS members to shae much of the) Tj /F65 10.79 Tf -291.12 -11.76 TD (content of the ) Tj /F63 16.29 Tf 68.40 -.48 TD (actu ) Tj /F63 11.98 Tf 31.20 -.24 TD (MLS listings on their own public websites and the public websites of other) Tj /F63 11.97 Tf -99.84 -13.20 TD (MLS member brokers and agents) Tj /F63 11.94 Tf 160.08 -1.20 TD (, the MLS dramatically increases the ) Tj /F63 12.62 Tf 178.08 -.96 TD (dissemiation of those) Tj /F63 11.95 Tf -338.16 -11.52 TD (listings in this age of Internet commerce) Tj /F63 11.92 Tf 192.96 -1.44 TD (, and accordingly benefits buyers and sellers as well as) Tj /F63 11.96 Tf -193.20 -12.48 TD (MLS members. Because of the ease of Internet searches and plethora of local public websites) Tj /F63 12.61 Tf -.24 -13.92 TD (with inormation and pictues of ) Tj /F63 11.89 Tf 157.92 -.96 TD (homes for sale) Tj /F63 11.94 Tf 69.84 -.48 TD (, far fewer home buyers today ) Tj /F65 12.56 Tf 146.16 -.72 TD (trdge to ) Tj /F63 11.85 Tf 46.08 0.00 TD (real) Tj /F63 12.09 Tf -419.52 -11.52 TD (estate broker offces in order to wait while an agent ) Tj /F64 7.97 Tf 248.40 -1.92 TD (prits out a ) Tj /F63 11.91 Tf 57.36 -.24 TD (list of all the complete MLS) Tj /F63 12.00 Tf -306.00 -11.52 TD (listings trom the MLS database) Tj /F63 11.88 Tf 150.24 -1.20 TD (, which is accessible only ) Tj /F63 13.02 Tf 124.08 -.72 TD (though real ) Tj /F63 11.84 Tf 62.16 -.48 TD (estate agents and brokers.) Tj /F63 11.97 Tf -336.96 -11.52 TD (Instead) Tj /F63 11.82 Tf 34.80 -.24 TD (, today) Tj /F63 13.07 Tf 36.24 -.24 TD (s tyical home ) Tj /F65 10.74 Tf 72.96 -.48 TD (buyer has aleady done home searches on the public ) Tj /F63 12.25 Tf 252.00 -1.44 TD (websites of) Tj /F63 11.97 Tf -396.00 -11.52 TD (local brokers and agents and completed many of the other steps in the process before the buyer) Tj /F63 11.95 Tf 0.00 -13.68 TD (contacts a real estate agent) Tj /F65 11.55 Tf 127.68 -.96 TD (, thans to all the ) Tj /F63 12.00 Tf 84.72 -.72 TD (tree information on the Internet.) 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Whle MLSs may ) Tj /F70 11.87 Tf 167.28 -.96 TD (continue to provide useful services to real) Tj /F70 12.25 Tf -249.12 -11.76 TD (estate professionas) Tj /F70 11.89 Tf 92.64 -.72 TD (, it is the local public real estate web sites ) Tj /F71 8.67 Tf 200.40 -1.44 TD (tht have ) Tj /F70 11.90 Tf 46.80 0.00 TD (become the most) Tj /F70 14.88 Tf -340.32 -12.00 TD (powerf ) Tj /F70 11.93 Tf 45.84 -.24 TD (sales tool today. Those local web sites get their ) Tj /F70 12.30 Tf 228.00 -1.44 TD (inormation on homes for ) Tj /F70 11.81 Tf 125.04 -.72 TD (sale from the) Tj /F70 11.90 Tf -398.88 -11.04 TD (MLS listings. The ) Tj /F70 17.98 Tf 89.28 -.96 TD (diution ) Tj /F72 12.96 Tf 55.44 0.00 TD (in importce of ) Tj /F70 10.98 Tf 81.36 -.72 TD (MLS' s ) Tj /F71 8.05 Tf 36.00 -.48 TD (trditional non public business-) Tj /F70 12.10 Tf 149.76 -.48 TD (to-) Tj /F70 11.94 Tf -412.08 -11.28 TD (business ) Tj /F70 12.84 Tf 43.44 -.48 TD (fuctions on real ) Tj /F70 11.93 Tf 83.04 -.48 TD (estate transactions is ) Tj /F70 19.30 Tf 101.04 -.72 TD (ak ) Tj /F70 11.99 Tf 23.04 0.00 TD (to the decline in ) Tj /F72 13.19 Tf 79.92 -.48 TD (importce of ) Tj /F72 10.76 Tf 68.88 -.24 TD (the buggy) Tj /F70 12.30 Tf -399.60 -11.52 TD (whip on transporttion as the public ) Tj /F70 11.93 Tf 174.24 -1.20 TD (moved from horse and ) Tj /F72 11.70 Tf 110.64 -.72 TD (carage to the ) Tj /F70 11.86 Tf 71.52 -.48 TD (automobile. Their) Tj /F70 15.22 Tf -356.40 -11.28 TD (mai ) Tj /F70 11.93 Tf 26.64 0.00 TD (relevance is their ) Tj /F71 7.71 Tf 84.48 -.72 TD (abilty to prevent the ) Tj /F70 11.92 Tf 101.76 -.72 TD (buying public from seeing their members) Tj /F70 11.50 Tf 198.00 -.96 TD (' homes) Tj /F70 11.90 Tf -410.88 -11.28 TD (listed for sale should they choose to ignore ) Tj /F71 8.30 Tf 206.88 -1.68 TD (tht fiduciar responsibilty.) Tj /F70 11.92 Tf -207.36 -26.16 TD (Unlike other brokerage sectors) Tj /F70 11.90 Tf 146.88 -.72 TD (, few of the Internet commerce savings in real estate transactions) Tj /F70 11.92 Tf -146.64 -12.96 TD (are being passed on to home buyers and sellers. Large sums of money are involved) Tj /F70 11.72 Tf 396.00 -2.40 TD (, yet as) Tj /F70 11.90 Tf -396.48 -11.28 TD (AHGA noted in the testimony submitted to the December 25) Tj /F70 12.36 Tf 290.88 -1.92 TD (, 2005 鶹ý Trade Commssion) Tj /F70 11.69 Tf -290.64 -14.16 TD (\(FTC\) ) Tj /F72 12.72 Tf 32.16 2.16 TD (hearg on ) Tj /F70 11.94 Tf 53.76 -.48 TD (competition in real estate services \(available at) Tj /F70 13.82 Tf -86.16 -13.20 TD (http://ww.) Tj /F70 11.70 Tf 57.12 -.48 TD (ameri) Tj /F70 12.82 Tf 32.40 0.00 TD (anomeowners.) Tj /F70 13.29 Tf 75.60 -.72 TD (org/AHGAloJ-) Tj /F70 11.75 Tf 80.16 -.24 TD (FTClO-) Tj /F70 11.35 Tf 37.68 -.24 TD (25-) Tj /F70 11.14 Tf 15.84 -.24 TD (05.) Tj /F70 12.03 Tf 14.64 0.00 TD (htm) Tj /F70 11.94 Tf 18.72 -.48 TD (\) real estate commission) Tj /F70 11.89 Tf -332.40 -11.28 TD (rates are about 1.5% higher in the U.) Tj /F70 11.13 Tf 175.92 -1.44 TD (S. ) Tj /F70 22.88 Tf 11.76 0.00 TD (th ) Tj /F70 12.07 Tf 23.52 -.24 TD (in other developed countres. The gap between real) Tj /F70 12.16 Tf -210.96 -12.24 TD (estate commssion rates and those in other countres continues despite a ) Tj /F71 7.95 Tf 344.88 -2.40 TD (substatial increase in) Tj /F71 8.70 Tf -344.88 -11.52 TD (actul U.) Tj /F70 12.21 Tf 43.20 -.24 TD (S. real estate commssions in ) Tj /F70 13.93 Tf 141.12 -.72 TD (constat \(ination ) Tj /F70 11.94 Tf 89.76 -.96 TD (adjusted\) dollars as a result of ) Tj /F70 13.51 Tf 145.92 -.72 TD (dramtic) Tj /F70 11.94 Tf -420.48 -10.80 TD (home appreciation in the ftrst ) Tj /F71 8.21 Tf 143.52 -1.20 TD (haf of ths decade \(even afer adjusting ) Tj /F70 12.43 Tf 192.00 -.96 TD (for infation and) Tj /F70 11.92 Tf -335.52 -12.00 TD (accounting for declines in ) Tj /F71 7.95 Tf 126.48 -2.16 TD (J10me values over the ) Tj /F72 11.59 Tf 104.88 0.72 TD (last two year\). ) Tj /F70 12.48 Tf 75.36 -.48 TD (Ths evidences ) Tj /F70 11.91 Tf 74.16 -.24 TD (the miniscule) Tj /F70 11.92 Tf -381.12 -11.28 TD (penetration of EA discount real estate brokerage models in the real estate brokerage marketplace) Tj /F70 11.89 Tf 0.24 -13.92 TD (as compared to discount models in other brokerage sectors.) Tj /F70 12.13 Tf -.72 -27.84 TD (Although real estate commssion rates have not changed signficantly, other aspects of real ) Tj /F70 11.70 Tf 436.56 -2.64 TD (estate) Tj /F72 10.56 Tf -436.80 -11.04 TD (brokerage have ) Tj /F70 13.22 Tf 76.32 -.48 TD (chaged dramtically as ) Tj /F70 11.92 Tf 118.56 -.96 TD (a result of the Internet. Before they ftrst contact a real) Tj /F70 11.82 Tf -194.64 -12.48 TD (estate agent) Tj /F70 11.95 Tf 55.68 -.48 TD (, many home sellers and buyers \(80%\) go online and do much of the work attendant) Tj /F70 11.94 Tf -56.16 -12.96 TD (to home purchase and selling that formerly were provided by the real estate agent. For example) Tj /F70 11.96 Tf -.24 -13.92 TD (websites of the American Homeowners Foundation and many other nonprofit education) Tj /F71 9.68 Tf 0.24 -13.92 TD (organtions and ) Tj /F70 11.96 Tf 87.12 -.72 TD (the websites of the FTC) Tj /F70 11.82 Tf 114.72 -.72 TD (, DoJ) Tj /F70 11.70 Tf 25.20 -.48 TD (, HUD) Tj /F72 10.26 Tf 31.92 0.00 TD (, and ) Tj /F70 15.09 Tf 25.68 -.24 TD (may ) Tj /F70 11.92 Tf 29.76 0.00 TD (other federal state and local) Tj /F72 11.83 Tf -314.64 -11.52 TD (governents provide ) Tj /F70 11.97 Tf 103.92 -.72 TD (home sellers objective and independent information about the home) Tj /F72 10.62 Tf -104.40 -13.20 TD (purchase and sellng process. These web sites help consumers ) Tj /F72 11.51 Tf 298.80 -2.16 TD (understad all the ) Tj /F70 12.11 Tf 88.32 0.00 TD (pros and cons of) Tj /F72 10.94 Tf -386.88 -11.76 TD (varous business models to sell their home. Much ) Tj /F70 12.20 Tf 239.52 -1.68 TD (of ths information, such as the ) Tj /F70 11.98 Tf 150.72 -.72 TD (positive) Tj /F70 11.96 Tf -390.24 -11.28 TD (benefits of using discount brokers) Tj /F72 10.86 Tf 162.48 -1.20 TD (, exclusive buyer) Tj /F70 11.93 Tf 84.96 -.48 TD (s agents, etc. is not provided on the web sites) Tj /F70 12.59 Tf -247.44 -12.24 TD (of traditiona real estte brokerage ) Tj /F70 12.14 Tf 166.80 -.96 TD (organzations or volunteered by most real estate ) Tj /F72 10.32 Tf 232.32 -1.44 TD (agents. The) Tj /F72 10.52 Tf -399.36 -11.52 TD (consumer and ) Tj /F71 9.94 Tf 69.60 -.48 TD (governent web ) Tj /F70 11.93 Tf 83.52 -.48 TD (sites often include information about policy debates that could) Tj /F71 7.85 Tf -153.12 -12.48 TD (afect the options of ) Tj /F70 11.97 Tf 98.88 -.72 TD (sellers. For example) Tj /F70 11.91 Tf 97.20 -.72 TD (, the American Homeowners ) Tj /F70 12.08 Tf 139.92 -.72 TD (famly of web ) Tj /F70 11.75 Tf 67.44 -.48 TD (sites) Tj /F70 12.19 Tf -403.68 -11.28 TD (followed the effort to pass a Michigan state law ) Tj /F70 12.00 Tf 235.20 -1.68 TD (that would require home sellers to pay for) Tj /F70 11.95 Tf -234.96 -12.00 TD (services that they neither want nor need. The legislation was opposed by the FTC and consumer) Tj /F70 12.13 Tf -.48 -13.92 TD (organzations such as AHGA and the Consumer ) Tj /F70 11.95 Tf 232.80 -1.68 TD (Federation of America. According to the July) Tj /F70 10.56 Tf -231.84 -12.24 TD (12,) Tj /F70 12.03 Tf 16.80 0.00 TD (2006 edition of USA Today, ") Tj /F70 12.04 Tf 147.12 -1.44 TD (... the \(Michigan\) association of Realtors has gotten a ) Tj /F70 14.78 Tf 260.16 -1.20 TD (bil) Tj /F70 12.40 Tf -425.52 -11.04 TD (though the state House ) Tj /F70 11.94 Tf 116.40 -.96 TD (and a Senate committee and is ) Tj /F71 8.20 Tf 147.84 -3.36 TD (tring to convince the ) Tj /F70 11.82 Tf 108.24 1.92 TD (governor ) Tj /F71 11.84 Tf 45.60 -.24 TD (- who) Tj /F72 11.15 Tf -418.32 -11.04 TD (theatened to veto it ) Tj /F71 10.13 Tf 97.92 -.96 TD (- tht ) Tj /F72 11.94 Tf 36.48 -.24 TD (the bil would ") Tj /F70 11.97 Tf 74.40 -.48 TD (make sure everyone can compete) Tj /F70 11.88 Tf 162.48 -.96 TD (" says Rob Campau) Tj ET Q endstream endobj xref 1 2 0000485613 00000 n 0000485672 00000 n 66 7 0000485808 00000 n 0000485972 00000 n 0000580787 00000 n 0000486500 00000 n 0000486119 00000 n 0000486248 00000 n 0000486373 00000 n trailer << /Size 73 /Prev 485286 /Root 1 0 R >> startxref 590109 %%EOF % Page Description << /EndOffset 0000684839>> 1 0 obj << /Type /Catalog /Pages 2 0 R >> endobj 2 0 obj << /Type /Pages /Kids [3 0 R 10 0 R 17 0 R 24 0 R 31 0 R 38 0 R 45 0 R 52 0 R 59 0 R 66 0 R 73 0 R ] /Count 11 >> endobj 73 0 obj << /Type /Page /Parent 2 0 R /Resources 74 0 R /Contents 75 0 R /Rotate 0 /eCpyResolution 300 /MediaBox [0 0 612.00 792.00 ] >> endobj 74 0 obj << /XObject << /Im76 76 0 R>> /Font << /F77 77 0 R /F78 78 0 R /F79 79 0 R>> /ProcSet [/PDF /Text /ImageB /ImageC ] >> endobj 77 0 obj << /Type /Font /Subtype /Type1 /Name /F77 /BaseFont /Helvetica /Encoding /WinAnsiEncoding >> endobj 78 0 obj << /Type /Font /Subtype /Type1 /Name /F78 /BaseFont /Courier /Encoding /WinAnsiEncoding >> endobj 79 0 obj << /Type /Font /Subtype /Type1 /Name /F79 /BaseFont /Times-Roman /Encoding /WinAnsiEncoding >> endobj 76 0 obj << /Type /XObject /Subtype /Image /Name /Im76 /Width 2550 /Height 3300 /eCpyDPIX 300 /eCpyDPIY 300 /ImageMask true /Filter /CCITTFaxDecode /BitsPerComponent 1 /DecodeParms << /K -1 /Columns 2550 /Rows 3300>> /eCpyColor [0 0 0 ] /Decode [0 1 ] /Length 85501 >> stream $lL ٕ쩃lJ#;Ok *T$EwwdC. e.@>0D0TeukpID\_OQ^+bL*:p .+o 'Mt3afD/uL}w%Io5EkDIMtaY-I#}qAos7 ~Dݢ7{A aB`s@A/.) 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Real estate brokers and agents have also ) Tj /F77 11.20 Tf 309.84 -1.92 TD (recognzed the critical) Tj /F77 13.23 Tf -310.08 -12.00 TD (importce of ) Tj /F79 12.02 Tf 69.12 -.48 TD (public websites, which ) Tj /F77 12.08 Tf 112.80 -.72 TD (explais why ) Tj /F79 17.98 Tf 65.76 -.48 TD (virtly ) Tj /F79 12.03 Tf 43.44 -.24 TD (all brokers and a large share of) Tj /F79 12.16 Tf -291.12 -12.00 TD (successfu real estate agents have ) Tj /F79 11.73 Tf 161.76 -.96 TD (them.) Tj /F79 11.91 Tf -162.24 -26.40 TD (Before the Internet a home seller would have to contact a real estate agent to get a sense of home) Tj /F79 11.93 Tf 0.00 -13.92 TD (values in their neighborhood) Tj /F79 11.91 Tf 137.04 -.96 TD (, and there was no automated tool that would make it easy for home) Tj /F79 11.93 Tf -136.80 -12.72 TD (sellers to identify which brokers/agents were most active in their area. The agent) Tj /F77 10.21 Tf 384.96 -2.16 TD (, selected) Tj /F79 11.95 Tf -385.68 -11.52 TD (without the benefit of that tool) Tj 146.16 -.96 TD (, would spend a ) Tj /F77 11.32 Tf 78.00 -.48 TD (substatial amount of time on ) Tj /F79 11.81 Tf 144.72 -.72 TD (a potential home) Tj /F79 11.93 Tf -368.40 -11.52 TD (seller to convince them to list their home with the agent. Developing a competitive market) Tj /F79 11.94 Tf -.48 -13.68 TD (valuation of the homes value was an arduous ) Tj /F77 12.72 Tf 217.44 -1.44 TD (tak for ) Tj /F79 11.93 Tf 38.88 -.48 TD (the agent. Today many home sellers have) Tj /F79 11.92 Tf -256.08 -12.24 TD (online access to county or city data on home selling prices in many locales and all have access to) Tj /F79 13.47 Tf -.24 -13.68 TD (a growig ) Tj /F79 11.94 Tf 50.88 -.24 TD (number of Internet home valuation web sites ) Tj /F78 7.62 Tf 216.48 -1.44 TD (tht help in that ) Tj /F79 11.95 Tf 77.76 -.24 TD (process. The home seller) Tj /F79 11.93 Tf -345.12 -12.00 TD (can get an idea of asking prices in his/her neighborhood by going to a public website of a local) Tj /F79 11.94 Tf -.24 -13.44 TD (agent or broker) Tj /F79 11.92 Tf 73.20 -.48 TD (, which helps agents and brokers because it enables home sellers to make) Tj /F79 11.94 Tf -73.20 -13.44 TD (decisions to sell their home without any need for time and effort of the real estate agent or) Tj /F79 11.83 Tf -.72 -13.92 TD (broker.) Tj /F79 11.95 Tf -.24 -27.36 TD (Home sellers save real estate agents and brokers much ) Tj /F78 9.00 Tf 263.04 -1.92 TD (tie and expense ) Tj /F79 11.92 Tf 86.40 -.24 TD (in other ways as well. A) Tj /F79 11.96 Tf -349.44 -11.76 TD (home seller can easily compose a description of the home and email it to the real estate agent) Tj /F79 11.97 Tf 0.00 -13.92 TD (along with all the other information needed for an MLS listing and their ) Tj /F77 11.78 Tf 347.28 -1.92 TD (attched digital pictues) Tj /F79 11.96 Tf -347.28 -11.52 TD (for the listing. The home seller in such cases provides all of the content for his or her ) Tj /F79 14.40 Tf 408.72 -2.40 TD (listig,) Tj /F79 11.95 Tf -408.72 -11.76 TD (saving the real estate broker and agent much time and effort. The real estate agent can then) Tj /F79 11.84 Tf 0.00 -13.68 TD (simply copy-) Tj /F79 11.97 Tf 62.16 -.48 TD (paste the content into the MLS listing which the two ) Tj /F77 11.14 Tf 253.92 -1.44 TD (intermediares \(the) Tj /F79 12.68 Tf -316.32 -11.76 TD (agent/roker and the ) Tj /F79 11.97 Tf 101.04 -.72 TD (MLS\) then forward the homeowner) Tj /F78 7.65 Tf 174.00 -.96 TD (s listig diectly to the ) Tj /F79 10.91 Tf 110.16 -.48 TD (MLS' s ) Tj /F79 15.17 Tf 35.76 0.00 TD (powerf) Tj /F77 11.30 Tf -421.20 -12.00 TD (aray of local public websites) Tj /F79 11.97 Tf 141.12 -.72 TD (, which is where most buyers today go to ) Tj /F78 9.40 Tf 199.44 -1.20 TD (fid homes ) Tj /F79 11.88 Tf 56.40 0.00 TD (for sale in) Tj /F79 11.96 Tf -396.96 -11.76 TD (areas where they want to purchase a home. In effect) Tj /F79 11.79 Tf 248.64 -1.44 TD (, the MLSs) Tj /F79 11.95 Tf 52.56 -.48 TD (, which were solely business-) Tj /F79 11.67 Tf 140.40 -.24 TD (to-) Tj /F79 12.19 Tf -442.08 -11.76 TD (business mechansms prior to the Internet) Tj /F79 11.94 Tf 199.68 -.96 TD (, have today morphed into consumer-) Tj /F79 11.96 Tf 178.56 -.96 TD (to-consumer) Tj /F77 11.24 Tf -377.76 -11.76 TD (intermediares in such circumstaces.) Tj /F79 11.92 Tf 0.00 -27.84 TD (Selling prices are very ) Tj /F78 9.22 Tf 109.92 -.48 TD (importt in today) Tj /F79 11.95 Tf 92.64 -.72 TD (s depressed market. Many homeowners today don) Tj /F79 11.97 Tf -203.28 -12.24 TD (have enough equity plus savings to afford the typical 5-) Tj /F79 12.23 Tf 266.40 -1.92 TD (6% commssion demanded by a ) Tj /F79 14.69 Tf 155.28 -.48 TD (ful) Tj /F79 11.93 Tf -421.44 -11.52 TD (service broker) Tj /F79 11.95 Tf 68.16 -.24 TD (, so they may face foreclosure if they can) Tj /F79 11.99 Tf 200.40 -1.44 TD (t keep up with their payments and can) Tj /F79 11.95 Tf -268.80 -12.24 TD (fmd more economical sales tools. Many new discount brokers) Tj 296.88 -1.68 TD (, like those in the Realcomp case) Tj /F79 12.10 Tf -296.88 -12.24 TD (are wiling to reward home sellers who do so much of ) Tj /F79 12.28 Tf 260.40 -1.44 TD (the work by chaging very modest flat ) Tj /F79 11.63 Tf 186.48 -.48 TD (fees) Tj ET Q endstream endobj xref 1 2 0000590436 00000 n 0000590495 00000 n 73 7 0000590638 00000 n 0000590802 00000 n 0000677164 00000 n 0000591330 00000 n 0000590949 00000 n 0000591076 00000 n 0000591201 00000 n trailer << /Size 80 /Prev 590109 /Root 1 0 R >> startxref 684561 %%EOF % Page Description << /EndOffset 0000788584>> 1 0 obj << /Type /Catalog /Pages 2 0 R >> endobj 2 0 obj << /Type /Pages /Kids [3 0 R 10 0 R 17 0 R 24 0 R 31 0 R 38 0 R 45 0 R 52 0 R 59 0 R 66 0 R 73 0 R 80 0 R ] /Count 12 >> endobj 80 0 obj << /Type /Page /Parent 2 0 R /Resources 81 0 R /Contents 82 0 R /Rotate 0 /eCpyResolution 300 /MediaBox [0 0 612.00 792.00 ] >> endobj 81 0 obj << /XObject << /Im83 83 0 R>> /Font << /F84 84 0 R /F85 85 0 R /F86 86 0 R>> /ProcSet [/PDF /Text /ImageB /ImageC ] >> endobj 84 0 obj << /Type /Font /Subtype /Type1 /Name /F84 /BaseFont /Times-Roman /Encoding /WinAnsiEncoding >> endobj 85 0 obj << /Type /Font /Subtype /Type1 /Name /F85 /BaseFont /Courier /Encoding /WinAnsiEncoding >> endobj 86 0 obj << /Type /Font /Subtype /Type1 /Name /F86 /BaseFont /Helvetica /Encoding /WinAnsiEncoding >> endobj 83 0 obj << /Type /XObject /Subtype /Image /Name /Im83 /Width 2550 /Height 3300 /eCpyDPIX 300 /eCpyDPIY 300 /ImageMask true /Filter /CCITTFaxDecode /BitsPerComponent 1 /DecodeParms << /K -1 /Columns 2550 /Rows 3300>> /eCpyColor [0 0 0 ] /Decode [0 1 ] /Length 93022 >> stream n]xgx4d-pᝈ07aVԮgΓy^6 =®d 0[+/I tK*woTuۅ[2Y4;AufLc;IpkI*]sTE?|ג~UuTPPLnL_wT(,(La5"H PO6D9#]Lh;|&xP! &H"*)F#IIR{&0!{H!n/B 0D9* 8#(Di.-+}ij," 0N`HHH"]_u 3$JuoD- P 3L@8نJaTR ZWanV?-7r9:vP Z h!00Bτ ٲ<4Βg%I[CoNFpm&]>(h3YXD݂Mpj ;NI ~iyKWּRaD*dh˜t dXL a!` aډ?VꓯN—a"&eXL(L' CEp ЋM7bxup#"""!SaHX!_ȰӨ 2uNJ @kOowEXd|b! eAS' "!& Aa'B44H MFDDDDxMa}BpSo[L䰎QŠabAWOЈ4"'u4k܈͙v`4Ta8UT]pP} ""#4""*AfK (AZB"1%`TA~Ba5 p 56&2xS#P|HP0Xh0p.S AH]9H:OO d!+AJiݻ$4H0Dᯖel;$>.d";4U~X(MB"-^'6l%ޯL* U44B,!de:"ӫM 䇄5U 3 S' :fr~DD4^C"@: !)V2LOzlpТqE $;d AOh0aA3 -UGw2(tw''18amjj&M/EFu~;PҮ{޿մ&NoO'A'!j$ ! ! 4B9uKt#=kAmzloh zmU jaB` hb 06!pHDmGIֺ һpd["em"*IJ.B  T*a0A!hRb4i=Jub?׭^ׇ :k/3g0A0A|Aʶ] *ȆFCPIE,D%`uA[Uwt"5KpO؄E } DD0; `m=thh !#!|p_GN#`f0g\ig2o CI]@ۦh/G<0CDn#A (ri@ON ?OM §"%a0]/]C}ﾶARzz&kV=;<>F; >A*iᓙ7f*D6 ;a I3Q[Z$;_ii.ҵI480N =/Ah Z. ń" DW_$nI&*߻_x7U&}ޒm;o{NҨo$x7^/WU/߽.j{ג#[l#MȏF ԙ3e"cnO? /J;mUT޴ޟ I}7}UQHVJiWk{m_]/t)z :Һ׸_#K_l7&" B vëw]^]wλ>꾘"ۯ/U&9%NAyx[oO뽽QIW}vuaWIR$"N$~Xa&jiGiX DkTKzwﲏ_Ph apM0jGP+턐J~Km$ۘ׾ҭ/]w{7Z`SQȮ1@$~\i+ƦÄD¢^~:{H}%۴Z< !?g jBMZA Pk~B 2tߪPպݔkQzHTHwQjP&L@)_Pa2+HAD= :Rbi*%}ҥjwwo׷eGQVaj WI&)WctJ}ҽo]^sL;! .`t­M1@ !!4 +!pKT7]1]a{5ᅤ׵v@"""!HeM$AT b80ja^ P!a1߄7^][^{i*KlgB"&aLnL%i15qZivDž0#m[_PEDDDFTR1 @A6C 10civMIw *PЈϠ L`$$'_m6"EZbb!0D,%.֜&҆Ag6 QRNrZa39G)A* $TM+Ih!q[I 00ބG!ImA -P(&Lt[NaTջ QB""!XC*ªdV gwDDDDA""""3FZtq%}Aa`h.Qlo 0-C M ?S"fVv\éU)^NW{ __p K:O\ VR3>#B;RHDžL/FI,gfLњ^!J믏U'pP䢺(PpD!Nv|ʱ()_́}T*iu axS pf|pfuo_"Ը2+[Pp🭄!#@hT,jE[ё8kW8@F-ݦ`=R/0(! .@Z Ҷ y}EZ't0dn(AP$3qWZ_a'{N m.Rm'0;˼rc (NM˄32|LS ك;0-k]^9dQG'H"W 'tN BBaS#5C羚}zZ֛#b_ K'Wou}Ja0: !L*a5A4fqMY"ڗR!vtwIAVGxI0vL e@8T4E,ˆyJ3#y;!3<DKU%kςm_륤 Ez|$`aBo0`g‚!f :0΂A<xA9Z_!vw-#$Fl82&Rx;'l;-r2o0T0T p\”;[wDw_uCЯ0dnX_\>akBvNh5p$:ZTxJaU׭ ɜRl=.~ qݯҍƛƽI[\I7 wj<9'58_UKj">}+ק+K]'_AF? zW{Md}.[Jm/oFxz_߼T?w߫h'%-~?Jkⲋ^k/_}i]ҽAQoZN;ݭ:VFv{~jiV}TzFx74z3X~޿Uz ~OWmw֒|^i/U] DQ??vj=}W|Z궤5w=ֿOv%Xz'4 ^LC~mn_۷t^_n];OV?a&A4 Sm5m=ka]WW~kݪZ G|oFz׆(MH@0vqNAa2m j�mOU~H_OZ멯 ;oDNjj jڠAn! #Il}v߸`]}V:_(_]Ce40LP鮶Z ;|Akj߾9k~_+zI?} `=b#B 2N 鮘\*+@a!XA-nc>ݵZ۴zmDDDD4 $PTaa i) 0AMb^ [޶W~"# N;Z &lP@Mi@KM O>ݦnP -6,za06ka=VMBU0@LZ t5)0Nն׮_ioeXk*DDDDDEꩴN)) ]wM4Q}6DDI0vLuM4I'abh6)J5 |+"""!Px#^©8k}`M FPD08aUUﰚaBk:¡_$a G8A("""""#k;~"|*LB3-rG(PPI TS* xP@3%fJcGѐDL2=U<;(ݮ ps]SLz}Ψ=Rމew2g`JTtJ9nG.z߿ VDki]{`  1 !G4뤟WkaB`Aa$N"̇%z]EX%a AjPx PDPpBZjު :'M''cAAC3 1N#]mzMMQ u>!H='AhgZn„@ABE/0Jէ ƐtOh6 T~^['G/d-t+ouV2BzED6(T ! 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Since the ) Tj /F84 11.93 Tf 93.60 -.72 TD (real estate market in many areas is slow) Tj /F84 17.88 Tf 195.60 -1.20 TD (virlly ) Tj /F84 11.82 Tf 43.20 -.24 TD (all home) Tj /F84 11.84 Tf -398.88 -11.28 TD (sellers today offer the same 2.5-) Tj /F84 11.90 Tf 161.52 -1.20 TD (0% commission to cooperating real estate brokers who ) Tj /F84 15.50 Tf 263.76 -1.20 TD (brig) Tj /F84 11.91 Tf -426.00 -11.28 TD (them a buyer whether they use a discount broker or not. The discount EA brokers who testified) Tj /F85 7.56 Tf 0.24 -13.92 TD (in ths case stated ) Tj /F84 16.31 Tf 86.16 -.72 TD (tht alost ) Tj /F84 12.04 Tf 56.16 -.48 TD (all of their listings offer cooperating commssions in the same) Tj /F84 11.84 Tf -142.32 -12.48 TD (2.5% - 3% range as the ) Tj /F84 14.53 Tf 112.80 -3.36 TD (tyical ful ) Tj /F84 12.08 Tf 55.68 2.16 TD (servce/ERTS listing. However home sellers ) Tj /F84 11.94 Tf 214.08 -1.20 TD (who use a) Tj /F84 12.04 Tf -382.56 -11.28 TD (discount broker can stil save quite a bit by paying the discount ) Tj /F85 8.26 Tf 303.60 -1.92 TD (listg broker only a ) Tj /F84 11.94 Tf 99.12 -.48 TD (few hundred) Tj /F86 11.20 Tf -402.72 -11.52 TD (dollars intead of the 2.) Tj /F84 11.97 Tf 130.08 -.96 TD (0% seller) Tj /F84 12.14 Tf 48.96 -.24 TD (s commssion typically demanded by ) Tj /F85 7.50 Tf 179.76 -1.20 TD (ful service real estate) Tj /F84 11.75 Tf -359.28 -11.28 TD (brokers.) Tj /F84 11.91 Tf 0.00 -27.60 TD (Real estate agents and brokers are also saving a great amount of time and money on the buyer) Tj /F84 11.99 Tf 0.00 -13.92 TD (side as a result of Internet commerce. Before the Internet a real estate agent would have to spend) Tj /F85 7.78 Tf -.48 -13.92 TD (a lot of time with a buyer ) Tj /F84 11.96 Tf 126.00 -.72 TD (to fmd out if the buyer could afford to buy a home or ) Tj /F85 8.37 Tf 256.80 -1.68 TD (aford to buy a) Tj /F84 11.93 Tf -383.04 -11.28 TD (home in the price range they had in ) Tj /F86 13.76 Tf 171.60 -1.20 TD (mid. If ) Tj /F84 12.00 Tf 41.28 -.24 TD (the home buyer) Tj /F84 11.89 Tf 78.72 -.72 TD (s goals were realistic) Tj /F84 11.76 Tf 99.84 -.24 TD (, the real estate) Tj /F84 11.95 Tf -391.44 -11.28 TD (agent would then spend even more time ) Tj /F86 11.39 Tf 193.44 -1.44 TD (searchig the local MLS \(at ) Tj /F84 15.99 Tf 134.88 -.72 TD (tht ) Tj /F85 9.07 Tf 20.88 -.24 TD (tie a ) Tj /F84 11.87 Tf 32.64 0.00 TD (business-to-) Tj /F84 11.94 Tf -382.08 -11.28 TD (business tool accessible only to MLS members\) and deliver to the buyer the ) Tj /F84 13.87 Tf 365.04 -2.40 TD (crytic pritouts of) Tj /F84 11.88 Tf -364.80 -11.52 TD (all MLS ) Tj /F85 7.42 Tf 42.24 -.24 TD (listigs in a ) Tj /F84 11.93 Tf 57.84 -.48 TD (defined area that met the buyer) Tj /F84 11.83 Tf 152.16 -1.20 TD (s price) Tj /F86 10.58 Tf 31.68 -.24 TD (, home ) Tj /F85 8.87 Tf 35.28 -.24 TD (confguation, and ) Tj /F84 11.92 Tf 90.48 -.24 TD (other) Tj -409.92 -11.28 TD (criteria. The process was very cumbersome and time consuming, and even more so if the) Tj /F84 11.95 Tf -.48 -13.68 TD (prospective buyers lived in a ) Tj /F85 7.90 Tf 140.40 -.96 TD (distat location.) Tj /F84 11.93 Tf -140.16 -26.88 TD (Today over 80% of home buyers use the Internet in the home purchase process and the) Tj /F84 12.01 Tf -.48 -13.92 TD (percentage is ) Tj /F84 13.70 Tf 66.00 -2.64 TD (growig ) Tj /F84 11.95 Tf 42.24 2.16 TD (rapidly. According to research by the American Homeowners Foundation) Tj /F86 11.14 Tf -108.48 -12.96 TD (the Nationa Association of Realtors) Tj /F84 13.49 Tf 174.48 -1.44 TD (, and other organtions) Tj /F84 12.39 Tf 118.08 -.72 TD (, many oftoday) Tj /F84 11.84 Tf 78.96 -.24 TD (s buyers go to the) Tj /F84 12.27 Tf -371.52 -11.52 TD (Internet fist and do much of ) Tj /F86 11.32 Tf 139.68 -1.20 TD (the work attendat to buying a ) Tj /F84 11.98 Tf 148.56 -.72 TD (home that formerly ) Tj /F84 12.57 Tf 95.52 -.48 TD (requied a real) Tj /F86 10.27 Tf -383.52 -11.28 TD (estate agent') Tj /F86 10.77 Tf 60.24 -.48 TD (s assistace before buyers contact a real ) Tj /F84 11.92 Tf 192.72 -1.44 TD (estate agent for the first time. According to) Tj /F84 11.78 Tf -253.68 -11.76 TD (NAR') Tj /F84 12.08 Tf 30.00 -.24 TD (s Profie of Home Buyers and Sellers for 2007) Tj /F84 11.93 Tf 221.28 -1.68 TD (, 48 percent of all buyers go online before) Tj /F84 11.95 Tf -251.04 -12.00 TD (contacting a real estate agent either to view houses \(32 percent\) or to ) Tj /F85 8.35 Tf 331.44 -2.16 TD (fid information about the) Tj /F84 12.02 Tf -331.68 -11.76 TD (home-) Tj /F84 11.93 Tf 30.72 -.24 TD (buying process \(16 percent\). The NAR report shows that there ) Tj /F85 9.40 Tf 300.48 -2.16 TD (ha been ) Tj /F84 11.88 Tf 45.12 0.00 TD (a steep drop in the) Tj /F84 11.93 Tf -376.56 -11.28 TD (number of buyers who found their ) Tj /F86 12.01 Tf 166.32 -1.20 TD (propert with a ) Tj /F84 11.94 Tf 76.08 -.48 TD (real estate agent vs. on the Internet. Only 2) Tj -242.64 -12.00 TD (percent of the buyers found their ) Tj /F84 14.08 Tf 159.12 -.96 TD (propert ) Tj /F85 9.82 Tf 44.16 -.48 TD (onle and ) Tj /F84 11.91 Tf 53.04 -.24 TD (50 percent found their ) Tj /F85 9.27 Tf 108.48 -.48 TD (propert though a) Tj /F84 11.93 Tf -364.80 -11.76 TD (real estate agent in 1997. In 2007) Tj /F84 11.94 Tf 159.12 -1.20 TD (, 29 percent of the buyers found their ) Tj /F85 8.53 Tf 180.00 -.96 TD (propert online and ) Tj /F86 10.75 Tf -339.60 -11.76 TD (percent found the ) Tj /F84 13.47 Tf 86.64 -.48 TD (propert though a ) Tj /F84 11.84 Tf 92.40 -.48 TD (real estate agent. NAR') Tj /F84 11.97 Tf 112.32 -1.20 TD (s report showed that the Internet) Tj /F85 9.04 Tf -291.36 -11.76 TD (was more usefu ) Tj /F85 11.04 Tf 81.36 -.72 TD (th workig ) Tj /F84 11.92 Tf 66.24 -.24 TD (with agents. The Web was ") Tj /F84 12.25 Tf 134.64 -.96 TD (very usefu" for 78 percent of ) Tj /F84 11.80 Tf 144.48 -.48 TD (buyers) Tj /F84 11.94 Tf -426.24 -11.28 TD (compared to 70 percent who reported agents were very ) Tj /F85 9.80 Tf 265.44 -1.92 TD (usfu accordig ) Tj /F84 11.82 Tf 82.32 -.24 TD (to NAR') Tj /F84 11.86 Tf 42.24 -.24 TD (s report. A) Tj /F84 12.08 Tf -390.48 -11.28 TD (2006 study by the Californa Association of Realtors revealed ) Tj /F85 7.88 Tf 298.32 -2.16 TD (tht Internet ) Tj /F84 12.00 Tf 61.44 -.24 TD (buyers spent an) Tj /F86 10.53 Tf -359.76 -11.76 TD (average of 5.) Tj /F86 10.40 Tf 62.64 -.24 TD (8 weeks ) Tj /F85 8.85 Tf 41.04 -.24 TD (researchig home purchases ) Tj /F84 11.96 Tf 138.00 -1.20 TD (before contacting a real estate agent. The) Tj /F84 11.97 Tf -241.68 -11.76 TD (Internet is supplanting the traditional real estate agent as the point of consumer education) Tj /F86 10.24 Tf 427.44 -2.64 TD (, also) Tj /F84 11.95 Tf -427.44 -11.28 TD (saving time for real estate brokers and agents. For example) Tj /F84 11.90 Tf 282.48 -1.92 TD (, a home buyer ) Tj /F85 8.20 Tf 73.68 -.24 TD (wil often ) Tj /F84 12.40 Tf 49.20 -.24 TD (visit) Tj /F84 12.06 Tf -405.84 -11.52 TD (websites of ) Tj /F85 8.96 Tf 57.60 -.48 TD (organations such ) Tj /F84 11.99 Tf 91.44 -.48 TD (the American Homeowners Foundation and many other nonprofit) Tj /F86 10.98 Tf -148.80 -12.96 TD (education organzations) Tj /F84 12.48 Tf 114.00 -.96 TD (, and the websites of the FTC, DoJ, HU) Tj /F86 10.36 Tf 198.00 -1.20 TD (, and ) Tj /F84 15.09 Tf 25.92 0.00 TD (may ) Tj /F84 11.91 Tf 29.76 0.00 TD (other federal, state) Tj /F84 12.04 Tf -367.92 -11.76 TD (and local ) Tj /F84 14.01 Tf 46.80 0.00 TD (governent ) Tj /F84 12.05 Tf 59.52 -.48 TD (agencies that all ) Tj /F84 15.80 Tf 80.64 -.48 TD (conta ) Tj /F84 11.97 Tf 38.16 -.24 TD (free objective and independent ) Tj /F85 8.95 Tf 150.24 -.72 TD (inormation about) Tj /F84 12.02 Tf -375.84 -11.52 TD (the home purchase and selling process. ) Tj /F84 12.23 Tf 190.56 -1.44 TD (Though the myriad of independent ) Tj /F85 8.62 Tf 172.80 -.96 TD (websites offerig) Tj /F84 11.97 Tf -363.12 -11.28 TD (free information on home buying and selling, home buyers who have the time can potentially) Tj /F85 8.70 Tf 0.00 -13.92 TD (lear more about ) Tj /F84 11.95 Tf 83.52 -.48 TD (the process ) Tj /F84 23.12 Tf 56.40 -.72 TD (th ) Tj /F84 12.01 Tf 23.76 0.00 TD (most new real estate agents need to pass their state real ) Tj /F84 14.54 Tf 267.12 -1.20 TD (estte) Tj /F84 11.95 Tf -431.04 -11.52 TD (licensing exam. ) Tj /F84 15.77 Tf 78.00 -.48 TD (Unforttely ) Tj /F85 8.14 Tf 69.60 -.72 TD (the industr has not ) Tj /F84 12.00 Tf 97.68 -.48 TD (always welcomed the consumer education) Tj ET Q endstream endobj xref 1 2 0000684888 00000 n 0000684947 00000 n 80 7 0000685097 00000 n 0000685261 00000 n 0000779144 00000 n 0000685789 00000 n 0000685408 00000 n 0000685537 00000 n 0000685662 00000 n trailer << /Size 87 /Prev 684561 /Root 1 0 R >> startxref 788306 %%EOF % Page Description << /EndOffset 0000886747>> 1 0 obj << /Type /Catalog /Pages 2 0 R >> endobj 2 0 obj << /Type /Pages /Kids [3 0 R 10 0 R 17 0 R 24 0 R 31 0 R 38 0 R 45 0 R 52 0 R 59 0 R 66 0 R 73 0 R 80 0 R 87 0 R ] /Count 13 >> endobj 87 0 obj << /Type /Page /Parent 2 0 R /Resources 88 0 R /Contents 89 0 R /Rotate 0 /eCpyResolution 300 /MediaBox [0 0 612.00 792.00 ] >> endobj 88 0 obj << /XObject << /Im90 90 0 R>> /Font << /F91 91 0 R /F92 92 0 R /F93 93 0 R>> /ProcSet [/PDF /Text /ImageB /ImageC ] >> endobj 91 0 obj << /Type /Font /Subtype /Type1 /Name /F91 /BaseFont /Times-Roman /Encoding /WinAnsiEncoding >> endobj 92 0 obj << /Type /Font /Subtype /Type1 /Name /F92 /BaseFont /Courier /Encoding /WinAnsiEncoding >> endobj 93 0 obj << /Type /Font /Subtype /Type1 /Name /F93 /BaseFont /Helvetica /Encoding /WinAnsiEncoding >> endobj 90 0 obj << /Type /XObject /Subtype /Image /Name /Im90 /Width 2550 /Height 3300 /eCpyDPIX 300 /eCpyDPIY 300 /ImageMask true /Filter /CCITTFaxDecode /BitsPerComponent 1 /DecodeParms << /K -1 /Columns 2550 /Rows 3300>> /eCpyColor [0 0 0 ] /Decode [0 1 ] /Length 88260 >> stream JVmdHNO SFCy!"0g) C" |)T .\S aAB!O0L l iU5DŽCT"8?AiM4 (N &M B0XA>t.t-0NSN,Sb&M 1 T& !M05M =wgrQgrG'l h&a OuQ. |> * A 4T i0Z*&9NM AtO4cIՂAzDvיWZ_\-1LU=6_[Wս~_UkT/W_U_nщdMEk]lS_i+_[ڶ~Xtk ^jkniz$8_\:_ mW봽_?SEL0K]skUK\J.]C Ŀ_^zo~]/_u8 v j+; qZW^cD/SQGzMiazK*H꺯67baL5N W⣐щ>:mchQ늈>OOh^].5ӺOcxmppÐ~D?zhR>A ;Ⴐ|=7Am!?v;wACp  4B0=0A7c lPPbC"<5ڠa; 46iVAń!Ŧ4q ˆLP"ԅ40ii"L% .[ i0 F0L&q2*BaHdc&[§v[AU J0M4ӆ i,/dH&=’ԅtW_[  q<)!dXj"""""""""""P4 XeٕXT" 21*i(aE4aOBF\V+ 2f3@&HtA4 =p(p ,(D쩘JqqHAEDDDDDDDDDDRHDDDDDDDDDDDDDDDGZ֗ҥiJ Jw0ب5 aBNŪa410nK̊Y3!Xv)2"i+ivI[P@˙؀#>0An09´ﴋ*p|89U`TBB s!3a XS$30'c:̫ @)񟎭I Ic6'u1:Klu#TS,do*"-G3D-sl똉8d C!jy4E!O OM0a#T^„¦5( Ea!L!.f h02MYH`D B ' a =0T ¦a4w?A ŰU8iG`SLC  4 kTL5Lt|5TvUM? ;EȣB0;fe;DaŤ'DHϞZz'h&"v;n;h\EO(hQ;jF !aaXDqI% 9#'1L"7  d[Qa D./(8BZM֡ڭONIȹmAU7Ni<6յM ݤ6|8tO'zqH7T: -."zyKdn>KVowIopᒄ@NK׃"A T2>A"&JoI^ȽdQށ 8_2.RpiֺmZo֟k ~{zW=7%&KGj뮺-.ҵ7.:Ҽ~/uZRt[ӡ_mU'OwK7IuMRn[ ~K_JX_[&}tzTqz?6K뿰ӿ]/y ݨc;L^:Wwix ۺK$m/JL {-y8>Lus[zu_(D׿ _#1&#/޿׻G`$Dok뷠T tAW^/vIU]\6^W -}o^+$Ɩ ӿI}o_Z^}7G $%DN%6Q8?vQ G|J,_[޵;/{t+'?o[ޝkv^ [# OIuVպ;W_;~i{o}U:[z]]kz{k_Wk zu;z;_j}JiU16 GJi?}+ 8 `޾c Z w %%m?ikcTcﰞ!kuI֛.4麶}mCWz+ozㆬk>Պmka ص=]Ҥh; D<&(  Tmw  ݫV B:>&/T& *ijX& 8i'h˪L! 6B LSAZGM& Xj)ؤq0)A0DP 86 aa!6d# oa 8 aڑ]pPk`)'MS 0,0 0_ .OM{L&tV5 N< OMIIp |2u`%``f{LPL BLna2BXMID|Au&Ia0Sdc ( X2P aLDtд 8GTk3jB`DD`Rtb""#%"0@ڀPB"e DFPu@!B" I>""""""""")tY6!ad&;]*Q @փ[ɵHJ˳܌p^d*eiFER3ӳ2e9@L)S)5iD!NAh{̆K; jo)@UM;^[/ .sL,Tʐ|9$)_(H6UI u֙Q)^uJ2'"p?tuz'ƁҴFj*=jIuUUӶT7UA[U몯NH.낪z)Uk8f4CETւѫ* IַdjC1%abaCB-f@,AO E-Br@tDB\P b&`' @/Gx0?KD,8bD4dc&-=TdUqyDBYw|*A. 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WJ&^E}בs"[tEu?UR?k{}_nޝihoީ' =׺Co]{?mƔL_^BoJn߰Ʈ}mo_cKpE{u/$3*!C \L~V10}0L"O]} ¥&pPԘtד!pֵW]d'2[]u z} ~o__v(;%kS}%&K kWuKTtO7l[a VڿӨomB uo O`쑾[_G ߰wz+!FoaG<K_Mkkw/?dwU߻/ B}m'O]Rjҿ^ WXizդWz_]+^t_^tl$?d;꽵ۭiV׭PEz֗ t"Wi~Շ> stream q q 612.00 0.00 0.00 792.00 0.00 0.00 cm 0.00 0.00 0.00 rg /Im90 Do Q Q q BT 3 Tr /F91 11.93 Tf 73.44 695.04 TD (efforts of ) Tj /F92 9.41 Tf 47.04 0.00 TD (governent agency ) Tj /F91 11.91 Tf 96.00 0.00 TD (websites. 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NAR') Tj /F91 12.21 Tf 202.32 -.24 TD (s General Counsel Laure ) Tj /F91 12.41 Tf 124.08 0.00 TD (Jank has reacted to ) Tj /F91 11.72 Tf 97.20 0.24 TD (declines) Tj /F91 11.94 Tf -423.60 -13.68 TD (in compliance with disclosure laws \(only 30% at ) Tj /F91 13.97 Tf 235.44 -.48 TD (fist meetig; ) Tj /F93 11.11 Tf 66.72 0.00 TD (22% not at all\), observng that) Tj /F91 11.92 Tf -297.12 -13.44 TD (These statistics say that people are being sloppy. They need to ) Tj /F92 9.09 Tf 299.76 -.48 TD (tae agency ) Tj /F91 11.96 Tf 60.00 0.00 TD (disclosure) Tj /F93 11.16 Tf -365.04 -13.44 TD (requiements seriously; it is a critical element of ) Tj /F91 11.92 Tf 233.76 -.48 TD (consumer protection. I don) Tj /F91 27.55 Tf 136.32 0.24 TD (th ) Tj /F91 11.87 Tf 28.32 0.24 TD (it is good for) Tj /F91 11.94 Tf -398.40 -13.68 TD (practitioners or consumers ) Tj /F92 7.64 Tf 129.60 -.24 TD (tht the trend line ) Tj /F91 11.92 Tf 87.12 0.00 TD (is going down. 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V>3B3ٴ9U#Z0RIIuP!o@^V@ ł څ[ .aB…QeF8޿{{t t (sf""?,,}̯j? endstream endobj 96 0 obj << /Length 8087 >> stream q q 612.00 0.00 0.00 792.00 0.00 0.00 cm 0.00 0.00 0.00 rg /Im97 Do Q Q q BT 3 Tr /F98 11.88 Tf 74.88 695.76 TD (contacting a real estate agent. If ) Tj /F98 12.42 Tf 154.08 -.24 TD (thngs look good afer that exercise) Tj /F98 11.86 Tf 168.48 -.24 TD (, the prospective buyers can) Tj /F98 11.91 Tf -322.80 -13.20 TD (compile a list of promising properties and proceed to contact the listing agents or other agents) Tj /F98 11.92 Tf 0.00 -13.92 TD (they might want to ask to represent them. As a practical matter) Tj /F98 11.87 Tf 299.52 -.48 TD (, the buyers have no reason to) Tj /F98 11.88 Tf -299.28 -13.44 TD (contact any of the sellers) Tj /F98 11.91 Tf 118.56 -.24 TD (, since most are ERTS listings) Tj /F98 11.87 Tf 144.00 0.00 TD (, so there are no savings for sellers to pass) Tj /F98 11.95 Tf -262.80 -13.44 TD (on should a buyer contact the seller directly. The ) Tj /F99 11.49 Tf 236.16 -.24 TD (statu \(ERTS ) Tj /F98 11.95 Tf 65.76 0.00 TD (vs. EA listings\) isn) Tj /F98 11.87 Tf 94.80 0.24 TD (t disclosed on) Tj /F98 11.96 Tf -397.20 -13.68 TD (public websites and the home seller) Tj /F100 8.14 Tf 174.48 -.48 TD (s contat points aren) Tj /F98 11.98 Tf 101.28 0.00 TD (t disclosed) Tj /F98 11.88 Tf 51.12 0.00 TD (, so it would be hugely) Tj /F98 11.92 Tf -326.16 -13.68 TD (cumbersome and nearly impossible for a buyer to identify and contact the few EA sellers on) Tj /F98 11.95 Tf -.48 -13.44 TD (public websites. In ) Tj /F100 8.35 Tf 92.88 -.24 TD (par because of ) Tj /F98 11.91 Tf 75.12 0.00 TD (all these time savings) Tj /F98 11.89 Tf 102.96 -.24 TD (, real estate agents today spend much) Tj /F98 11.92 Tf -270.96 -13.44 TD (less of their time servicing clients. According to one recent study, many real estate agents spend) Tj 0.24 -13.68 TD (as much as 90% of their time prospecting for new clients) Tj /F98 11.88 Tf 271.92 -.48 TD (, which does not in any way benefit) Tj /F98 11.89 Tf -272.16 -13.44 TD (existing clients.) Tj /F98 11.96 Tf -.24 -27.60 TD (Most buyers stay in the same area where they ) Tj /F99 11.65 Tf 220.80 -.24 TD (curently live \(The ) Tj /F100 9.09 Tf 91.92 0.00 TD (median moving distace ) Tj /F98 11.73 Tf 120.00 0.24 TD (for) Tj /F98 12.06 Tf -432.72 -13.68 TD (home buyers is 13 miles according to the National Association of Reators\). ) Tj /F98 11.91 Tf 365.28 -.24 TD (Typically a buyer) Tj /F100 8.55 Tf -365.52 -13.68 TD (wil go online) Tj /F98 11.93 Tf 67.20 0.00 TD (, do a Google search on a term like ") Tj /F98 11.84 Tf 174.72 -.24 TD (homes for sale ) Tj /F100 9.58 Tf 72.00 0.00 TD (Mayberr, KY". Then ) Tj /F98 11.79 Tf 109.20 0.48 TD (the) Tj /F98 11.94 Tf -423.12 -13.92 TD (buyer will scroll down through the thousands of results until he/she sees a ) Tj /F99 11.10 Tf 355.68 -.24 TD (recognzable local real) Tj /F98 11.85 Tf -355.44 -13.44 TD (estate brokers or agent') Tj /F98 11.92 Tf 112.08 -.24 TD (s website and click on that site. The buyer then ) Tj /F99 12.09 Tf 226.80 0.00 TD (determes their ) Tj /F98 11.75 Tf 80.64 0.24 TD (search) Tj /F98 11.93 Tf -419.52 -13.68 TD (criteria and views the listings that meet those criteria. In many cases a home buyer is able to) Tj /F98 12.01 Tf -.24 -13.92 TD (prequalify themselves ) Tj /F100 8.77 Tf 108.72 -.24 TD (fmacially and ) Tj /F98 15.30 Tf 73.68 -.24 TD (naow ) Tj /F98 12.10 Tf 36.96 0.00 TD (their interest to a smal number of homes before) Tj /F100 7.57 Tf -219.60 -13.44 TD (they fist contact the real ) Tj /F98 11.83 Tf 122.64 0.00 TD (estate agent. ) Tj /F98 12.79 Tf 61.44 -.24 TD (Ths saves ) Tj /F100 8.03 Tf 53.28 0.00 TD (those brokers and agents a substatial ) Tj /F98 11.84 Tf 183.12 0.24 TD (amount) Tj /F99 11.13 Tf -420.00 -13.92 TD (of time.) Tj /F99 11.64 Tf 0.00 -27.36 TD (Obviously thigs are ) Tj /F98 11.94 Tf 102.24 0.00 TD (not always so easy for real estate agents and brokers. Many home buyers) Tj /F98 12.33 Tf -102.48 -13.92 TD (and sellers stil do need) Tj /F98 11.92 Tf 112.80 0.00 TD (, and benefit greatly from) Tj /F98 11.89 Tf 121.92 -.24 TD (, the services of a skilled ) Tj /F100 7.55 Tf 120.48 0.24 TD (ful service real estate) Tj /F98 12.61 Tf -355.20 -13.68 TD (agent. Ths is paricularly ) Tj /F99 13.21 Tf 125.04 0.00 TD (tre for ) Tj /F98 12.23 Tf 38.16 -.24 TD (the ) Tj /F100 10.37 Tf 18.00 0.00 TD (declig number ) Tj /F98 11.91 Tf 87.12 0.24 TD (of older home buyers and sellers who) Tj /F98 11.85 Tf -268.32 -13.92 TD (aren) Tj /F98 12.34 Tf 24.00 0.00 TD (t as famliar with Internet ) Tj /F98 11.93 Tf 125.04 0.00 TD (commerce as their children and grandchildren. Nonetheless home) Tj /F98 11.96 Tf -149.28 -13.92 TD (buyers and sellers are unquestionably assuming more of the efforts and ) Tj /F99 11.31 Tf 342.96 0.00 TD (responsibilties in real) Tj /F98 12.00 Tf -342.96 -13.44 TD (estate transactions) Tj /F98 18.57 Tf 93.36 -.24 TD (thas ) Tj /F98 11.94 Tf 34.56 0.24 TD (largely to the benefits of Internet commerce. ) Tj /F98 12.85 Tf 215.52 0.00 TD (Ths trend wil only) Tj /F100 7.85 Tf -343.44 -13.92 TD (continue in the futue. Despite these facts) Tj /F98 11.93 Tf 198.24 -.24 TD (, American homeowners have yet to share the fmancial) Tj /F98 11.94 Tf -198.24 -13.68 TD (savings that are accruing to the real estate service profession as a result of Internet commerce.) Tj /F98 11.78 Tf -.24 -27.60 TD (One ) Tj /F98 18.22 Tf 22.56 0.24 TD (thg ) Tj /F98 11.96 Tf 27.84 -.24 TD (that has not changed pre and post Internet are the desires of home buyers and home) Tj /F98 11.94 Tf -50.16 -13.92 TD (sellers. With very few exceptions ) Tj /F98 5.00 Tf 162.48 0.00 TD (alost ) Tj /F98 11.95 Tf 51.12 0.00 TD (L home sellers want their listings exposed to as) Tj /F98 11.96 Tf -214.08 -13.44 TD (many home buyers as possible. It is reasonable for sellers to expect ) Tj /F100 8.04 Tf 324.48 -.24 TD (tht their agents/brokers \(and) Tj /F99 11.18 Tf -324.24 -13.68 TD (organzations that their ) Tj /F100 8.04 Tf 113.76 -.24 TD (agents/brokers control) Tj /F98 11.92 Tf 106.80 0.00 TD (, such as Realcomp\) will ) Tj /F98 18.76 Tf 120.48 0.24 TD (car ) Tj /F98 12.03 Tf 27.60 -.24 TD (out their ) Tj /F98 13.66 Tf 43.44 0.48 TD (fiduciar) Tj /F99 11.12 Tf -412.08 -14.16 TD (duty to ) Tj /F99 13.03 Tf 36.48 -.24 TD (tae all ) Tj /F98 11.94 Tf 38.40 0.24 TD (reasonable steps to assure that ) Tj /F100 8.19 Tf 146.88 -.24 TD (ths happens. All ) Tj /F100 5.00 Tf 83.52 0.24 TD (home buyers want to see ) Tj /F98 12.05 Tf -305.52 -13.68 TD (listings) Tj /F98 11.93 Tf 35.28 0.00 TD (, regardless of listing category, that meet their price) Tj /F98 12.95 Tf 246.24 -.24 TD (, home confguation) Tj /F98 11.92 Tf 100.56 0.24 TD (, and other) Tj /F98 11.96 Tf -381.84 -14.16 TD (criteria. Those listings include both Exclusive Right to Sell \(ERTS\) and Exclusive Agency \(EA\)) Tj /F98 11.98 Tf 0.00 -13.68 TD (listings. In an ERTS listing, the home seller is obligated to pay the listing broker the ) Tj /F98 14.69 Tf 405.84 0.24 TD (ful) Tj /F99 11.17 Tf -405.84 -14.16 TD (commssion even if the ) Tj /F98 11.97 Tf 114.24 0.24 TD (home seller fmds the buyer. In an EA listing the home seller is only) Tj /F98 11.98 Tf -114.48 -13.92 TD (obligated to pay a commission \(or an ) Tj /F98 12.49 Tf 180.72 0.00 TD (additiona commssion in cases ) Tj /F98 12.03 Tf 151.92 0.00 TD (where a non-contingent) Tj /F98 12.00 Tf -332.64 -13.68 TD (listing fee was prepaid to a flat fee broker\) if the ) Tj /F100 7.56 Tf 234.96 0.00 TD (listig or ) Tj /F98 11.97 Tf 45.36 -.24 TD (cooperating broker or agent find the) Tj /F98 12.08 Tf -280.56 -13.68 TD (buyer. 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A(h ni@ACA0B """"$C.a0A 'VK W""""8D"""!L(H9dh.;I,DDB/XGGK`7 _U4oV`(a(0¨QQQva ,`>[4)y[PB 3EPR!D[tq ٗޤB(.ӥ8S g+m td% mi}Q nb;Y_0zTS v/|/D? e-_ ʐeD_ꫨRS!9g3iD:q nnMNkZ ]?&Gդ7VAx/.)ɋEaB'Ǣ2S'sE&" (wߦwoZ{]jGuȣ -QkX_Vm7 t֩7M~#긅}ߠ~ק餟z"K2.\_zzM]'=uUwߧvk[/kAYGo"1|p {1@Xc/_mkï%k !B8$6'pIЅY+,u <-Vwk5_خoz{^A޷z֫aBs[IoP@)m$o k{,"PmQ(놮a+ ꦊZKXz~'P׊G C_dl?%{ $iA!\A[j_~v;O璘 H{h-속h/BAb h80=;j?d|S]W_ow[wzK!kᄬ%Xd#=p@&uIÆiD0l5l mIPkZ]Rui{V~u1O_1X`#TQz SLMWp&4L wVM:q}m?5/תK֭&o{kۿnDDD0B"$)o^+ q CاL ipVa7i_ AUW[K^XaU=(D3 "* + sRTńð<aA $=[*;MZJ*ᄸaWpZqDDDDDDDFhlу #Kaj >*Bv z aT"/m S#ئ$+vt#hDDD0BP<8ARS:jL jO h6*6@bh8aY>mz4. Xz˜0A aU"Lia2ALXA!QaC 4mEH0IDXB3",!(# 0,΃ 7M2;#ai %i!aM2$' bP""""""!"&l0L t OB!gP`` 0VתˆXSw)X#P`v aUC,ش.!9,Tc-A5PPOWߋj[K$^AuTE6aKG  endstream endobj 103 0 obj << /Length 8071 >> stream q q 612.00 0.00 0.00 792.00 0.00 0.00 cm 0.00 0.00 0.00 rg /Im104 Do Q Q q BT 3 Tr /F105 11.96 Tf 76.08 699.12 TD (status isn) Tj /F105 11.93 Tf 47.76 -.24 TD (t disclosed to the buyer) Tj /F105 11.94 Tf 110.88 -.96 TD (, and the buyer doesn) Tj /F105 11.92 Tf 105.12 -.48 TD (t care because his real estate agent is) Tj /F105 11.94 Tf -264.48 -12.00 TD (provided hislher commission by both ) Tj /F106 12.88 Tf 180.72 -3.60 TD (tyes of ) Tj /F105 11.78 Tf 41.52 2.16 TD (listings anyway.) Tj /F105 12.41 Tf -222.00 -26.40 TD (Whle real estate ) Tj /F105 11.92 Tf 83.04 -.48 TD (brokers and agents generally prefer ERTS listings because they will receive the) Tj /F107 8.35 Tf -83.04 -13.20 TD (full negotiated commssion even if the home seller found a buyer by hiself) Tj /F105 11.85 Tf 364.56 -1.92 TD (, EA listings have) Tj /F105 12.09 Tf -364.80 -11.76 TD (existed thoughout the history of real estate brokerage as a ) Tj /F106 11.11 Tf 281.28 -1.68 TD (resut of market competition. There) Tj /F105 11.97 Tf -281.76 -12.00 TD (have been collaborative efforts by real ) Tj /F107 7.97 Tf 186.72 -1.20 TD (estte organizations to boycott ) Tj /F106 11.57 Tf 148.32 -.96 TD (EA listings prior to ths) Tj /F105 11.58 Tf -334.56 -11.76 TD (case) Tj /F105 12.00 Tf 20.40 0.00 TD (, but the FTC interceded and the real estate organzations were forced to stop the boycott.) Tj /F105 18.44 Tf -20.88 -13.68 TD (Virly al ) Tj /F105 12.66 Tf 61.44 -.24 TD (EA listigs include ) Tj /F105 11.98 Tf 93.84 -.72 TD (an offer of compensation to ) Tj /F105 12.62 Tf 135.36 -.72 TD (cooperatig brokers ) Tj /F107 8.13 Tf 97.44 -.48 TD (tht is) Tj /F106 10.87 Tf -387.84 -11.76 TD (comparable in amount to the commssions offered to cooperating brokers under ERTS listings.) Tj /F105 11.90 Tf -.48 -13.68 TD (EA listings are sold ) Tj /F105 12.96 Tf 96.48 -.72 TD (though the ) Tj /F105 11.91 Tf 58.32 -.24 TD (services of a real estate broker 80% of the time ) Tj /F106 12.12 Tf 226.80 -1.44 TD (accordig to) Tj /F107 8.63 Tf -381.60 -11.52 TD (industr data) Tj /F105 12.20 Tf 62.40 -.48 TD (, so the agreed commssion is ) Tj /F105 15.06 Tf 143.28 -.96 TD (actuly ) Tj /F105 11.95 Tf 40.56 0.00 TD (realized both by the broker and any) Tj /F105 11.94 Tf -246.24 -12.24 TD (cooperating brokers that the listing broker has provided for. Of the ) Tj /F106 11.13 Tf 320.88 -1.92 TD (remainng 20% many of the) Tj /F105 11.96 Tf -321.36 -11.76 TD (homes are sold by the homeowner without broker ) Tj /F106 11.32 Tf 240.48 -1.68 TD (assistace to ) Tj /F105 17.99 Tf 62.88 -.48 TD (faly, ) Tj /F107 8.38 Tf 36.96 0.00 TD (neighbors and frends.) Tj /F105 11.93 Tf -340.08 -12.00 TD (Others are sold by the homeowner) Tj /F105 11.94 Tf 164.16 -1.20 TD (, also without broker ) Tj /F107 9.17 Tf 101.76 -.48 TD (assistce, though word of mouth) Tj /F105 11.93 Tf -266.16 -12.00 TD (notices posted by the home seller on craigslist.com or on grocery store or church bulletin boards,) Tj /F105 11.96 Tf -.24 -13.92 TD (etc. Of course some of those homes were never sold so no ) Tj /F105 12.11 Tf 280.56 -1.68 TD (commssion was due in those cases.) Tj /F105 11.94 Tf -280.32 -25.92 TD (One of the conditions that occur in other brokerage sectors but only very rarely in real estate) Tj /F105 11.97 Tf -.24 -13.44 TD (brokerage is a process called ") Tj /F105 11.85 Tf 145.68 -.96 TD (free riding) Tj /F105 11.91 Tf 55.92 -.48 TD (. An example is when a consumer might obtain useful) Tj /F106 11.78 Tf -201.60 -12.48 TD (inormation from a full ) Tj /F105 11.95 Tf 113.28 -.72 TD (service stockbroker or travel agent and subsequently purchase the) Tj -113.28 -13.20 TD (services from a discount online stockbroker or travel web site such as Expedia or Travelocity, or) Tj /F105 13.14 Tf -.24 -13.68 TD (alterntively ) Tj /F105 16.31 Tf 63.12 -.24 TD (obta ) Tj /F105 11.98 Tf 32.16 -.24 TD (the service directly from the ) Tj /F106 11.87 Tf 138.00 -.96 TD (serice provider. Ths ) Tj /F107 8.47 Tf 107.52 -.48 TD (oftn occurs because the) Tj /F105 12.35 Tf -341.04 -11.76 TD (consumer is dissatsfied with the quaity ) Tj /F105 12.04 Tf 194.88 -1.20 TD (of the broker) Tj /F105 11.83 Tf 66.24 -.48 TD (s service) Tj /F105 11.90 Tf 41.52 -.24 TD (, and consumers deserve the same) Tj /F106 10.98 Tf -302.88 -12.00 TD (right to decide when the quality of services is undeserving of a commssion ) Tj /F105 11.86 Tf 363.60 -1.92 TD (in real estate as well.) Tj /F105 11.97 Tf -363.60 -11.76 TD (In order to save money consumers will sometimes go to a discount ) Tj /F106 11.10 Tf 322.32 -1.92 TD (securties broker or travel) Tj /F105 12.13 Tf -322.80 -12.00 TD (website ) Tj /F107 9.45 Tf 40.08 -.24 TD (afr they) Tj /F105 12.08 Tf 49.20 -.24 TD (ve been provided information on securties or travel packages by ) Tj /F107 8.11 Tf 312.72 -1.44 TD (ful service) Tj /F105 11.95 Tf -401.76 -12.00 TD (brokers. In these other brokerage sectors, free riding is an ) Tj /F105 13.04 Tf 278.16 -1.68 TD (ordinar and necessar cost of ) Tj /F105 11.81 Tf 148.80 -.24 TD (doing) Tj /F105 11.95 Tf -427.20 -11.76 TD (business. It has the positive benefit of ) Tj /F105 13.32 Tf 183.12 -1.20 TD (allowig the ) Tj /F105 11.94 Tf 62.88 -.24 TD (consumer to deny compensation to brokers) Tj /F105 11.98 Tf -246.48 -12.48 TD (whose provided service was unsatisfactory and there not deserving of compensation. In addition) Tj /F105 11.96 Tf 0.48 -13.68 TD (over the long term a competent broker or agent in other brokerage sectors is also likely to be both) Tj /F105 12.75 Tf -.24 -13.92 TD (beneficiar as well ) Tj /F105 11.99 Tf 93.12 -.48 TD (as a victim of ) Tj /F105 15.95 Tf 67.92 -.48 TD (unai ) Tj /F105 11.84 Tf 31.44 0.00 TD (free ) Tj /F107 7.76 Tf 21.36 -.24 TD (ridig, so the net ) Tj /F107 7.17 Tf 83.76 -.24 TD (effect of free ) Tj /F107 8.24 Tf 64.56 -.24 TD (ridig over the ) Tj /F105 11.79 Tf 74.16 -.24 TD (career) Tj /F105 11.75 Tf -436.08 -12.24 TD (of any broker or agent is negHgible.) Tj /F105 11.95 Tf -.48 -27.36 TD (Rather than being a problem) Tj /F105 11.98 Tf 136.32 -.72 TD (, it is the agents and brokers are the ones who most often benefit) Tj /F105 11.97 Tf -136.08 -12.96 TD (from free riding in the real estate brokerage sector. In other brokerage sectors the broker and) Tj -.24 -13.68 TD (agents are compensated only if they provide the service to the consumer. In real estate) Tj /F106 10.71 Tf 412.80 -1.68 TD (, under) Tj /F107 9.07 Tf -413.04 -12.24 TD (ER TS ) Tj /F105 13.25 Tf 32.64 -.24 TD (listigs, the predomiant ) Tj /F105 12.62 Tf 121.44 -.48 TD (form of listig, the real ) Tj /F105 12.00 Tf 113.52 -.72 TD (estate broker and agent receive a) Tj /F105 11.94 Tf -267.36 -12.72 TD (commission even when they had ) Tj /F106 11.33 Tf 158.88 -.72 TD (nothng to do with fmding the buyer) Tj /F105 11.91 Tf 174.00 -.72 TD (, which happens often.) Tj /F105 11.97 Tf -333.36 -12.00 TD (Home sellers with pre-existing ERTS listings often locate a buyer) Tj /F105 11.95 Tf 315.12 -1.68 TD (, such as a colleague) Tj /F105 12.74 Tf 98.40 -.24 TD (, frend or) Tj /F105 12.09 Tf -413.76 -12.00 TD (neighbor) Tj /F105 11.96 Tf 43.20 -.24 TD (, who decides to buy the home. The home seller is obligated by the listing agreement to) Tj /F105 12.00 Tf -43.20 -13.68 TD (pay the listing broker and agent the full commission) Tj /F106 11.25 Tf 249.84 -1.20 TD (, including the portion of the commssion) Tj /F105 11.98 Tf -249.84 -12.48 TD (that had been reserved for a broker and agent who found the buyer) Tj 318.72 -1.44 TD (, even though the listing) Tj /F105 11.99 Tf -318.96 -12.48 TD (broker and agent had nothing to do with finding a buyer. 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The) Tj /F112 11.90 Tf -268.32 -13.20 TD (only thing sweeter would be if they could eliminate all EA listings so they would have a chance) Tj /F112 11.89 Tf 0.00 -13.92 TD (of free ride in all of their listings) Tj 155.28 -.48 TD (, which the Realcomp EA boycott will effectively mandate in all) Tj /F112 11.86 Tf -155.04 -13.44 TD (cases. By ) Tj /F112 15.87 Tf 47.76 0.00 TD (elimting ) Tj /F112 12.07 Tf 56.88 0.00 TD (EA listings from the maketplace Realcomp will assure ) Tj /F113 7.94 Tf 266.16 -.48 TD (tht there will) Tj /F112 11.92 Tf -371.28 -12.96 TD (never be a case where a sale of their member) Tj /F112 11.91 Tf 218.16 -.72 TD (s listing doesn) Tj /F112 12.44 Tf 71.76 0.00 TD (t result in a commssion. Ths will) Tj /F112 11.77 Tf -289.68 -13.20 TD (also assure ) Tj /F113 7.64 Tf 54.24 -.24 TD (tht their ) Tj /F112 11.92 Tf 45.84 0.24 TD (members are never under any pressure to make any special effort to sell the) Tj /F112 11.85 Tf -100.32 -13.92 TD (home before the homeowner finds a buyer.) Tj /F112 11.93 Tf -.24 -27.60 TD (Unlike their clients) Tj /F112 11.89 Tf 92.16 0.00 TD (, real estate brokers and agents are rarely victims of free riding themselves for) Tj /F112 11.91 Tf -91.92 -13.68 TD (a number of reasons. Real estate sales data proves ) Tj /F113 7.78 Tf 240.72 -.48 TD (tht real ) Tj /F112 11.94 Tf 42.00 0.00 TD (estate brokers and agents almost) Tj /F112 11.93 Tf -282.96 -13.44 TD (always receive the compensation due them under the terms of their agreement, and other data) Tj 0.00 -13.92 TD (and aspects of the practice of real estate brokerage lead to the same conclusion. In addition) Tj /F114 10.24 Tf 433.68 -.24 TD (, the) Tj /F112 11.95 Tf -434.16 -13.20 TD (EA discount brokers in ) Tj /F112 12.63 Tf 113.52 -.48 TD (ths paricular case state ) Tj /F113 7.68 Tf 117.12 -.24 TD (tht their ) Tj /F112 11.93 Tf 46.08 0.24 TD (listings ) Tj /F113 8.97 Tf 37.44 -.24 TD (alost invarably ) Tj /F112 11.98 Tf 86.16 0.24 TD (offer) Tj /F112 11.93 Tf -399.84 -13.68 TD (cooperating commissions and those commissions are ) Tj /F113 8.90 Tf 255.84 -.24 TD (alost invarably ) Tj /F112 11.91 Tf 85.44 0.00 TD (paid to real estate brokers) Tj /F112 11.92 Tf -341.52 -13.44 TD (and agents, so this also proves that free riding in real estate is ) Tj /F112 20.20 Tf 295.20 -.48 TD (virly ) Tj /F112 11.95 Tf 43.20 0.00 TD (nonexistent.) Tj /F112 11.90 Tf -338.16 -27.12 TD (Consumers are aware of discount Internet ) Tj /F114 10.86 Tf 201.60 -.24 TD (securties and national travel web sites and ) Tj /F112 11.71 Tf 207.60 0.00 TD (can use) Tj /F112 12.01 Tf -409.92 -13.44 TD (them to free ride on ) Tj /F113 7.84 Tf 97.68 -.24 TD (ful service securties ) Tj /F112 11.97 Tf 103.44 -.24 TD (brokers and travel agencies without recourse. Home) Tj /F112 11.94 Tf -200.88 -13.20 TD (buyers rarely have the ) Tj /F112 16.10 Tf 108.72 -.24 TD (opportty ) Tj /F112 11.93 Tf 58.56 0.00 TD (to do the same thing in real estate. The vast majority of real) Tj /F112 11.91 Tf -167.04 -13.68 TD (estate listings are ERTS listings) Tj /F112 12.32 Tf 151.92 -.24 TD (, which mean the agents will get their commssion in all ) Tj /F112 11.72 Tf 275.04 0.24 TD (sales. In) Tj /F112 11.94 Tf -426.96 -13.92 TD (addition) Tj 39.12 0.24 TD (, it is impossible in most cases for buyers to identify the few EA listings because that) Tj /F114 11.42 Tf -38.88 -13.92 TD (statu \(EA vs. ERTS\) ) Tj /F112 11.96 Tf 105.36 0.00 TD (is not disclosed on public websites. Not disclosing to a buyer whether a) Tj /F112 11.89 Tf -105.84 -13.44 TD (listing is EA or ERTS) Tj /F114 12.74 Tf 105.12 -.48 TD (, cloakg the propert adess) Tj /F112 11.92 Tf 147.12 0.00 TD (, and not disclosing the name of the seller or) Tj /F112 11.94 Tf -252.48 -13.44 TD (hislher contact points are all effective steps a real estate broker or agent can ) Tj /F114 12.69 Tf 364.08 -.72 TD (tae to ) Tj /F114 10.75 Tf 35.28 0.48 TD (prevent free) Tj /F112 11.96 Tf -399.60 -13.68 TD (riding that are ) Tj /F112 16.57 Tf 70.08 0.00 TD (with ) Tj /F112 11.98 Tf 33.60 0.00 TD (the parameters of Supreme ) Tj /F114 12.21 Tf 131.76 -.48 TD (Cour ruings regardig ) Tj /F112 12.03 Tf 114.72 0.24 TD (legitimate steps that) Tj /F112 11.90 Tf -350.16 -13.68 TD (may be ) Tj /F114 12.45 Tf 37.68 0.00 TD (taen to ) Tj /F112 11.97 Tf 41.52 0.00 TD (protect ) Tj /F112 16.74 Tf 36.24 -.24 TD (agait ) Tj /F112 12.85 Tf 36.72 0.24 TD (free ridig. Most ) Tj /F112 11.81 Tf 83.52 -.24 TD (home buyers wouldn') Tj /F112 11.93 Tf 103.92 -.24 TD (t know what EA or ERTS) Tj -339.12 -13.20 TD (listings ) Tj /F114 12.67 Tf 37.44 -.24 TD (stad for) Tj /F112 12.03 Tf 42.48 0.00 TD (, even ifthey were disclosed in a public website listing. Another source of hard) Tj /F112 11.90 Tf -80.16 -13.68 TD (data about possible free ) Tj /F112 13.80 Tf 115.68 0.00 TD (ridig in ) Tj /F112 12.14 Tf 43.68 0.00 TD (real estate is the Nationa Association of Realtors) Tj /F114 13.67 Tf 237.36 -.24 TD (' anua ) Tj /F112 11.70 Tf 41.04 0.48 TD (Legal) Tj /F112 11.89 Tf -437.52 -13.92 TD (Scan, which identifies the ) Tj /F114 12.81 Tf 125.76 -2.88 TD (tyes of ) Tj /F112 11.96 Tf 41.28 2.40 TD (real estate lawsuits across the ) Tj /F114 12.35 Tf 143.76 0.00 TD (countr. It is ) Tj /F112 12.01 Tf 63.84 0.24 TD (very easy for a) Tj /F112 11.97 Tf -375.60 -13.68 TD (real estate agent or broker to sue a home seller for violating the ) Tj /F112 12.25 Tf 305.52 -.24 TD (commtment to pay the broker) Tj /F114 11.21 Tf -305.28 -13.44 TD (their just commssion. The ) Tj /F112 15.32 Tf 130.80 -.24 TD (stadad ) Tj /F112 11.97 Tf 42.96 0.00 TD (real estate contracts in use by most real estate brokers are) Tj /F112 11.95 Tf -173.76 -13.92 TD (very clear in regard to ) Tj /F113 8.26 Tf 108.48 -.24 TD (tht obligation) Tj /F112 11.94 Tf 69.60 0.24 TD (, so brokers and agents should be able to ) Tj /F112 17.28 Tf 196.32 0.00 TD (wi ) Tj /F112 11.84 Tf 21.60 0.00 TD (cases where) Tj /F112 11.90 Tf -395.52 -13.44 TD (they can produce ) Tj /F112 14.45 Tf 84.24 -.24 TD (had ) Tj /F112 11.87 Tf 24.48 0.00 TD (evidence. Yet in the ) Tj /F112 12.56 Tf 97.92 0.00 TD (millons of home ) Tj /F112 11.94 Tf 85.44 0.00 TD (sales every year and many) Tj /F112 11.96 Tf -292.80 -13.68 TD (thousands of real estate lawsuits every year there are very few cases ) Tj /F112 13.10 Tf 328.08 0.00 TD (regardig free ) Tj /F112 12.13 Tf 70.56 0.24 TD (riding. In) Tj /F112 11.69 Tf -398.16 -13.92 TD (fact) Tj /F112 11.97 Tf 18.00 -.24 TD (, the majority of the cases are by homeowners against real estate brokers and agents over) Tj -18.00 -13.68 TD (such issues as failure to provide the legally required disclosures or to live up to their ) Tj /F112 13.74 Tf 406.08 0.24 TD (fiduciar) Tj /F112 11.92 Tf -406.56 -13.92 TD (responsibilities.) Tj /F114 10.97 Tf 0.24 -27.60 TD (Weare unaware of any reliable statistical data that contradcts the ) Tj /F112 13.86 Tf 317.76 -.24 TD (overwhelmg ) Tj /F112 11.95 Tf 72.72 0.24 TD (evidence that) Tj /F112 11.98 Tf -390.72 -13.92 TD (free riding is of no consequence in the real estate brokerage sector. The real estate brokerage) Tj /F112 11.94 Tf 0.48 -13.92 TD (sector is indeed ) Tj /F112 17.99 Tf 77.28 0.00 TD (fortte tht ) Tj /F112 11.98 Tf 66.96 0.00 TD (it does not have a free riding problem. For that reason it is) Tj /F112 18.84 Tf -144.96 -13.92 TD (unortte ) Tj /F114 11.17 Tf 58.08 0.00 TD (that somethng ) Tj /F113 7.90 Tf 73.92 0.00 TD (tht for ) Tj /F114 11.18 Tf 37.92 0.00 TD (practical puroses doesn) Tj /F112 12.00 Tf 121.68 0.00 TD (t exist in real estate brokerage is) Tj /F112 11.99 Tf -291.60 -13.68 TD (being offered to the FTC as a justification for a boycott of the denial of choice to real ) Tj /F112 14.80 Tf 411.60 0.00 TD (estte) Tj /F114 10.48 Tf -411.12 -13.92 TD (service consumers.) 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Real estate agents and brokers ) Tj /F126 12.59 Tf 189.84 -.72 TD (wil have less) Tj /F126 11.96 Tf -379.20 -11.52 TD (incentive to work hard to sell homes because they know they will receive a commission even if) Tj /F126 11.93 Tf -.48 -14.16 TD (the home seller finds the buyer through hislher own effort. As a result the vast majority of home) Tj /F126 11.91 Tf 0.48 -13.68 TD (sellers who use MLS member brokers and agents to sell their homes ) Tj /F127 8.31 Tf 328.08 -2.16 TD (wil be denied the) Tj /F126 16.03 Tf -328.32 -11.76 TD (opportty ) Tj /F126 11.95 Tf 58.32 -.24 TD (to avoid paying an additional real estate ) Tj /F126 12.25 Tf 193.44 -1.20 TD (commssion if they are ) Tj /F126 11.97 Tf 111.60 -.48 TD (able to sell their) Tj /F126 12.12 Tf -363.84 -11.52 TD (home on their own. Ths boycott would likely ) Tj /F128 12.26 Tf 221.76 -1.44 TD (extnd to ) Tj /F126 11.92 Tf 47.04 -.48 TD (other MLSs across the ) Tj /F126 13.38 Tf 109.92 -.24 TD (countr that) Tj /F126 11.95 Tf -378.96 -12.00 TD (would likely use a decision in favor of Realcomp case as a precedent. The impact of the boycott) Tj /F126 14.93 Tf 0.00 -13.68 TD (wi be ) Tj /F126 12.48 Tf 36.48 0.00 TD (substatial. In many cases) Tj /F126 12.17 Tf 124.32 -.96 TD (, it wil prevent home buyers from ) Tj /F126 11.87 Tf 166.32 -.96 TD (finding homes for sale ) Tj /F126 17.51 Tf 109.44 -.48 TD (tht) Tj /F126 11.94 Tf -436.80 -11.52 TD (best suit their needs while denying many home sellers the higher prices and reduced ) Tj /F127 8.17 Tf 404.40 -2.16 TD (sellng costs) Tj /F126 11.96 Tf -404.40 -11.52 TD (they might have achieved ) Tj /F128 11.30 Tf 125.52 -.72 TD (though EA/discount broker listings.) Tj /F126 11.93 Tf -125.28 -26.64 TD (The effectiveness of the Realcomp boycott will only increase over time as Realcomp continues) Tj /F128 10.84 Tf -.48 -13.68 TD (its stated ongoing efforts to absorb the overlapping and much smaller competing local MLS' s) Tj /F126 12.55 Tf -.24 -14.16 TD (that may curently ) Tj /F127 7.54 Tf 90.96 -.48 TD (stil include ) Tj /F126 11.93 Tf 58.80 -.24 TD (EA listings in their feeds to public websites of their members) Tj /F126 11.70 Tf 292.80 -1.68 TD (, as) Tj /F126 11.92 Tf -442.32 -11.28 TD (Realcomp acknowledged in evidence in ) Tj /F127 7.88 Tf 192.96 -1.20 TD (ths case. ) Tj /F126 12.01 Tf 47.28 -.48 TD (The national trend towards consolidation of) Tj /F126 11.94 Tf -240.48 -12.00 TD (MLSs is well documented and proceeding rapidly across the rest of the ) Tj /F126 13.34 Tf 342.24 -1.92 TD (countr as ) Tj /F126 12.33 Tf 51.84 -.24 TD (well. Even if) Tj /F126 12.05 Tf -394.56 -11.76 TD (they ) Tj /F127 9.32 Tf 23.76 0.00 TD (remai independent) Tj /F128 10.80 Tf 95.04 -.72 TD (, most competing MLS' s ) Tj /F127 8.59 Tf 121.20 -.72 TD (wil undoubtedly soon adopt ) Tj /F126 12.03 Tf 139.20 -.48 TD (the Realcomp) Tj /F126 11.97 Tf -379.20 -12.00 TD (policy of boycotting EA listings in their feeds to their own member) Tj /F126 11.90 Tf 326.16 -1.92 TD (s public websites, thus) Tj /F128 11.26 Tf -325.92 -11.52 TD (contrbuting to the objectives of ths boycott effort. As a result) Tj /F126 11.89 Tf 298.80 -1.92 TD (, the share of public websites) Tj /F126 12.01 Tf -299.28 -12.00 TD (where discount broker ) Tj /F127 7.62 Tf 110.40 -.72 TD (listigs are available will decline ) Tj /F127 10.80 Tf 160.08 -.96 TD (even fuer) Tj /F128 10.65 Tf 58.32 -.24 TD (, to the ) Tj /F127 10.83 Tf 35.52 0.00 TD (fuer detrent ) Tj /F126 11.96 Tf -364.08 -12.00 TD (home sellers and buyers who use ) Tj /F127 8.32 Tf 160.80 -.96 TD (ths business model. ) Tj /F126 11.94 Tf 99.84 -.72 TD (The fmal outcome will be that EA listings) Tj -260.88 -12.00 TD (will disappear from the real estate marketplace and home sellers will be forced to pay 5-) Tj /F126 12.12 Tf 0.24 -13.92 TD (commssions to real estate brokers and agents ) Tj /F126 11.93 Tf 221.04 -1.20 TD (who in some cases had ) Tj /F128 13.38 Tf 112.32 -.48 TD (nothg to ) Tj /F126 11.86 Tf 52.08 -.24 TD (do with the sale.) Tj /F126 11.95 Tf -385.68 -25.68 TD (The way the boycott is achieved lies in the way the Internet ) Tj /F127 10.28 Tf 287.28 -1.68 TD (ha chaged ) Tj /F126 11.94 Tf 61.68 0.00 TD (the way home buyers) Tj /F126 11.95 Tf -348.96 -12.24 TD (search for homes. Over 80% of buyers search for homes to buy on the Internet. The median) Tj /F128 11.58 Tf -.48 -13.68 TD (moving distace for a ) Tj /F126 12.02 Tf 106.80 -.72 TD (home buyer is 13 miles according to data from the National Association of) Tj /F126 11.96 Tf -107.04 -12.96 TD (Realtors) Tj /F126 11.90 Tf 40.56 -.48 TD (, so a home buyer is ) Tj /F127 7.87 Tf 98.16 -.24 TD (liely to be ) Tj /F126 12.21 Tf 56.64 -.48 TD (famliar with the local real estate ) Tj /F126 11.99 Tf 160.08 -.72 TD (brokers and agents in) Tj /F126 11.96 Tf -355.68 -12.00 TD (the area. A home buyer in southeastern Michigan ) Tj /F127 8.00 Tf 238.80 -1.44 TD (wil likely begin ) Tj /F126 11.97 Tf 81.60 -.24 TD (their effort by going online) Tj /F126 11.99 Tf -320.16 -12.24 TD (and entering a search term such as ") Tj /F126 11.97 Tf 172.32 -.72 TD (Homes for sale \(town\) Michigan) Tj /F126 11.88 Tf 162.00 -.72 TD (. For example a Google) Tj /F126 11.96 Tf -334.32 -12.24 TD (search of ") Tj /F126 12.20 Tf 51.60 -.24 TD (Homes for sale Northvile Michigan) Tj /F126 12.16 Tf 173.28 -1.20 TD (" \(which is in the Realcomp market area\) ) Tj /F126 17.99 Tf 202.80 -.48 TD (tued) Tj /F126 11.95 Tf -427.92 -12.00 TD (up 26) Tj /F127 8.25 Tf 31.20 -.24 TD (100 websites on ) Tj /F126 15.77 Tf 79.20 -.24 TD (Janua ) Tj /F126 11.93 Tf 39.84 -.24 TD (23. With 14) Tj /F126 11.94 Tf 60.24 -.48 TD (000 Realcomp member brokers and agents there are) Tj /F126 11.92 Tf -210.48 -12.72 TD (a very large number of Realcomp member broker and member agent') Tj /F126 11.95 Tf 332.40 -1.44 TD (s public websites among) Tj /F126 11.99 Tf -332.88 -12.00 TD (those websites) Tj /F126 11.94 Tf 70.08 -.48 TD (, each of which is fed condensed listing ) Tj /F126 12.28 Tf 191.28 -.96 TD (inormation from Realcomp, as ) Tj /F126 11.96 Tf -261.12 -12.48 TD (Realcomp) Tj /F126 13.38 Tf 52.80 -.48 TD (s MoveInichigan.) Tj /F126 11.96 Tf 94.32 -.48 TD (com. The first page of the aforementioned search included many) Tj /F127 8.40 Tf -147.60 -12.72 TD (websites tht ) Tj /F126 11.98 Tf 65.52 -.48 TD (were obviously public websites of local real estate agents and brokers from the) Tj /F126 11.96 Tf -65.52 -13.68 TD (brief description below each listed websites. Since most buyers in the ) Tj /F126 14.74 Tf 335.52 -1.44 TD (Nortvile ) Tj /F126 11.96 Tf 52.80 -.24 TD (area are also) Tj /F126 11.98 Tf -388.08 -12.00 TD (local residents) Tj /F126 11.79 Tf 69.12 -.48 TD (, many ) Tj /F127 8.65 Tf 35.04 0.00 TD (wil no doubt ) Tj /F128 11.01 Tf 67.44 -.24 TD (recognze the ) Tj /F128 13.21 Tf 66.72 -.24 TD (famiar naes of ) Tj /F126 12.00 Tf 87.36 -.48 TD (many of those agents and) Tj /F126 11.99 Tf -325.68 -12.24 TD (local brokerages. Those buyers correctly presume that the local brokers and agents \(all most) Tj /F126 11.98 Tf 0.00 -13.92 TD (likely Realcomp members\) will have the most complete list of local homes for sale, and will) Tj /F126 11.96 Tf 0.00 -13.68 TD (search those websites first rather ) Tj /F126 23.12 Tf 159.12 -.96 TD (th ) Tj /F126 11.95 Tf 23.76 0.00 TD (any of the obviously national public websites ) Tj /F127 8.45 Tf 219.36 -.96 TD (tht also) Tj /F126 11.90 Tf -402.72 -12.00 TD (appeared on the fIrst page of that search.) 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UçPBoq_ nk0MȶD![z}&AFH'M7}Nn|>Ii^[Ai4\pGݬ>7nk*p{ݵ"8_?EWNxu1o]}i__kj$}d5׷}0a꼓ңj_Mw"ڇm_>݆Z驚{~o :h^rC _-uxRi 5vt]bFvQ_o^sw^!DpvaGTצ?a߇Nںo뤾{qvwD{Le[_Euba5ijwKktڻ }_wַ}{(_!50AzGUQMHWaHMTCۨ vm&ͮ^j 't ejSVAQĄh@ݤᱵjTNv -_~]~UXy#(Ko  o4#jNM[Lzzih0d(N6Ҷ]/+WWTU(VF`'~"""""#< Je9_ @ M&}XKaowwJt_-{rQCL@š 0j QiL Z3}ҰKn|5ozWM뮭#DDDDאu,t,&HUӊbJȣjbmL$_[ZKWxmDDD34P:jF:~0 a`¿a-m}Z }R_ZիXk,QѝLJkA0Vth@Ӄj4L5M>ֵ}V֕4RAV%uf;"" *L m L m!GA a6! i0A[J#-VZDDDM3d{[­]ᴚ8TUnıADfM3Zp:8_nºB:>+T"""""""2ASL^50il⤜F 2=h`HDDDDc.* _0KQڈ-~,*#l) U-1z.bA}?"oknA >:Ud E>o H8 endstream endobj 131 0 obj << /Length 8658 >> stream q q 612.00 0.00 0.00 792.00 0.00 0.00 cm 0.00 0.00 0.00 rg /Im132 Do Q Q q BT 3 Tr /F133 12.04 Tf 75.12 700.08 TD (None of the aforementioned contans discount broker listings as a result of the ) Tj /F134 9.67 Tf 376.08 -2.40 TD (Realcomp rue) Tj /F133 11.93 Tf -375.36 -11.52 TD (subject to this litigation) Tj /F135 10.86 Tf 112.56 -.72 TD (, and it is the recognzable local broker and agent') Tj /F133 11.86 Tf 237.84 -1.68 TD (s websites ) Tj /F134 9.25 Tf 51.36 -.24 TD (tht most) Tj /F133 11.93 Tf -402.48 -10.80 TD (home buyers will be most likely to click on. A 2006 study by the NAR ) Tj /F133 18.68 Tf 340.56 -2.64 TD (confs ) Tj /F133 11.90 Tf 45.12 -.24 TD (this. The three) Tj /F133 11.91 Tf -385.68 -11.04 TD (most heavily visited locations by buyers are the IDX \(supplying MLS data to most of the local) Tj /F133 11.86 Tf 0.24 -13.92 TD (broker) Tj /F133 11.95 Tf 35.04 -.24 TD (s public websites) Tj /F133 11.73 Tf 82.08 -.48 TD (, most of the local agent') Tj /F133 11.91 Tf 117.84 -.96 TD (s public websites\), local MLS public websites) Tj /F133 11.74 Tf -235.20 -12.00 TD (and Realtor.) Tj /F133 11.89 Tf 58.08 -.24 TD (com. However it should be noted ) Tj /F134 8.23 Tf 160.80 -1.44 TD (tht Realtor.) Tj /F133 11.84 Tf 60.00 -.24 TD (com is the website of the ) Tj /F133 13.04 Tf 120.96 -.72 TD (Nationa) Tj /F133 11.91 Tf -400.08 -11.04 TD (Association of Realtors, and it is much more likely ) Tj /F134 8.20 Tf 245.52 -2.16 TD (tht a ) Tj /F134 9.34 Tf 29.52 0.00 TD (homeowner would intead ) Tj /F133 11.88 Tf 128.88 -.72 TD (click on to) Tj /F135 11.03 Tf -404.16 -11.04 TD (the website of recognzable local brokers who they would ) Tj /F133 11.90 Tf 278.88 -2.16 TD (presume to be more ) Tj /F134 7.78 Tf 97.20 -.48 TD (liely to ) Tj /F134 8.73 Tf 42.00 0.00 TD (have a) Tj /F133 11.92 Tf -418.32 -11.04 TD (more comprehensive inventory of local homes for sale.) Tj /F133 12.27 Tf 0.24 -27.84 TD (Whle a small number of ) Tj /F133 12.17 Tf 121.68 -.72 TD (the nationa public websites that ) Tj /F134 10.33 Tf 156.48 -1.20 TD (tu up ) Tj /F133 11.91 Tf 37.20 -.24 TD (in the search may ) Tj /F133 13.15 Tf 86.64 -.48 TD (contan) Tj /F133 12.14 Tf -402.00 -11.04 TD (some EA listings from that town \(Zilow) Tj /F133 11.75 Tf 194.16 -1.44 TD (, Yahoo) Tj /F133 11.40 Tf 37.92 -.48 TD (, etc.) Tj /F133 11.77 Tf 22.80 -.24 TD (, but not Realtor.) Tj /F133 11.85 Tf 80.16 -.24 TD (com) Tj /F133 11.90 Tf 20.88 -.24 TD (, which does not) Tj /F133 11.92 Tf -356.40 -10.80 TD (receive EA listings from Realcomp\), the number of those websites will be ) Tj /F133 12.86 Tf 355.92 -2.64 TD (totaly dwared by the) Tj /F133 12.17 Tf -356.16 -11.52 TD (vast number ofRealcomp supplied public websites ofRealcomp) Tj /F135 10.03 Tf 311.76 -2.16 TD (s 14) Tj /F133 11.95 Tf 22.32 -.24 TD (000 members that don) Tj /F133 11.91 Tf -333.84 -11.52 TD (contain EA ) Tj /F134 8.45 Tf 56.88 -.24 TD (listins and don) Tj /F133 11.94 Tf 79.68 -.72 TD (t disclose to buyers that EA ) Tj /F133 12.13 Tf 134.64 -.96 TD (listngs which could have been supplied) Tj /F133 11.93 Tf -271.44 -11.76 TD (by Realcomp are not available. It should be noted that although the collective traffic of ) Tj /F133 13.13 Tf 417.36 -2.64 TD (nationa) Tj /F133 12.27 Tf -417.84 -11.28 TD (websites like Zilow, Yahoo) Tj /F133 11.78 Tf 135.36 -.96 TD (, etc. is smaller ) Tj /F134 8.70 Tf 73.92 -.48 TD (tha the ) Tj /F133 11.89 Tf 41.76 -.24 TD (collective ) Tj /F133 14.20 Tf 49.20 -.48 TD (trafc to ) Tj /F133 11.97 Tf 44.16 0.00 TD (the hundreds of SE) Tj /F133 11.88 Tf -344.16 -11.28 TD (Michigan Realcomp member public websites.) Tj /F135 10.75 Tf 0.00 -27.84 TD (The national websites) Tj /F133 11.73 Tf 104.40 -.48 TD (, like Realtor.) Tj /F133 11.71 Tf 64.56 -.72 TD (com) Tj /F133 12.16 Tf 20.40 -.24 TD (, draw their traffc from across the entire ) Tj /F133 11.90 Tf 196.80 -.96 TD (country. Many) Tj /F133 12.15 Tf -386.16 -11.28 TD (of the home buyers that come to Zilow) Tj /F133 11.68 Tf 188.64 -1.44 TD (, Yahoo) Tj /F133 11.76 Tf 37.68 -.24 TD (, Realtor.) Tj /F133 11.99 Tf 44.16 -.24 TD (com) Tj /F133 11.88 Tf 21.12 -.24 TD (, etc. from all over the nation come) Tj /F133 11.95 Tf -292.08 -11.76 TD (to those sites for their ) Tj /F133 13.11 Tf 106.56 -.72 TD (usefu if ) Tj /F133 11.92 Tf 42.96 -.24 TD (sometimes incomplete educational content on home buying and) Tj /F134 8.31 Tf -149.04 -12.48 TD (sellng rater ) Tj /F133 22.88 Tf 64.80 -.72 TD (th ) Tj /F133 11.98 Tf 23.52 0.00 TD (to see specific listings. Many of those ) Tj /F135 11.87 Tf 183.60 -1.20 TD (natona public ) Tj /F133 11.99 Tf 73.92 -.48 TD (website visitors are real) Tj /F133 11.93 Tf -346.32 -11.76 TD (estate agents ) Tj /F135 11.70 Tf 63.60 -.48 TD (seekig to fmd out if their ) Tj /F133 11.94 Tf 127.44 -.48 TD (listings are displayed and/or ) Tj /F135 13.07 Tf 137.28 -.96 TD (lookig for ) Tj /F133 11.89 Tf 56.64 -.24 TD (for sale by) Tj /F133 11.95 Tf -385.20 -11.52 TD (owner \(FSBO\) prospects they might convert into listings. Very few of the buyers) Tj /F135 10.45 Tf 387.60 -2.64 TD (, sellers) Tj /F133 11.85 Tf 36.24 0.00 TD (, and) Tj /F133 12.00 Tf -424.32 -11.04 TD (real estate agents ) Tj /F134 9.08 Tf 84.96 -.48 TD (lookig on ) Tj /F133 11.96 Tf 54.48 -.72 TD (the national public web sites are interested in homes in of SE) Tj /F133 12.02 Tf -139.20 -12.72 TD (Michigan. A home buyer ) Tj /F133 12.94 Tf 123.84 -.72 TD (lookig for a ) Tj /F133 11.97 Tf 63.60 -.72 TD (home in SE Michigan is far more likely to go to a ) Tj /F133 13.13 Tf 240.72 -.96 TD (familar) Tj /F133 11.84 Tf -427.92 -11.28 TD (SE Michigan broker or agent') Tj /F135 11.01 Tf 142.56 -.96 TD (s public website becaus they believe ) Tj /F134 7.93 Tf 181.20 -1.44 TD (tht the local broker or) Tj /F133 11.53 Tf -324.24 -11.52 TD (agent') Tj /F133 11.93 Tf 30.00 0.00 TD (s website is far more likely to have the most comprehensive list of homes for sale.) Tj /F135 10.91 Tf -30.00 -27.60 TD (The effect of the ) Tj /F133 12.19 Tf 81.84 -.48 TD (Intial Decision, if affIrmed) Tj /F133 12.02 Tf 131.52 -.96 TD (, will greatly reduce the competitive pressure of) Tj /F133 11.97 Tf -214.08 -12.48 TD (more cost effective real estate brokerage models on real estate ) Tj /F133 12.26 Tf 300.48 -1.92 TD (commssion rates. By ) Tj /F133 16.46 Tf 105.60 -.48 TD (maitaing) Tj /F134 8.24 Tf -405.84 -11.28 TD (unjustifed and ) Tj /F135 11.84 Tf 74.16 -.48 TD (unecessarly high ) Tj /F133 12.15 Tf 92.16 -.48 TD (real estate commssions it will cost American ) Tj /F133 11.93 Tf 220.32 -1.20 TD (homeowners) Tj /F133 14.95 Tf -386.64 -11.76 TD (imense ) Tj /F133 11.94 Tf 46.08 -.24 TD (amounts of money in ) Tj /F133 16.03 Tf 104.16 -.72 TD (unecessa ) Tj /F133 12.47 Tf 60.96 -.24 TD (tranaction expenses. It ) Tj /F133 11.99 Tf 114.96 -.72 TD (would force many home) Tj /F133 11.95 Tf -326.16 -12.00 TD (sellers who would like the option of selling their home themselves to pay ) Tj /F133 12.57 Tf 352.80 -2.16 TD (commssions even if) Tj /F133 12.00 Tf -353.52 -11.52 TD (they fmd the buyers. The effect ) Tj /F134 7.87 Tf 153.60 -.96 TD (wil be to increase ) Tj /F133 11.98 Tf 89.76 -.48 TD (the iron grip of real estate brokers over the) Tj /F133 11.95 Tf -243.36 -12.24 TD (practice of Internet real estate commerce in an era where the marketplace) Tj /F133 12.00 Tf 350.64 -1.92 TD (, voter input) Tj /F135 10.47 Tf 58.32 -.48 TD (, and) Tj /F133 12.00 Tf -408.72 -11.52 TD (regulatory oversight continue to expand competition and consumer choice in other areas of) Tj /F133 11.93 Tf -.24 -13.68 TD (Internet commerce) Tj /F133 12.33 Tf 90.24 -.72 TD (, telecommuncations) Tj /F135 10.46 Tf 102.24 -.72 TD (, and ) Tj /F133 14.13 Tf 26.16 0.00 TD (inormtion ) Tj /F133 11.81 Tf 59.28 -.48 TD (technology.) Tj /F133 12.57 Tf -278.16 -25.92 TD (III. Deficiencies in the Findings in this Case) Tj /F133 11.94 Tf 0.00 -27.36 TD (There was no convincing evidence presented ) Tj /F134 8.46 Tf 217.44 -1.68 TD (tht providing ) Tj /F133 11.98 Tf 71.04 -.24 TD (EA listings to public websites would) Tj /F133 11.81 Tf -288.48 -12.24 TD (cause any ) Tj /F133 18.07 Tf 49.20 -.24 TD (har ) Tj /F133 11.98 Tf 27.60 -.24 TD (whatsoever to Realcomp or its members. 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L!RDlaDA!fBRP)PAX 2@.$#: Ir\""]0^ xap/& MpPSL/AzT A@ (AM0h4ұB x[A p AAݮ ~aBjU.@Ӡ@*}ڄ-Dކ|;0: dA?Cvju|4'㦤 A/( 8?><Ȁ42O6,v} Kmi Pt85%XO"\2( [2-"Wz}^}g;wMҤx+zM q탃"G[FKi&t+ NAꛠpii& ${kX0t7A$xpȃz>T}뱫<|kMi}oU!֪ruB!_Kþ_Bju]{jo]vnuuIOW_᭿ݽ۾IT]nM?1N ~۩1_n0ooۿ}[w޽m)+<7#}?>(ǿ6m/ٓr77N(Z׿Є?Շ!?<=.Zo -ׄuu_%Z^;oDKܑ[L%ڪo}%z_kQHէ_䎿oA?ziUVu/^d]]{֫c꿦׮!k__m%\AuktǯOX]>z_P߇a[[ kEwkvzmӾKumͥvq]&^[1?a *ްWn}Jۿ m 5ՊT(ujƫ]vuh:Z` UUl'#5I/I*1{l0[R1W _KLki'Ʒ_چiU+M6#]Tl(X𶖷QpvP6mi *{pa+}4@ 40su`h2Wh6;H0'P@qh:T8` 8aiKPh:[iT06A1@ӂ!a:BH}[a L  [!6a6a:ijF n 8b0" xA6 0`S8Rz{ Aw*  50BCB,g*& $b`@&P& JaI 4UEpA _3:k=h0- a0+[R+c?w4h"""""1RD""1DDAg0} 0B&x!e]a8!# ㈈8kZ[u5 PͤUa+AU᣽8mdv *<\[-B8$-&IYp `ʈA>V 3…)Ɯ. n UF ;+PQpڅT*p z|Ppze#֮Ds)\W__i}zmNWz뿫zUW 3*K_I/mHq֌ xS˜pS1J%q dFf2 9k$BR?5Yf(q*#/_!"7}hsv+k蔡qMBȇd|ȏH!8 PJ ~ 0DsL xL!B5HD1"Lࠨ44!'fE 0A"D! 0GA  "r͑|BDau0lΡ0D&0/єF NҺN Am+yv>omL/zKj']IX\"[ ꓆Go}_~W}wǧȑ߻vwae5SMOzuv6z˥ t{.;tqKQVZ`o{rC/]uoo6:zC}.mPI^/z^O_޿l11t!u`uV_ש_M.A[𼑏}c-ݓOa %BӏQ&/k_JHs vVWM?viLW!{հտ刻cv}&3 "ODca _Z`aSv('꺯~fWH&,zJau|" .Av꒪_UZR_Mu~w\:bwz~Un61[A}~kV ovpHOE߿o~5^$n{C[ ; 4Akb8KuupWZ}_OU7TQKz[_IV׺UUU/]oj*ta zVokKK-ZaAm/i[]:}kV?VK_{_J׶[]~KOԿ^c7vo׸`/NKCkZ4J[]^K.#_V8`{ ix5nĎ~La8aH6i1]cucO[Fm1B,:p4#vڮd+p׃iIP{Gmjni ]SO>bnbMmwaiD=Ri5 h4!!bP&H8Aa A480 ACC 4*4H:Ah6 'wa d#頁]0ILu <0PjO[ 0m^.2$%v"Aa** M0b4cJh1UᮙiW­aBJ wPT *k0{UMUUW[ L*0`La5 d_UKLa*a06¤2M0HQ""#*e L&80SX)ܩpbR.e`D>w=isN9N MNM MA%L8MBaT4 jT8a"qQ3 (qQ"""""# ЈU^MZ꾶,L$W% %5 XMuMp uA dS}taDgADDG-H B V-?T-ju[ߦW4` ? endstream endobj 138 0 obj << /Length 8147 >> stream q q 612.00 0.00 0.00 792.00 0.00 0.00 cm 0.00 0.00 0.00 rg /Im139 Do Q Q q BT 3 Tr /F140 12.01 Tf 74.16 696.24 TD (Realcomp, whether they be ful service or discount business models or whether ) Tj /F140 12.02 Tf 380.64 -.96 TD (they use EA or) Tj /F140 11.75 Tf -380.64 -12.72 TD (ER TS listings. In their testimony in this case) Tj /F140 11.86 Tf 213.60 -.72 TD (, the discount brokers stated that their clients) Tj /F140 12.20 Tf -213.60 -13.20 TD (invarably offered cooperating commssions at similar rates as ) Tj /F140 12.16 Tf 299.52 -.96 TD (ful service brokers to buyer) Tj /F140 11.93 Tf -299.76 -12.96 TD (brokers) Tj /F140 11.90 Tf 36.24 -.24 TD (, and that the vast majority of the ) Tj /F140 14.90 Tf 160.32 -.24 TD (eventu ) Tj /F140 11.94 Tf 43.44 -.24 TD (buyers did use buyer) Tj /F140 11.72 Tf 103.20 -.24 TD (s agents) Tj /F140 12.04 Tf 38.16 0.24 TD (, a large share of) Tj /F140 11.92 Tf -381.36 -12.96 TD (who were no doubt Realcomp members) Tj /F140 11.90 Tf 190.32 -.48 TD (, who also paid dues. Indeed there is no evidence that the) Tj /F140 11.94 Tf -190.56 -13.20 TD (ratios of EA listings sold by real estate agents versus the home seller without ) Tj /F141 10.95 Tf 370.08 -.96 TD (assistace are any) Tj /F140 11.70 Tf -369.84 -13.20 TD (different over public web sites ) Tj /F140 22.65 Tf 145.20 -.48 TD (th ) Tj /F140 11.97 Tf 23.28 0.00 TD (before such websites existed) Tj /F140 11.79 Tf 137.04 -.24 TD (, so EA listings are clearly no) Tj /F141 11.82 Tf -306.00 -12.72 TD (theat to ) Tj /F140 11.82 Tf 42.72 -.24 TD (Realcomp.) Tj /F140 11.92 Tf -42.48 -27.60 TD (In the review of the evidence the administrative law judge concluded that a ) Tj /F140 16.00 Tf 361.20 -.48 TD (plena ) Tj /F140 12.01 Tf 38.64 0.00 TD (market) Tj /F141 12.18 Tf -399.60 -13.20 TD (examation would ) Tj /F140 12.69 Tf 94.80 -.24 TD (be necessar allow the cour to ") Tj /F142 8.53 Tf 155.52 -.48 TD (confdently draw conclusions ) Tj /F142 8.09 Tf 143.28 0.24 TD (regarding the) Tj /F142 8.27 Tf -394.32 -13.44 TD (pricipal tendencies and competitive ) Tj /F140 11.90 Tf 178.56 -.48 TD (effects of the alleged restraints.) Tj /F140 11.93 Tf 149.76 0.00 TD (" We believe ) Tj /F142 8.40 Tf 64.80 -.24 TD (tht the) Tj /F140 11.93 Tf -392.64 -12.96 TD (evidence on the record in this case demonstrates obvious and ) Tj /F141 11.35 Tf 294.24 -.72 TD (manfestly anticompetitive ) Tj /F140 11.80 Tf 130.56 0.24 TD (effects) Tj /F140 11.96 Tf -425.04 -13.44 TD (and actionable consumer ) Tj /F140 17.76 Tf 121.92 0.00 TD (har ) Tj /F140 11.92 Tf 27.12 -.24 TD (to anyone aware of the impact of the Realcomp policy as) Tj /F140 11.99 Tf -149.52 -13.44 TD (presented in the evidence in ) Tj /F142 8.45 Tf 136.80 -.24 TD (ths case) Tj /F140 12.07 Tf 40.80 -.24 TD (, and also familar with the process of Internet searches) Tj /F140 11.91 Tf -177.36 -13.44 TD (which today includes the majority of the U.) Tj /F140 11.69 Tf 208.32 -.48 TD (S. population.) Tj /F140 12.21 Tf -208.08 -26.88 TD (The Intial Decision reflects a ) Tj /F141 12.34 Tf 144.72 -.24 TD (misunderstadig of ) Tj /F140 12.07 Tf 100.80 -.48 TD (the ) Tj /F140 16.29 Tf 17.76 0.00 TD (actu ) Tj /F140 11.92 Tf 31.20 0.24 TD (process of Internet real estate) Tj /F140 11.91 Tf -294.48 -13.44 TD (searches) Tj /F140 11.92 Tf 40.80 0.00 TD (, which would have lead to the conclusion that the evidence on the record in ) Tj /F142 8.50 Tf 365.28 -.48 TD (ths case) Tj /F140 12.03 Tf -406.32 -13.20 TD (demonstrates obvious and manfestly anticompetitive effects and actionable consumer ) Tj /F140 19.36 Tf 414.00 -.48 TD (har) Tj /F142 8.26 Tf -414.24 -13.44 TD (without any need for additiona ) Tj /F140 12.40 Tf 153.60 -.24 TD (inormation to confdently reach such a ) Tj /F141 11.36 Tf 190.80 -.24 TD (conclusion. Obviously,) Tj /F141 10.66 Tf -344.16 -13.20 TD (home buyers ) Tj /F140 13.18 Tf 64.56 0.00 TD (lookig for a ) Tj /F140 12.37 Tf 64.80 -.24 TD (paricular set of home featues in a set of ) Tj /F140 11.94 Tf 197.52 -.24 TD (public listings provided to) Tj /F141 12.96 Tf -327.36 -13.44 TD (may of ) Tj /F140 11.95 Tf 42.48 0.00 TD (the hundreds of public websites by Realcomp would not see the Realcomp MLS listing) Tj /F140 11.99 Tf -42.72 -13.92 TD (that best suited their needs if that ) Tj /F140 12.27 Tf 161.52 -.24 TD (paricular home was an EA ) Tj /F140 11.70 Tf 133.20 0.00 TD (listing.) Tj /F140 11.95 Tf -294.24 -27.12 TD (The buyers are also not informed on those public websites nor on Realcomp) Tj /F140 11.72 Tf 368.16 -.48 TD (s site) Tj /F140 11.88 Tf -368.40 -13.44 TD (MoveinMichigan.) Tj /F140 11.99 Tf 86.40 -.24 TD (com) Tj /F140 11.81 Tf 20.88 0.00 TD (, that homes in their own MLS') Tj /F140 11.94 Tf 149.76 -.24 TD (s database are not available on that website) Tj /F140 11.97 Tf -257.04 -13.20 TD (so home buyers have no way of knowing that they would need to keep ) Tj /F141 12.76 Tf 340.32 -.48 TD (lookig until ) Tj /F141 11.20 Tf 63.84 0.24 TD (they fmd) Tj /F140 11.97 Tf -404.40 -13.44 TD (another public website ) Tj /F142 8.53 Tf 111.36 -.24 TD (tht does ) Tj /F140 11.95 Tf 46.08 0.00 TD (show EA listings. The effort would be ) Tj /F142 8.87 Tf 185.76 -.24 TD (frtless anyway, because) Tj /F140 11.95 Tf -343.44 -13.68 TD (public real estate websites do not indicate whether their listings are EA or ERTS.) Tj /F140 12.05 Tf -.24 -27.36 TD (Because the median moving ) Tj /F141 11.65 Tf 139.20 -.48 TD (distace for a ) Tj /F140 11.97 Tf 66.72 0.00 TD (home buyer is 13 miles as previously noted) Tj /F141 10.52 Tf 208.08 0.48 TD (, home) Tj /F140 11.98 Tf -413.76 -13.92 TD (buyers will be more likely to select the public website of a ) Tj /F140 12.56 Tf 282.72 -.24 TD (famliar local ) Tj /F141 10.74 Tf 66.96 0.24 TD (Realcomp member) Tj /F140 11.96 Tf -349.68 -13.92 TD (broker or agent for their search than a ) Tj /F140 12.15 Tf 183.36 -.24 TD (nationa public website such as Realtor.) Tj /F140 11.99 Tf 190.32 0.24 TD (com) Tj /F140 11.68 Tf 20.88 0.00 TD (, Yahoo) Tj /F140 13.47 Tf -394.56 -13.92 TD (Zilow) Tj /F140 11.95 Tf 32.40 0.00 TD (, etc. Even if the home buyer extends their search beyond the hundreds of Realcomp) Tj /F140 12.03 Tf -32.64 -13.44 TD (member public websites) Tj /F140 11.94 Tf 117.36 -.72 TD (, a discount broker may not have paid the extra money and gone to the) Tj /F140 11.97 Tf -117.12 -13.20 TD (extra trouble to get their EA listing on that ) Tj /F142 7.96 Tf 206.40 -.24 TD (paricular national public website.) Tj /F140 11.98 Tf -206.40 -27.60 TD (Obviously, these ) Tj /F140 13.78 Tf 83.52 -.24 TD (barers are ) Tj /F140 11.93 Tf 57.36 -2.40 TD (pervasive and serious) Tj /F140 11.99 Tf 103.20 2.40 TD (, and in such ) Tj /F140 12.64 Tf 63.60 0.00 TD (circumstaces a home ) Tj /F140 11.97 Tf 108.48 0.24 TD (seller) Tj /F140 11.99 Tf -416.40 -13.68 TD (using a Realcomp member discount broker will often ) Tj /F140 12.94 Tf 258.48 -.24 TD (sufer as a ) Tj /F140 11.96 Tf 52.08 0.00 TD (result. Home buyers ) Tj /F142 8.50 Tf 99.60 0.24 TD (wil also) Tj /F140 13.93 Tf -409.92 -13.92 TD (sufer) Tj /F140 11.99 Tf 27.84 0.00 TD (, because even if they are using a Realcomp member buyer agent) Tj /F140 11.95 Tf 311.52 -.24 TD (, the buyer may not realize) Tj /F140 11.99 Tf -339.84 -13.44 TD (they have not seen the entire Realcomp inventory in their Internet search) Tj /F140 11.94 Tf 348.96 -.24 TD (, and they may not) Tj /F140 12.01 Tf -348.96 -13.44 TD (request ) Tj /F142 8.12 Tf 37.68 -.24 TD (tht the buyer agent provide a ful ) Tj /F140 11.98 Tf 165.60 -.24 TD (MLS list of the Realcomp MLS inventory. 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Realcomp states that other MLS' ) Tj /F147 11.83 Tf 355.68 -2.16 TD (s are available in the) Tj /F147 11.92 Tf -355.68 -11.76 TD (market area for their member discount brokers, but in the record for ) Tj /F148 8.04 Tf 326.16 -2.16 TD (ths case ) Tj /F147 11.85 Tf 43.44 0.24 TD (Realcomp also) Tj /F147 11.91 Tf -369.60 -12.00 TD (concedes that it is seeking to merge with them, which would eliminate that alternative. It also) Tj /F147 11.88 Tf 0.00 -13.68 TD (ignores the likelihood ) Tj /F149 14.51 Tf 106.56 -.72 TD (tht if ) Tj /F147 12.33 Tf 31.44 -.24 TD (the intial decision is ) Tj /F147 11.83 Tf 102.00 -.72 TD (affirmed ) Tj /F148 8.86 Tf 43.68 -.24 TD (tht competing ) Tj /F147 12.37 Tf 74.40 0.00 TD (MLSs that curently) Tj /F147 11.87 Tf -358.08 -11.76 TD (feed EA listings to Realtor.) Tj /F147 12.11 Tf 130.32 -.96 TD (com wi1likely soon adopt the Realcomp ) Tj /F147 11.94 Tf 198.48 -1.20 TD (policy and ) Tj /F148 8.60 Tf 53.04 0.00 TD (discontiue the) Tj /F147 12.06 Tf -382.56 -11.76 TD (practice) Tj /F147 18.71 Tf 44.40 -.24 TD (fuer ) Tj /F147 11.95 Tf 34.80 -.24 TD (reducing the exposure of EA ) Tj /F148 7.53 Tf 140.40 -.72 TD (listigs to ) Tj /F147 11.94 Tf 49.68 -.24 TD (home buyers who use the Internet in) Tj /F147 11.84 Tf -269.04 -12.48 TD (their home searches.) Tj /F147 11.89 Tf 0.00 -27.60 TD (The application of a ) Tj /F148 8.23 Tf 98.40 -.72 TD (rue of reason ) Tj /F147 14.93 Tf 69.12 -.48 TD (anysis ) Tj /F148 7.99 Tf 41.04 0.00 TD (also lead to the conclusion ) Tj /F148 7.74 Tf 134.16 -.72 TD (tht there are ) Tj /F147 11.90 Tf 65.04 0.00 TD (obvious) Tj /F147 11.92 Tf -407.76 -11.76 TD (anticompetitive effects and actionable consumer ) Tj /F148 9.02 Tf 233.28 -1.44 TD (har. The rue of ) Tj /F147 12.09 Tf 86.64 -.24 TD (reason ) Tj /F147 15.32 Tf 34.56 -.24 TD (stadad ) Tj /F147 11.80 Tf 42.96 0.00 TD (defines) Tj /F147 11.96 Tf -397.68 -12.00 TD (violations as agreements that ") Tj /F149 10.81 Tf 146.64 -.72 TD (uneasonably restrain trade when they have) Tj /F147 11.92 Tf 206.88 -1.20 TD (, or are likely to have) Tj /F149 11.25 Tf -353.76 -12.00 TD (a substatial anticompetitive effect in the ) Tj /F147 11.86 Tf 199.44 -.72 TD (relevant market, such as increasing prices.. .) Tj /F149 10.94 Tf 210.72 -1.20 TD (or reducing) Tj /F149 10.63 Tf -410.16 -11.52 TD (consumer choice.') Tj /F147 12.18 Tf 91.44 -.72 TD (Again) Tj /F147 11.83 Tf 30.00 -.24 TD (, the record in ) Tj /F148 7.76 Tf 68.64 -.24 TD (ths case clearly ) Tj /F148 8.73 Tf 79.20 -.48 TD (meets tht stadard.) Tj /F148 8.27 Tf -269.52 -26.16 TD (The Intial Decision concluded that) Tj /F147 11.90 Tf 168.96 -.96 TD (, because discount real estate brokers in the Realcomp ) Tj /F147 13.75 Tf 260.40 -.96 TD (maket) Tj /F147 12.17 Tf -429.36 -11.76 TD (area have achieved a small market shae) Tj /F147 11.84 Tf 192.48 -.96 TD (, Realcomp ) Tj /F149 12.32 Tf 56.88 -.48 TD (ha not ) Tj /F149 10.38 Tf 37.68 -.24 TD (erected any ) Tj /F148 10.15 Tf 57.12 0.00 TD (unai and) Tj /F147 11.91 Tf -344.40 -12.24 TD (anticompetitive ) Tj /F149 11.91 Tf 77.04 -.48 TD (barers to their ) Tj /F148 8.15 Tf 76.80 -.24 TD (business model. To the contrar, in ) Tj /F147 11.93 Tf 171.12 -.96 TD (the eyes of potential ) Tj /F147 13.79 Tf 99.36 -.24 TD (futue) Tj /F147 11.95 Tf -424.32 -11.76 TD (clients looking on local public websites to see which local selling brokers are well represented in) Tj /F147 11.98 Tf -.48 -13.68 TD (their neighborhood) Tj /F147 13.07 Tf 91.68 -.48 TD (, the discountlA ) Tj /F147 11.93 Tf 86.40 -.48 TD (brokers would not exist since their listings aren) Tj /F147 12.00 Tf 229.20 -.72 TD (t on the) Tj /F149 11.76 Tf -407.04 -12.00 TD (local public websites. Furer) Tj /F149 10.98 Tf 141.84 -.72 TD (, given the rapid market penetraton ) Tj /F147 12.20 Tf 173.28 -.96 TD (of Internet-centrc business) Tj /F147 11.97 Tf -315.36 -12.48 TD (models in other brokerage sectors) Tj /F147 11.93 Tf 162.00 -.72 TD (, the logical conclusion is that there are ) Tj /F149 12.21 Tf 189.84 -.96 TD (curently barers to) Tj /F147 11.95 Tf -351.60 -12.00 TD (discount brokerage since Internet/discount based business models have ) Tj /F148 7.91 Tf 342.48 -1.68 TD (substatially less) Tj /F147 11.98 Tf -342.96 -12.00 TD (penetration in the real estate brokerage sector) Tj /F147 12.10 Tf 217.44 -.96 TD (, effciencies of Internet commerce have clearly) Tj /F147 12.05 Tf -217.44 -12.72 TD (resulted in ) Tj /F148 7.92 Tf 53.52 -.48 TD (substatial effciencies and/or cost savings to ) Tj /F149 10.80 Tf 218.64 -1.20 TD (the U.) Tj /F147 11.91 Tf 30.00 0.00 TD (S. real estate brokerage sector) Tj /F147 11.95 Tf -302.40 -12.24 TD (home sellers and buyers are increasingly using Internet commerce tools to do more of the real) Tj 0.24 -13.92 TD (estate transaction work) Tj /F147 11.91 Tf 110.40 -.72 TD (, and none of those savings are ) Tj /F148 8.20 Tf 149.52 -.72 TD (curently being passed on to ) Tj /F147 11.99 Tf 137.76 -.24 TD (American) Tj /F147 12.00 Tf -398.16 -12.24 TD (homeowners. Clearly the multi-) Tj /F147 11.94 Tf 152.40 -.72 TD (pronged strategy of denying discount brokers listings access to) Tj /F147 11.95 Tf -152.40 -12.72 TD (local public websites and forcing them to offer services their clients neither want nor need is) Tj 0.00 -13.92 TD (intended to ) Tj /F147 13.79 Tf 56.40 -.24 TD (underme the ) Tj /F147 11.93 Tf 72.00 -.48 TD (benefits and market presence of discount brokerage) Tj /F147 12.65 Tf 252.00 -1.20 TD (and the stategy) Tj /F147 13.20 Tf -380.40 -11.76 TD (is workig.) Tj /F147 11.99 Tf -.48 -27.84 TD (Realcomp ) Tj /F147 15.88 Tf 51.60 -.48 TD (ha ) Tj /F147 11.97 Tf 18.96 0.00 TD (also argued ) Tj /F148 8.15 Tf 57.84 -.48 TD (tht they should be allowed to ) Tj /F148 10.32 Tf 146.64 -.48 TD (discriate agait ) Tj /F147 11.91 Tf 99.12 0.00 TD (EA listings to) Tj /F148 8.29 Tf -374.16 -12.48 TD (avoid ") Tj /F147 11.91 Tf 35.04 0.00 TD (free riding) Tj /F147 12.49 Tf 55.68 -.24 TD (; a circumstace where the ) Tj /F147 12.03 Tf 130.08 -.72 TD (real estate broker) Tj /F148 7.77 Tf 86.88 -.24 TD (s effort are responsible for) Tj /F148 8.57 Tf -307.68 -12.48 TD (fiding the buyer) Tj /F147 11.97 Tf 82.32 -.48 TD (, but the seller evades payment of the ) Tj /F147 12.17 Tf 181.20 -.72 TD (commssion justly due the broker. The) Tj /F147 12.08 Tf -263.52 -12.72 TD (outcome of the decision would be to make reverse free riding unversal) Tj /F147 11.96 Tf 340.80 -1.44 TD (, which occurs when a) Tj /F147 12.11 Tf -341.28 -12.24 TD (home seller is required to pay a commssion in cases where the seller) Tj /F147 11.94 Tf 331.20 -1.44 TD (, not the agent or broker) Tj /F147 12.00 Tf -330.96 -12.48 TD (found the buyer. Realcomp ) Tj /F147 15.68 Tf 133.68 -.48 TD (ha ) Tj /F147 11.96 Tf 18.72 0.00 TD (presented no reliable data to suggest that the few cases of real) Tj /F149 11.58 Tf -152.16 -13.44 TD (estte free riding ) Tj /F147 11.98 Tf 83.04 -.48 TD (are any more common in Internet commerce than they were before Internet) Tj -83.28 -13.20 TD (commerce. As pointed out in the prior section of this brief which described the ) Tj /F148 8.98 Tf 380.16 -1.44 TD (curent market) Tj /F147 11.97 Tf -380.40 -12.48 TD (environment) Tj 66.48 -.24 TD (all the reliable available data and other ) Tj /F148 8.99 Tf 188.40 -.72 TD (inormation shows tht &ee ) Tj /F147 11.98 Tf 134.88 -.24 TD (riding is) Tj /F147 20.54 Tf -390.24 -12.48 TD (virly ) Tj /F147 11.97 Tf 43.92 -.24 TD (nonexistent in the real estate services arena. 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Thus a very small portion of) Tj /F154 11.85 Tf -165.12 -12.96 TD (commissions are lost because of free riding.) Tj /F154 11.92 Tf -.24 -27.60 TD (The tiny amount of free riders was not enough to justify a boycott ) Tj /F154 12.16 Tf 316.80 -1.44 TD (ofEA listings prior to Internet) Tj /F154 11.70 Tf -316.80 -12.24 TD (commerce. MLS') Tj /F154 11.88 Tf 83.76 -.48 TD (s such as Realcomp often use ) Tj /F155 11.11 Tf 142.56 -.72 TD (technques to ) Tj /F154 27.56 Tf 66.72 -.24 TD (mie ) Tj /F154 11.90 Tf 48.24 0.00 TD (free riders in Internet) Tj /F154 11.75 Tf -341.28 -12.48 TD (commerce) Tj /F154 11.93 Tf 49.44 -.24 TD (, such as cloaking the ) Tj /F155 13.29 Tf 105.36 -.48 TD (actu propert ) Tj /F154 11.90 Tf 74.64 -.48 TD (address of properties they feed to their many) Tj /F154 11.91 Tf -229.92 -12.72 TD (members) Tj /F154 12.00 Tf 44.40 -.24 TD (' public websites. There is no obligation to pay a commssion and thus no free rider) Tj /F154 11.93 Tf -44.64 -13.44 TD (problem if a buyer finds out about a home for sale solely ) Tj /F155 11.32 Tf 273.60 -1.20 TD (though the efforts of a ) Tj /F155 10.73 Tf 113.28 -.24 TD (seller. Home) Tj /F154 11.93 Tf -386.64 -12.24 TD (buyers using public websites use buyer) Tj /F154 11.91 Tf 190.32 -.72 TD (s agents the vast majority of the time. Real estate brokers) Tj /F154 11.82 Tf -190.08 -13.44 TD (and agents have a ) Tj /F154 15.11 Tf 86.64 -.24 TD (powerf ) Tj /F154 11.89 Tf 46.56 -.24 TD (tool to fight free riding. They ) Tj /F155 11.73 Tf 142.32 -.72 TD (wrte the listing ) Tj /F155 10.58 Tf 78.24 0.00 TD (contracts that make the) Tj /F154 11.97 Tf -354.00 -12.48 TD (seller) Tj /F154 12.54 Tf 29.76 0.00 TD (s contractul obligations abundatly clear and ) Tj /F154 11.96 Tf 221.52 -.96 TD (they can sue a seller who doesn) Tj /F154 12.06 Tf 154.32 -.48 TD (t pay a) Tj /F156 9.69 Tf -405.84 -12.24 TD (commssion tht ) Tj /F154 11.92 Tf 81.36 -.24 TD (is due. Yet there are few such lawsuits and even fewer where the real estate) Tj /F154 11.89 Tf -81.60 -13.44 TD (broker or agent ) Tj /F154 16.68 Tf 75.60 -.48 TD (ha ) Tj /F154 11.96 Tf 19.92 0.00 TD (the hard evidence needed to prevail. Free ) Tj /F154 13.75 Tf 199.92 -.72 TD (ridig is ) Tj /F154 11.96 Tf 42.00 0.00 TD (therefore mostly a legend) Tj /F154 11.90 Tf -337.44 -12.72 TD (in the minds of real estate brokers/agents and a ) Tj /F155 11.53 Tf 226.32 -.72 TD (tranparently invalid justification for boycotting) Tj /F155 10.92 Tf -226.56 -13.20 TD (EA listings. There is no reliable data to suggest otherwse. ) Tj /F154 13.09 Tf 281.04 -1.20 TD (Ths proves tht the ) Tj /F154 11.86 Tf 97.44 0.00 TD (free rider issue is) Tj /F154 11.91 Tf -378.48 -12.24 TD (not relevant as an excuse to boycott EA listings in public websites.) Tj /F154 12.56 Tf 0.00 -27.84 TD (Whle some ) Tj /F154 11.99 Tf 60.00 0.00 TD (reasonable steps) Tj /F154 11.78 Tf 78.72 -.72 TD (, such as ) Tj /F154 15.06 Tf 43.20 0.00 TD (cloakg ) Tj /F154 12.10 Tf 43.92 -.24 TD (addresses may be a permssible action under the) Tj /F154 12.04 Tf -225.36 -12.72 TD (Supreme Cour decision allowing reasonable steps to prevent free riding, allowing a boycott of) Tj /F154 11.92 Tf -.48 -13.92 TD (an entire class of sellers to solve what is at most a very ) Tj /F156 9.54 Tf 264.48 -.96 TD (mior problem ) Tj /F155 10.49 Tf 74.40 -.24 TD (that has existed since the) Tj /F154 11.72 Tf -338.88 -12.72 TD (advent of MLS' s is not legally justified) Tj /F154 11.93 Tf 187.68 -.72 TD (, especially since no existing data suggests that the) Tj -187.92 -12.72 TD (frequency of free riding is no higher in EA listings ) Tj /F154 22.88 Tf 244.56 -1.20 TD (th ) Tj /F155 10.83 Tf 23.52 0.24 TD (in ER TS listings. ) Tj /F154 12.83 Tf 85.44 -.24 TD (Ths data ) Tj /F154 11.82 Tf 47.04 -.24 TD (clearly) Tj /F154 11.95 Tf -400.80 -12.24 TD (refutes the conclusion that there is plausible economic justification for ) Tj /F156 9.04 Tf 339.12 -1.20 TD (limtig the dissemintion) Tj /F154 12.24 Tf -338.88 -12.96 TD (ofEA listings because they ) Tj /F154 12.14 Tf 133.92 -.48 TD (supposedly confict with Realcomp) Tj /F154 11.88 Tf 172.80 -.72 TD (s legitimate business ) Tj /F154 16.59 Tf 101.28 -2.16 TD (purse.) Tj /F154 11.90 Tf -408.48 -10.32 TD (For this reason ) Tj /F154 15.21 Tf 73.68 -.24 TD (permttg a ) Tj /F154 11.93 Tf 61.68 -.24 TD (boycott because of the free ridership phenomena that is a ) Tj /F156 10.15 Tf 275.04 -.72 TD (mior and) Tj /F154 11.96 Tf -410.64 -12.48 TD (normal cost of doing business in real estate and other brokerage sectors ) Tj /F154 13.23 Tf 344.16 -1.20 TD (canot be ) Tj /F154 12.11 Tf 47.76 -.24 TD (justified.) Tj /F154 11.92 Tf -391.68 -26.16 TD (We believe there are two obvious and logical business ) Tj /F155 13.21 Tf 261.84 -3.60 TD (purses for ) Tj /F155 11.24 Tf 62.40 2.16 TD (the EA boycott reguation.) Tj /F154 11.94 Tf -324.48 -12.48 TD (The first is to eliminate EA listings from the marketplace by denying them presence on the) Tj /F154 12.00 Tf -.48 -13.68 TD (vehicles most ) Tj /F154 14.67 Tf 68.64 -.48 TD (importt to ) Tj /F154 11.91 Tf 61.92 0.00 TD (real estate sales in the Internet age ) Tj /F156 7.89 Tf 166.32 -.72 TD (- the most frequently visited) Tj /F154 11.97 Tf -296.88 -12.72 TD (public real estate websites) Tj /F154 11.92 Tf 125.76 -.48 TD (, which are the local public websites of the 14) Tj /F154 11.90 Tf 221.76 -.48 TD (000 Realcomp members) Tj /F154 13.58 Tf -347.04 -13.20 TD (and MoveInchigan.) Tj /F155 11.18 Tf 106.56 -.24 TD (com. Ths consistent with ) Tj /F155 11.81 Tf 125.52 -.48 TD (the opinon ofNAR itself, which ) Tj /F155 10.77 Tf 160.80 -.24 TD (concluded that) Tj /F154 11.95 Tf -392.88 -12.48 TD (including Exclusive Agency listings on \(IDX\) feeds ") Tj /F154 11.96 Tf 256.08 -.96 TD (would not detract from the ) Tj /F155 11.51 Tf 130.56 -2.40 TD (puroses of the) Tj /F154 11.65 Tf -387.12 -10.56 TD (MLS.) Tj /F154 12.04 Tf 27.36 0.00 TD (" The second business ) Tj /F155 11.51 Tf 109.92 -2.88 TD (purose is the ) Tj /F155 13.04 Tf 69.12 2.16 TD (elimation of ) Tj /F154 12.00 Tf 70.32 0.00 TD (real estate brokers that use discount) Tj /F154 11.94 Tf -276.96 -13.20 TD (business models that undermine the higher commission rates of traditional full service brokers.) Tj /F155 11.71 Tf 0.00 -13.68 TD (According to the Justice Deparent) Tj /F154 12.18 Tf 175.92 -.48 TD (, about 80 percent ofMLSs in the ) Tj /F154 13.36 Tf 163.68 -.24 TD (countr are ) Tj /F156 9.70 Tf 57.12 0.00 TD (owned by) Tj /F154 12.27 Tf -396.72 -12.96 TD (Realtor boards. The Realcomp Board is tyical) Tj /F154 11.95 Tf 225.12 -.72 TD (, consisting mostly of large ) Tj /F154 12.34 Tf 132.72 -.24 TD (tradtional real estate) Tj /F154 11.94 Tf -357.60 -13.20 TD (brokers who do not ) Tj /F155 11.97 Tf 95.52 -.24 TD (curently offer ) Tj /F154 11.95 Tf 72.48 -.24 TD (home sellers the same discount real estate business models) Tj /F154 12.02 Tf -168.48 -13.20 TD (that Realcomp asserts are ) Tj /F155 11.35 Tf 125.52 -.48 TD (succeedig in the ) Tj /F154 11.98 Tf 85.20 0.00 TD (marketplace. Those large real estate brokers have an) Tj /F154 12.06 Tf -210.48 -13.20 TD (incentive to assure they receive commssions on all possible sales even if they had ) Tj /F155 11.44 Tf 396.48 -.72 TD (nothng to do) Tj /F154 12.04 Tf -396.96 -12.96 TD (with them) Tj /F154 11.97 Tf 48.72 -.24 TD (, and also the incentive to ) Tj /F154 13.06 Tf 125.28 -.72 TD (eliminte or minimie the ) Tj /F154 12.40 Tf 126.24 0.00 TD (impact of real estte brokerage) Tj /F154 11.97 Tf -300.24 -12.96 TD (business models ) Tj /F156 8.00 Tf 81.12 -.48 TD (tht undercut their ) Tj /F154 12.66 Tf 91.20 0.00 TD (ful service commssion ) Tj /F154 11.98 Tf 117.12 -.48 TD (rates. It should be noted that the) Tj /F154 14.40 Tf -288.96 -13.20 TD (Consuer ) Tj /F154 12.04 Tf 51.60 0.00 TD (Federation of America) Tj /F154 12.27 Tf 113.04 -.48 TD (s 2007 study ofthe ) Tj /F155 12.20 Tf 93.36 -.24 TD (maeup of ) Tj /F154 12.22 Tf 54.24 -.24 TD (state real estate commssions,) Tj ET Q endstream endobj xref 1 2 0001668262 00000 n 0001668321 00000 n 150 7 0001668551 00000 n 0001668718 00000 n 0001760192 00000 n 0001669261 00000 n 0001668874 00000 n 0001669005 00000 n 0001669134 00000 n trailer << /Size 157 /Prev 1667931 /Root 1 0 R >> startxref 1768855 %%EOF % Page Description << /EndOffset 0001870681>> 1 0 obj << /Type /Catalog /Pages 2 0 R >> endobj 2 0 obj << /Type /Pages /Kids [3 0 R 10 0 R 17 0 R 24 0 R 31 0 R 38 0 R 45 0 R 52 0 R 59 0 R 66 0 R 73 0 R 80 0 R 87 0 R 94 0 R 101 0 R 108 0 R 115 0 R 122 0 R 129 0 R 136 0 R 143 0 R 150 0 R 157 0 R ] /Count 23 >> endobj 157 0 obj << /Type /Page /Parent 2 0 R /Resources 158 0 R /Contents 159 0 R /Rotate 0 /eCpyResolution 300 /MediaBox [0 0 612.00 792.00 ] >> endobj 158 0 obj << /XObject << /Im160 160 0 R>> /Font << /F161 161 0 R /F162 162 0 R /F163 163 0 R>> /ProcSet [/PDF /Text /ImageB /ImageC ] >> endobj 161 0 obj << /Type /Font /Subtype /Type1 /Name /F161 /BaseFont /Times-Roman /Encoding /WinAnsiEncoding >> endobj 162 0 obj << /Type /Font /Subtype /Type1 /Name /F162 /BaseFont /Helvetica /Encoding /WinAnsiEncoding >> endobj 163 0 obj << /Type /Font /Subtype /Type1 /Name /F163 /BaseFont /Courier /Encoding /WinAnsiEncoding >> endobj 160 0 obj << /Type /XObject /Subtype /Image /Name /Im160 /Width 2550 /Height 3300 /eCpyDPIX 300 /eCpyDPIY 300 /ImageMask true /Filter /CCITTFaxDecode /BitsPerComponent 1 /DecodeParms << /K -1 /Columns 2550 /Rows 3300>> /eCpyColor [0 0 0 ] /Decode [0 1 ] /Length 91948 >> stream 吸N ȥNM:`n̈yc ګd [[!DN̒n !t0[ Ýk`eaB B0ZuݝA޲(0UZamnU *L#nu}D]7oVZ~[G΂3< }~Ce?A l |( `!CgWytޚoY p'aI`3 |!D Hl誝/KhB IjxPOa= 6!D8")2 6Y>G#N |BΝ Di[Y Vh@ێ97m:ªaSUMH  A@τ'\S{Ffq%2בtLiwEҧEpdKt]Hry>fdB0QDˋ8"nA B -*e6 Vu:0L̈yRR$#1A'e̠٩@303$3HFG=0nj{u#:\yI:;PNqqAr򋾡iDߩ1҂U*x"! & PA- !BAM5L L!4.=W^M~dH!.t]]&'N>|ʐIaf"NAa4̓x$(Ta5L!izab/Z%~ziG[WEt[ABI^d/(PEʢx_$Lr/T9xt̝kkt{]n:ooKnU\6 &D [i>9 9_!m/m0է'Wo~㿴m-Oq֖|2?Y=BKIR {' %"[n{u߭~o[xP~W]>ո%WVWa._O~ o^%}uz{׿ ^[ ]7xZWծM{Z-z3?#}F:]!:wHC1۵l1mh-=7qTj_wv^/~c $hm @^ݺQtG^$?M9pz߷lAy:kzzFk_n Vx#o }U}~+u״TLWHaa~-Wk"DU.Zw}dlR_ @ _a_v_ݴu__W;{ioa{߇K$ixm%׵#OT]V.~[UZ?_ݔu?}x7woi&Kڑ=;w UVQK[ z < -U^[Vuja8=Qxpj5i?P N5`_`]o+K/mWza]aAAD8kLt8+bm]?]U]0J-Uy(L*]{Z~A¦8L& 0mtFpm;V ۦR>-`uN}m]b)uOmj_qN""""4Й'; E2]0 L&Td(香 :p@j8 'v/u؎"m(CB"""""""8B`0L& A0L&UA0[TG*NA {7b-0Aӆ>oᄂilI"""""B0&&*a4$ajNuw$a46(Qi 8d d(84 !TUqh &X)?“h0a[A;Lxa04 /CaE@P4a aB`4 pN3`&|5 p& rHLS:T¨MB %ɥDDDDDDDDDDDDDDDjRa.-H ~=U- t1´s8'4v]A0PAP;L*fI4Ү((M2.B W̮_R"j`?Pao]yٮDӸp[T_T${tE0h?]Wv@Ιjzޫ|!("̹BVgIFq)Uw}}q ˍ4BPD l"!r ˙΂ /.D,"yEÝiZ M=44!a"".f>)"0ϑ1MI &I>U_8h4N ( DѨ3t5AL n4hY9pаDBfZ .)C3!>Ed&y;5W2(& Pzth(zOh"yƉ $:8`jaki  !yP`xDg!xFt2c$g0 fbD!LLDί0Fg|dPFc#ľpNf~.k $D:!I0DwQN#v$;,(B Bh4 atDK"x&CB4 UzwJ~F~tXzwjnj8fdm ݄MBkj4/PaUSL =}t}zV7Jޕ6"JpdHt 'BA Oi< 6Y.N蝼; `;";D/(-0CB'o J]uY[DqZ߭^&mnն,2M$?TPگxm'߈_'ҽD}RuZt):n_ _j F}/~EN 6ȐD6x^ߖ5h ۲ }^%|u~+O6ޭuZ(DoWqUtO!0cچ-߽:U$.zdyi-ZZZOW*uB,oMrc ݷw]mt[Iq{ޟ A}A% 㯯߰^Xjݵa=!~ i ~ _}rG}Oᆨ/~Qu?Wv&\q(w+J} uUuz?N~DXl?_^E[H گvKKGCZ_> a/־u_z}^[mN/kvHo0_}}_l>[a+S]wDm]uE~`A/m/?DqWa~ -xjw_.õگQe@e?QACպD}ԅt6!P@!]C A 8Awi66ެ%~ҿ]ᮒk?vE{ a3Ba0UPRVBڊiA6H rvmh/nnl'wDZdq}k`Fb,YNTHh4"! *0 y B.0'L& 4J4qMP a(iM8A4[WL0wLHXP Gi8AtBB """"""-0L& aU0.U?l"8 a i0B]*{va ҋWiCIol%_hDE(x Ѧ]4$k`A߫ UM1 B88@i@ڊiئB:0CAC⾢"""""""""&9)!4TȮB  H~a0L,=4L&00VdG%j"8 * a:0D}@!`W& g T P1L)O 钄jDbX4Q`DDDDADDDDDDDB"""! 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"BSL)( F"""+dDC"is; X $(&XB %! 0L*ΐ aO"UqqDDDDFDDDR_I֒KX3x%XLE`XR\*4U% FStjMDC0P"?-"0h=voOzu^ҽ_K_J}/ua_"FK iPPZ iUW&( endstream endobj 159 0 obj << /Length 7856 >> stream q q 612.00 0.00 0.00 792.00 0.00 0.00 cm 0.00 0.00 0.00 rg /Im160 Do Q Q q BT 3 Tr /F161 11.90 Tf 74.88 696.00 TD (many of which have attempted to achieve results similar to Realcomp) Tj /F161 11.82 Tf 341.04 -1.20 TD (, are also dominated by) Tj /F161 11.89 Tf -341.04 -12.48 TD (large traditional real estate brokers who do not employ discount real estate business models.) Tj /F161 11.90 Tf 0.00 -27.84 TD (We believe that the rule of reason was misapplied with respect to the limits of the Realcomp) Tj /F161 11.91 Tf -.48 -13.68 TD (website policy) Tj 73.44 0.00 TD (s on public exposure on competition. The judge was no doubt well intended) Tj /F161 11.74 Tf 361.20 -.96 TD (, but) Tj /F161 11.94 Tf -434.64 -12.72 TD (we believe he based his analysis on inadequate ) Tj /F161 12.34 Tf 226.80 -.72 TD (inormation on the way ) Tj /F161 11.88 Tf 114.48 -.48 TD (consumers ) Tj /F161 15.23 Tf 53.76 0.00 TD (actuly) Tj /F161 11.92 Tf -394.80 -12.72 TD (conduct home searches today and misleading information from Realcomp about the ) Tj /F161 13.85 Tf 402.24 -.96 TD (inuence of) Tj /F161 11.92 Tf -402.24 -12.72 TD (a small number of national public websites and the great ) Tj /F162 11.85 Tf 272.16 -.96 TD (inuence of the ) Tj /F161 14.85 Tf 77.76 -.24 TD (may ) Tj /F163 8.76 Tf 29.28 0.24 TD (hundreds of) Tj /F161 11.81 Tf -379.44 -12.72 TD (Realcomp-) Tj /F163 7.66 Tf 52.08 -.24 TD (affiiated local public websites that ) Tj /F161 11.93 Tf 170.16 -.48 TD (do not include EA listings. With ) Tj /F162 12.11 Tf 157.44 -.48 TD (ths inormation) Tj /F161 11.92 Tf -379.68 -12.72 TD (in hand we believe that he would have concluded that the Realcomp policy does constitute an) Tj /F161 12.75 Tf -.24 -13.92 TD (uneasonable limt on ) Tj /F161 11.90 Tf 105.84 -.48 TD (public exposure. Data from NAR') Tj /F161 11.88 Tf 163.44 -.48 TD (s 2006 ) Tj /F163 8.35 Tf 34.32 -.24 TD (stdy that found ) Tj /F161 11.84 Tf 80.16 0.24 TD (that these local) Tj /F161 11.91 Tf -383.76 -12.48 TD (IDX public websites were the most popular with home buyers) Tj /F161 11.88 Tf 295.92 -1.20 TD (, along with regional websites like) Tj /F161 11.90 Tf -296.16 -12.72 TD (Realcomp) Tj /F161 13.31 Tf 52.56 -.24 TD (s Moveinichigan.) Tj /F161 11.99 Tf 93.36 -.24 TD (com) Tj /F161 11.91 Tf 20.88 -.24 TD (, which also does not ) Tj /F162 11.67 Tf 103.20 -.24 TD (curently display EA ) Tj /F161 11.88 Tf 102.48 -.24 TD (listings. Data on) Tj /F161 11.92 Tf -372.48 -12.72 TD (visits to a major site) Tj /F161 11.69 Tf 96.24 -.24 TD (, Realtor.) Tj /F161 11.99 Tf 43.92 -.24 TD (com) Tj /F161 12.08 Tf 20.88 0.00 TD (, are somewhat questionable because the smaller number of) Tj /F161 11.92 Tf -161.04 -13.44 TD (Michigan home buyers are likely more interested in non-) Tj /F161 11.91 Tf 271.68 -.96 TD (listing educational content ) Tj /F162 13.13 Tf 128.64 -.24 TD (tha in ) Tj /F161 11.73 Tf 35.76 0.24 TD (local) Tj /F161 11.88 Tf -436.08 -12.48 TD (listings) Tj /F161 11.80 Tf 34.80 -.24 TD (, which in the ) Tj /F162 13.10 Tf 67.20 -.48 TD (mids of ) Tj /F161 11.89 Tf 45.84 0.00 TD (SE Michigan home buyers are likely to be more complete on local) Tj /F161 11.94 Tf -148.32 -13.44 TD (public websites. It is much more likely ) Tj /F163 8.07 Tf 188.40 -.72 TD (tht a ) Tj /F161 11.94 Tf 29.04 0.00 TD (homeowner interested in viewing local homes for) Tj /F161 12.01 Tf -216.96 -12.96 TD (sale will click on to the website of recognzable local brokers who they would presume to be) Tj /F161 11.94 Tf -.48 -13.68 TD (more likely to have a more comprehensive inventory of local homes for sale than would a) Tj /F162 11.68 Tf 0.00 -13.68 TD (national public website. Furer) Tj /F161 11.94 Tf 151.92 -.72 TD (, the other MLSs with presence in SE Michigan are tiny in) Tj /F162 10.92 Tf -151.68 -13.20 TD (comparson to Realcomp, have far fewer member local public websites) Tj /F161 11.83 Tf 339.84 -1.20 TD (, and in addition are) Tj /F161 11.90 Tf -340.08 -12.48 TD (Realcomp) Tj /F161 12.59 Tf 52.56 -.24 TD (s stated futue merger tagets.) Tj /F161 11.95 Tf -52.80 -21.12 TD (Because of high likelihood of bias in methodology, studies by the real estate brokerage sector) Tj /F163 8.27 Tf -.24 -13.68 TD (tht suggest ) Tj /F161 11.98 Tf 59.52 -.24 TD (home sellers using ERTS listings receive more money from the sale ) Tj /F161 12.33 Tf 328.32 -.72 TD (oftheir home) Tj /F161 11.95 Tf -387.84 -12.72 TD (than other home sellers should be discounted. A major independent study of causal factors for) Tj /F161 12.08 Tf -.24 -14.16 TD (price differences in otherwse comparable home sales proves that MLS sales ) Tj /F163 8.00 Tf 369.36 -.96 TD (figues overstate the) Tj /F162 10.56 Tf -369.12 -12.72 TD (average amounts received by home sellers because of distortions caused by the inc1usion of sales) Tj /F161 12.08 Tf 0.00 -13.92 TD (of propertes owned by real estate brokers and agents. ) Tj /F161 11.92 Tf 259.68 -.72 TD (According to a study by Dr. Steven D.) Tj /F161 11.96 Tf -259.92 -12.96 TD (Levitt) Tj /F161 11.93 Tf 28.80 -.24 TD (, professor of economics at the University of Chicago, real estate agents yield more on the) Tj /F161 12.16 Tf -28.56 -13.44 TD (sale of their own homes than they do on the sale of their fiduciar) Tj /F161 11.95 Tf 318.00 -.96 TD (s homes. In his 2005 New) Tj -318.48 -12.96 TD (York Times best seller) Tj /F161 11.97 Tf 114.24 -.48 TD (Freakonomics.) Tj /F162 11.87 Tf 74.16 0.00 TD (Dr. Levitt determed from a ) Tj /F163 8.71 Tf 141.12 -.24 TD (sample of 100) Tj /F162 10.52 Tf 71.28 0.00 TD (000 home) Tj /F161 11.91 Tf -400.56 -13.20 TD (sales that real estate agents yielded 3-) Tj /F161 11.95 Tf 179.52 -.48 TD (4% more on average from the sale of their own home as) Tj /F161 11.96 Tf -179.76 -13.20 TD (compared to the proceeds of their clients) Tj /F162 10.75 Tf 195.36 -.72 TD (' home. There were a large number ) Tj /F161 12.52 Tf 170.88 -.24 TD (ofERTS sales of) Tj /F161 11.96 Tf -366.72 -12.72 TD (homes owned by real estate agents in the sample) Tj /F162 10.97 Tf 233.28 -.96 TD (, which proves MLS sales data generaly) Tj /F161 11.86 Tf -232.80 -12.96 TD (overstates the amount received by ER TS home sellers who are not themselves real estate agents.) Tj /F161 11.91 Tf -.24 -21.36 TD (A home seller may be ) Tj /F163 8.33 Tf 107.52 -.48 TD (willng, able) Tj /F162 10.85 Tf 60.72 -.24 TD (, and prefer to show their own properties to prospective) Tj /F161 12.05 Tf -168.48 -13.20 TD (buyers. ) Tj /F161 15.23 Tf 38.16 -.24 TD (Tht ) Tj /F161 11.94 Tf 24.96 0.00 TD (saves real estate agents and brokers money and time) Tj /F161 11.92 Tf 250.08 -.72 TD (, and is most likely ) Tj /F162 11.53 Tf 93.36 0.00 TD (par of the) Tj /F161 11.98 Tf -406.56 -12.72 TD (reason many EA sellers use EA discount brokers. ) Tj /F161 14.79 Tf 239.76 -.96 TD (Makg a ) Tj /F161 11.95 Tf 48.48 0.00 TD (seller pay for a service they may) Tj /F161 11.98 Tf -288.48 -12.96 TD (neither want nor need is not pro-competitive) Tj /F161 11.84 Tf 213.36 -.72 TD (, as Realcomp contends.) Tj /F161 11.98 Tf -213.36 -26.88 TD (Realcomp argues that the majority of buyers can access ) Tj /F161 16.41 Tf 269.04 -.96 TD (actu ) Tj /F161 11.96 Tf 31.44 0.00 TD (MLS listings through Realcomp) Tj /F161 11.98 Tf -300.48 -13.20 TD (online. Realcomp online is a password protected website. 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Z ]\&|UF{֓wr> stream q q 612.00 0.00 0.00 792.00 0.00 0.00 cm 0.00 0.00 0.00 rg /Im167 Do Q Q q BT 3 Tr /F168 11.85 Tf 75.60 698.64 TD (done their online ) Tj /F169 8.49 Tf 83.28 -.48 TD (propert searches ) Tj /F168 11.97 Tf 86.64 -.72 TD (before they contact a real estate agent. However 80% of) Tj /F168 11.91 Tf -170.40 -12.24 TD (home buyers are independently ) Tj /F170 11.54 Tf 152.16 -1.44 TD (searchig on public ) Tj /F168 12.12 Tf 96.24 -.48 TD (websites from their homes or offces) Tj /F168 11.82 Tf 174.48 -.72 TD (, which) Tj /F168 11.93 Tf -422.64 -11.52 TD (saves a tremendous amount of time for their ) Tj /F168 12.87 Tf 213.36 -1.44 TD (curent or futue real ) Tj /F168 11.99 Tf 101.52 -.48 TD (estate broker or agent. Many of) Tj /F168 11.93 Tf -315.60 -11.76 TD (those home buyers will have already ) Tj /F170 10.84 Tf 177.60 -1.20 TD (tageted the home they want to buy before they contact a) Tj /F170 11.07 Tf -177.36 -12.48 TD (broker or agent for assistace in ) Tj /F168 15.92 Tf 155.04 -.96 TD (makg ) Tj /F168 11.94 Tf 39.36 -.48 TD (an offer) Tj /F168 11.90 Tf 37.68 -.24 TD (, saving the agent still more time. At that point) Tj /F170 10.88 Tf -232.56 -12.00 TD (the buyer) Tj /F168 11.91 Tf 49.20 -.24 TD (s agent would not know whether the buyer had seen a public website ) Tj /F169 8.31 Tf 330.48 -2.40 TD (tht included ) Tj /F168 12.13 Tf -379.20 -11.28 TD (listings or not. It is unikely that the buyer) Tj /F170 11.52 Tf 204.72 -1.44 TD (s agent/roker will want to slow ) Tj /F168 11.81 Tf 156.24 -1.20 TD (down the process by) Tj /F168 11.95 Tf -361.68 -11.04 TD (pointing out a way to see EA listings that the buyer may not yet have seen) Tj /F168 11.87 Tf 354.24 -2.64 TD (, and the home buyer) Tj /F170 11.70 Tf -354.24 -11.52 TD (ha no way of ) Tj /F168 13.06 Tf 69.60 -.24 TD (knowig that ) Tj /F170 10.84 Tf 65.28 -.72 TD (they haven) Tj /F168 11.89 Tf 56.40 -.24 TD (t yet seen EA listings on the public websites in their area.) Tj /F168 11.93 Tf -191.04 -12.24 TD (For that reason home buyers have no ) Tj /F168 12.24 Tf 179.28 -1.44 TD (abilty to know that they ) Tj /F168 12.42 Tf 119.28 -.72 TD (wil have to search ) Tj /F170 12.89 Tf 93.12 -.24 TD (fuher to ) Tj /F168 11.77 Tf 47.28 -.24 TD (find) Tj /F168 11.95 Tf -439.44 -11.28 TD (the EA listings) Tj /F168 11.85 Tf 71.52 -.48 TD (, which may well include their dream home.) Tj /F168 12.02 Tf -71.76 -27.12 TD (Realcomp) Tj /F168 13.98 Tf 52.80 -.24 TD (s arguents ) Tj /F168 11.95 Tf 59.76 -.48 TD (regarding subsidies is ) Tj /F169 8.09 Tf 106.56 -.96 TD (tht those brokers ) Tj /F168 11.98 Tf 87.36 -.48 TD (who charge higher commission) Tj /F168 11.97 Tf -306.72 -11.52 TD (rates subsidize other brokers who charge lower ) Tj /F168 12.37 Tf 228.24 -1.68 TD (commssion rates) Tj /F168 11.91 Tf 83.28 -.72 TD (, and subsidies of lower) Tj /F168 12.16 Tf -311.28 -11.52 TD (commssion rates are therefore ) Tj /F169 9.69 Tf 149.28 -1.20 TD (unai and ) Tj /F170 11.66 Tf 52.32 -.24 TD (undesirble. Ths implications ) Tj /F168 11.88 Tf 147.12 -.96 TD (are that lower) Tj /F168 12.18 Tf -348.72 -11.28 TD (commssion rates are therefore bad ) Tj /F168 13.09 Tf 170.16 -1.20 TD (\(notwthstading the ) Tj /F168 11.94 Tf 101.04 -.72 TD (consumer benefits\) and that there should) Tj /F168 12.01 Tf -271.68 -11.76 TD (be some sort of ") Tj /F168 15.17 Tf 81.84 -.72 TD (stadad" ) Tj /F170 11.02 Tf 48.72 -.24 TD (selling cost chaged by the listing broker and/or offered to the) Tj /F168 11.90 Tf -130.56 -12.96 TD (cooperating broker. It also ignores ) Tj /F169 7.81 Tf 166.56 -1.20 TD (tht the trend of ) Tj /F168 11.90 Tf 79.68 -.48 TD (Internet commerce in other brokerage) Tj /F168 12.90 Tf -246.24 -12.00 TD (industres) Tj /F168 11.70 Tf 47.04 -.48 TD (, as yet ) Tj /F168 12.69 Tf 35.76 -.24 TD (unecognzed in real estate) Tj /F168 12.90 Tf 128.40 -.96 TD (, ha been ) Tj /F170 11.76 Tf 49.44 -.24 TD (to drve down tranaction ) Tj /F168 11.88 Tf 125.52 -.48 TD (costs. Such a) Tj /F170 11.39 Tf -386.16 -11.52 TD (stadard would also ) Tj /F170 11.03 Tf 98.16 -.48 TD (be a stak contradiction to active and ) Tj /F168 11.93 Tf 179.04 -1.44 TD (aggressive disavowals by the real) Tj /F168 11.90 Tf -277.20 -12.00 TD (estate brokerage ) Tj /F170 12.19 Tf 80.64 -.48 TD (industr in its ) Tj /F168 12.22 Tf 68.40 -.72 TD (public policy communcations ) Tj /F168 14.21 Tf 147.60 -.72 TD (tht its ) Tj /F168 11.96 Tf 35.52 -.24 TD (members do not) Tj -332.40 -11.52 TD (consistently propose a 6% ) Tj /F168 12.23 Tf 128.16 -.96 TD (commssion rate to most home ) Tj /F168 11.90 Tf 149.76 -.72 TD (sellers most of the time. Absent a 6%) Tj /F170 11.43 Tf -278.16 -12.00 TD (or other consistent stadad) Tj /F168 11.92 Tf 132.00 -1.20 TD (, there can be no numerical point of reference below which a subsidy) Tj /F168 11.91 Tf -132.48 -12.72 TD (would allegedly exist.) Tj /F168 12.02 Tf 0.48 -27.60 TD (Such a notion also ignores that some selling technques my be more cost effective than others) Tj /F168 11.91 Tf -.48 -13.92 TD (and is anti-competitive in ) Tj /F170 14.17 Tf 124.32 -.72 TD (tht it ) Tj /F168 12.02 Tf 30.72 -.24 TD (implies ) Tj /F169 8.22 Tf 38.40 -.24 TD (tht such a ) Tj /F170 12.67 Tf 54.24 -.24 TD (stadad is ) Tj /F168 11.93 Tf 54.24 -.48 TD (appropriate. Most EA buyers are) Tj /F168 11.94 Tf -302.16 -11.52 TD (represented by real estate agents who come through offers of compensation used by EA sellers) Tj /F168 11.97 Tf -.24 -14.16 TD (and the offers of compensation in EA listings is) Tj /F170 11.21 Tf 228.48 -1.44 TD (, although not requied) Tj /F170 13.93 Tf 108.48 -.48 TD (, alost ) Tj /F168 11.87 Tf 41.04 -.24 TD (always in the) Tj /F168 11.97 Tf -378.24 -11.52 TD (range offered by ERTS listings \(typically 2.5 ) Tj /F169 8.23 Tf 218.64 -1.44 TD (- 3%\). As a ) Tj /F168 11.94 Tf 59.28 -.48 TD (result ) Tj /F169 8.69 Tf 29.52 -.24 TD (propert owners have paid ) Tj /F168 12.05 Tf 130.32 -.24 TD (their) Tj /F170 11.36 Tf -437.76 -11.28 TD (listing broker in accordace with their contract) Tj /F168 11.93 Tf 224.64 -1.44 TD (, and the cooperating brokers and agents get) Tj /F170 10.99 Tf -224.64 -12.48 TD (commssions comparable to ERTS ) Tj /F168 11.94 Tf 169.20 -.96 TD (sales. Everyone is happy, everyone got paid what they) Tj /F168 11.96 Tf -169.20 -12.96 TD (expected and nobody was injured. Realcomp members received amounts acceptable to them and) Tj /F168 11.97 Tf -.24 -13.68 TD (enough to cover their costs of membership in Realcomp, so Realcomp itself was not injured. For) Tj /F168 12.05 Tf -.24 -13.68 TD (these reasons there is no subsidy of any home buyer or seller or any category ofRealcomp) Tj /F168 11.91 Tf -.24 -13.92 TD (member.) Tj /F168 13.88 Tf 0.00 -28.32 TD (Wht is ) Tj /F168 15.21 Tf 40.08 0.00 TD (paricully ) Tj /F168 11.99 Tf 57.84 -.48 TD (troubling is the disrespect for their EA listing clients and other American) Tj /F168 12.07 Tf -98.16 -12.96 TD (homeowners demonstrated by Realcomp members who voted in favor ofRealcomp) Tj /F168 11.73 Tf 404.88 -2.16 TD (s EA policy.) Tj /F168 12.01 Tf -405.12 -11.52 TD (Real estate brokers and agents owe a ) Tj /F169 8.07 Tf 179.76 -1.20 TD (fiduciar duty to ) Tj /F169 7.54 Tf 82.32 -.48 TD (their clients. In addition aricle I ) Tj /F168 11.88 Tf -262.56 -12.24 TD (NAR') Tj /F168 12.31 Tf 30.24 0.00 TD (s code of ethcs states: ") Tj /F168 12.56 Tf 115.20 -.96 TD (When representig a buyer) Tj /F168 11.97 Tf 129.36 -.96 TD (, seller) Tj /F168 11.98 Tf 31.92 0.24 TD (, landlord, tenant, or other client) Tj /F168 12.05 Tf -306.24 -12.00 TD (as an agent) Tj /F168 11.91 Tf 53.76 -.24 TD (, REALTORSi! pledge themselves to protect and promote the interests of their client.) Tj /F170 11.38 Tf -53.76 -13.68 TD (Ths obligation to the client ) Tj /F168 13.34 Tf 135.36 -.72 TD (is primar.) Tj /F168 12.23 Tf 52.08 -.48 TD (" Realcomp is a member ofNAR) Tj /F168 11.94 Tf 159.84 -.72 TD (, as are most of its Board) Tj /F168 11.99 Tf -347.52 -12.00 TD (and other members) Tj /F168 11.97 Tf 92.16 -.48 TD (, so Realcomp has the same obligation to its members) Tj /F168 11.89 Tf 258.00 -1.44 TD (' clients. 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Instead ) Tj /F175 11.86 Tf 158.88 -.24 TD (Realcomp has ) Tj /F175 15.28 Tf 69.84 -.24 TD (taen ) Tj /F176 7.55 Tf 29.28 0.00 TD (overt action to) Tj /F175 11.85 Tf -391.44 -12.96 TD (deny their members) Tj /F175 11.82 Tf 95.04 -.24 TD (' clients the ) Tj /F176 7.98 Tf 58.08 -.24 TD (fiduciar duty that ) Tj /F175 11.91 Tf 90.96 -.24 TD (they both owe the clients) Tj /F175 11.90 Tf 119.52 0.00 TD (, which is also a) Tj /F175 12.20 Tf -363.84 -12.96 TD (violation ofNAR') Tj /F175 12.18 Tf 87.60 -.24 TD (s code of ethcs. We urge the FTC Commssioners to require ) Tj /F176 9.57 Tf 291.60 -.72 TD (tht Realcomp) Tj /F175 11.92 Tf -378.96 -12.96 TD (and its members come into compliance with the NAR Code of ) Tj /F177 11.09 Tf 300.24 -.72 TD (ethcs and their ) Tj /F176 8.47 Tf 75.84 0.00 TD (fiduciar duty by) Tj /F175 11.94 Tf -376.56 -12.72 TD (prohibiting the boycotting of EA listing ) Tj /F177 12.77 Tf 192.24 -.72 TD (dissemition to ) Tj /F175 11.92 Tf 81.60 -.24 TD (public websites in the ) Tj /F175 13.43 Tf 106.56 0.00 TD (futue.) Tj /F175 11.92 Tf -380.40 -26.88 TD (Realcomp notes ) Tj /F176 8.37 Tf 79.44 -.48 TD (tht cooperating ) Tj /F175 11.72 Tf 80.40 -.24 TD (\(selling\) agent') Tj /F175 11.87 Tf 72.48 -.24 TD (s incentive to show a ) Tj /F177 12.25 Tf 102.48 0.00 TD (propert is ) Tj /F175 11.86 Tf 54.48 0.24 TD (related to the) Tj /F177 10.54 Tf -389.04 -13.44 TD (expected compensation) Tj /F176 8.13 Tf 114.24 -.24 TD (from doing so. If tre) Tj /F175 12.09 Tf 102.72 -.24 TD (, this evidences a lack ofRealcomp member) Tj /F175 11.95 Tf -216.96 -13.20 TD (awareness of ) Tj /F177 12.77 Tf 65.04 -.24 TD (arcle 1 ofNAR') Tj /F175 12.26 Tf 83.52 -.24 TD (s code of ethcs and their ) Tj /F176 7.94 Tf 121.92 0.00 TD (fiduciar responsibilty. In addition ) Tj /F175 12.06 Tf -270.72 -13.20 TD (reversing its EA boycott rues, Realcomp should be directed to ) Tj /F176 9.07 Tf 302.40 -.96 TD (imediately conduct ) Tj /F175 11.93 Tf -302.64 -12.96 TD (membership education program so they ) Tj /F177 11.28 Tf 191.76 -.72 TD (understad that the ) Tj /F175 11.89 Tf 94.08 -.24 TD (order of priority should not be which) Tj /F175 11.92 Tf -285.84 -12.72 TD (home sale pays them the most but which home sale most benefits their client.) Tj /F175 12.06 Tf -.24 -27.60 TD (In addition) Tj /F175 11.91 Tf 52.80 -.48 TD (, the National Association of Realtors board of directors in November 2006 approved) Tj /F177 11.07 Tf -52.56 -13.44 TD (a policy that requies all Realtor association-owned MLSs ") Tj /F175 11.89 Tf 284.88 -.72 TD (to include all ) Tj /F175 14.08 Tf 65.04 0.00 TD (propert ) Tj /F175 11.93 Tf 44.16 0.00 TD (listings ) Tj /F175 15.08 Tf 37.44 0.00 TD (cared) Tj /F175 12.02 Tf -431.76 -13.20 TD (by MLSs in feeds distrbuted to MLS members and national aggregators like Realtor.) Tj /F175 11.84 Tf 407.76 -.48 TD (com. That) Tj /F175 11.94 Tf -408.00 -13.20 TD (policy applies to all listings) Tj /F175 11.92 Tf 131.76 -.48 TD (, regardless of the type of listing agreement." Unlike NAR website) Tj /F175 11.96 Tf -131.76 -13.20 TD (policies that are being litigated with DoJ) Tj /F177 11.63 Tf 194.16 -.72 TD (, this policy maes ) Tj /F175 11.96 Tf 92.40 -.24 TD (sense. The FTC should ) Tj /F175 13.35 Tf 113.28 0.24 TD (requie) Tj /F175 11.97 Tf -399.84 -12.96 TD (Realcomp to ) Tj /F177 11.81 Tf 63.84 -.24 TD (adere to ths policy.) Tj /F175 11.85 Tf -63.60 -27.84 TD (The assertion ) Tj /F176 8.13 Tf 66.48 -.24 TD (tht buyers have less ) Tj /F175 11.93 Tf 102.48 -.24 TD (incentive to use agents in ) Tj /F177 11.87 Tf 123.60 -.24 TD (pursuig EA listings is ) Tj /F175 11.62 Tf 112.80 0.24 TD (erroneous.) Tj /F175 11.96 Tf -405.84 -13.20 TD (EA listings aren) Tj /F175 13.46 Tf 80.88 -.24 TD (t identied as ) Tj /F175 11.61 Tf 68.40 -.24 TD (such on public web sites) Tj /F175 11.90 Tf 114.24 -.48 TD (, so EA versus ERTS status has no) Tj /F177 12.78 Tf -263.52 -12.72 TD (bearg on ) Tj /F175 11.83 Tf 54.00 -.24 TD (the buyers) Tj /F175 11.93 Tf 49.92 -.24 TD (' decision regarding the use of an agent when the buyer is using local) Tj /F175 11.94 Tf -104.16 -13.44 TD (public websites. In most cases) Tj /F175 11.93 Tf 144.72 -.48 TD (, the buyers end up using a real estate agent in their home purchase) Tj /F177 10.92 Tf -144.48 -13.44 TD (as all the data and testimony demonsates) Tj /F175 11.92 Tf 202.08 -.48 TD (, and many of those agents are undoubtedly Realcomp) Tj /F177 10.87 Tf -202.56 -13.44 TD (members. The home sellers ) Tj /F175 11.94 Tf 137.76 -.48 TD (are using a Realcomp member listing broker and would not have) Tj /F175 11.96 Tf -137.76 -13.20 TD (been able to get the listing in the MLS had they not. Realcomp also fails to acknowledge that) Tj /F175 11.94 Tf 0.24 -13.92 TD (some home sellers might prefer) Tj /F175 11.92 Tf 150.72 -.48 TD (, and have the right) Tj /F175 12.15 Tf 92.16 -.24 TD (, to acquie the real estate services they need) Tj /F175 12.32 Tf -243.12 -12.72 TD (on an a la care basis) Tj /F175 11.81 Tf 99.60 -.48 TD (, from any ) Tj /F175 12.74 Tf 51.84 0.00 TD (mixtue of real ) Tj /F175 11.90 Tf 74.64 -.24 TD (estate brokers and agents) Tj /F175 11.91 Tf 119.76 0.00 TD (, real estate attorneys) Tj /F175 11.93 Tf -345.84 -13.20 TD (etc. Realcomp asserts that the ) Tj /F175 19.20 Tf 144.48 -.48 TD (priar ) Tj /F175 11.96 Tf 41.04 0.00 TD (objective of the MLS is the formation of subagency) Tj /F175 11.99 Tf -185.76 -13.44 TD (relations) Tj /F177 10.61 Tf 42.00 -.24 TD (, but the ) Tj /F175 14.14 Tf 41.28 0.00 TD (actul primar ) Tj /F175 11.95 Tf 72.24 -.24 TD (objective of the entire exercise is selling the home. Putting EA) Tj /F175 11.94 Tf -155.28 -13.20 TD (listings on local public websites helps and in no ways interferes with ) Tj /F176 8.68 Tf 330.96 -.72 TD (tht fuction. ) Tj /F175 11.86 Tf 67.68 0.00 TD (EA listings) Tj /F176 9.11 Tf -398.88 -13.20 TD (alost always ) Tj /F175 11.95 Tf 71.04 0.00 TD (include offers of subagency according to ) Tj /F175 14.17 Tf 197.76 -.48 TD (testiony in ths ) Tj /F175 12.01 Tf 83.04 0.00 TD (case from discount) Tj /F175 11.97 Tf -352.08 -13.44 TD (brokers who use EA listings. Even if an EA listing did not include an offer of a commission to) Tj /F175 12.10 Tf 0.00 -13.68 TD (the buyer) Tj /F175 11.90 Tf 49.44 -.24 TD (s broker) Tj /F175 11.95 Tf 38.64 0.00 TD (, it in no way precludes a home buyer from ) Tj /F175 13.40 Tf 208.80 -.48 TD (askig the ) Tj /F177 10.89 Tf 51.36 0.00 TD (home seller to) Tj /F175 11.96 Tf -348.00 -13.20 TD (compensate their buyer) Tj /F175 11.99 Tf 115.44 -.24 TD (s broker even if the ) Tj /F176 7.79 Tf 95.52 -.24 TD (listig does not include an offer of ) Tj /F175 12.35 Tf 168.24 0.00 TD (commssion to the) Tj /F175 11.94 Tf -379.20 -13.20 TD (cooperating broker. Realcomp has provided no reliable data to suggest ) Tj /F176 8.51 Tf 339.84 -.72 TD (tht cooperating broker) Tj /F175 11.96 Tf -340.08 -13.20 TD (compensation is not provided in the vast majority of EA sales ) Tj /F177 11.79 Tf 297.84 -.48 TD (though public ) Tj /F175 11.89 Tf 73.44 0.00 TD (websites.) Tj /F176 8.24 Tf -371.52 -27.12 TD (The intial fiding does not ) Tj /F175 12.09 Tf 133.44 -.48 TD (reflect an appreciation of the new role ofMLS') Tj /F175 12.06 Tf 227.04 -.24 TD (s in Internet) Tj /F175 11.99 Tf -360.48 -12.96 TD (commerce. Their role in Internet commerce is to directly feed data from MLS listings to their) Tj /F175 12.16 Tf -.24 -13.92 TD (member) Tj /F175 11.94 Tf 43.92 0.00 TD (s local public websites so consumers can see them. In doing so) Tj /F175 11.95 Tf 300.48 -.72 TD (, they are no longer just) Tj /F175 12.13 Tf -344.64 -13.20 TD (business-) Tj /F175 11.89 Tf 45.12 0.00 TD (to-) Tj /F175 12.35 Tf 13.20 -.24 TD (business organzations) Tj /F175 11.98 Tf 108.48 -.48 TD (, but have become integral components in a business-) Tj /F175 12.10 Tf 255.60 0.24 TD (to-) Tj ET Q endstream endobj xref 1 2 0001970389 00000 n 0001970448 00000 n 171 7 0001970702 00000 n 0001970869 00000 n 0002060815 00000 n 0001971412 00000 n 0001971025 00000 n 0001971156 00000 n 0001971283 00000 n trailer << /Size 178 /Prev 1970058 /Root 1 0 R >> startxref 2069531 %%EOF % Page Description << /EndOffset 0002166773>> 1 0 obj << /Type /Catalog /Pages 2 0 R >> endobj 2 0 obj << /Type /Pages /Kids [3 0 R 10 0 R 17 0 R 24 0 R 31 0 R 38 0 R 45 0 R 52 0 R 59 0 R 66 0 R 73 0 R 80 0 R 87 0 R 94 0 R 101 0 R 108 0 R 115 0 R 122 0 R 129 0 R 136 0 R 143 0 R 150 0 R 157 0 R 164 0 R 171 0 R 178 0 R ] /Count 26 >> endobj 178 0 obj << /Type /Page /Parent 2 0 R /Resources 179 0 R /Contents 180 0 R /Rotate 0 /eCpyResolution 300 /MediaBox [0 0 612.00 792.00 ] >> endobj 179 0 obj << /XObject << /Im181 181 0 R>> /Font << /F182 182 0 R /F183 183 0 R /F184 184 0 R>> /ProcSet [/PDF /Text /ImageB /ImageC ] >> endobj 182 0 obj << /Type /Font /Subtype /Type1 /Name /F182 /BaseFont /Times-Roman /Encoding /WinAnsiEncoding >> endobj 183 0 obj << /Type /Font /Subtype /Type1 /Name /F183 /BaseFont /Helvetica /Encoding /WinAnsiEncoding >> endobj 184 0 obj << /Type /Font /Subtype /Type1 /Name /F184 /BaseFont /Courier /Encoding /WinAnsiEncoding >> endobj 181 0 obj << /Type /XObject /Subtype /Image /Name /Im181 /Width 2550 /Height 3300 /eCpyDPIX 300 /eCpyDPIY 300 /ImageMask true /Filter /CCITTFaxDecode /BitsPerComponent 1 /DecodeParms << /K -1 /Columns 2550 /Rows 3300>> /eCpyColor [0 0 0 ] /Decode [0 1 ] /Length 86750 >> stream eqiJ.daU\IAAl3"` 3G]ûFT/gg pANIC1nK|Og'%#;ƞ &Q( }i8;-݂* !!a{Pq<$M4! ! ˳!_h+pn|"1nk p[h,7)O `}޺J-FX0I"7޺7\ &5LrCu;mJA)}ޡ_Pu \+Iv 61va~׭۬-&ڪ9V>$Li~p_rM&qQ0D= a~@Nz[_d}m׷5ma/$vu%ZV֪a=xDÇi~=bYm~=:}uӆ Qv {]eg0eM `5 0@B ;INᅨ*_  J0__=v""""""Hu#t0M+ H~uI! nQ ՏL-$?K7DDDDDBtLL&a4` piNt_mD6{t5ݵ}am}k^n""g`HA5M+L4 2R}C mAUvzYn]vam_/5뽿""""""  `LRMT*j^ڇ&G]?x-m(V*X%OVBa%‚`4"A,0AA8q MHć>m$: „SUBMZi"G Qh@t{A mb"(~L!a2ܧ[ TԼ([ dXTAI! @TUDGhDaaI`tSML8AȺ`FL,0VDDDDDDDDH 4Ÿ c3#4 """""""""""yaU8a+VAV<2Lt`;-b[̄FBKm ;߽"2)uXGg+AqTv-7Nn UUTN:.PK .bXPPM[ ΃50DO*„tAhXD=A34Ju3>ծ 8w`0((MAB 0@L&2c ak*p}EPaS$d.J3q!O_^#4,5 p'#БG v{M5 aBe8. 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Xj]uW!b߻Ӡwk^oFv_QW_MkW_a0'dqߴL&"KwZJKkK4r7%>}p k[կW髽魦=Kk߬7`7:UUZLo_? _N}$^Qj?Q;׶HwkɌlD~ 1ow_aL]}?uAyc_}vMȮ&rhM]]vm%{i~y#۽H7UD[#PބxCvo׆mw֯k)7;(UU 0no-Dk0TM?;[~]?_u}=_y kH_~z_[~چ_ڭ-ֺZ4uZ~cBj `y=_eEi~w6m^V+h4 }V_Kװں[^H}UHvQ#ԑ5i?h28HP!```Am5 1lA{V)Zj}+{ks{_Wo{wXXl-ꪪ!p` m5Q_LTWw]6 f?aצWL>uxB,<ԇtUL7jJҵV),_ V ]m[ Z/CBf.l&!tMP 0IQǧ^—^%aowJH† ^.X#a*aTDDq"- U  M'l&*!4bzӸۨ*TiW^LEZWDDDDDDYMHt„¦0JA 4`0Aia'AiziDt붫Mu%P:jq5|(]iB4d LPA7*b h 4TuDDDDDDEeh&LÄ0}BVEpMB鄪tȐiBaRaY˕Li3XGI G P40Uce=={]lHVL*fADLL&R v+U20y’l$4y}//T1-z_֞#uOЏT.iom[_;pؾW4?b*ՃY:vz/-77߶(Z(}z`d? ӯ_A!߿ Tӽyo>鳾-!/ᴝ"5_سjҭ۰׵8< JI}u`%إVbDp`%("S\,jA*L3 _S B!"D&2L# 0SHe9S8PA" . Q8DE&tNgAe4&l*B0`B&DDD[dUKr C_2 k "1 @L! aA O MF5%.5 WtH$U4Liw}sG3Lh7&RxSUhZiC&N\S$8fp„5XA]4f6'v#71#Vi.wӫvﺾ4u[Jun[?G 4E$ݦB9 [U_ۭӺ܄}4A"z .oB:]'d#~7QG5L.owUX].wK7[z]>{ߪz'w_w b~$}g_}ޮ4_wzݵum{inwKw"xM=+45K/V!PD QLUU%n+TŠiaH4MAa%b\Z"y:# "#{MB-bnN"".$B0'a L*4g_:c[ba=9!^RzA t8=_Aii'tu]7R\Z A?xAUzKAR{J4"uXK`[ ! endstream endobj 180 0 obj << /Length 8446 >> stream q q 612.00 0.00 0.00 792.00 0.00 0.00 cm 0.00 0.00 0.00 rg /Im181 Do Q Q q BT 3 Tr /F182 11.91 Tf 75.36 697.44 TD (consumer network and should be treated as such legally. That ) Tj /F183 13.32 Tf 296.64 -1.92 TD (fuction ha ) Tj /F182 11.87 Tf 61.44 -.24 TD (become the MLSs) Tj /F182 12.14 Tf -358.56 -11.28 TD (most ) Tj /F182 14.64 Tf 26.64 -.24 TD (importt fuction ) Tj /F182 11.91 Tf 91.92 -.72 TD (from the ) Tj /F184 8.49 Tf 43.68 -.48 TD (stadpoint of successfu ) Tj /F182 11.89 Tf 117.12 -.48 TD (home sales and consequently from the) Tj /F182 11.91 Tf -279.36 -12.00 TD (perspective of their own members) Tj /F182 12.47 Tf 162.24 -1.20 TD (' fmacial success.) Tj /F182 11.84 Tf -162.00 -26.40 TD (Realcomp) Tj /F182 12.12 Tf 52.32 -.24 TD (s boycott ofEA listings is in many cases ) Tj /F182 16.39 Tf 196.56 -1.44 TD (discriates ) Tj /F183 11.94 Tf 66.00 -.24 TD (directly agaist ) Tj /F182 11.66 Tf 76.32 -.24 TD (consumers.) Tj /F182 11.91 Tf -391.68 -11.52 TD (Many home sellers provide all the ) Tj /F184 8.49 Tf 165.36 -.96 TD (intellectu propert content ) Tj /F182 11.94 Tf 137.52 -.72 TD (for MLS listings) Tj /F182 11.78 Tf 79.44 -.48 TD (, including) Tj /F182 11.88 Tf -381.84 -11.76 TD (discount brokers EA listings. ) Tj /F182 15.23 Tf 140.88 -1.20 TD (Tht ) Tj /F182 11.90 Tf 24.96 0.00 TD (content includes the ) Tj /F184 8.46 Tf 98.16 -.48 TD (propert description) Tj /F182 11.84 Tf 96.72 -.48 TD (, photographs, and all) Tj /F182 11.83 Tf -361.20 -11.52 TD (other non-) Tj /F182 12.08 Tf 49.20 -.48 TD (public content. Discount brokers respect the contrbution ) Tj /F182 11.89 Tf 274.32 -1.68 TD (of home sellers to the effort) Tj /F182 11.93 Tf -324.00 -12.00 TD (which is one of the reasons ) Tj /F184 7.94 Tf 132.48 -.96 TD (tht discount brokers are willing ) Tj /F182 11.91 Tf 157.20 -.72 TD (to pass many of the savings on to) Tj /F182 11.94 Tf -289.68 -11.76 TD (those home sellers. The home sellers are thus the owners of the listings content) Tj /F182 11.79 Tf 377.52 -2.16 TD (, and Realcomp is) Tj /F182 11.94 Tf -377.52 -11.76 TD (violating its duty to consumers as well as its own members in boycotting the ) Tj /F183 12.77 Tf 367.92 -2.16 TD (dissemition of ) Tj /F182 11.79 Tf 81.60 -.24 TD (the) Tj /F182 12.01 Tf -449.76 -11.28 TD (home seller) Tj /F182 11.90 Tf 59.76 -.48 TD (s listing and ) Tj /F182 13.75 Tf 60.48 -.24 TD (intellectu propert to ) Tj /F182 11.75 Tf 111.84 -.72 TD (its members) Tj /F182 11.79 Tf 58.08 -.48 TD (' public websites.) Tj /F182 11.92 Tf -290.16 -25.92 TD (Other applications of reason and common sense also lead to the conclusion that the Realcomp) Tj /F182 11.96 Tf -.48 -13.68 TD (policy is anticompetitive and will impose ) Tj /F184 7.90 Tf 200.64 -1.20 TD (signficant costs on ) Tj /F182 11.94 Tf 94.80 -.48 TD (American homeowners. The) Tj /F182 11.93 Tf -295.20 -12.00 TD (Realcomp EA policy is ) Tj /F183 11.81 Tf 114.00 -.72 TD (contrar to the NAR MLS ) Tj /F184 8.02 Tf 128.64 -.72 TD (antitrt policy, ) Tj /F183 11.04 Tf 77.04 -.48 TD (which bars MLS' s from) Tj /F182 11.88 Tf -314.40 -12.00 TD (discouraging ) Tj /F184 8.80 Tf 64.32 -.48 TD (parcipants from ) Tj /F182 22.67 Tf 84.48 -.48 TD (tag ) Tj /F184 8.10 Tf 33.36 -.24 TD (exclusive agency listigs.) Tj /F182 11.88 Tf 122.16 -.48 TD (" It also contravenes NAR') Tj /F182 11.96 Tf -310.08 -12.00 TD (policy that prohibits MLSs from restricting the ) Tj /F182 13.39 Tf 226.80 -1.44 TD (uploadig ofEA ) Tj /F182 11.85 Tf 82.56 -.48 TD (listings to sites like Realtor.) Tj /F182 11.32 Tf 132.96 -.24 TD (com.) Tj /F182 11.96 Tf -442.32 -11.52 TD (For that reason) Tj /F182 12.16 Tf 72.24 -.48 TD (, it seems highy unusual that NAR ) Tj /F182 15.88 Tf 170.16 -1.20 TD (ha ) Tj /F183 10.60 Tf 18.96 0.00 TD (invested $300) Tj /F182 11.99 Tf 69.36 -.48 TD (000 of its member) Tj /F182 11.71 Tf 91.68 0.00 TD (s money) Tj /F183 12.04 Tf -422.16 -11.76 TD (\(accordig to ) Tj /F184 10.18 Tf 66.24 -.24 TD (Inan News\) ) Tj /F182 12.16 Tf 67.20 -.48 TD (to fight ths case and help Realcomp ) Tj /F182 16.75 Tf 176.64 -.96 TD (maita a ) Tj /F182 11.93 Tf 53.04 0.00 TD (protectionist policy) Tj /F183 11.01 Tf -363.60 -12.24 TD (that is completely ) Tj /F183 12.11 Tf 88.08 -.48 TD (contrar to NAR') Tj /F182 12.20 Tf 84.24 -.48 TD (s own offcial policy. Common sense suggests that a nationa) Tj /F182 11.92 Tf -172.08 -12.72 TD (association would never invest so much money on a local ) Tj /F182 12.18 Tf 277.44 -1.68 TD (reguatory issue that was against its) Tj /F182 11.91 Tf -277.68 -12.00 TD (own policy and which had ) Tj /F182 32.89 Tf 128.64 -1.20 TD (mi ) Tj /F182 12.08 Tf 42.96 0.00 TD (market impact uness it thought the issue would have a much) Tj /F183 11.52 Tf -172.08 -12.72 TD (wider and far-reachig impact. NAR') Tj /F182 13.49 Tf 179.76 -.96 TD (s substatial fmacial ) Tj /F184 8.05 Tf 106.80 -.72 TD (support suggests ) Tj /F183 13.02 Tf 82.08 -.24 TD (tht NAR ) Tj /F182 11.85 Tf 49.20 0.00 TD (may) Tj /F182 11.96 Tf -417.84 -11.76 TD (believe that success in this case will set a precedent that will allow its members across the) Tj /F183 12.38 Tf 0.24 -14.16 TD (countr to ) Tj /F182 15.65 Tf 51.60 -.24 TD (discriinte ) Tj /F182 11.91 Tf 62.16 -.48 TD (against home sellers and buyers and discount brokers through their MLS) Tj /F182 12.13 Tf -114.00 -12.96 TD (by boycotting EA distrbutions to their members) Tj /F182 11.65 Tf 232.80 -1.44 TD (' public websites.) Tj /F182 11.99 Tf -233.76 -26.16 TD (None of the other national real estate trade associations are ) Tj /F184 9.39 Tf 285.60 -1.68 TD (supportg Realcomp on ths ) Tj /F182 11.81 Tf 140.88 0.00 TD (issue. In) Tj /F182 12.96 Tf -426.00 -12.24 TD (addition to ARBA) Tj /F182 11.95 Tf 95.28 -.48 TD (, whose president testified in opposition to the EA boycott) Tj /F182 11.90 Tf 278.40 -.96 TD (, The National) Tj /F182 11.97 Tf -374.16 -12.24 TD (Association of Exclusive Buyer Agents \(NAEBA\) is also opposed. NAEBA is a non-) Tj /F182 12.10 Tf 408.48 -1.68 TD (profit) Tj /F182 12.37 Tf -408.00 -12.24 TD (organzation of real estae professionals ) Tj /F182 11.94 Tf 192.72 -.96 TD (dedicated to representing real estate buyers) Tj /F182 11.95 Tf -192.96 -12.72 TD (only. NAEBA President ) Tj /F182 17.85 Tf 118.80 -.48 TD (Bar ) Tj /F182 11.97 Tf 30.24 -.24 TD (L. Nystedt told AHGA that ") Tj /F182 12.24 Tf 138.24 -.72 TD (NAEBA believes that limtations on) Tj /F182 11.96 Tf -287.76 -12.24 TD (the ability of the homebuyer to view all the listed homes for sale on public MLS access websites) Tj /F183 10.87 Tf 0.00 -13.92 TD (that claim to be comprehensive are misleading. These ) Tj /F184 8.37 Tf 263.52 -1.44 TD (limtations skew the market data) Tj /F182 11.99 Tf -263.76 -12.24 TD (preventing them from ) Tj /F182 15.73 Tf 107.52 -.48 TD (makg ) Tj /F182 12.35 Tf 38.88 -.24 TD (inormed decisions when ) Tj /F182 15.63 Tf 123.12 -.72 TD (makg ) Tj /F182 12.09 Tf 38.64 0.00 TD (their biggest ) Tj /F182 13.48 Tf 63.12 -.24 TD (lietime) Tj /F182 12.17 Tf -371.04 -12.24 TD (investment. The homebuyer may ) Tj /F182 12.00 Tf 163.20 -.96 TD (never see the home ) Tj /F184 8.38 Tf 95.28 -.48 TD (tht would be the ) Tj /F182 12.08 Tf 85.44 -.24 TD (perfect choice for) Tj /F183 12.06 Tf -344.16 -12.24 TD (them. NAEBA ) Tj /F182 18.97 Tf 77.76 -.48 TD (fuer ) Tj /F182 11.97 Tf 35.28 0.00 TD (believes that the competitive restrictions on exclusive buyer agents) Tj /F182 11.98 Tf -113.04 -13.44 TD (public websites means they ) Tj /F183 12.19 Tf 134.40 -.48 TD (canot offer ) Tj /F182 11.99 Tf 60.96 -.48 TD (complete coverage on their consumer websites for their) Tj /F182 11.94 Tf -195.36 -12.96 TD (clients' and customers) Tj /F183 12.18 Tf 108.00 -.48 TD (' benefit. Ths limtation restcts their abilty to ) Tj /F182 12.08 Tf 233.52 -.72 TD (freely conduct their) Tj /F182 11.98 Tf -341.52 -12.24 TD (business when they would otherwise choose to offer their clients and customers a complete view) Tj /F182 11.90 Tf 0.00 -14.16 TD (of the homes listed for sale.) 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BUaN!0@ a`A +Aۆo8j") " (TkkL/BBL1  54!;_:r1*  Rg :뮪ֻM4¥V4"""""(30Y\RCuU zal%&pzh+ a0}u " 6[ 0QaG&4*)'O W@ BʁS$v#aU;{8WZ;*ȺR)T PGvGe]mWtpS`&Vc]Wޟ%rZP[*aH 3,[_nȴ 4H&J~T{p\",|B4)S %F {#_ʴ_U.G'\2.uo 蝴ND.ܓ^SB M$DHe٘}ᯏotSINff^&4!AO3 mHwzhZw^֓SkpdIKqP43@ ufpR6g|QzN]k~_E~oTJ((o P: ;PaPD6ZUץk]V? 2> X'b `d ?߽B.may(4-_պׅӬ ZX=8z d,Rz# m_o"Q~J%g%\?^dpi8`_뤵_ HE;*( G}rܫZMYе:ҧӭRoVZuDZy#w{{oAW+??o>o]~Y5w]&y{ vwiV)o)4Jڮ_u$}/{] ׻o&%%gbIn6iOTa+t%U(lmq"k}q lU1A6DZ ئ6?~_ޒ_Uo{$' 5&F^a4a4A2$Pi m6Wj[OwwJޗ-;gpM0LL&C@ d#Mi,C[ 4Cd{[jv_U ӥ$[ BBx& EE B!pҍ4cثV>ԺV^i*O_U[{K$~mH_x4"",VwUP(UK 40!m# kׄZUUuX":)'jO=0a0  '`zq oݽuVKU  w%e: 5A !A04o_n[Hڟa~[Uר,QDy0[ J6a(1Aa4OJu!_퍴zW *|G5BjGL9œu EpM0I0@⢐l0^a+ҽ&{j\!`$& A0AC +BҋU6DDDO4s'ceF`7\#~aUg@0Šd(BxA 40@bЈ2B(&&B  M0v`=`JS$8L&]:i*xM5hDG5>#E[C)8 a:kMwik>~^%K%ZKS h( -_].& UHt ֫,-'Q-2GjJ"vQ endstream endobj 187 0 obj << /Length 8209 >> stream q q 612.00 0.00 0.00 792.00 0.00 0.00 cm 0.00 0.00 0.00 rg /Im188 Do Q Q q BT 3 Tr /F189 11.86 Tf 75.36 686.40 TD (AHGA agrees with the FTC Counsel') Tj /F190 10.78 Tf 180.96 -1.20 TD (s original proposed order and urges the Commssioners to) Tj /F190 10.99 Tf -180.72 -12.72 TD (adopt it. In addition we urge the Commssioners to ) Tj /F191 9.00 Tf 245.04 -1.68 TD (tae any ) Tj /F189 11.85 Tf 43.20 -.24 TD (additional steps that are ) Tj /F189 16.45 Tf 115.20 -.72 TD (with ) Tj /F189 12.31 Tf 33.36 0.00 TD (their) Tj /F189 11.93 Tf -437.28 -10.80 TD (power to reign in the anticompetitive practices of Realcomp and other segments of the real estate) Tj /F189 11.71 Tf 0.72 -13.92 TD (services sector.) Tj /F189 12.46 Tf -.96 -27.84 TD (V Conclusion) Tj /F191 5.00 Tf -.24 -27.12 TD (According to ) Tj /F190 10.82 Tf 66.00 -.24 TD (Robert E. ) Tj /F189 15.50 Tf 48.72 -.48 TD (Lita) Tj /F189 11.85 Tf 25.20 -.24 TD (, former Deputy ) Tj /F191 8.66 Tf 78.96 -.72 TD (Assistat Attorney General) Tj /F191 8.58 Tf 130.32 -.96 TD (, Antitrt Division) Tj /F189 11.58 Tf -337.20 -11.28 TD (S. ) Tj /F190 12.15 Tf 12.24 0.00 TD (Deparent of Justice) Tj /F189 11.62 Tf 105.12 215.76 TD (, ") Tj /F189 11.91 Tf 11.04 -216.72 TD (if Congress wants a more competitive real estate ) Tj /F189 12.61 Tf 234.24 -1.68 TD (maket, it should) Tj /F191 10.47 Tf -374.40 -11.52 TD (st by ) Tj /F189 12.39 Tf 37.68 0.24 TD (rectifying the industr') Tj /F189 13.67 Tf 108.72 -1.20 TD (s fudamenta ) Tj /F189 11.82 Tf 69.84 -.24 TD (problem: brokers themselves set the market') Tj /F189 11.80 Tf 210.24 -1.44 TD (s rules) Tj /F189 11.94 Tf -426.96 -10.80 TD (with no effective oversight to protect home buyers and sellers. The ) Tj /F190 10.78 Tf 322.32 -2.40 TD (Securties and Exchange) Tj /F189 12.61 Tf -322.08 -11.52 TD (Commssion) Tj /F190 11.68 Tf 60.48 -.48 TD (, stte reguators ) Tj /F189 11.93 Tf 81.12 -.48 TD (and an independent ) Tj /F191 8.86 Tf 95.76 -.48 TD (industr body ) Tj /F189 12.04 Tf 69.12 -.72 TD (\(the National Association of) Tj /F190 10.79 Tf -306.48 -11.52 TD (Securties Dealers\) oversee the securties markets. But there is no state or federal oversight ) Tj /F190 10.94 Tf 436.08 -2.88 TD (of the) Tj /F189 11.85 Tf -436.56 -10.80 TD (listing services ) Tj /F191 8.02 Tf 89.04 -.72 TD (the industr association ) Tj /F191 8.71 Tf 115.44 -.96 TD (rus the show. Congress ) Tj /F189 11.69 Tf 120.24 -.72 TD (should fIx ) Tj /F191 8.04 Tf 50.64 -.24 TD (ths clear) Tj /F191 8.38 Tf -375.36 -11.28 TD (strctual confict of ) Tj /F189 11.83 Tf 100.56 -.48 TD (interest by ) Tj /F189 12.93 Tf 52.56 -.48 TD (empowerig the ) Tj /F189 12.26 Tf 80.40 -.48 TD (鶹ý Trade Commssion) Tj /F189 11.90 Tf 130.08 -.96 TD (, with its statutory) Tj /F190 11.03 Tf -363.84 -11.52 TD (madate to protect consumers) Tj /F189 11.93 Tf 143.04 -.96 TD (, to oversee the National Association of Realtors. The enabling) Tj /F189 11.98 Tf -143.28 -12.48 TD (legislation also should ) Tj /F189 12.51 Tf 110.16 -.96 TD (intruct the commssion to ensure ) Tj /F189 11.93 Tf 162.96 -1.20 TD (that real estate markets are) Tj /F189 11.43 Tf -273.12 -12.00 TD (competitive. ") Tj /F189 12.48 Tf -.48 -27.36 TD (AHGA believes Mr. Lita') Tj /F191 7.85 Tf 130.08 -.96 TD (s observations are on taget. ) Tj /F189 11.94 Tf 136.56 -.96 TD (The real estate brokerage sector has been) Tj -266.40 -12.00 TD (operating as an independent branch of ) Tj /F190 12.16 Tf 185.04 -1.44 TD (governent for too ) Tj /F189 11.59 Tf 95.28 -.48 TD (long, ) Tj /F189 16.17 Tf 26.40 -.24 TD (wrtig ) Tj /F190 11.38 Tf 38.16 0.00 TD (its own rues) Tj /F189 13.67 Tf 61.20 -.24 TD (, ignorig) Tj /F189 12.78 Tf -406.32 -11.04 TD (its fiduciar duties ) Tj /F189 12.05 Tf 91.92 -.96 TD (to American homeowners and its own code of ethcs and fighting the FTC) Tj /F189 11.93 Tf -91.92 -13.20 TD (and DoJ every step of the way when they intercede on the behalf of American homeowners.) Tj /F189 12.04 Tf -.48 -13.68 TD (AHGA urges the Commssioners to use their existing powers to the fullest. The real estate) Tj /F190 10.62 Tf 0.00 -13.68 TD (brokerage sector) Tj /F189 12.86 Tf 79.92 -.72 TD (, includig nationa, state ) Tj /F189 11.93 Tf 122.88 -.72 TD (and local trade associations) Tj /F189 11.82 Tf 131.28 -.96 TD (, MLSs) Tj /F189 11.84 Tf 35.28 -.24 TD (, and state real) Tj /F189 11.99 Tf -369.36 -11.52 TD (estate commissions) Tj /F189 11.80 Tf 93.12 -.48 TD (, which ) Tj /F189 13.40 Tf 37.68 -.48 TD (oftn act ) Tj /F189 12.11 Tf 43.92 -.24 TD (as shadow agents for the aforementioned organzations, do) Tj /F189 12.03 Tf -175.20 -12.24 TD (not solicit) Tj /F189 11.97 Tf 48.00 -.48 TD (, welcome) Tj /F190 10.17 Tf 49.68 -.24 TD (, and ) Tj /F191 8.11 Tf 25.44 0.00 TD (refue to consider ) Tj /F190 10.85 Tf 87.60 -.96 TD (the recommendations of consumer organzations.) Tj /F189 11.89 Tf -210.24 -12.24 TD (They fight the ) Tj /F191 7.92 Tf 70.32 -.48 TD (effort of ) Tj /F189 11.91 Tf 47.52 -.24 TD (FTC and DoJ to protect the interests of American homeowners. As Mr.) Tj /F191 9.98 Tf -118.56 -12.96 TD (Lita fuher recommended) Tj /F190 15.02 Tf 132.00 491.52 TD (, ") Tj /F189 11.97 Tf 13.68 -492.48 TD (multiple listing services must provide all properly licensed brokers) Tj /F189 11.90 Tf -145.68 -12.96 TD (access to the ) Tj /F190 11.33 Tf 63.12 -.48 TD (maketplace on ) Tj /F189 12.47 Tf 76.80 -.48 TD (equal terms.... \(and\)... make ) Tj /F191 8.59 Tf 142.32 -.96 TD (markets more effcient) Tj /F189 12.24 Tf 108.24 -.48 TD (, but only if) Tj /F189 12.03 Tf -390.96 -11.28 TD (they don) Tj /F189 12.12 Tf 43.68 -.48 TD (t discourage ) Tj /F191 8.70 Tf 61.92 -.24 TD (entr by ) Tj /F190 10.83 Tf 41.76 -.24 TD (new competitors.) Tj /F189 11.94 Tf -146.88 -26.64 TD (The real estate services ) Tj /F191 8.57 Tf 114.00 -.96 TD (industr \(nationa and ) Tj /F189 11.96 Tf 108.00 -.72 TD (state real estate services trade associations and) Tj /F189 11.99 Tf -222.48 -12.48 TD (multiple ) Tj /F191 8.55 Tf 42.96 -.24 TD (listg serices\) has been ) Tj /F189 11.86 Tf 123.12 -.96 TD (systematically ) Tj /F189 13.89 Tf 70.80 -.48 TD (pursuig ) Tj /F189 11.98 Tf 45.12 -.24 TD (protectionist and anticompetitive) Tj /F190 11.28 Tf -282.00 -11.52 TD (reguatory and legislative initiatives. ) Tj /F189 11.91 Tf 178.08 -1.44 TD (These efforts are intended to ) Tj /F190 11.78 Tf 139.20 -.72 TD (thwar the natual evolution of) Tj /F190 11.02 Tf -317.28 -11.76 TD (a competitive maketplace and protect the market shae ) Tj /F190 10.96 Tf 267.60 -1.92 TD (of the ) Tj /F189 18.67 Tf 30.48 -.24 TD (domit ) Tj /F189 11.97 Tf 48.24 0.00 TD (real estate services) Tj /F189 11.95 Tf -346.56 -12.00 TD (business model ) Tj /F191 8.03 Tf 76.32 -.48 TD (tht existed ) Tj /F189 12.02 Tf 57.84 -.24 TD (prior to the ) Tj /F190 12.31 Tf 56.40 -.48 TD (inuence of ) Tj /F189 11.98 Tf 60.24 -.48 TD (the Internet on the business models of many) Tj /F189 11.96 Tf -250.80 -12.00 TD (brokerage sectors. The record in this case clearly proves the anticompetitive ) Tj /F191 9.29 Tf 366.72 -2.16 TD (natue and) Tj /F189 12.32 Tf -366.96 -11.52 TD (objectives ofRealcomp) Tj /F191 7.34 Tf 117.36 -.72 TD (s effort. In the ) Tj /F189 12.28 Tf 74.88 -.48 TD (record of ths case the FTC Commssioners have more) Tj /F189 12.00 Tf -192.48 -12.72 TD (than sufficient ) Tj /F189 12.38 Tf 72.00 -.48 TD (inormation to reverse ) Tj /F189 11.97 Tf 108.96 -.72 TD (the initial decision.) Tj /F191 7.95 Tf -180.96 -26.40 TD (The reason that effort of ) Tj /F190 10.75 Tf 124.08 -.96 TD (the real estae brokerage sector to protect high commission rates have) Tj /F191 8.12 Tf -124.56 -12.72 TD (not been totaly ) Tj /F190 10.88 Tf 78.00 -.48 TD (successfu is that the 鶹ý Trade Commssion and the U.) 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3257 0 obj <> endobj 3258 0 obj <> endobj 3259 0 obj <> endobj 3260 0 obj <> endobj 3261 0 obj <>stream H\͎0 gn&mĘż}}.dzEg|n||1bnhxsݐ M24,Ie~5t}}zzh?&Ymn ״6xOa1V.<uMϻd coS\טUMն,k[\Zy;6@S`GSI=^AP$(^VBpQ FHh ڿTTTTTTTTTTTTTTTTQE!lzΪ:@ց$;(Kt(KʒH;"eIw(,V{t#a]t#NvЍAHn$,rx\%, (ټT={mI~+GA^a9K˯9^[9Qg/W<{{HWQ_?=s<& 'ۈ yNLƤ .Nnot'2e0tez endstream endobj 3262 0 obj <>stream H\0E/"fHb V>8T(W؎|c&1 gv}3pB4x 4]oZYosv0]Lyz7/.N_g6˿OMb^~7^c?+d_F?# `Fxlgvžo̹՛mONlx%xU`KU (( J*JO jgAP!hQ@P>@@P>@P>@P>@P>@P>@P>@P>@P>@P>@P>@P>@P>@P>@P>UͦlWrQYC:PceI8 *ʒ𲃲$ҎH@YeUxn$ n$(ЍD Fb+\¢+U߳ _V,roKGJR#%a/{%{k9y){yUγ_Ѻg/xz%3'crpp=SOS^2ehqJu}|NqyʤO}`1\b/ endstream endobj 3263 0 obj <>stream H\0E3_gX.ŴUΞ!MRi2}"WF'˟_}74cMm ќ38ta^IK=fy:||rvY3-^<|o܅}4Mlĩ~xǷxl~Yx~o%\Ir04:!Nuڽٵ>}ߚ)6˙S7'f#p l6 <<)%*P A' ' (4 D@K ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( (*Jfs+(s T!l(K⾃$MN$,,#PDzGA@YUޣ  g7n$, t#vx=F~u6(bJll׶y[uR.`/k{I8,G˯@^~-GɞZN^^^rK"^^G ̉r.~*ܦ)/28>~LqyʤO}+7dL endstream endobj 3264 0 obj <>stream H\͎0 gn&mĘż}}.dzEg|n||1bnhxsݐ M24,Ie~5t}}zzh?&Ymn ״6xOa1V.<uMϻd coS\טUMն,k[\Zy;6@S`GSI=^AP$(^VBpQ FHh ڿTTTTTTTTTTTTTTTTQE!lzΪ:@ց$;(Kt(KʒH;"eIw(,V{t#a]t#NvЍAHn$,rx\%, (ټT={mI~+GA^a9K˯9^[9Qg/W<{{HWQ_?=s<& 'ۈ yNLƤ .Nnot'2e0tez endstream endobj 3265 0 obj <>stream H\0E3_gX.ŴUΞ!MRi2}"WF'˟_}74cMm ќ38ta^IK=fy:||rvY3-^<|o܅}4Mlĩ~xǷxl~Yx~o%\Ir04:!Nuڽٵ>}ߚ)6˙S7'f#p l6 <<)%*P A' ' (4 D@K ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( (*Jfs+(s T!l(K⾃$MN$,,#PDzGA@YUޣ  g7n$, t#vx=F~u6(bJll׶y[uR.`/k{I8,G˯@^~-GɞZN^^^rK"^^G ̉r.~*ܦ)/28>~LqyʤO}+7dL endstream endobj 3266 0 obj <>stream H\0E/"fHb V>8T(W؎|c&1 gv}3pB4x 4]oZYosv0]Lyz7/.N_g6˿OMb^~7^c?+d_F?# `Fxlgvžo̹՛mONlx%xU`KU (( J*JO jgAP!hQ@P>@@P>@P>@P>@P>@P>@P>@P>@P>@P>@P>@P>@P>@P>@P>UͦlWrQYC:PceI8 *ʒ𲃲$ҎH@YeUxn$ n$(ЍD Fb+\¢+U߳ _V,roKGJR#%a/{%{k9y){yUγ_Ѻg/xz%3'crpp=SOS^2ehqJu}|NqyʤO}`1\b/ endstream endobj 3267 0 obj <>stream H\0E @zmfӸ$=MRI.;7Iؘ<*/MuNGu~,Ȩ-􃛋2[c7)ʗn˫zeQP!vEm q[Z2w)ͤm/nꆨŋJ~?ōX4Z麶coMk'7]h ;88*jZ `pN+UA  >*H რ >*H რ >*H რ >*H0PQ6"$Pc@cdqMKՐšH;"dqw v{pápaw H;,ph:=qu4TG浨oj5\,z٣8rv/H 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JRRxjZ3Y@h"AT%hPPPPPPPPPPPPPPPPGh9ە\pֹ*p%AYΦ '@Y^vPD (K" \QэuAvЍA7H;<HXlt#:KXQy{6V6kۊEZ<{:r~)H _5r$#r `/d^~-'/e/yk9Z%^~zDyLNx iJKƣ -N :#OɲO tb endstream endobj 3272 0 obj <>stream H\0E3_gX.ŴUΞ!MRi2}"WF'˟_}74cMm ќ38ta^IK=fy:||rvY3-^<|o܅}4Mlĩ~xǷxl~Yx~o%\Ir04:!Nuڽٵ>}ߚ)6˙S7'f#p l6 <<)%*P A' ' (4 D@K ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( (*Jfs+(s T!l(K⾃$MN$,,#PDzGA@YUޣ  g7n$, t#vx=F~u6(bJll׶y[uR.`/k{I8,G˯@^~-GɞZN^^^rK"^^G ̉r.~*ܦ)/28>~LqyʤO}+7dL endstream endobj 3273 0 obj <>stream H\0E @zmfӸ$=MRI.;7Iؘ<*/MuNGu~,Ȩ-􃛋2[c7)ʗn˫zeQP!vEm q[Z2w)ͤm/nꆨŋJ~?ōX4Z麶coMk'7]h ;88*jZ `pN+UA  >*H რ >*H რ >*H რ >*H0PQ6"$Pc@cdqMKՐšH;"dqw v{pápaw H;,ph:=qu4TG浨oj5\,z٣8rv/H >^#es9@/AE/Kˊrl.8]%3&cr``(_4xL”6Ii)>Ed endstream endobj 3274 0 obj <>stream H\0E/"fHb V>8T(W؎|c&1 gv}3pB4x 4]oZYosv0]Lyz7/.N_g6˿OMb^~7^c?+d_F?# `Fxlgvžo̹՛mONlx%xU`KU (( J*JO jgAP!hQ@P>@@P>@P>@P>@P>@P>@P>@P>@P>@P>@P>@P>@P>@P>@P>UͦlWrQYC:PceI8 *ʒ𲃲$ҎH@YeUxn$ n$(ЍD Fb+\¢+U߳ _V,roKGJR#%a/{%{k9y){yUγ_Ѻg/xz%3'crpp=SOS^2ehqJu}|NqyʤO}`1\b/ endstream endobj 3275 0 obj <>stream H\0E3_gX.ŴUΞ!MRi2}"WF'˟_}74cMm ќ38ta^IK=fy:||rvY3-^<|o܅}4Mlĩ~xǷxl~Yx~o%\Ir04:!Nuڽٵ>}ߚ)6˙S7'f#p l6 <<)%*P A' ' (4 D@K ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( (*Jfs+(s T!l(K⾃$MN$,,#PDzGA@YUޣ  g7n$, t#vx=F~u6(bJll׶y[uR.`/k{I8,G˯@^~-GɞZN^^^rK"^^G ̉r.~*ܦ)/28>~LqyʤO}+7dL endstream endobj 3276 0 obj <>stream H\0E @zmfӸ$=MRI.;7Iؘ<*/MuNGu~,Ȩ-􃛋2[c7)ʗn˫zeQP!vEm q[Z2w)ͤm/nꆨŋJ~?ōX4Z麶coMk'7]h ;88*jZ `pN+UA  >*H რ >*H რ >*H რ >*H0PQ6"$Pc@cdqMKՐšH;"dqw v{pápaw H;,ph:=qu4TG浨oj5\,z٣8rv/H >^#es9@/AE/Kˊrl.8]%3&cr``(_4xL”6Ii)>Ed endstream endobj 3277 0 obj <>stream H\0E/"fHb V>8T(W؎|c&1 gv}3pB4x 4]oZYosv0]Lyz7/.N_g6˿OMb^~7^c?+d_F?# `Fxlgvžo̹՛mONlx%xU`KU (( J*JO jgAP!hQ@P>@@P>@P>@P>@P>@P>@P>@P>@P>@P>@P>@P>@P>@P>@P>UͦlWrQYC:PceI8 *ʒ𲃲$ҎH@YeUxn$ n$(ЍD Fb+\¢+U߳ _V,roKGJR#%a/{%{k9y){yUγ_Ѻg/xz%3'crpp=SOS^2ehqJu}|NqyʤO}`1\b/ endstream endobj 3278 0 obj <>stream H\0E/gE|@b .bڪ7" ! }}_ ±+_}7x41]/1&sL/Li&a(|~y߷ϼxw5ISghIcן/~]6 oX!ݼoL$K`J4:ПRvgm+Rf6̱՛mgvV <<)&X+!(PT +G *4 $@K ( ; ( ( ( ( ( ( ( ( ( ( ( ( ( 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H\0E3_gX.ŴUΞ!MRi2}"WF'˟_}74cMm ќ38ta^IK=fy:||rvY3-^<|o܅}4Mlĩ~xǷxl~Yx~o%\Ir04:!Nuڽٵ>}ߚ)6˙S7'f#p l6 <<)%*P A' ' (4 D@K ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( (*Jfs+(s T!l(K⾃$MN$,,#PDzGA@YUޣ  g7n$, t#vx=F~u6(bJll׶y[uR.`/k{I8,G˯@^~-GɞZN^^^rK"^^G ̉r.~*ܦ)/28>~LqyʤO}+7dL endstream endobj 3283 0 obj <>stream H\͎0 gn&mĘż}}.dzEg|n||1bnhxsݐ M24,Ie~5t}}zzh?&Ymn ״6xOa1V.<uMϻd coS\טUMն,k[\Zy;6@S`GSI=^AP$(^VBpQ FHh ڿTTTTTTTTTTTTTTTTQE!lzΪ:@ց$;(Kt(KʒH;"eIw(,V{t#a]t#NvЍAHn$,rx\%, (ټT={mI~+GA^a9K˯9^[9Qg/W<{{HWQ_?=s<& 'ۈ yNLƤ .Nnot'2e0tez endstream endobj 3284 0 obj <>stream H\0E/"fHb V>8T(W؎|c&1 gv}3pB4x 4]oZYosv0]Lyz7/.N_g6˿OMb^~7^c?+d_F?# `Fxlgvžo̹՛mOP86^ ^l( JRRxjZ3Y@h"AT%hPPPPPPPPPPPPPPPPGh9ە\pֹ*p%AYΦ '@Y^vPD (K" \QэuAvЍA7H;<HXlt#:KXQy{6V6kۊEZ<{:r~)H _5r$#r `/d^~-'/e/yk9Z%^~zDyLNx iJKƣ -N :#OɲO tb endstream endobj 3285 0 obj <>stream H\͎0 gn&mĘż}}.dzEg|n||1bnhxsݐ M24,Ie~5t}}zzh?&Ymn ״6xOa1V.<uMϻd coS\טUMն,k[\Zy;6@S`GSI=^AP$(^VBpQ FHh ڿTTTTTTTTTTTTTTTTQE!lzΪ:@ց$;(Kt(KʒH;"eIw(,V{t#a]t#NvЍAHn$,rx\%, (ټT={mI~+GA^a9K˯9^[9Qg/W<{{HWQ_?=s<& 'ۈ yNLƤ .Nnot'2e0tez endstream endobj 3286 0 obj <>stream H\0E/"fHb V>8T(W؎|c&1 gv}3pB4x 4]oZYosv0]Lyz7/.N_g6˿OMb^~7^c?+d_F?# `Fxlgvžo̹՛mOP86^ ^l( JRRxjZ3Y@h"AT%hPPPPPPPPPPPPPPPPGh9ە\pֹ*p%AYΦ '@Y^vPD (K" \QэuAvЍA7H;<HXlt#:KXQy{6V6kۊEZ<{:r~)H _5r$#r `/d^~-'/e/yk9Z%^~zDyLNx iJKƣ -N :#OɲO tb endstream endobj 3287 0 obj <>stream H\0E3_gX.ŴUΞ!MRi2}"WF'˟_}74cMm ќ38ta^IK=fy:||rvY3-^<|o܅}4Mlĩ~xǷxl~Yx~o%\Ir04:!Nuڽٵ>}ߚ)6˙S7'f#p l6 <<)%*P A' ' (4 D@K ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( (*Jfs+(s T!l(K⾃$MN$,,#PDzGA@YUޣ  g7n$, t#vx=F~u6(bJll׶y[uR.`/k{I8,G˯@^~-GɞZN^^^rK"^^G ̉r.~*ܦ)/28>~LqyʤO}+7dL endstream endobj 3288 0 obj <>stream H\͎0 gn&mĘż}}.dzEg|n||1bnhxsݐ M24,Ie~5t}}zzh?&Ymn ״6xOa1V.<uMϻd coS\טUMն,k[\Zy;6@S`GSI=^AP$(^VBpQ FHh ڿTTTTTTTTTTTTTTTTQE!lzΪ:@ց$;(Kt(KʒH;"eIw(,V{t#a]t#NvЍAHn$,rx\%, (ټT={mI~+GA^a9K˯9^[9Qg/W<{{HWQ_?=s<& 'ۈ yNLƤ .Nnot'2e0tez endstream endobj 3289 0 obj <>stream H\0E/"fHb V>8T(W؎|c&1 gv}3pB4x 4]oZYosv0]Lyz7/.N_g6˿OMb^~7^c?+d_F?# `Fxlgvžo̹՛mOP86^ ^l( JRRxjZ3Y@h"AT%hPPPPPPPPPPPPPPPPGh9ە\pֹ*p%AYΦ '@Y^vPD (K" \QэuAvЍA7H;<HXlt#:KXQy{6V6kۊEZ<{:r~)H _5r$#r `/d^~-'/e/yk9Z%^~zDyLNx iJKƣ -N :#OɲO tb endstream endobj 3290 0 obj <>stream H\0E3_gX.ŴUΞ!MRi2}"WF'˟_}74cMm ќ38ta^IK=fy:||rvY3-^<|o܅}4Mlĩ~xǷxl~Yx~o%\Ir04:!Nuڽٵ>}ߚ)6˙S7'f#p l6 <<)%*P A' ' (4 D@K ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( (*Jfs+(s T!l(K⾃$MN$,,#PDzGA@YUޣ  g7n$, t#vx=F~u6(bJll׶y[uR.`/k{I8,G˯@^~-GɞZN^^^rK"^^G ̉r.~*ܦ)/28>~LqyʤO}+7dL endstream endobj 3291 0 obj <>stream H\0E3_gX.ŴUΞ!MRi2}"WF'˟_}74cMm ќ38ta^IK=fy:||rvY3-^<|o܅}4Mlĩ~xǷxl~Yx~o%\Ir04:!Nuڽٵ>}ߚ)6˙S7'f#p l6 <<)%*P A' ' (4 D@K ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( (*Jfs+(s T!l(K⾃$MN$,,#PDzGA@YUޣ  g7n$, t#vx=F~u6(bJll׶y[uR.`/k{I8,G˯@^~-GɞZN^^^rK"^^G ̉r.~*ܦ)/28>~LqyʤO}+7dL endstream endobj 3292 0 obj <>stream H\0E/"fHb V>8T(W؎|c&1 gv}3pB4x 4]oZYosv0]Lyz7/.N_g6˿OMb^~7^c?+d_F?# `Fxlgvžo̹՛mOP86^ ^l( JRRxjZ3Y@h"AT%hPPPPPPPPPPPPPPPPGh9ە\pֹ*p%AYΦ '@Y^vPD (K" \QэuAvЍA7H;<HXlt#:KXQy{6V6kۊEZ<{:r~)H _5r$#r `/d^~-'/e/yk9Z%^~zDyLNx iJKƣ -N :#OɲO tb endstream endobj 3293 0 obj <>stream H\͎0 gn&mĘż}}.dzEg|n||1bnhxsݐ M24,Ie~5t}}zzh?&Ymn ״6xOa1V.<uMϻd coS\טUMն,k[\Zy;6@S`GSI=^AP$(^VBpQ FHh ڿTTTTTTTTTTTTTTTTQE!lzΪ:@ց$;(Kt(KʒH;"eIw(,V{t#a]t#NvЍAHn$,rx\%, (ټT={mI~+GA^a9K˯9^[9Qg/W<{{HWQ_?=s<& 'ۈ yNLƤ .Nnot'2e0tez endstream endobj 3294 0 obj <>stream H\͎0 gn&mĘż}}.dzEg|n||1bnhxsݐ M24,Ie~5t}}zzh?&Ymn ״6xOa1V.<uMϻd coS\טUMն,k[\Zy;6@S`GSI=^AP$(^VBpQ FHh ڿTTTTTTTTTTTTTTTTQE!lzΪ:@ց$;(Kt(KʒH;"eIw(,V{t#a]t#NvЍAHn$,rx\%, (ټT={mI~+GA^a9K˯9^[9Qg/W<{{HWQ_?=s<& 'ۈ yNLƤ .Nnot'2e0tez endstream endobj 3295 0 obj <>stream H\0E/"fHb V>8T(W؎|c&1 gv}3pB4x 4]oZYosv0]Lyz7/.N_g6˿OMb^~7^c?+d_F?# `Fxlgvžo̹՛mOP86^ ^l( JRRxjZ3Y@h"AT%hPPPPPPPPPPPPPPPPGh9ە\pֹ*p%AYΦ '@Y^vPD (K" \QэuAvЍA7H;<HXlt#:KXQy{6V6kۊEZ<{:r~)H _5r$#r `/d^~-'/e/yk9Z%^~zDyLNx iJKƣ -N :#OɲO tb endstream endobj 3296 0 obj <>stream H\0E3_gX.ŴUΞ!MRi2}"WF'˟_}74cMm ќ38ta^IK=fy:||rvY3-^<|o܅}4Mlĩ~xǷxl~Yx~o%\Ir04:!Nuڽٵ>}ߚ)6˙S7'f#p l6 <<)%*P A' ' (4 D@K ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( (*Jfs+(s T!l(K⾃$MN$,,#PDzGA@YUޣ  g7n$, t#vx=F~u6(bJll׶y[uR.`/k{I8,G˯@^~-GɞZN^^^rK"^^G ̉r.~*ܦ)/28>~LqyʤO}+7dL endstream endobj 3297 0 obj <>stream H\͎0 gn&mĘż}}.dzEg|n||1bnhxsݐ M24,Ie~5t}}zzh?&Ymn ״6xOa1V.<uMϻd coS\טUMն,k[\Zy;6@S`GSI=^AP$(^VBpQ FHh ڿTTTTTTTTTTTTTTTTQE!lzΪ:@ց$;(Kt(KʒH;"eIw(,V{t#a]t#NvЍAHn$,rx\%, (ټT={mI~+GA^a9K˯9^[9Qg/W<{{HWQ_?=s<& 'ۈ yNLƤ .Nnot'2e0tez endstream endobj 3298 0 obj <>stream H\0E/"fHb V>8T(W؎|c&1 gv}3pB4x 4]oZYosv0]Lyz7/.N_g6˿OMb^~7^c?+d_F?# `Fxlgvžo̹՛mOP86^ ^l( JRRxjZ3Y@h"AT%hPPPPPPPPPPPPPPPPGh9ە\pֹ*p%AYΦ '@Y^vPD (K" \QэuAvЍA7H;<HXlt#:KXQy{6V6kۊEZ<{:r~)H _5r$#r `/d^~-'/e/yk9Z%^~zDyLNx iJKƣ -N :#OɲO tb endstream endobj 3299 0 obj <>stream H\0E3_gX.ŴUΞ!MRi2}"WF'˟_}74cMm ќ38ta^IK=fy:||rvY3-^<|o܅}4Mlĩ~xǷxl~Yx~o%\Ir04:!Nuڽٵ>}ߚ)6˙S7'f#p l6 <<)%*P A' ' (4 D@K ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( (*Jfs+(s T!l(K⾃$MN$,,#PDzGA@YUޣ  g7n$, t#vx=F~u6(bJll׶y[uR.`/k{I8,G˯@^~-GɞZN^^^rK"^^G ̉r.~*ܦ)/28>~LqyʤO}+7dL endstream endobj 3300 0 obj <>stream H\͎0 gn&mĘż}}.dzEg|n||1bnhxsݐ M24,Ie~5t}}zzh?&Ymn ״6xOa1V.<uMϻd coS\טUMն,k[\Zy;6@S`GSI=^AP$(^VBpQ FHh ڿTTTTTTTTTTTTTTTTQE!lzΪ:@ց$;(Kt(KʒH;"eIw(,V{t#a]t#NvЍAHn$,rx\%, (ټT={mI~+GA^a9K˯9^[9Qg/W<{{HWQ_?=s<& 'ۈ yNLƤ .Nnot'2e0tez endstream endobj 3301 0 obj <>stream H\0E3_gX.ŴUΞ!MRi2}"WF'˟_}74cMm ќ38ta^IK=fy:||rvY3-^<|o܅}4Mlĩ~xǷxl~Yx~o%\Ir04:!Nuڽٵ>}ߚ)6˙S7'f#p l6 <<)%*P A' ' (4 D@K ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( (*Jfs+(s T!l(K⾃$MN$,,#PDzGA@YUޣ  g7n$, t#vx=F~u6(bJll׶y[uR.`/k{I8,G˯@^~-GɞZN^^^rK"^^G ̉r.~*ܦ)/28>~LqyʤO}+7dL endstream endobj 3302 0 obj <>stream H\0E/"fHb V>8T(W؎|c&1 gv}3pB4x 4]oZYosv0]Lyz7/.N_g6˿OMb^~7^c?+d_F?# `Fxlgvžo̹՛mOP86^ ^l( JRRxjZ3Y@h"AT%hPPPPPPPPPPPPPPPPGh9ە\pֹ*p%AYΦ '@Y^vPD (K" \QэuAvЍA7H;<HXlt#:KXQy{6V6kۊEZ<{:r~)H _5r$#r `/d^~-'/e/yk9Z%^~zDyLNx iJKƣ -N :#OɲO tb endstream endobj 3303 0 obj <>stream H\͎0 gn&mĘż}}.dzEg|n||1bnhxsݐ M24,Ie~5t}}zzh?&Ymn ״6xOa1V.<uMϻd coS\טUMն,k[\Zy;6@S`GSI=^AP$(^VBpQ FHh ڿTTTTTTTTTTTTTTTTQE!lzΪ:@ց$;(Kt(KʒH;"eIw(,V{t#a]t#NvЍAHn$,rx\%, (ټT={mI~+GA^a9K˯9^[9Qg/W<{{HWQ_?=s<& 'ۈ yNLƤ .Nnot'2e0tez endstream endobj 3304 0 obj <>stream H\0E3_gX.ŴUΞ!MRi2}"WF'˟_}74cMm ќ38ta^IK=fy:||rvY3-^<|o܅}4Mlĩ~xǷxl~Yx~o%\Ir04:!Nuڽٵ>}ߚ)6˙S7'f#p l6 <<)%*P A' ' (4 D@K ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( (*Jfs+(s T!l(K⾃$MN$,,#PDzGA@YUޣ  g7n$, t#vx=F~u6(bJll׶y[uR.`/k{I8,G˯@^~-GɞZN^^^rK"^^G ̉r.~*ܦ)/28>~LqyʤO}+7dL endstream endobj 3305 0 obj <>stream H\0E/"fHb V>8T(W؎|c&1 gv}3pB4x 4]oZYosv0]Lyz7/.N_g6˿OMb^~7^c?+d_F?# `Fxlgvžo̹՛mOP86^ ^l( JRRxjZ3Y@h"AT%hPPPPPPPPPPPPPPPPGh9ە\pֹ*p%AYΦ '@Y^vPD (K" \QэuAvЍA7H;<HXlt#:KXQy{6V6kۊEZ<{:r~)H _5r$#r `/d^~-'/e/yk9Z%^~zDyLNx iJKƣ -N :#OɲO tb endstream endobj 3306 0 obj <>stream H\͎0 gn&mĘż}}.dzEg|n||1bnhxsݐ M24,Ie~5t}}zzh?&Ymn ״6xOa1V.<uMϻd coS\טUMն,k[\Zy;6@S`GSI=^AP$(^VBpQ FHh ڿTTTTTTTTTTTTTTTTQE!lzΪ:@ց$;(Kt(KʒH;"eIw(,V{t#a]t#NvЍAHn$,rx\%, (ټT={mI~+GA^a9K˯9^[9Qg/W<{{HWQ_?=s<& 'ۈ yNLƤ .Nnot'2e0tez endstream endobj 3307 0 obj <>stream H\0E/"fHb V>8T(W؎|c&1 gv}3pB4x 4]oZYosv0]Lyz7/.N_g6˿OMb^~7^c?+d_F?# `Fxlgvžo̹՛mOP86^ ^l( JRRxjZ3Y@h"AT%hPPPPPPPPPPPPPPPPGh9ە\pֹ*p%AYΦ '@Y^vPD (K" \QэuAvЍA7H;<HXlt#:KXQy{6V6kۊEZ<{:r~)H _5r$#r `/d^~-'/e/yk9Z%^~zDyLNx iJKƣ -N :#OɲO tb endstream endobj 3308 0 obj <>stream H\0E3_gX.ŴUΞ!MRi2}"WF'˟_}74cMm ќ38ta^IK=fy:||rvY3-^<|o܅}4Mlĩ~xǷxl~Yx~o%\Ir04:!Nuڽٵ>}ߚ)6˙S7'f#p l6 <<)%*P A' ' (4 D@K ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( (*Jfs+(s T!l(K⾃$MN$,,#PDzGA@YUޣ  g7n$, t#vx=F~u6(bJll׶y[uR.`/k{I8,G˯@^~-GɞZN^^^rK"^^G ̉r.~*ܦ)/28>~LqyʤO}+7dL endstream endobj 3309 0 obj <>stream H\͎0 gn&mĘż}}.dzEg|n||1bnhxsݐ M24,Ie~5t}}zzh?&Ymn ״6xOa1V.<uMϻd coS\טUMն,k[\Zy;6@S`GSI=^AP$(^VBpQ FHh ڿTTTTTTTTTTTTTTTTQE!lzΪ:@ց$;(Kt(KʒH;"eIw(,V{t#a]t#NvЍAHn$,rx\%, (ټT={mI~+GA^a9K˯9^[9Qg/W<{{HWQ_?=s<& 'ۈ yNLƤ .Nnot'2e0tez endstream endobj 3310 0 obj <>stream H\0E3_gX.ŴUΞ!MRi2}"WF'˟_}74cMm ќ38ta^IK=fy:||rvY3-^<|o܅}4Mlĩ~xǷxl~Yx~o%\Ir04:!Nuڽٵ>}ߚ)6˙S7'f#p l6 <<)%*P A' ' (4 D@K ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( (*Jfs+(s T!l(K⾃$MN$,,#PDzGA@YUޣ  g7n$, t#vx=F~u6(bJll׶y[uR.`/k{I8,G˯@^~-GɞZN^^^rK"^^G 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( ( ( (*Jfs+(s T!l(K⾃$MN$,,#PDzGA@YUޣ  g7n$, t#vx=F~u6(bJll׶y[uR.`/k{I8,G˯@^~-GɞZN^^^rK"^^G ̉r.~*ܦ)/28>~LqyʤO}+7dL endstream endobj 3315 0 obj <>stream H\͎0 gn&mĘż}}.dzEg|n||1bnhxsݐ M24,Ie~5t}}zzh?&Ymn ״6xOa1V.<uMϻd coS\טUMն,k[\Zy;6@S`GSI=^AP$(^VBpQ FHh ڿTTTTTTTTTTTTTTTTQE!lzΪ:@ց$;(Kt(KʒH;"eIw(,V{t#a]t#NvЍAHn$,rx\%, (ټT={mI~+GA^a9K˯9^[9Qg/W<{{HWQ_?=s<& 'ۈ yNLƤ .Nnot'2e0tez endstream endobj 3316 0 obj <>stream H\0E/"fHb V>8T(W؎|c&1 gv}3pB4x 4]oZYosv0]Lyz7/.N_g6˿OMb^~7^c?+d_F?# `Fxlgvžo̹՛mOP86^ ^l( JRRxjZ3Y@h"AT%hPPPPPPPPPPPPPPPPGh9ە\pֹ*p%AYΦ '@Y^vPD (K" \QэuAvЍA7H;<HXlt#:KXQy{6V6kۊEZ<{:r~)H _5r$#r `/d^~-'/e/yk9Z%^~zDyLNx iJKƣ -N :#OɲO tb endstream endobj 3317 0 obj <>stream H\0E3_gX.ŴUΞ!MRi2}"WF'˟_}74cMm ќ38ta^IK=fy:||rvY3-^<|o܅}4Mlĩ~xǷxl~Yx~o%\Ir04:!Nuڽٵ>}ߚ)6˙S7'f#p l6 <<)%*P A' ' (4 D@K ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( (*Jfs+(s T!l(K⾃$MN$,,#PDzGA@YUޣ  g7n$, t#vx=F~u6(bJll׶y[uR.`/k{I8,G˯@^~-GɞZN^^^rK"^^G ̉r.~*ܦ)/28>~LqyʤO}+7dL endstream endobj 3318 0 obj <>stream H\͎0 gn&mĘż}}.dzEg|n||1bnhxsݐ M24,Ie~5t}}zzh?&Ymn ״6xOa1V.<uMϻd coS\טUMն,k[\Zy;6@S`GSI=^AP$(^VBpQ FHh ڿTTTTTTTTTTTTTTTTQE!lzΪ:@ց$;(Kt(KʒH;"eIw(,V{t#a]t#NvЍAHn$,rx\%, (ټT={mI~+GA^a9K˯9^[9Qg/W<{{HWQ_?=s<& 'ۈ yNLƤ .Nnot'2e0tez endstream endobj 3319 0 obj <>stream H\0E3_gX.ŴUΞ!MRi2}"WF'˟_}74cMm ќ38ta^IK=fy:||rvY3-^<|o܅}4Mlĩ~xǷxl~Yx~o%\Ir04:!Nuڽٵ>}ߚ)6˙S7'f#p l6 <<)%*P A' ' (4 D@K ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( (*Jfs+(s T!l(K⾃$MN$,,#PDzGA@YUޣ  g7n$, t#vx=F~u6(bJll׶y[uR.`/k{I8,G˯@^~-GɞZN^^^rK"^^G ̉r.~*ܦ)/28>~LqyʤO}+7dL endstream endobj 3320 0 obj <>stream H\0E/"fHb V>8T(W؎|c&1 gv}3pB4x 4]oZYosv0]Lyz7/.N_g6˿OMb^~7^c?+d_F?# `Fxlgvžo̹՛mOP86^ ^l( JRRxjZ3Y@h"AT%hPPPPPPPPPPPPPPPPGh9ە\pֹ*p%AYΦ '@Y^vPD (K" \QэuAvЍA7H;<HXlt#:KXQy{6V6kۊEZ<{:r~)H _5r$#r `/d^~-'/e/yk9Z%^~zDyLNx iJKƣ -N :#OɲO tb endstream endobj 3321 0 obj <>stream H\͎0 gn&mĘż}}.dzEg|n||1bnhxsݐ M24,Ie~5t}}zzh?&Ymn ״6xOa1V.<uMϻd coS\טUMն,k[\Zy;6@S`GSI=^AP$(^VBpQ FHh ڿTTTTTTTTTTTTTTTTQE!lzΪ:@ց$;(Kt(KʒH;"eIw(,V{t#a]t#NvЍAHn$,rx\%, (ټT={mI~+GA^a9K˯9^[9Qg/W<{{HWQ_?=s<& 'ۈ yNLƤ .Nnot'2e0tez endstream endobj 3322 0 obj <>stream H\0E/"fHb V>8T(W؎|c&1 gv}3pB4x 4]oZYosv0]Lyz7/.N_g6˿OMb^~7^c?+d_F?# `Fxlgvžo̹՛mOP86^ ^l( JRRxjZ3Y@h"AT%hPPPPPPPPPPPPPPPPGh9ە\pֹ*p%AYΦ '@Y^vPD (K" \QэuAvЍA7H;<HXlt#:KXQy{6V6kۊEZ<{:r~)H _5r$#r `/d^~-'/e/yk9Z%^~zDyLNx iJKƣ -N :#OɲO tb endstream endobj 3323 0 obj <>stream H\0E3_gX.ŴUΞ!MRi2}"WF'˟_}74cMm ќ38ta^IK=fy:||rvY3-^<|o܅}4Mlĩ~xǷxl~Yx~o%\Ir04:!Nuڽٵ>}ߚ)6˙S7'f#p l6 <<)%*P A' ' (4 D@K ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( (*Jfs+(s T!l(K⾃$MN$,,#PDzGA@YUޣ  g7n$, t#vx=F~u6(bJll׶y[uR.`/k{I8,G˯@^~-GɞZN^^^rK"^^G ̉r.~*ܦ)/28>~LqyʤO}+7dL endstream endobj 3324 0 obj <>stream H\͎0 gn&mĘż}}.dzEg|n||1bnhxsݐ M24,Ie~5t}}zzh?&Ymn ״6xOa1V.<uMϻd coS\טUMն,k[\Zy;6@S`GSI=^AP$(^VBpQ FHh ڿTTTTTTTTTTTTTTTTQE!lzΪ:@ց$;(Kt(KʒH;"eIw(,V{t#a]t#NvЍAHn$,rx\%, (ټT={mI~+GA^a9K˯9^[9Qg/W<{{HWQ_?=s<& 'ۈ yNLƤ .Nnot'2e0tez endstream endobj 3325 0 obj <>stream H\0E3_gX.ŴUΞ!MRi2}"WF'˟_}74cMm ќ38ta^IK=fy:||rvY3-^<|o܅}4Mlĩ~xǷxl~Yx~o%\Ir04:!Nuڽٵ>}ߚ)6˙S7'f#p l6 <<)%*P A' ' (4 D@K ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( (*Jfs+(s T!l(K⾃$MN$,,#PDzGA@YUޣ  g7n$, t#vx=F~u6(bJll׶y[uR.`/k{I8,G˯@^~-GɞZN^^^rK"^^G ̉r.~*ܦ)/28>~LqyʤO}+7dL endstream endobj 3326 0 obj <>stream H\0E/"fHb V>8T(W؎|c&1 gv}3pB4x 4]oZYosv0]Lyz7/.N_g6˿OMb^~7^c?+d_F?# `Fxlgvžo̹՛mOP86^ ^l( JRRxjZ3Y@h"AT%hPPPPPPPPPPPPPPPPGh9ە\pֹ*p%AYΦ '@Y^vPD (K" \QэuAvЍA7H;<HXlt#:KXQy{6V6kۊEZ<{:r~)H _5r$#r `/d^~-'/e/yk9Z%^~zDyLNx iJKƣ -N :#OɲO tb endstream endobj 3327 0 obj <>stream H\͎0 gn&mĘż}}.dzEg|n||1bnhxsݐ M24,Ie~5t}}zzh?&Ymn ״6xOa1V.<uMϻd coS\טUMն,k[\Zy;6@S`GSI=^AP$(^VBpQ FHh ڿTTTTTTTTTTTTTTTTQE!lzΪ:@ց$;(Kt(KʒH;"eIw(,V{t#a]t#NvЍAHn$,rx\%, (ټT={mI~+GA^a9K˯9^[9Qg/W<{{HWQ_?=s<& 'ۈ yNLƤ .Nnot'2e0tez endstream endobj 3328 0 obj <>stream H\0E3_gX.ŴUΞ!MRi2}"WF'˟_}74cMm ќ38ta^IK=fy:||rvY3-^<|o܅}4Mlĩ~xǷxl~Yx~o%\Ir04:!Nuڽٵ>}ߚ)6˙S7'f#p l6 <<)%*P A' ' (4 D@K ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( (*Jfs+(s T!l(K⾃$MN$,,#PDzGA@YUޣ  g7n$, t#vx=F~u6(bJll׶y[uR.`/k{I8,G˯@^~-GɞZN^^^rK"^^G ̉r.~*ܦ)/28>~LqyʤO}+7dL endstream endobj 3329 0 obj <>stream H\0E/"fHb V>8T(W؎|c&1 gv}3pB4x 4]oZYosv0]Lyz7/.N_g6˿OMb^~7^c?+d_F?# `Fxlgvžo̹՛mOP86^ ^l( JRRxjZ3Y@h"AT%hPPPPPPPPPPPPPPPPGh9ە\pֹ*p%AYΦ '@Y^vPD (K" \QэuAvЍA7H;<HXlt#:KXQy{6V6kۊEZ<{:r~)H _5r$#r `/d^~-'/e/yk9Z%^~zDyLNx iJKƣ -N :#OɲO tb endstream endobj 3330 0 obj <>stream H\͎0 gn&mĘż}}.dzEg|n||1bnhxsݐ M24,Ie~5t}}zzh?&Ymn ״6xOa1V.<uMϻd coS\טUMն,k[\Zy;6@S`GSI=^AP$(^VBpQ FHh ڿTTTTTTTTTTTTTTTTQE!lzΪ:@ց$;(Kt(KʒH;"eIw(,V{t#a]t#NvЍAHn$,rx\%, (ټT={mI~+GA^a9K˯9^[9Qg/W<{{HWQ_?=s<& 'ۈ yNLƤ .Nnot'2e0tez endstream endobj 3331 0 obj <>stream H\0E/"fHb V>8T(W؎|c&1 gv}3pB4x 4]oZYosv0]Lyz7/.N_g6˿OMb^~7^c?+d_F?# `Fxlgvžo̹՛mOP86^ ^l( JRRxjZ3Y@h"AT%hPPPPPPPPPPPPPPPPGh9ە\pֹ*p%AYΦ '@Y^vPD (K" \QэuAvЍA7H;<HXlt#:KXQy{6V6kۊEZ<{:r~)H _5r$#r `/d^~-'/e/yk9Z%^~zDyLNx iJKƣ -N :#OɲO tb endstream endobj 3332 0 obj <>stream H\0E3_gX.ŴUΞ!MRi2}"WF'˟_}74cMm ќ38ta^IK=fy:||rvY3-^<|o܅}4Mlĩ~xǷxl~Yx~o%\Ir04:!Nuڽٵ>}ߚ)6˙S7'f#p l6 <<)%*P A' ' (4 D@K ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( (*Jfs+(s T!l(K⾃$MN$,,#PDzGA@YUޣ  g7n$, t#vx=F~u6(bJll׶y[uR.`/k{I8,G˯@^~-GɞZN^^^rK"^^G ̉r.~*ܦ)/28>~LqyʤO}+7dL endstream endobj 3333 0 obj <>stream H\͎0 gn&mĘż}}.dzEg|n||1bnhxsݐ M24,Ie~5t}}zzh?&Ymn ״6xOa1V.<uMϻd coS\טUMն,k[\Zy;6@S`GSI=^AP$(^VBpQ FHh ڿTTTTTTTTTTTTTTTTQE!lzΪ:@ց$;(Kt(KʒH;"eIw(,V{t#a]t#NvЍAHn$,rx\%, (ټT={mI~+GA^a9K˯9^[9Qg/W<{{HWQ_?=s<& 'ۈ yNLƤ .Nnot'2e0tez endstream endobj 3334 0 obj <>stream H\0E/"fHb V>8T(W؎|c&1 gv}3pB4x 4]oZYosv0]Lyz7/.N_g6˿OMb^~7^c?+d_F?# `Fxlgvžo̹՛mOP86^ ^l( JRRxjZ3Y@h"AT%hPPPPPPPPPPPPPPPPGh9ە\pֹ*p%AYΦ '@Y^vPD (K" \QэuAvЍA7H;<HXlt#:KXQy{6V6kۊEZ<{:r~)H _5r$#r `/d^~-'/e/yk9Z%^~zDyLNx iJKƣ -N :#OɲO tb endstream endobj 3335 0 obj <>stream H\0E3_gX.ŴUΞ!MRi2}"WF'˟_}74cMm ќ38ta^IK=fy:||rvY3-^<|o܅}4Mlĩ~xǷxl~Yx~o%\Ir04:!Nuڽٵ>}ߚ)6˙S7'f#p l6 <<)%*P A' ' (4 D@K ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( (*Jfs+(s T!l(K⾃$MN$,,#PDzGA@YUޣ  g7n$, t#vx=F~u6(bJll׶y[uR.`/k{I8,G˯@^~-GɞZN^^^rK"^^G ̉r.~*ܦ)/28>~LqyʤO}+7dL endstream endobj 3336 0 obj <>stream H\͎0 gn&mĘż}}.dzEg|n||1bnhxsݐ M24,Ie~5t}}zzh?&Ymn ״6xOa1V.<uMϻd coS\טUMն,k[\Zy;6@S`GSI=^AP$(^VBpQ FHh ڿTTTTTTTTTTTTTTTTQE!lzΪ:@ց$;(Kt(KʒH;"eIw(,V{t#a]t#NvЍAHn$,rx\%, (ټT={mI~+GA^a9K˯9^[9Qg/W<{{HWQ_?=s<& 'ۈ yNLƤ .Nnot'2e0tez endstream endobj 3337 0 obj <>stream H\0E3_gX.ŴUΞ!MRi2}"WF'˟_}74cMm ќ38ta^IK=fy:||rvY3-^<|o܅}4Mlĩ~xǷxl~Yx~o%\Ir04:!Nuڽٵ>}ߚ)6˙S7'f#p l6 <<)%*P A' ' (4 D@K ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( (*Jfs+(s T!l(K⾃$MN$,,#PDzGA@YUޣ  g7n$, t#vx=F~u6(bJll׶y[uR.`/k{I8,G˯@^~-GɞZN^^^rK"^^G ̉r.~*ܦ)/28>~LqyʤO}+7dL endstream endobj 3338 0 obj <>stream H\0E/"fHb V>8T(W؎|c&1 gv}3pB4x 4]oZYosv0]Lyz7/.N_g6˿OMb^~7^c?+d_F?# `Fxlgvžo̹՛mOP86^ ^l( JRRxjZ3Y@h"AT%hPPPPPPPPPPPPPPPPGh9ە\pֹ*p%AYΦ '@Y^vPD (K" \QэuAvЍA7H;<HXlt#:KXQy{6V6kۊEZ<{:r~)H _5r$#r `/d^~-'/e/yk9Z%^~zDyLNx iJKƣ -N :#OɲO tb endstream endobj 3339 0 obj <>stream H\͎0 gn&mĘż}}.dzEg|n||1bnhxsݐ M24,Ie~5t}}zzh?&Ymn ״6xOa1V.<uMϻd coS\טUMն,k[\Zy;6@S`GSI=^AP$(^VBpQ FHh ڿTTTTTTTTTTTTTTTTQE!lzΪ:@ց$;(Kt(KʒH;"eIw(,V{t#a]t#NvЍAHn$,rx\%, (ټT={mI~+GA^a9K˯9^[9Qg/W<{{HWQ_?=s<& 'ۈ yNLƤ .Nnot'2e0tez endstream endobj 3340 0 obj <>stream H\0E3_gX.ŴUΞ!MRi2}"WF'˟_}74cMm ќ38ta^IK=fy:||rvY3-^<|o܅}4Mlĩ~xǷxl~Yx~o%\Ir04:!Nuڽٵ>}ߚ)6˙S7'f#p l6 <<)%*P A' ' (4 D@K ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( (*Jfs+(s T!l(K⾃$MN$,,#PDzGA@YUޣ  g7n$, t#vx=F~u6(bJll׶y[uR.`/k{I8,G˯@^~-GɞZN^^^rK"^^G ̉r.~*ܦ)/28>~LqyʤO}+7dL endstream endobj 3341 0 obj <>stream H\0E/"fHb V>8T(W؎|c&1 gv}3pB4x 4]oZYosv0]Lyz7/.N_g6˿OMb^~7^c?+d_F?# `Fxlgvžo̹՛mONlx%xU`KU (( J*JO jgAP!hQ@P>@@P>@P>@P>@P>@P>@P>@P>@P>@P>@P>@P>@P>@P>@P>UͦlWrQYC:PceI8 *ʒ𲃲$ҎH@YeUxn$ n$(ЍD Fb+\¢+U߳ _V,roKGJR#%a/{%{k9y){yUγ_Ѻg/xz%3'crpp=SOS^2ehqJu}|NqyʤO}`1\b/ endstream endobj 3342 0 obj <>stream H\0E3_gX.ŴUΞ!MRi2}"WF'˟_}74cMm ќ38ta^IK=fy:||rvY3-^<|o܅}4Mlĩ~xǷxl~Yx~o%\Ir04:!Nuڽٵ>}ߚ)6˙S7'f#p l6 <<)%*P A' ' (4 D@K ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( (*Jfs+(s T!l(K⾃$MN$,,#PDzGA@YUޣ  g7n$, t#vx=F~u6(bJll׶y[uR.`/k{I8,G˯@^~-GɞZN^^^rK"^^G 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( ( (**fs(s!l%qAY΂$,,#PD~džjGM7EA7ήdHXlЍD Fb-\¢kU߳ _,r˯sGʀ\#%0a/{%{K9y){yUγ_Ѻg/ x>98\8>Tc_2"elqJu}e)?E.c endstream endobj 3347 0 obj <>stream H\0E/"fHb V>8T(W؎|c&1 gv}3pB4x 4]oZYosv0]Lyz7/.N_g6˿OMb^~7^c?+d_F?# `Fxlgvžo̹՛mOP86^ ^l( JRRxjZ3Y@h"AT%hPPPPPPPPPPPPPPPPGh9ە\pֹ*p%AYΦ '@Y^vPD (K" \QэuAvЍA7H;<HXlt#:KXQy{6V6kۊEZ<{:r~)H _5r$#r `/d^~-'/e/yk9Z%^~zDyLNx iJKƣ -N :#OɲO tb endstream endobj 3348 0 obj <>stream /Artifact <>BDC q 0 0 0 rg 612 0 0 792 0 0 cm /Im0 Do Q EMC BT /P <>BDC /T1_0 1 Tf 3 Tr 11.89 0 0 11.89 74.4 698.4 Tm (Room NJ-)Tj /T1_1 1 Tf 9.3 0 0 9.3 124.08 698.16 Tm (62 I 9\001 )Tj /T1_0 1 Tf 11.87 0 0 11.87 74.64 684.72 Tm (Washington)Tj 11.25 0 0 11.25 132.24 684.24 Tm (, D.)Tj 11.64 0 0 11.64 149.76 684.24 Tm (C. 200001\001 )Tj EMC /P <>BDC 11.91 0 0 11.91 73.2 657.12 Tm (Administrative Law Judge: )Tj EMC /P <>BDC 12.38 0 0 12.38 74.4 629.52 Tm (Stephen J. McGuie\001 )Tj 11.91 0 0 11.91 74.16 615.6 Tm (Chief Administrative Law Judge\001 )Tj 12.28 0 0 12.28 73.92 602.16 Tm (鶹ý Trade Commssion\001 )Tj /T1_2 1 Tf 9.87 0 0 9.87 73.68 588.24 Tm (Rm. H-)Tj /T1_0 1 Tf 10.88 0 0 10.88 110.64 588 Tm (112\001 )Tj /T1_1 1 Tf 11.63 0 0 11.63 73.68 574.32 Tm (600 Pennylvana Ave.)Tj /T1_0 1 Tf 11.25 0 0 11.25 184.56 573.6 Tm (, N.\001 )Tj 13.24 0 0 13.24 73.68 560.64 Tm (Washigton)Tj 11.25 0 0 11.25 131.28 560.16 Tm (, D.)Tj 11.98 0 0 11.98 148.56 559.92 Tm (C. 20580\001 )Tj EMC /P <>BDC 12.03 0 0 12.03 73.68 533.04 Tm (Service of two copies by overnght delivery was provided to: )Tj EMC /P <>BDC 11.88 0 0 11.88 73.2 505.44 Tm (Counsel for Respondent: )Tj EMC /P <>BDC 11.91 0 0 11.91 73.2 477.84 Tm (Steven H. Lasher )Tj 11.79 0 0 11.79 72.96 464.16 Tm (Scott L. Mandel )Tj EMC /P <>BDC /T1_1 1 Tf 10.3 0 0 10.3 72.96 450.24 Tm (Stephen J. Rhodes )Tj 12.26 0 0 12.26 72.24 436.56 Tm (Emily L. Mattews )Tj EMC /P <>BDC /T1_0 1 Tf 11.99 0 0 11.99 72.24 422.64 Tm (FOSTER)Tj 14.1 0 0 14.1 117.12 422.16 Tm (, SWIT)Tj 11.88 0 0 11.88 158.64 421.92 Tm (, COLLINS & SMITH)Tj 11.2 0 0 11.2 267.36 421.2 Tm (, P. )Tj EMC /P <>BDC /T1_1 1 Tf 10.95 0 0 10.95 72.48 408.96 Tm (313 S. Washington Squae )Tj 12.24 0 0 12.24 72 395.04 Tm (Laning, MI48933 )Tj EMC /P <>BDC /T1_0 1 Tf 11.79 0 0 11.79 72.24 381.12 Tm (517-)Tj 11.53 0 0 11.53 94.32 381.12 Tm (371-)Tj 11.52 0 0 11.52 116.16 380.88 Tm (8100 )Tj EMC /P <>BDC /T1_1 1 Tf 11.1 0 0 11.1 71.28 353.76 Tm (Robert W. )Tj /T1_0 1 Tf 14.1 0 0 14.1 124.32 353.52 Tm (McCan )Tj /T1_1 1 Tf 12.99 0 0 12.99 71.52 339.84 Tm (DRIKER BIDDLE )Tj /T1_0 1 Tf 11.89 0 0 11.89 174.72 338.88 Tm (& REATH)Tj 11.57 0 0 11.57 227.04 338.64 Tm (, L.L.P. )Tj 11.58 0 0 11.58 72.48 326.16 Tm (1500 K Street.)Tj 12.08 0 0 12.08 140.88 325.68 Tm (, NW )Tj 13.35 0 0 13.35 71.04 312.24 Tm (Washigton)Tj 11.9 0 0 11.9 128.88 312 Tm (, DC 20005 )Tj 11.92 0 0 11.92 71.04 298.32 Tm (202-)Tj 11.53 0 0 11.53 93.6 298.32 Tm (842-)Tj 11.52 0 0 11.52 115.2 298.08 Tm (8800 )Tj EMC /P <>BDC /T1_2 1 Tf 8.58 0 0 8.58 70.32 229.44 Tm (Bruce N. )Tj /T1_0 1 Tf 15.56 0 0 15.56 116.64 229.2 Tm (Hah )Tj EMC ET endstream endobj 3349 0 obj <>stream /Artifact <>BDC q 0 0 0 rg 612 0 0 792 0 0 cm /Im0 Do Q EMC BT /P <>BDC /T1_0 1 Tf 3 Tr 10.68 0 0 10.68 74.88 697.44 Tm (Justice have interceded and successfuly stopped efforts such as Realcomp\ s and other MLSs, )Tj EMC /P <>BDC /T1_1 1 Tf 11.94 0 0 11.94 74.64 683.76 Tm (national and trade associations. American homeowners and )Tj 13.43 0 0 13.43 361.2 681.84 Tm (futue )Tj /T1_0 1 Tf 10.62 0 0 10.62 392.16 682.08 Tm (homeowners owe a great debt )Tj EMC /P <>BDC /T1_1 1 Tf 11.93 0 0 11.93 74.4 669.84 Tm (of gratitude to the FTC and DoJ for their ongoing dedication to reverse \ the protectionist efforts )Tj EMC /P <>BDC /T1_2 1 Tf 7.12 0 0 7.12 74.64 656.16 Tm (of real estate )Tj 9.57 0 0 9.57 138.72 655.68 Tm (organtions such )Tj /T1_1 1 Tf 11.91 0 0 11.91 230.64 655.2 Tm (as Realcomp to interfere in the marketplace in order to force )Tj EMC /P <>BDC 11.92 0 0 11.92 74.4 642.24 Tm (American homeowners to pay more )Tj 13.76 0 0 13.76 248.16 641.28 Tm (tha necessar for )Tj /T1_0 1 Tf 10.58 0 0 10.58 337.92 640.8 Tm (real estate servces. )Tj EMC /P <>BDC /T1_2 1 Tf 9.22 0 0 9.22 74.16 614.64 Tm (Respectfly submitted\001 )Tj EMC /P <>BDC 8.58 0 0 8.58 315.36 558.24 Tm (Bruce N. )Tj /T1_1 1 Tf 15.56 0 0 15.56 361.68 558 Tm (Hah )Tj 12.13 0 0 12.13 315.12 544.56 Tm (President )Tj 11.93 0 0 11.93 315.12 530.64 Tm (American Homeowners Grassroots )Tj 13.05 0 0 13.05 485.76 530.16 Tm (Allance )Tj 11.93 0 0 11.93 315.36 516.72 Tm (6776 Little Falls Road )Tj 12.16 0 0 12.16 314.64 502.8 Tm (Arlington)Tj 11.61 0 0 11.61 362.16 502.8 Tm (, VA 22213 )Tj 11.92 0 0 11.92 315.12 489.12 Tm (703-)Tj 11.66 0 0 11.66 337.44 489.12 Tm (536-)Tj 11.64 0 0 11.64 359.28 489.12 Tm (7776 )Tj EMC /P <>BDC 12.35 0 0 12.35 73.2 462.96 Tm (Dated: )Tj /T1_2 1 Tf 10.65 0 0 10.65 109.2 462.72 Tm (Janua 25 )Tj /T1_1 1 Tf 11.64 0 0 11.64 167.28 462.48 Tm (2008 )Tj EMC /P <>BDC 13.31 0 0 13.31 72.96 421.44 Tm (VI Certficate of Servce )Tj EMC /P <>BDC 11.89 0 0 11.89 73.2 394.08 Tm (CERTIFICATE OF SERVICE )Tj EMC /P <>BDC 12.25 0 0 12.25 108.48 366.48 Tm (I HEREBY CERTIFY )Tj 14.8 0 0 14.8 221.76 365.52 Tm (tht on Janua 25)Tj 12.1 0 0 12.1 312.72 365.04 Tm (, 2008)Tj 12.42 0 0 12.42 343.68 365.04 Tm (, I caused true and correct copies of the )Tj EMC /P <>BDC /T1_2 1 Tf 5 0 0 5 71.52 353.04 Tm (Amicus Curiae \001)Tj EMC /P <>BDC /T1_1 1 Tf 12.03 0 0 12.03 147.36 352.56 Tm (Brief of the American Homeowners Grassroots Alliance in Support of Compl\ aint )Tj 12.85 0 0 12.85 72.48 338.88 Tm (Counel to be )Tj 11.85 0 0 11.85 141.36 338.64 Tm (served as described below. )Tj EMC /P <>BDC 13.19 0 0 13.19 108.48 311.04 Tm (Servce by )Tj 16.29 0 0 16.29 164.16 310.56 Tm (had )Tj 12.26 0 0 12.26 191.76 310.56 Tm (delivery of paper copies)Tj 14.35 0 0 14.35 310.56 309.84 Tm (, includig an origin, )Tj /T1_2 1 Tf 8.43 0 0 8.43 426.96 309.36 Tm (signed version)Tj /T1_0 1 Tf 11.09 0 0 11.09 498 309.36 Tm (, and 12 )Tj /T1_1 1 Tf 11.97 0 0 11.97 71.76 297.6 Tm (photocopies)Tj 11.91 0 0 11.91 129.84 297.12 Tm (, and by electronic mail)Tj 11.79 0 0 11.79 242.4 296.64 Tm (, was provided to: )Tj EMC /P <>BDC 11.94 0 0 11.94 215.28 269.04 Tm (Donald S. Clark )Tj 15.09 0 0 15.09 215.76 255.36 Tm (Secreta )Tj 12.26 0 0 12.26 215.28 241.68 Tm (鶹ý Trade Commssion )Tj /T1_0 1 Tf 10.98 0 0 10.98 215.28 227.52 Tm (600 Pennsylvana Avenue)Tj /T1_1 1 Tf 11.25 0 0 11.25 340.32 227.04 Tm (, N. )Tj 11.72 0 0 11.72 372.48 226.56 Tm (, Rm. H-)Tj 11.2 0 0 11.2 414.72 226.56 Tm (159 )Tj 13.24 0 0 13.24 215.52 213.84 Tm (Washigton)Tj 11.08 0 0 11.08 273.12 213.6 Tm (, D.)Tj 11.91 0 0 11.91 290.16 213.36 Tm (C. 20580 )Tj EMC /P <>BDC 11.93 0 0 11.93 71.52 186.96 Tm (Service of two copies by hand delivery was provided to: )Tj EMC /P <>BDC 11.96 0 0 11.96 71.28 159.36 Tm (Counsel Supporting the Complaint: )Tj EMC /P <>BDC 11.9 0 0 11.9 71.04 131.76 Tm (Sean P. Gates)Tj /T1_0 1 Tf 10.14 0 0 10.14 137.28 131.52 Tm (, Esq. )Tj /T1_1 1 Tf 12.04 0 0 12.04 70.56 118.32 Tm (鶹ý Trade Commission )Tj 11.9 0 0 11.9 70.56 104.16 Tm (601 New Jersey Ave.)Tj 12.08 0 0 12.08 173.28 103.44 Tm (, NW )Tj EMC ET endstream endobj 3350 0 obj <>stream /Artifact <>BDC q 0 0 0 rg 612 0 0 792 0 0 cm /Im0 Do Q EMC BT /Figure <>BDC /T1_0 1 Tf 3 Tr 11.62 0 0 11.62 204 792 Tm (, ")Tj /T1_1 1 Tf 15.02 0 0 15.02 204 792 Tm (, ")Tj EMC /P <>BDC /T1_0 1 Tf 11.86 0 0 11.86 75.36 686.4 Tm (AHGA agrees with the FTC Counsel' )Tj /T1_1 1 Tf 10.78 0 0 10.78 256.32 685.2 Tm (s original proposed order and urges the Commssioners to )Tj 10.99 0 0 10.99 75.6 672.48 Tm (adopt it. In addition we urge the Commssioners to )Tj /T1_2 1 Tf 9 0 0 9 320.64 670.8 Tm (tae any )Tj /T1_0 1 Tf 11.85 0 0 11.85 363.84 670.56 Tm (additional steps that are )Tj EMC /StyleSpan <>BDC 16.45 0 0 16.45 479.04 669.84 Tm (with )Tj 12.31 0 0 12.31 512.4 669.84 Tm (their )Tj EMC /P <>BDC 11.93 0 0 11.93 75.12 659.04 Tm (power to reign in the anticompetitive practices of Realcomp and other se\ gments of the real estate )Tj 11.71 0 0 11.71 75.84 645.12 Tm (services sector. )Tj EMC /P <>BDC 12.46 0 0 12.46 74.88 617.28 Tm (V Conclusion )Tj EMC /P <>BDC /T1_2 1 Tf 5 0 0 5 74.64 590.16 Tm (According to \001)Tj EMC /P <>BDC /T1_1 1 Tf 10.82 0 0 10.82 140.64 589.92 Tm (Robert E. )Tj /T1_0 1 Tf 15.5 0 0 15.5 189.36 589.44 Tm (Lita)Tj 11.85 0 0 11.85 214.56 589.2 Tm (, former Deputy )Tj /T1_2 1 Tf 8.66 0 0 8.66 293.52 588.48 Tm (Assistat Attorney General)Tj 8.58 0 0 8.58 423.84 587.52 Tm (, Antitrt Division )Tj EMC /LI_Label <>BDC /T1_0 1 Tf 11.58 0 0 11.58 86.64 576.24 Tm (S. )Tj EMC /LI_Title <>BDC /T1_1 1 Tf 12.15 0 0 12.15 98.88 576.24 Tm (Deparent of Justice )Tj /T1_0 1 Tf 11.91 0 0 11.91 215.04 575.28 Tm (if Congress wants a more competitive real estate )Tj 12.61 0 0 12.61 449.28 573.6 Tm (maket, it should )Tj EMC /P <>BDC /T1_2 1 Tf 10.47 0 0 10.47 74.88 562.08 Tm (st by )Tj /T1_0 1 Tf 12.39 0 0 12.39 112.56 562.32 Tm (rectifying the industr' )Tj 13.67 0 0 13.67 221.28 561.12 Tm (s fudamenta )Tj 11.82 0 0 11.82 291.12 560.88 Tm (problem: brokers themselves set the market' )Tj 11.8 0 0 11.8 501.36 559.44 Tm (s rules )Tj EMC /P <>BDC 11.94 0 0 11.94 74.4 548.64 Tm (with no effective oversight to protect home buyers and sellers. The )Tj EMC /StyleSpan <>BDC /T1_1 1 Tf 10.78 0 0 10.78 396.72 546.24 Tm (Securties and Exchange )Tj EMC /StyleSpan <>BDC /T1_0 1 Tf 12.61 0 0 12.61 74.64 534.72 Tm (Commssion)Tj EMC /P <>BDC /T1_1 1 Tf 11.68 0 0 11.68 135.12 534.24 Tm (, stte reguators )Tj /T1_0 1 Tf 11.93 0 0 11.93 216.24 533.76 Tm (and an independent )Tj /T1_2 1 Tf 8.86 0 0 8.86 312 533.28 Tm (industr body )Tj /T1_0 1 Tf 12.04 0 0 12.04 381.12 532.56 Tm (\(the National Association of )Tj EMC /P <>BDC /T1_1 1 Tf 10.79 0 0 10.79 74.64 521.04 Tm (Securties Dealers\) oversee the securties markets. But there is no state\ or federal oversight )Tj EMC /StyleSpan <>BDC 10.94 0 0 10.94 510.72 518.16 Tm (of the )Tj EMC /P <>BDC /T1_0 1 Tf 11.85 0 0 11.85 74.16 507.36 Tm (listing services )Tj /T1_2 1 Tf 8.02 0 0 8.02 163.2 506.64 Tm (the industr association )Tj 8.71 0 0 8.71 278.64 505.68 Tm (rus the show. Congress )Tj /T1_0 1 Tf 11.69 0 0 11.69 398.88 504.96 Tm (should fIx )Tj /T1_2 1 Tf 8.04 0 0 8.04 449.52 504.72 Tm (ths clear )Tj EMC /P <>BDC 8.38 0 0 8.38 74.16 493.44 Tm (strctual confict of )Tj /T1_0 1 Tf 11.83 0 0 11.83 174.72 492.96 Tm (interest by )Tj 12.93 0 0 12.93 227.28 492.48 Tm (empowerig the )Tj 12.26 0 0 12.26 307.68 492 Tm (鶹ý Trade Commssion)Tj 11.9 0 0 11.9 437.76 491.04 Tm (, with its statutory )Tj EMC /P <>BDC /T1_1 1 Tf 11.03 0 0 11.03 73.92 479.52 Tm (madate to protect consumers)Tj /T1_0 1 Tf 11.93 0 0 11.93 216.96 478.56 Tm (, to oversee the National Association of Realtors. The enabling )Tj EMC /P <>BDC 11.98 0 0 11.98 73.68 466.08 Tm (legislation also should )Tj 12.51 0 0 12.51 183.84 465.12 Tm (intruct the commssion to ensure )Tj 11.93 0 0 11.93 346.8 463.92 Tm (that real estate markets are )Tj EMC /P <>BDC 11.43 0 0 11.43 73.68 451.92 Tm (competitive. " )Tj EMC /StyleSpan <>BDC 12.48 0 0 12.48 73.2 424.56 Tm (AHGA believes Mr. Lita' )Tj EMC /P <>BDC /T1_2 1 Tf 7.85 0 0 7.85 203.28 423.6 Tm (s observations are on taget. )Tj /T1_0 1 Tf 11.94 0 0 11.94 339.84 422.64 Tm (The real estate brokerage sector has been )Tj EMC /P <>BDC -22.312 -1.005 Td (operating as an independent branch of )Tj /T1_1 1 Tf 12.16 0 0 12.16 258.48 409.2 Tm (governent for too )Tj /T1_0 1 Tf 11.59 0 0 11.59 353.76 408.72 Tm (long, )Tj EMC /StyleSpan <>BDC 16.17 0 0 16.17 380.16 408.48 Tm (wrtig )Tj /T1_1 1 Tf 11.38 0 0 11.38 418.32 408.48 Tm (its own rues)Tj EMC /StyleSpan <>BDC /T1_0 1 Tf 13.67 0 0 13.67 479.52 408.24 Tm (, ignorig)Tj EMC /P <>BDC 12.78 0 0 12.78 73.2 397.2 Tm (its fiduciar duties )Tj 12.05 0 0 12.05 165.12 396.24 Tm (to American homeowners and its own code of ethcs and fighting the FTC )Tj EMC /P <>BDC 11.93 0 0 11.93 73.2 383.04 Tm (and DoJ every step of the way when they intercede on the behalf of Ameri\ can homeowners. )Tj EMC /P <>BDC 12.04 0 0 12.04 72.72 369.36 Tm (AHGA urges the Commssioners to use their existing powers to the fullest.\ The real estate )Tj EMC /P <>BDC /T1_1 1 Tf 10.62 0 0 10.62 72.72 355.68 Tm (brokerage sector)Tj /T1_0 1 Tf 12.86 0 0 12.86 152.64 354.96 Tm (, includig nationa, state )Tj 11.93 0 0 11.93 275.52 354.24 Tm (and local trade associations)Tj 11.82 0 0 11.82 406.8 353.28 Tm (, MLSs)Tj 11.84 0 0 11.84 442.08 353.04 Tm (, and state real )Tj EMC /P <>BDC 11.99 0 0 11.99 72.72 341.52 Tm (estate commissions)Tj 11.8 0 0 11.8 165.84 341.04 Tm (, which )Tj 13.4 0 0 13.4 203.52 340.56 Tm (oftn act )Tj 12.11 0 0 12.11 247.44 340.32 Tm (as shadow agents for the aforementioned organzations, do )Tj 12.03 0 0 12.03 72.24 328.08 Tm (not solicit)Tj 11.97 0 0 11.97 120.24 327.6 Tm (, welcome)Tj /T1_1 1 Tf 10.17 0 0 10.17 169.92 327.36 Tm (, and )Tj /T1_2 1 Tf 8.11 0 0 8.11 195.36 327.36 Tm (refue to consider )Tj /T1_1 1 Tf 10.85 0 0 10.85 282.96 326.4 Tm (the recommendations of consumer organzations. )Tj EMC /P <>BDC /T1_0 1 Tf 11.89 0 0 11.89 72.72 314.16 Tm (They fight the )Tj /T1_2 1 Tf 7.92 0 0 7.92 143.04 313.68 Tm (effort of )Tj /T1_0 1 Tf 11.91 0 0 11.91 190.56 313.44 Tm (FTC and DoJ to protect the interests of American homeowners. As Mr. )Tj /T1_2 1 Tf 9.98 0 0 9.98 72 300.48 Tm (Lita fuher recommended )Tj /T1_0 1 Tf 11.97 0 0 11.97 217.68 299.52 Tm (multiple listing services must provide all properly licensed brokers )Tj 11.9 0 0 11.9 72 286.56 Tm (access to the )Tj /T1_1 1 Tf 11.33 0 0 11.33 135.12 286.08 Tm (maketplace on )Tj /T1_0 1 Tf 12.47 0 0 12.47 211.92 285.6 Tm (equal terms.... \(and\)... make )Tj /T1_2 1 Tf 8.59 0 0 8.59 354.24 284.64 Tm (markets more effcient)Tj /T1_0 1 Tf 12.24 0 0 12.24 462.48 284.16 Tm (, but only if )Tj 12.03 0 0 12.03 71.52 272.88 Tm (they don )Tj 12.12 0 0 12.12 115.2 272.4 Tm (t discourage )Tj /T1_2 1 Tf 8.7 0 0 8.7 177.12 272.16 Tm (entr by )Tj /T1_1 1 Tf 10.83 0 0 10.83 218.88 271.92 Tm (new competitors. )Tj EMC /P <>BDC /T1_0 1 Tf 11.94 0 0 11.94 72 245.28 Tm (The real estate services )Tj /T1_2 1 Tf 8.57 0 0 8.57 186 244.32 Tm (industr \(nationa and )Tj /T1_0 1 Tf 11.96 0 0 11.96 294 243.6 Tm (state real estate services trade associations and )Tj EMC /P <>BDC 11.99 0 0 11.99 71.52 231.12 Tm (multiple )Tj /T1_2 1 Tf 8.55 0 0 8.55 114.48 230.88 Tm (listg serices\) has been )Tj /T1_0 1 Tf 11.86 0 0 11.86 237.6 229.92 Tm (systematically )Tj 13.89 0 0 13.89 308.4 229.44 Tm (pursuig )Tj 11.98 0 0 11.98 353.52 229.2 Tm (protectionist and anticompetitive )Tj /T1_1 1 Tf 11.28 0 0 11.28 71.52 217.68 Tm (reguatory and legislative initiatives. )Tj /T1_0 1 Tf 11.91 0 0 11.91 249.6 216.24 Tm (These efforts are intended to )Tj EMC /StyleSpan <>BDC /T1_1 1 Tf 11.78 0 0 11.78 388.8 215.52 Tm (thwar the natual evolution of )Tj EMC /P <>BDC 11.02 0 0 11.02 71.52 203.76 Tm (a competitive maketplace and protect the market shae )Tj 10.96 0 0 10.96 339.12 201.84 Tm (of the )Tj EMC /StyleSpan <>BDC /T1_0 1 Tf 18.67 0 0 18.67 369.6 201.6 Tm (domit )Tj 11.97 0 0 11.97 417.84 201.6 Tm (real estate services )Tj EMC /P <>BDC 11.95 0 0 11.95 71.28 189.6 Tm (business model )Tj /T1_2 1 Tf 8.03 0 0 8.03 147.6 189.12 Tm (tht existed )Tj /T1_0 1 Tf 12.02 0 0 12.02 205.44 188.88 Tm (prior to the )Tj /T1_1 1 Tf 12.31 0 0 12.31 261.84 188.4 Tm (inuence of )Tj /T1_0 1 Tf 11.98 0 0 11.98 322.08 187.92 Tm (the Internet on the business models of many )Tj EMC /P <>BDC 11.96 0 0 11.96 71.28 175.92 Tm (brokerage sectors. The record in this case clearly proves the anticompet\ itive )Tj EMC /StyleSpan <>BDC /T1_2 1 Tf 9.29 0 0 9.29 438 173.76 Tm (natue and )Tj EMC /StyleSpan <>BDC /T1_0 1 Tf 12.32 0 0 12.32 71.04 162.24 Tm (objectives ofRealcomp )Tj EMC /P <>BDC /T1_2 1 Tf 7.34 0 0 7.34 188.4 161.52 Tm (s effort. In the )Tj /T1_0 1 Tf 12.28 0 0 12.28 263.28 161.04 Tm (record of ths case the FTC Commssioners have more )Tj 12 0 0 12 70.8 148.32 Tm (than sufficient )Tj 12.38 0 0 12.38 142.8 147.84 Tm (inormation to reverse )Tj 11.97 0 0 11.97 251.76 147.12 Tm (the initial decision. )Tj EMC /P <>BDC /T1_2 1 Tf 7.95 0 0 7.95 70.8 120.72 Tm (The reason that effort of )Tj /T1_1 1 Tf 10.75 0 0 10.75 194.88 119.76 Tm (the real estae brokerage sector to protect high commission rates have )Tj /T1_2 1 Tf 8.12 0 0 8.12 70.32 107.04 Tm (not been totaly )Tj /T1_1 1 Tf 10.88 0 0 10.88 148.32 106.56 Tm (successfu is that the 鶹ý Trade Commssion and the U.)Tj /T1_0 1 Tf 11.36 0 0 11.36 433.2 104.88 Tm (S. )Tj /T1_1 1 Tf 13.64 0 0 13.64 445.2 104.88 Tm (Deparent of )Tj EMC ET endstream endobj 3351 0 obj <>stream /Artifact <>BDC q 0 0 0 rg 612 0 0 792 0 0 cm /Im0 Do Q EMC BT /P <>BDC /T1_0 1 Tf 3 Tr 11.91 0 0 11.91 75.36 697.44 Tm (consumer network and should be treated as such legally. That )Tj /T1_1 1 Tf 13.32 0 0 13.32 372 695.52 Tm (fuction ha )Tj EMC /StyleSpan <>BDC /T1_0 1 Tf 11.87 0 0 11.87 433.44 695.28 Tm (become the MLSs )Tj EMC /P <>BDC 12.14 0 0 12.14 74.88 684 Tm (most )Tj 14.64 0 0 14.64 101.52 683.76 Tm (importt fuction )Tj 11.91 0 0 11.91 193.44 683.04 Tm (from the )Tj /T1_2 1 Tf 8.49 0 0 8.49 237.12 682.56 Tm (stadpoint of successfu )Tj /T1_0 1 Tf 11.89 0 0 11.89 354.24 682.08 Tm (home sales and consequently from the )Tj 11.91 0 0 11.91 74.88 670.08 Tm (perspective of their own members)Tj 12.47 0 0 12.47 237.12 668.88 Tm (' fmacial success. )Tj EMC /P <>BDC 11.84 0 0 11.84 75.12 642.48 Tm (Realcomp )Tj 12.12 0 0 12.12 127.44 642.24 Tm (s boycott ofEA listings is in many cases )Tj 16.39 0 0 16.39 324 640.8 Tm (discriates )Tj /T1_1 1 Tf 11.94 0 0 11.94 390 640.56 Tm (directly agaist )Tj /T1_0 1 Tf 11.66 0 0 11.66 466.32 640.32 Tm (consumers. )Tj 11.91 0 0 11.91 74.64 628.8 Tm (Many home sellers provide all the )Tj /T1_2 1 Tf 8.49 0 0 8.49 240 627.84 Tm (intellectu propert content )Tj /T1_0 1 Tf 11.94 0 0 11.94 377.52 627.12 Tm (for MLS listings)Tj EMC /StyleSpan <>BDC 11.78 0 0 11.78 456.96 626.64 Tm (, including )Tj EMC /P <>BDC 11.88 0 0 11.88 75.12 614.88 Tm (discount brokers EA listings. )Tj 15.23 0 0 15.23 216 613.68 Tm (Tht )Tj 11.9 0 0 11.9 240.96 613.68 Tm (content includes the )Tj /T1_2 1 Tf 8.46 0 0 8.46 339.12 613.2 Tm (propert description)Tj EMC /StyleSpan <>BDC /T1_0 1 Tf 11.84 0 0 11.84 435.84 612.72 Tm (, photographs, and all )Tj EMC /P <>BDC 11.83 0 0 11.83 74.64 601.2 Tm (other non-)Tj 12.08 0 0 12.08 123.84 600.72 Tm (public content. Discount brokers respect the contrbution )Tj 11.89 0 0 11.89 398.16 599.04 Tm (of home sellers to the effort )Tj EMC /StyleSpan <>BDC 11.93 0 0 11.93 74.16 587.04 Tm (which is one of the reasons )Tj EMC /P <>BDC /T1_2 1 Tf 7.94 0 0 7.94 206.64 586.08 Tm (tht discount brokers are willing )Tj /T1_0 1 Tf 11.91 0 0 11.91 363.84 585.36 Tm (to pass many of the savings on to )Tj 11.94 0 0 11.94 74.16 573.6 Tm (those home sellers. The home sellers are thus the owners of the listings\ content)Tj EMC /StyleSpan <>BDC 11.79 0 0 11.79 451.68 571.44 Tm (, and Realcomp is )Tj EMC /P <>BDC 11.94 0 0 11.94 74.16 559.68 Tm (violating its duty to consumers as well as its own members in boycotting\ the )Tj EMC /StyleSpan <>BDC /T1_1 1 Tf 12.77 0 0 12.77 442.08 557.52 Tm (dissemition of )Tj EMC /StyleSpan <>BDC /T1_0 1 Tf 11.79 0 0 11.79 523.68 557.28 Tm (the )Tj EMC /P <>BDC 12.01 0 0 12.01 73.92 546 Tm (home seller )Tj 11.9 0 0 11.9 133.68 545.52 Tm (s listing and )Tj 13.75 0 0 13.75 194.16 545.28 Tm (intellectu propert to )Tj 11.75 0 0 11.75 306 544.56 Tm (its members)Tj 11.79 0 0 11.79 364.08 544.08 Tm (' public websites. )Tj EMC /P <>BDC 11.92 0 0 11.92 73.92 518.16 Tm (Other applications of reason and common sense also lead to the conclusio\ n that the Realcomp )Tj EMC /StyleSpan <>BDC 11.96 0 0 11.96 73.44 504.48 Tm (policy is anticompetitive and will impose )Tj EMC /P <>BDC /T1_2 1 Tf 7.9 0 0 7.9 274.08 503.28 Tm (signficant costs on )Tj /T1_0 1 Tf 11.94 0 0 11.94 368.88 502.8 Tm (American homeowners. The )Tj EMC /P <>BDC 11.93 0 0 11.93 73.68 490.8 Tm (Realcomp EA policy is )Tj /T1_1 1 Tf 11.81 0 0 11.81 187.68 490.08 Tm (contrar to the NAR MLS )Tj /T1_2 1 Tf 8.02 0 0 8.02 316.32 489.36 Tm (antitrt policy, )Tj /T1_1 1 Tf 11.04 0 0 11.04 393.36 488.88 Tm (which bars MLS' s from )Tj EMC /P <>BDC /T1_0 1 Tf 11.88 0 0 11.88 78.96 476.88 Tm (discouraging )Tj /T1_2 1 Tf 8.8 0 0 8.8 143.28 476.4 Tm (parcipants from )Tj /T1_0 1 Tf 22.67 0 0 22.67 227.76 475.92 Tm (tag )Tj /T1_2 1 Tf 8.1 0 0 8.1 261.12 475.68 Tm (exclusive agency listigs.)Tj /T1_0 1 Tf 11.88 0 0 11.88 383.28 475.2 Tm (" It also contravenes NAR' )Tj 11.96 0 0 11.96 73.2 463.2 Tm (policy that prohibits MLSs from restricting the )Tj 13.39 0 0 13.39 300 461.76 Tm (uploadig ofEA )Tj 11.85 0 0 11.85 382.56 461.28 Tm (listings to sites like Realtor.)Tj EMC /StyleSpan <>BDC 11.32 0 0 11.32 515.52 461.04 Tm (com. )Tj EMC /P <>BDC 11.96 0 0 11.96 73.2 449.52 Tm (For that reason)Tj 12.16 0 0 12.16 145.44 449.04 Tm (, it seems highy unusual that NAR )Tj 15.88 0 0 15.88 315.6 447.84 Tm (ha )Tj /T1_1 1 Tf 10.6 0 0 10.6 334.56 447.84 Tm (invested $300 )Tj /T1_0 1 Tf 11.99 0 0 11.99 403.92 447.36 Tm (000 of its member )Tj 11.71 0 0 11.71 495.6 447.36 Tm (s money )Tj EMC /P <>BDC /T1_1 1 Tf 12.04 0 0 12.04 73.44 435.6 Tm (\(accordig to )Tj /T1_2 1 Tf 10.18 0 0 10.18 139.68 435.36 Tm (Inan News\) )Tj /T1_0 1 Tf 12.16 0 0 12.16 206.88 434.88 Tm (to fight ths case and help Realcomp )Tj 16.75 0 0 16.75 383.52 433.92 Tm (maita a )Tj 11.93 0 0 11.93 436.56 433.92 Tm (protectionist policy )Tj /T1_1 1 Tf 11.01 0 0 11.01 72.96 421.68 Tm (that is completely )Tj 12.11 0 0 12.11 161.04 421.2 Tm (contrar to NAR' )Tj /T1_0 1 Tf 12.2 0 0 12.2 245.28 420.72 Tm (s own offcial policy. Common sense suggests that a nationa )Tj 11.92 0 0 11.92 73.2 408 Tm (association would never invest so much money on a local )Tj 12.18 0 0 12.18 350.64 406.32 Tm (reguatory issue that was against its )Tj 11.91 0 0 11.91 72.96 394.32 Tm (own policy and which had )Tj 32.89 0 0 32.89 201.6 393.12 Tm (mi )Tj 12.08 0 0 12.08 244.56 393.12 Tm (market impact uness it thought the issue would have a much )Tj /T1_1 1 Tf 11.52 0 0 11.52 72.48 380.4 Tm (wider and far-reachig impact. NAR' )Tj /T1_0 1 Tf 13.49 0 0 13.49 252.24 379.44 Tm (s substatial fmacial )Tj /T1_2 1 Tf 8.05 0 0 8.05 359.04 378.72 Tm (support suggests )Tj /T1_1 1 Tf 13.02 0 0 13.02 441.12 378.48 Tm (tht NAR )Tj /T1_0 1 Tf 11.85 0 0 11.85 490.32 378.48 Tm (may )Tj EMC /P <>BDC 11.96 0 0 11.96 72.48 366.72 Tm (believe that success in this case will set a precedent that will allow i\ ts members across the )Tj EMC /P <>BDC /T1_1 1 Tf 12.38 0 0 12.38 72.72 352.56 Tm (countr to )Tj /T1_0 1 Tf 15.65 0 0 15.65 124.32 352.32 Tm (discriinte )Tj 11.91 0 0 11.91 186.48 351.84 Tm (against home sellers and buyers and discount brokers through their MLS )Tj EMC /P <>BDC 12.13 0 0 12.13 72.48 338.88 Tm (by boycotting EA distrbutions to their members)Tj 11.65 0 0 11.65 305.28 337.44 Tm (' public websites. )Tj EMC /P <>BDC 11.99 0 0 11.99 71.52 311.28 Tm (None of the other national real estate trade associations are )Tj /T1_2 1 Tf 9.39 0 0 9.39 357.12 309.6 Tm (supportg Realcomp on ths )Tj /T1_0 1 Tf 11.81 0 0 11.81 498 309.6 Tm (issue. In )Tj 12.96 0 0 12.96 72 297.36 Tm (addition to ARBA)Tj 11.95 0 0 11.95 167.28 296.88 Tm (, whose president testified in opposition to the EA boycott)Tj 11.9 0 0 11.9 445.68 295.92 Tm (, The National )Tj 11.97 0 0 11.97 71.52 283.68 Tm (Association of Exclusive Buyer Agents \(NAEBA\) is also opposed. NAEBA i\ s a non-)Tj 12.1 0 0 12.1 480 282 Tm (profit )Tj 12.37 0 0 12.37 72 269.76 Tm (organzation of real estae professionals )Tj 11.94 0 0 11.94 264.72 268.8 Tm (dedicated to representing real estate buyers )Tj 11.95 0 0 11.95 71.76 256.08 Tm (only. NAEBA President )Tj 17.85 0 0 17.85 190.56 255.6 Tm (Bar )Tj 11.97 0 0 11.97 220.8 255.36 Tm (L. Nystedt told AHGA that ")Tj 12.24 0 0 12.24 359.04 254.64 Tm (NAEBA believes that limtations on )Tj EMC /P <>BDC 11.96 0 0 11.96 71.28 242.4 Tm (the ability of the homebuyer to view all the listed homes for sale on pu\ blic MLS access websites )Tj EMC /P <>BDC /T1_1 1 Tf 10.87 0 0 10.87 71.28 228.48 Tm (that claim to be comprehensive are misleading. These )Tj /T1_2 1 Tf 8.37 0 0 8.37 334.8 227.04 Tm (limtations skew the market data )Tj EMC /P <>BDC /T1_0 1 Tf 11.99 0 0 11.99 71.04 214.8 Tm (preventing them from )Tj 15.73 0 0 15.73 178.56 214.32 Tm (makg )Tj 12.35 0 0 12.35 217.44 214.08 Tm (inormed decisions when )Tj 15.63 0 0 15.63 340.56 213.36 Tm (makg )Tj 12.09 0 0 12.09 379.2 213.36 Tm (their biggest )Tj 13.48 0 0 13.48 442.32 213.12 Tm (lietime )Tj 12.17 0 0 12.17 71.28 200.88 Tm (investment. The homebuyer may )Tj 12 0 0 12 234.48 199.92 Tm (never see the home )Tj /T1_2 1 Tf 8.38 0 0 8.38 329.76 199.44 Tm (tht would be the )Tj /T1_0 1 Tf 12.08 0 0 12.08 415.2 199.2 Tm (perfect choice for )Tj /T1_1 1 Tf 12.06 0 0 12.06 71.04 186.96 Tm (them. NAEBA )Tj /T1_0 1 Tf 18.97 0 0 18.97 148.8 186.48 Tm (fuer )Tj 11.97 0 0 11.97 184.08 186.48 Tm (believes that the competitive restrictions on exclusive buyer agents )Tj 11.98 0 0 11.98 71.04 173.04 Tm (public websites means they )Tj /T1_1 1 Tf 12.19 0 0 12.19 205.44 172.56 Tm (canot offer )Tj /T1_0 1 Tf 11.99 0 0 11.99 266.4 172.08 Tm (complete coverage on their consumer websites for their )Tj 11.94 0 0 11.94 71.04 159.12 Tm (clients' and customers )Tj /T1_1 1 Tf 12.18 0 0 12.18 179.04 158.64 Tm (' benefit. Ths limtation restcts their abilty to )Tj /T1_0 1 Tf 12.08 0 0 12.08 412.56 157.92 Tm (freely conduct their )Tj 11.98 0 0 11.98 71.04 145.68 Tm (business when they would otherwise choose to offer their clients and cus\ tomers a complete view )Tj 11.9 0 0 11.9 71.04 131.52 Tm (of the homes listed for sale. )Tj EMC /P <>BDC /T1_1 1 Tf 11.92 0 0 11.92 70.56 103.68 Tm (IV Proposed Form of Order )Tj EMC ET endstream endobj 3352 0 obj <>stream /Artifact <>BDC q 0 0 0 rg 612 0 0 792 0 0 cm /Im0 Do Q EMC BT /P <>BDC /T1_0 1 Tf 3 Tr 11.91 0 0 11.91 74.4 696 Tm (clients with EA listings would like their listings put on Realcomp membe\ r )Tj 11.88 0 0 11.88 432 695.04 Tm (s local public )Tj EMC /P <>BDC 11.99 0 0 11.99 73.92 682.32 Tm (websites)Tj 11.78 0 0 11.78 115.92 682.08 Tm (, so it is Realcomp )Tj /T1_1 1 Tf 7.79 0 0 7.79 207.6 681.84 Tm (s fiduciar duty to do so. Instead )Tj /T1_0 1 Tf 11.86 0 0 11.86 366.48 681.6 Tm (Realcomp has )Tj 15.28 0 0 15.28 436.32 681.36 Tm (taen )Tj /T1_1 1 Tf 7.55 0 0 7.55 465.6 681.36 Tm (overt action to )Tj EMC /P <>BDC /T1_0 1 Tf 11.85 0 0 11.85 74.16 668.4 Tm (deny their members)Tj 11.82 0 0 11.82 169.2 668.16 Tm (' clients the )Tj /T1_1 1 Tf 7.98 0 0 7.98 227.28 667.92 Tm (fiduciar duty that )Tj /T1_0 1 Tf 11.91 0 0 11.91 318.24 667.68 Tm (they both owe the clients)Tj 11.9 0 0 11.9 437.76 667.68 Tm (, which is also a )Tj EMC /P <>BDC 12.2 0 0 12.2 73.92 654.72 Tm (violation ofNAR' )Tj 12.18 0 0 12.18 161.52 654.48 Tm (s code of ethcs. We urge the FTC Commssioners to require )Tj /T1_1 1 Tf 9.57 0 0 9.57 453.12 653.76 Tm (tht Realcomp )Tj EMC /P <>BDC /T1_0 1 Tf 11.92 0 0 11.92 74.16 640.8 Tm (and its members come into compliance with the NAR Code of )Tj /T1_2 1 Tf 11.09 0 0 11.09 374.4 640.08 Tm (ethcs and their )Tj /T1_1 1 Tf 8.47 0 0 8.47 450.24 640.08 Tm (fiduciar duty by )Tj EMC /P <>BDC /T1_0 1 Tf 11.94 0 0 11.94 73.68 627.36 Tm (prohibiting the boycotting of EA listing )Tj /T1_2 1 Tf 12.77 0 0 12.77 265.92 626.64 Tm (dissemition to )Tj /T1_0 1 Tf 11.92 0 0 11.92 347.52 626.4 Tm (public websites in the )Tj 13.43 0 0 13.43 454.08 626.4 Tm (futue. )Tj EMC /P <>BDC 11.92 0 0 11.92 73.68 599.52 Tm (Realcomp notes )Tj /T1_1 1 Tf 8.37 0 0 8.37 153.12 599.04 Tm (tht cooperating )Tj /T1_0 1 Tf 11.72 0 0 11.72 233.52 598.8 Tm (\(selling\) agent' )Tj 11.87 0 0 11.87 306 598.56 Tm (s incentive to show a )Tj /T1_2 1 Tf 12.25 0 0 12.25 408.48 598.56 Tm (propert is )Tj /T1_0 1 Tf 11.86 0 0 11.86 462.96 598.8 Tm (related to the )Tj EMC /P <>BDC /T1_2 1 Tf 10.54 0 0 10.54 73.92 585.36 Tm (expected compensation )Tj /T1_1 1 Tf 8.13 0 0 8.13 188.16 585.12 Tm (from doing so. If tre)Tj /T1_0 1 Tf 12.09 0 0 12.09 290.88 584.88 Tm (, this evidences a lack ofRealcomp member )Tj EMC /P <>BDC 11.95 0 0 11.95 73.92 571.68 Tm (awareness of )Tj /T1_2 1 Tf 12.77 0 0 12.77 138.96 571.44 Tm (arcle 1 ofNAR')Tj /T1_0 1 Tf 12.26 0 0 12.26 222.48 571.2 Tm (s code of ethcs and their )Tj /T1_1 1 Tf 7.94 0 0 7.94 344.4 571.2 Tm (fiduciar responsibilty. In addition )Tj EMC /P <>BDC /T1_0 1 Tf 12.06 0 0 12.06 73.68 558 Tm (reversing its EA boycott rues, Realcomp should be directed to )Tj /T1_1 1 Tf 9.07 0 0 9.07 376.08 557.04 Tm (imediately conduct )Tj EMC /P <>BDC /T1_0 1 Tf 11.93 0 0 11.93 73.44 544.08 Tm (membership education program so they )Tj /T1_2 1 Tf 11.28 0 0 11.28 265.2 543.36 Tm (understad that the )Tj /T1_0 1 Tf 11.89 0 0 11.89 359.28 543.12 Tm (order of priority should not be which )Tj EMC /P <>BDC 11.92 0 0 11.92 73.44 530.4 Tm (home sale pays them the most but which home sale most benefits their cli\ ent. )Tj EMC /P <>BDC 12.06 0 0 12.06 73.2 502.8 Tm (In addition)Tj 11.91 0 0 11.91 126 502.32 Tm (, the National Association of Realtors board of directors in November 20\ 06 approved )Tj /T1_2 1 Tf 11.07 0 0 11.07 73.44 488.88 Tm (a policy that requies all Realtor association-owned MLSs ")Tj /T1_0 1 Tf 11.89 0 0 11.89 358.32 488.16 Tm (to include all )Tj 14.08 0 0 14.08 423.36 488.16 Tm (propert )Tj 11.93 0 0 11.93 467.52 488.16 Tm (listings )Tj 15.08 0 0 15.08 504.96 488.16 Tm (cared )Tj 12.02 0 0 12.02 73.2 474.96 Tm (by MLSs in feeds distrbuted to MLS members and national aggregators like\ Realtor.)Tj 11.84 0 0 11.84 480.96 474.48 Tm (com. That )Tj 11.94 0 0 11.94 72.96 461.28 Tm (policy applies to all listings)Tj 11.92 0 0 11.92 204.72 460.8 Tm (, regardless of the type of listing agreement." Unlike NAR website )Tj 11.96 0 0 11.96 72.96 447.6 Tm (policies that are being litigated with DoJ)Tj /T1_2 1 Tf 11.63 0 0 11.63 267.12 446.88 Tm (, this policy maes )Tj /T1_0 1 Tf 11.96 0 0 11.96 359.52 446.64 Tm (sense. The FTC should )Tj 13.35 0 0 13.35 472.8 446.88 Tm (requie )Tj 11.97 0 0 11.97 72.96 433.92 Tm (Realcomp to )Tj /T1_2 1 Tf 11.81 0 0 11.81 136.8 433.68 Tm (adere to ths policy. )Tj EMC /P <>BDC /T1_0 1 Tf 11.85 0 0 11.85 73.2 405.84 Tm (The assertion )Tj /T1_1 1 Tf 8.13 0 0 8.13 139.68 405.6 Tm (tht buyers have less )Tj /T1_0 1 Tf 11.93 0 0 11.93 242.16 405.36 Tm (incentive to use agents in )Tj /T1_2 1 Tf 11.87 0 0 11.87 365.76 405.12 Tm (pursuig EA listings is )Tj /T1_0 1 Tf 11.62 0 0 11.62 478.56 405.36 Tm (erroneous. )Tj 11.96 0 0 11.96 72.72 392.16 Tm (EA listings aren )Tj 13.46 0 0 13.46 153.6 391.92 Tm (t identied as )Tj 11.61 0 0 11.61 222 391.68 Tm (such on public web sites)Tj 11.9 0 0 11.9 336.24 391.2 Tm (, so EA versus ERTS status has no )Tj /T1_2 1 Tf 12.78 0 0 12.78 72.72 378.48 Tm (bearg on )Tj /T1_0 1 Tf 11.83 0 0 11.83 126.72 378.24 Tm (the buyers)Tj 11.93 0 0 11.93 176.64 378 Tm (' decision regarding the use of an agent when the buyer is using local )Tj 11.94 0 0 11.94 72.48 364.56 Tm (public websites. In most cases)Tj 11.93 0 0 11.93 217.2 364.08 Tm (, the buyers end up using a real estate agent in their home purchase )Tj /T1_2 1 Tf 10.92 0 0 10.92 72.72 350.64 Tm (as all the data and testimony demonsates)Tj /T1_0 1 Tf 11.92 0 0 11.92 274.8 350.16 Tm (, and many of those agents are undoubtedly Realcomp )Tj /T1_2 1 Tf 10.87 0 0 10.87 72.24 336.72 Tm (members. The home sellers )Tj /T1_0 1 Tf 11.94 0 0 11.94 210 336.24 Tm (are using a Realcomp member listing broker and would not have )Tj 11.96 0 0 11.96 72.24 323.04 Tm (been able to get the listing in the MLS had they not. Realcomp also fail\ s to acknowledge that )Tj 11.94 0 0 11.94 72.48 309.12 Tm (some home sellers might prefer)Tj 11.92 0 0 11.92 223.2 308.64 Tm (, and have the right)Tj 12.15 0 0 12.15 315.36 308.4 Tm (, to acquie the real estate services they need )Tj 12.32 0 0 12.32 72.24 295.68 Tm (on an a la care basis)Tj 11.81 0 0 11.81 171.84 295.2 Tm (, from any )Tj 12.74 0 0 12.74 223.68 295.2 Tm (mixtue of real )Tj 11.9 0 0 11.9 298.32 294.96 Tm (estate brokers and agents)Tj 11.91 0 0 11.91 418.08 294.96 Tm (, real estate attorneys )Tj 11.93 0 0 11.93 72.24 281.76 Tm (etc. Realcomp asserts that the )Tj 19.2 0 0 19.2 216.72 281.28 Tm (priar )Tj 11.96 0 0 11.96 257.76 281.28 Tm (objective of the MLS is the formation of subagency )Tj 11.99 0 0 11.99 72 267.84 Tm (relations)Tj /T1_2 1 Tf 10.61 0 0 10.61 114 267.6 Tm (, but the )Tj /T1_0 1 Tf 14.14 0 0 14.14 155.28 267.6 Tm (actul primar )Tj 11.95 0 0 11.95 227.52 267.36 Tm (objective of the entire exercise is selling the home. Putting EA )Tj 11.94 0 0 11.94 72.24 254.16 Tm (listings on local public websites helps and in no ways interferes with )Tj /T1_1 1 Tf 8.68 0 0 8.68 403.2 253.44 Tm (tht fuction. )Tj /T1_0 1 Tf 11.86 0 0 11.86 470.88 253.44 Tm (EA listings )Tj /T1_1 1 Tf 9.11 0 0 9.11 72 240.24 Tm (alost always )Tj /T1_0 1 Tf 11.95 0 0 11.95 143.04 240.24 Tm (include offers of subagency according to )Tj 14.17 0 0 14.17 340.8 239.76 Tm (testiony in ths )Tj 12.01 0 0 12.01 423.84 239.76 Tm (case from discount )Tj 11.97 0 0 11.97 71.76 226.32 Tm (brokers who use EA listings. Even if an EA listing did not include an of\ fer of a commission to )Tj 12.1 0 0 12.1 71.76 212.64 Tm (the buyer )Tj 11.9 0 0 11.9 121.2 212.4 Tm (s broker)Tj 11.95 0 0 11.95 159.84 212.4 Tm (, it in no way precludes a home buyer from )Tj 13.4 0 0 13.4 368.64 211.92 Tm (askig the )Tj /T1_2 1 Tf 10.89 0 0 10.89 420 211.92 Tm (home seller to )Tj /T1_0 1 Tf 11.96 0 0 11.96 72 198.72 Tm (compensate their buyer )Tj 11.99 0 0 11.99 187.44 198.48 Tm (s broker even if the )Tj /T1_1 1 Tf 7.79 0 0 7.79 282.96 198.24 Tm (listig does not include an offer of )Tj /T1_0 1 Tf 12.35 0 0 12.35 451.2 198.24 Tm (commssion to the )Tj 11.94 0 0 11.94 72 185.04 Tm (cooperating broker. Realcomp has provided no reliable data to suggest )Tj /T1_1 1 Tf 8.51 0 0 8.51 411.84 184.32 Tm (tht cooperating broker )Tj /T1_0 1 Tf 11.96 0 0 11.96 71.76 171.12 Tm (compensation is not provided in the vast majority of EA sales )Tj /T1_2 1 Tf 11.79 0 0 11.79 369.6 170.64 Tm (though public )Tj /T1_0 1 Tf 11.89 0 0 11.89 443.04 170.64 Tm (websites. )Tj EMC /P <>BDC /T1_1 1 Tf 8.24 0 0 8.24 71.52 143.52 Tm (The intial fiding does not )Tj /T1_0 1 Tf 12.09 0 0 12.09 204.96 143.04 Tm (reflect an appreciation of the new role ofMLS' )Tj 12.06 0 0 12.06 432 142.8 Tm (s in Internet )Tj 11.99 0 0 11.99 71.52 129.84 Tm (commerce. Their role in Internet commerce is to directly feed data from \ MLS listings to their )Tj 12.16 0 0 12.16 71.28 115.92 Tm (member )Tj 11.94 0 0 11.94 115.2 115.92 Tm (s local public websites so consumers can see them. In doing so)Tj 11.95 0 0 11.95 415.68 115.2 Tm (, they are no longer just )Tj 12.13 0 0 12.13 71.04 102 Tm (business-)Tj 11.89 0 0 11.89 116.16 102 Tm (to-)Tj 12.35 0 0 12.35 129.36 101.76 Tm (business organzations)Tj 11.98 0 0 11.98 237.84 101.28 Tm (, but have become integral components in a business-)Tj 12.1 0 0 12.1 493.44 101.52 Tm (to\255)Tj EMC ET endstream endobj 3353 0 obj <>stream /Artifact <>BDC q 0 0 0 rg 612 0 0 792 0 0 cm /Im0 Do Q EMC BT /P <>BDC /T1_0 1 Tf 3 Tr 11.85 0 0 11.85 75.6 698.64 Tm (done their online )Tj /T1_1 1 Tf 8.49 0 0 8.49 158.88 698.16 Tm (propert searches )Tj /T1_0 1 Tf 11.97 0 0 11.97 245.52 697.44 Tm (before they contact a real estate agent. However 80% of )Tj EMC /P <>BDC 11.91 0 0 11.91 75.12 685.2 Tm (home buyers are independently )Tj /T1_2 1 Tf 11.54 0 0 11.54 227.28 683.76 Tm (searchig on public )Tj /T1_0 1 Tf 12.12 0 0 12.12 323.52 683.28 Tm (websites from their homes or offces)Tj 11.82 0 0 11.82 498 682.56 Tm (, which )Tj EMC /P <>BDC 11.93 0 0 11.93 75.36 671.04 Tm (saves a tremendous amount of time for their )Tj 12.87 0 0 12.87 288.72 669.6 Tm (curent or futue real )Tj 11.99 0 0 11.99 390.24 669.12 Tm (estate broker or agent. Many of )Tj EMC /P <>BDC 11.93 0 0 11.93 74.64 657.36 Tm (those home buyers will have already )Tj /T1_2 1 Tf 10.84 0 0 10.84 252.24 656.16 Tm (tageted the home they want to buy before they contact a )Tj EMC /P <>BDC 11.07 0 0 11.07 74.88 643.68 Tm (broker or agent for assistace in )Tj /T1_0 1 Tf 15.92 0 0 15.92 229.92 642.72 Tm (makg )Tj 11.94 0 0 11.94 269.28 642.24 Tm (an offer)Tj 11.9 0 0 11.9 306.96 642 Tm (, saving the agent still more time. At that point )Tj EMC /P <>BDC /T1_2 1 Tf 10.88 0 0 10.88 74.4 630 Tm (the buyer )Tj /T1_0 1 Tf 11.91 0 0 11.91 123.6 629.76 Tm (s agent would not know whether the buyer had seen a public website )Tj EMC /StyleSpan <>BDC /T1_1 1 Tf 8.31 0 0 8.31 454.08 627.36 Tm (tht included )Tj EMC /P <>BDC /T1_0 1 Tf 12.13 0 0 12.13 74.88 616.08 Tm (listings or not. It is unikely that the buyer )Tj /T1_2 1 Tf 11.52 0 0 11.52 279.6 614.64 Tm (s agent/roker will want to slow )Tj EMC /StyleSpan <>BDC /T1_0 1 Tf 11.81 0 0 11.81 435.84 613.44 Tm (down the process by )Tj EMC /P <>BDC 11.95 0 0 11.95 74.16 602.4 Tm (pointing out a way to see EA listings that the buyer may not yet have se\ en)Tj EMC /StyleSpan <>BDC 11.87 0 0 11.87 428.4 599.76 Tm (, and the home buyer )Tj EMC /P <>BDC /T1_2 1 Tf 11.7 0 0 11.7 74.16 588.24 Tm (ha no way of )Tj /T1_0 1 Tf 13.06 0 0 13.06 143.76 588 Tm (knowig that )Tj /T1_2 1 Tf 10.84 0 0 10.84 209.04 587.28 Tm (they haven )Tj /T1_0 1 Tf 11.89 0 0 11.89 265.44 587.04 Tm (t yet seen EA listings on the public websites in their area. )Tj EMC /P <>BDC 11.93 0 0 11.93 74.4 574.8 Tm (For that reason home buyers have no )Tj 12.24 0 0 12.24 253.68 573.36 Tm (abilty to know that they )Tj EMC /StyleSpan <>BDC 12.42 0 0 12.42 372.96 572.64 Tm (wil have to search )Tj EMC /StyleSpan <>BDC /T1_2 1 Tf 12.89 0 0 12.89 466.08 572.4 Tm (fuher to )Tj EMC /StyleSpan <>BDC /T1_0 1 Tf 11.77 0 0 11.77 513.36 572.16 Tm (find )Tj EMC /P <>BDC 11.95 0 0 11.95 73.92 560.88 Tm (the EA listings)Tj 11.85 0 0 11.85 145.44 560.4 Tm (, which may well include their dream home. )Tj EMC /StyleSpan <>BDC 12.02 0 0 12.02 73.68 533.28 Tm (Realcomp )Tj EMC /P <>BDC 13.98 0 0 13.98 126.48 533.04 Tm (s arguents )Tj 11.95 0 0 11.95 186.24 532.56 Tm (regarding subsidies is )Tj /T1_1 1 Tf 8.09 0 0 8.09 292.8 531.6 Tm (tht those brokers )Tj /T1_0 1 Tf 11.98 0 0 11.98 380.16 531.12 Tm (who charge higher commission )Tj EMC /P <>BDC 11.97 0 0 11.97 73.44 519.6 Tm (rates subsidize other brokers who charge lower )Tj 12.37 0 0 12.37 301.68 517.92 Tm (commssion rates)Tj EMC /StyleSpan <>BDC 11.91 0 0 11.91 384.96 517.2 Tm (, and subsidies of lower )Tj EMC /P <>BDC 12.16 0 0 12.16 73.68 505.68 Tm (commssion rates are therefore )Tj /T1_1 1 Tf 9.69 0 0 9.69 222.96 504.48 Tm (unai and )Tj /T1_2 1 Tf 11.66 0 0 11.66 275.28 504.24 Tm (undesirble. Ths implications )Tj EMC /StyleSpan <>BDC /T1_0 1 Tf 11.88 0 0 11.88 422.4 503.28 Tm (are that lower )Tj EMC /P <>BDC 12.18 0 0 12.18 73.68 492 Tm (commssion rates are therefore bad )Tj 13.09 0 0 13.09 243.84 490.8 Tm (\(notwthstading the )Tj 11.94 0 0 11.94 344.88 490.08 Tm (consumer benefits\) and that there should )Tj 12.01 0 0 12.01 73.2 478.32 Tm (be some sort of ")Tj 15.17 0 0 15.17 155.04 477.6 Tm (stadad" )Tj /T1_2 1 Tf 11.02 0 0 11.02 203.76 477.36 Tm (selling cost chaged by the listing broker and/or offered to the )Tj EMC /StyleSpan <>BDC /T1_0 1 Tf 11.9 0 0 11.9 73.2 464.4 Tm (cooperating broker. It also ignores )Tj EMC /P <>BDC /T1_1 1 Tf 7.81 0 0 7.81 239.76 463.2 Tm (tht the trend of )Tj /T1_0 1 Tf 11.9 0 0 11.9 319.44 462.72 Tm (Internet commerce in other brokerage )Tj EMC /P <>BDC 12.9 0 0 12.9 73.2 450.72 Tm (industres)Tj 11.7 0 0 11.7 120.24 450.24 Tm (, as yet )Tj 12.69 0 0 12.69 156 450 Tm (unecognzed in real estate)Tj 12.9 0 0 12.9 284.4 449.04 Tm (, ha been )Tj /T1_2 1 Tf 11.76 0 0 11.76 333.84 448.8 Tm (to drve down tranaction )Tj /T1_0 1 Tf 11.88 0 0 11.88 459.36 448.32 Tm (costs. Such a )Tj EMC /P <>BDC /T1_2 1 Tf 11.39 0 0 11.39 73.2 436.8 Tm (stadard would also )Tj 11.03 0 0 11.03 171.36 436.32 Tm (be a stak contradiction to active and )Tj /T1_0 1 Tf 11.93 0 0 11.93 350.4 434.88 Tm (aggressive disavowals by the real )Tj EMC /P <>BDC 11.9 0 0 11.9 73.2 422.88 Tm (estate brokerage )Tj /T1_2 1 Tf 12.19 0 0 12.19 153.84 422.4 Tm (industr in its )Tj /T1_0 1 Tf 12.22 0 0 12.22 222.24 421.68 Tm (public policy communcations )Tj 14.21 0 0 14.21 369.84 420.96 Tm (tht its )Tj 11.96 0 0 11.96 405.36 420.72 Tm (members do not )Tj EMC /P <>BDC -27.793 -0.963 Td (consistently propose a 6% )Tj 12.23 0 0 12.23 201.12 408.24 Tm (commssion rate to most home )Tj 11.9 0 0 11.9 350.88 407.52 Tm (sellers most of the time. Absent a 6% )Tj EMC /P <>BDC /T1_2 1 Tf 11.43 0 0 11.43 72.72 395.52 Tm (or other consistent stadad)Tj /T1_0 1 Tf 11.92 0 0 11.92 204.72 394.32 Tm (, there can be no numerical point of reference below which a subsidy )Tj EMC /P <>BDC 11.91 0 0 11.91 72.24 381.6 Tm (would allegedly exist. )Tj EMC /P <>BDC 12.02 0 0 12.02 72.72 354 Tm (Such a notion also ignores that some selling technques my be more cost e\ ffective than others )Tj EMC /P <>BDC 11.91 0 0 11.91 72.24 340.08 Tm (and is anti-competitive in )Tj /T1_2 1 Tf 14.17 0 0 14.17 196.56 339.36 Tm (tht it )Tj /T1_0 1 Tf 12.02 0 0 12.02 227.28 339.12 Tm (implies )Tj /T1_1 1 Tf 8.22 0 0 8.22 265.68 338.88 Tm (tht such a )Tj /T1_2 1 Tf 12.67 0 0 12.67 319.92 338.64 Tm (stadad is )Tj /T1_0 1 Tf 11.93 0 0 11.93 374.16 338.16 Tm (appropriate. Most EA buyers are )Tj EMC /P <>BDC 11.94 0 0 11.94 72 326.64 Tm (represented by real estate agents who come through offers of compensatio\ n used by EA sellers )Tj EMC /P <>BDC 11.97 0 0 11.97 71.76 312.48 Tm (and the offers of compensation in EA listings is)Tj /T1_2 1 Tf 11.21 0 0 11.21 300.24 311.04 Tm (, although not requied)Tj 13.93 0 0 13.93 408.72 310.56 Tm (, alost )Tj EMC /StyleSpan <>BDC /T1_0 1 Tf 11.87 0 0 11.87 449.76 310.32 Tm (always in the )Tj EMC /P <>BDC 11.97 0 0 11.97 71.52 298.8 Tm (range offered by ERTS listings \(typically 2.5 )Tj /T1_1 1 Tf 8.23 0 0 8.23 290.16 297.36 Tm (- 3%\). As a )Tj /T1_0 1 Tf 11.94 0 0 11.94 349.44 296.88 Tm (result )Tj EMC /StyleSpan <>BDC /T1_1 1 Tf 8.69 0 0 8.69 378.96 296.64 Tm (propert owners have paid )Tj EMC /StyleSpan <>BDC /T1_0 1 Tf 12.05 0 0 12.05 509.28 296.4 Tm (their )Tj EMC /P <>BDC /T1_2 1 Tf 11.36 0 0 11.36 71.52 285.12 Tm (listing broker in accordace with their contract)Tj /T1_0 1 Tf 11.93 0 0 11.93 296.16 283.68 Tm (, and the cooperating brokers and agents get )Tj EMC /P <>BDC /T1_2 1 Tf 10.99 0 0 10.99 71.52 271.2 Tm (commssions comparable to ERTS )Tj /T1_0 1 Tf 11.94 0 0 11.94 240.72 270.24 Tm (sales. Everyone is happy, everyone got paid what they )Tj EMC /P <>BDC 11.96 0 0 11.96 71.52 257.28 Tm (expected and nobody was injured. Realcomp members received amounts accep\ table to them and )Tj EMC /P <>BDC 11.97 0 0 11.97 71.28 243.6 Tm (enough to cover their costs of membership in Realcomp, so Realcomp itsel\ f was not injured. For )Tj 12.05 0 0 12.05 71.04 229.92 Tm (these reasons there is no subsidy of any home buyer or seller or any cat\ egory ofRealcomp )Tj 11.91 0 0 11.91 70.8 216 Tm (member. )Tj EMC /P <>BDC 13.88 0 0 13.88 70.8 187.68 Tm (Wht is )Tj 15.21 0 0 15.21 110.88 187.68 Tm (paricully )Tj 11.99 0 0 11.99 168.72 187.2 Tm (troubling is the disrespect for their EA listing clients and other Ameri\ can )Tj 12.07 0 0 12.07 70.56 174.24 Tm (homeowners demonstrated by Realcomp members who voted in favor ofRealcom\ p )Tj EMC /StyleSpan <>BDC 11.73 0 0 11.73 475.44 172.08 Tm (s EA policy. )Tj EMC /P <>BDC 12.01 0 0 12.01 70.32 160.56 Tm (Real estate brokers and agents owe a )Tj /T1_1 1 Tf 8.07 0 0 8.07 250.08 159.36 Tm (fiduciar duty to )Tj 7.54 0 0 7.54 332.4 158.88 Tm (their clients. In addition aricle I )Tj EMC /P <>BDC /T1_0 1 Tf 11.88 0 0 11.88 69.84 146.64 Tm (NAR' )Tj 12.31 0 0 12.31 100.08 146.64 Tm (s code of ethcs states: ")Tj 12.56 0 0 12.56 215.28 145.68 Tm (When representig a buyer)Tj 11.97 0 0 11.97 344.64 144.72 Tm (, seller)Tj 11.98 0 0 11.98 376.56 144.96 Tm (, landlord, tenant, or other client )Tj 12.05 0 0 12.05 70.32 132.96 Tm (as an agent)Tj 11.91 0 0 11.91 124.08 132.72 Tm (, REALTORSi! pledge themselves to protect and promote the interests of t\ heir client. )Tj /T1_2 1 Tf 11.38 0 0 11.38 70.32 119.04 Tm (Ths obligation to the client )Tj /T1_0 1 Tf 13.34 0 0 13.34 205.68 118.32 Tm (is primar.)Tj 12.23 0 0 12.23 257.76 117.84 Tm (" Realcomp is a member ofNAR)Tj 11.94 0 0 11.94 417.6 117.12 Tm (, as are most of its Board )Tj EMC /P <>BDC 11.99 0 0 11.99 70.08 105.12 Tm (and other members)Tj 11.97 0 0 11.97 162.24 104.64 Tm (, so Realcomp has the same obligation to its members)Tj 11.89 0 0 11.89 420.24 103.2 Tm (' clients. All of those )Tj EMC ET endstream endobj 3354 0 obj <>stream /Artifact <>BDC q 0 0 0 rg 612 0 0 792 0 0 cm /Im0 Do Q EMC BT /P <>BDC /T1_0 1 Tf 3 Tr 11.9 0 0 11.9 74.88 696 Tm (many of which have attempted to achieve results similar to Realcomp )Tj 11.82 0 0 11.82 415.92 694.8 Tm (, are also dominated by )Tj EMC /P <>BDC 11.89 0 0 11.89 74.88 682.32 Tm (large traditional real estate brokers who do not employ discount real es\ tate business models. )Tj EMC /P <>BDC 11.9 0 0 11.9 74.88 654.48 Tm (We believe that the rule of reason was misapplied with respect to the li\ mits of the Realcomp )Tj 11.91 0 0 11.91 74.4 640.8 Tm [(website policy )-111(s on public exposure on competition. The judge was no doubt well intende\ d)]TJ 11.74 0 0 11.74 509.04 639.84 Tm (, but )Tj 11.94 0 0 11.94 74.4 627.12 Tm (we believe he based his analysis on inadequate )Tj 12.34 0 0 12.34 301.2 626.4 Tm (inormation on the way )Tj 11.88 0 0 11.88 415.68 625.92 Tm (consumers )Tj 15.23 0 0 15.23 469.44 625.92 Tm (actuly )Tj 11.92 0 0 11.92 74.64 613.2 Tm (conduct home searches today and misleading information from Realcomp abo\ ut the )Tj 13.85 0 0 13.85 476.88 612.24 Tm (inuence of )Tj 11.92 0 0 11.92 74.64 599.52 Tm (a small number of national public websites and the great )Tj /T1_1 1 Tf 11.85 0 0 11.85 346.8 598.56 Tm (inuence of the )Tj /T1_0 1 Tf 14.85 0 0 14.85 424.56 598.32 Tm (may )Tj /T1_2 1 Tf 8.76 0 0 8.76 453.84 598.56 Tm (hundreds of )Tj /T1_0 1 Tf 11.81 0 0 11.81 74.4 585.84 Tm (Realcomp-)Tj /T1_2 1 Tf 7.66 0 0 7.66 126.48 585.6 Tm (affiiated local public websites that )Tj /T1_0 1 Tf 11.93 0 0 11.93 296.64 585.12 Tm (do not include EA listings. With )Tj /T1_1 1 Tf 12.11 0 0 12.11 454.08 584.64 Tm (ths inormation )Tj /T1_0 1 Tf 11.92 0 0 11.92 74.4 571.92 Tm (in hand we believe that he would have concluded that the Realcomp policy\ does constitute an )Tj 12.75 0 0 12.75 74.16 558 Tm (uneasonable limt on )Tj 11.9 0 0 11.9 180 557.52 Tm (public exposure. Data from NAR' )Tj 11.88 0 0 11.88 343.44 557.04 Tm (s 2006 )Tj /T1_2 1 Tf 8.35 0 0 8.35 377.76 556.8 Tm (stdy that found )Tj /T1_0 1 Tf 11.84 0 0 11.84 457.92 557.04 Tm (that these local )Tj 11.91 0 0 11.91 74.16 544.56 Tm (IDX public websites were the most popular with home buyers)Tj 11.88 0 0 11.88 370.08 543.36 Tm (, along with regional websites like )Tj 11.9 0 0 11.9 73.92 530.64 Tm (Realcomp )Tj 13.31 0 0 13.31 126.48 530.4 Tm (s Moveinichigan.)Tj 11.99 0 0 11.99 219.84 530.16 Tm (com)Tj 11.91 0 0 11.91 240.72 529.92 Tm (, which also does not )Tj /T1_1 1 Tf 11.67 0 0 11.67 343.92 529.68 Tm (curently display EA )Tj /T1_0 1 Tf 11.88 0 0 11.88 446.4 529.44 Tm (listings. Data on )Tj 11.92 0 0 11.92 73.92 516.72 Tm (visits to a major site)Tj 11.69 0 0 11.69 170.16 516.48 Tm (, Realtor.)Tj 11.99 0 0 11.99 214.08 516.24 Tm (com)Tj 12.08 0 0 12.08 234.96 516.24 Tm (, are somewhat questionable because the smaller number of )Tj 11.92 0 0 11.92 73.92 502.8 Tm (Michigan home buyers are likely more interested in non-)Tj 11.91 0 0 11.91 345.6 501.84 Tm (listing educational content )Tj /T1_1 1 Tf 13.13 0 0 13.13 474.24 501.6 Tm (tha in )Tj /T1_0 1 Tf 11.73 0 0 11.73 510 501.84 Tm (local )Tj 11.88 0 0 11.88 73.92 489.36 Tm (listings)Tj 11.8 0 0 11.8 108.72 489.12 Tm (, which in the )Tj /T1_1 1 Tf 13.1 0 0 13.1 175.92 488.64 Tm (mids of )Tj /T1_0 1 Tf 11.89 0 0 11.89 221.76 488.64 Tm (SE Michigan home buyers are likely to be more complete on local )Tj 11.94 0 0 11.94 73.44 475.2 Tm (public websites. It is much more likely )Tj /T1_2 1 Tf 8.07 0 0 8.07 261.84 474.48 Tm (tht a )Tj /T1_0 1 Tf 11.94 0 0 11.94 290.88 474.48 Tm (homeowner interested in viewing local homes for )Tj 12.01 0 0 12.01 73.92 461.52 Tm (sale will click on to the website of recognzable local brokers who they \ would presume to be )Tj 11.94 0 0 11.94 73.44 447.84 Tm (more likely to have a more comprehensive inventory of local homes for sa\ le than would a )Tj /T1_1 1 Tf 11.68 0 0 11.68 73.44 434.16 Tm (national public website. Furer)Tj /T1_0 1 Tf 11.94 0 0 11.94 225.36 433.44 Tm (, the other MLSs with presence in SE Michigan are tiny in )Tj /T1_1 1 Tf 10.92 0 0 10.92 73.68 420.24 Tm (comparson to Realcomp, have far fewer member local public websites)Tj /T1_0 1 Tf 11.83 0 0 11.83 413.52 419.04 Tm (, and in addition are )Tj 11.9 0 0 11.9 73.44 406.56 Tm (Realcomp )Tj 12.59 0 0 12.59 126 406.32 Tm (s stated futue merger tagets. )Tj EMC /P <>BDC 11.95 0 0 11.95 73.2 385.2 Tm (Because of high likelihood of bias in methodology, studies by the real e\ state brokerage sector )Tj /T1_2 1 Tf 8.27 0 0 8.27 72.96 371.52 Tm (tht suggest )Tj /T1_0 1 Tf 11.98 0 0 11.98 132.48 371.28 Tm (home sellers using ERTS listings receive more money from the sale )Tj 12.33 0 0 12.33 460.8 370.56 Tm (oftheir home )Tj 11.95 0 0 11.95 72.96 357.84 Tm (than other home sellers should be discounted. A major independent study \ of causal factors for )Tj EMC /StyleSpan <>BDC 12.08 0 0 12.08 72.72 343.68 Tm (price differences in otherwse comparable home sales proves that MLS sale\ s )Tj EMC /P <>BDC /T1_2 1 Tf 8 0 0 8 442.08 342.72 Tm (figues overstate the )Tj EMC /P <>BDC /T1_1 1 Tf 10.56 0 0 10.56 72.96 330 Tm (average amounts received by home sellers because of distortions caused b\ y the inc1usion of sales )Tj EMC /P <>BDC /T1_0 1 Tf 12.08 0 0 12.08 72.96 316.08 Tm (of propertes owned by real estate brokers and agents. )Tj 11.92 0 0 11.92 332.64 315.36 Tm (According to a study by Dr. Steven D. )Tj 11.96 0 0 11.96 72.72 302.4 Tm (Levitt)Tj 11.93 0 0 11.93 101.52 302.16 Tm (, professor of economics at the University of Chicago, real estate agent\ s yield more on the )Tj 12.16 0 0 12.16 72.96 288.72 Tm (sale of their own homes than they do on the sale of their fiduciar )Tj 11.95 0 0 11.95 390.96 287.76 Tm (s homes. In his 2005 New )Tj -26.651 -1.085 Td (York Times best seller )Tj 11.97 0 0 11.97 186.72 274.32 Tm (Freakonomics. )Tj /T1_1 1 Tf 11.87 0 0 11.87 260.88 274.32 Tm (Dr. Levitt determed from a )Tj /T1_2 1 Tf 8.71 0 0 8.71 402 274.08 Tm (sample of 100 )Tj /T1_1 1 Tf 10.52 0 0 10.52 473.28 274.08 Tm (000 home )Tj /T1_0 1 Tf 11.91 0 0 11.91 72.72 260.88 Tm (sales that real estate agents yielded 3-)Tj 11.95 0 0 11.95 252.24 260.4 Tm (4% more on average from the sale of their own home as )Tj 11.96 0 0 11.96 72.48 247.2 Tm (compared to the proceeds of their clients)Tj /T1_1 1 Tf 10.75 0 0 10.75 267.84 246.48 Tm (' home. There were a large number )Tj /T1_0 1 Tf 12.52 0 0 12.52 438.72 246.24 Tm (ofERTS sales of )Tj 11.96 0 0 11.96 72 233.52 Tm (homes owned by real estate agents in the sample)Tj /T1_1 1 Tf 10.97 0 0 10.97 305.28 232.56 Tm (, which proves MLS sales data generaly )Tj /T1_0 1 Tf 11.86 0 0 11.86 72.48 219.6 Tm (overstates the amount received by ER TS home sellers who are not themsel\ ves real estate agents. )Tj EMC /P <>BDC 11.91 0 0 11.91 72.24 198.24 Tm (A home seller may be )Tj /T1_2 1 Tf 8.33 0 0 8.33 179.76 197.76 Tm (willng, able)Tj /T1_1 1 Tf 10.85 0 0 10.85 240.48 197.52 Tm (, and prefer to show their own properties to prospective )Tj /T1_0 1 Tf 12.05 0 0 12.05 72 184.32 Tm (buyers. )Tj 15.23 0 0 15.23 110.16 184.08 Tm (Tht )Tj 11.94 0 0 11.94 135.12 184.08 Tm (saves real estate agents and brokers money and time)Tj 11.92 0 0 11.92 385.2 183.36 Tm (, and is most likely )Tj /T1_1 1 Tf 11.53 0 0 11.53 478.56 183.36 Tm (par of the )Tj /T1_0 1 Tf 11.98 0 0 11.98 72 170.64 Tm (reason many EA sellers use EA discount brokers. )Tj 14.79 0 0 14.79 311.76 169.68 Tm (Makg a )Tj 11.95 0 0 11.95 360.24 169.68 Tm (seller pay for a service they may )Tj 11.98 0 0 11.98 71.76 156.72 Tm (neither want nor need is not pro-competitive)Tj 11.84 0 0 11.84 285.12 156 Tm (, as Realcomp contends. )Tj EMC /P <>BDC 11.98 0 0 11.98 71.76 129.12 Tm (Realcomp argues that the majority of buyers can access )Tj 16.41 0 0 16.41 340.8 128.16 Tm (actu )Tj 11.96 0 0 11.96 372.24 128.16 Tm (MLS listings through Realcomp )Tj 11.98 0 0 11.98 71.76 114.96 Tm (online. Realcomp online is a password protected website. To access that \ data a home buyer )Tj 11.94 0 0 11.94 71.76 101.52 Tm (would first need to go )Tj 12.38 0 0 12.38 179.52 101.04 Tm (though a Realcomp member)Tj 11.94 0 0 11.94 319.44 100.56 Tm (, and many home buyers today have already )Tj EMC ET endstream endobj 3355 0 obj <>stream /Artifact <>BDC q 0 0 0 rg 612 0 0 792 0 0 cm /Im0 Do Q EMC BT /P <>BDC /T1_0 1 Tf 3 Tr 11.94 0 0 11.94 74.16 696.48 Tm (whatsoever from the listing broker)Tj 11.96 0 0 11.96 239.52 695.76 Tm (, and thus no obligation. Thus a very small portion of )Tj EMC /P <>BDC 11.85 0 0 11.85 74.4 682.8 Tm (commissions are lost because of free riding. )Tj EMC /P <>BDC 11.92 0 0 11.92 74.16 655.2 Tm (The tiny amount of free riders was not enough to justify a boycott )Tj 12.16 0 0 12.16 390.96 653.76 Tm (ofEA listings prior to Internet )Tj 11.7 0 0 11.7 74.16 641.52 Tm (commerce. MLS' )Tj 11.88 0 0 11.88 157.92 641.04 Tm (s such as Realcomp often use )Tj /T1_1 1 Tf 11.11 0 0 11.11 300.48 640.32 Tm (technques to )Tj /T1_0 1 Tf 27.56 0 0 27.56 367.2 640.08 Tm (mie )Tj 11.9 0 0 11.9 415.44 640.08 Tm (free riders in Internet )Tj 11.75 0 0 11.75 74.16 627.6 Tm (commerce)Tj 11.93 0 0 11.93 123.6 627.36 Tm (, such as cloaking the )Tj /T1_1 1 Tf 13.29 0 0 13.29 228.96 626.88 Tm (actu propert )Tj /T1_0 1 Tf 11.9 0 0 11.9 303.6 626.4 Tm (address of properties they feed to their many )Tj 11.91 0 0 11.91 73.68 613.68 Tm (members)Tj 12 0 0 12 118.08 613.44 Tm (' public websites. There is no obligation to pay a commssion and thus no\ free rider )Tj 11.93 0 0 11.93 73.44 600 Tm (problem if a buyer finds out about a home for sale solely )Tj /T1_1 1 Tf 11.32 0 0 11.32 347.04 598.8 Tm (though the efforts of a )Tj 10.73 0 0 10.73 460.32 598.56 Tm (seller. Home )Tj /T1_0 1 Tf 11.93 0 0 11.93 73.68 586.32 Tm (buyers using public websites use buyer )Tj 11.91 0 0 11.91 264 585.6 Tm (s agents the vast majority of the time. Real estate brokers )Tj 11.82 0 0 11.82 73.92 572.16 Tm (and agents have a )Tj 15.11 0 0 15.11 160.56 571.92 Tm (powerf )Tj 11.89 0 0 11.89 207.12 571.68 Tm (tool to fight free riding. They )Tj /T1_1 1 Tf 11.73 0 0 11.73 349.44 570.96 Tm (wrte the listing )Tj 10.58 0 0 10.58 427.68 570.96 Tm (contracts that make the )Tj /T1_0 1 Tf 11.97 0 0 11.97 73.68 558.48 Tm (seller )Tj 12.54 0 0 12.54 103.44 558.48 Tm (s contractul obligations abundatly clear and )Tj 11.96 0 0 11.96 324.96 557.52 Tm (they can sue a seller who doesn )Tj 12.06 0 0 12.06 479.28 557.04 Tm (t pay a )Tj /T1_2 1 Tf 9.69 0 0 9.69 73.44 544.8 Tm (commssion tht )Tj /T1_0 1 Tf 11.92 0 0 11.92 154.8 544.56 Tm (is due. Yet there are few such lawsuits and even fewer where the real es\ tate )Tj 11.89 0 0 11.89 73.2 531.12 Tm (broker or agent )Tj 16.68 0 0 16.68 148.8 530.64 Tm (ha )Tj 11.96 0 0 11.96 168.72 530.64 Tm (the hard evidence needed to prevail. Free )Tj 13.75 0 0 13.75 368.64 529.92 Tm (ridig is )Tj 11.96 0 0 11.96 410.64 529.92 Tm (therefore mostly a legend )Tj 11.9 0 0 11.9 73.2 517.2 Tm (in the minds of real estate brokers/agents and a )Tj /T1_1 1 Tf 11.53 0 0 11.53 299.52 516.48 Tm (tranparently invalid justification for boycotting )Tj 10.92 0 0 10.92 72.96 503.28 Tm (EA listings. There is no reliable data to suggest otherwse. )Tj /T1_0 1 Tf 13.09 0 0 13.09 354 502.08 Tm (Ths proves tht the )Tj 11.86 0 0 11.86 451.44 502.08 Tm (free rider issue is )Tj 11.91 0 0 11.91 72.96 489.84 Tm (not relevant as an excuse to boycott EA listings in public websites. )Tj EMC /P <>BDC 12.56 0 0 12.56 72.96 462 Tm (Whle some )Tj 11.99 0 0 11.99 132.96 462 Tm (reasonable steps)Tj 11.78 0 0 11.78 211.68 461.28 Tm (, such as )Tj 15.06 0 0 15.06 254.88 461.28 Tm (cloakg )Tj 12.1 0 0 12.1 298.8 461.04 Tm (addresses may be a permssible action under the )Tj EMC /P <>BDC 12.04 0 0 12.04 73.44 448.32 Tm (Supreme Cour decision allowing reasonable steps to prevent free riding, \ allowing a boycott of )Tj EMC /P <>BDC 11.92 0 0 11.92 72.96 434.4 Tm (an entire class of sellers to solve what is at most a very )Tj /T1_2 1 Tf 9.54 0 0 9.54 337.44 433.44 Tm (mior problem )Tj /T1_1 1 Tf 10.49 0 0 10.49 411.84 433.2 Tm (that has existed since the )Tj EMC /P <>BDC /T1_0 1 Tf 11.72 0 0 11.72 72.96 420.48 Tm (advent of MLS' s is not legally justified )Tj 11.93 0 0 11.93 260.64 419.76 Tm (, especially since no existing data suggests that the )Tj -15.752 -1.066 Td (frequency of free riding is no higher in EA listings )Tj 22.88 0 0 22.88 317.28 405.84 Tm (th )Tj /T1_1 1 Tf 10.83 0 0 10.83 340.8 406.08 Tm (in ER TS listings. )Tj /T1_0 1 Tf 12.83 0 0 12.83 426.24 405.84 Tm (Ths data )Tj 11.82 0 0 11.82 473.28 405.6 Tm (clearly )Tj 11.95 0 0 11.95 72.48 393.36 Tm (refutes the conclusion that there is plausible economic justification fo\ r )Tj /T1_2 1 Tf 9.04 0 0 9.04 411.6 392.16 Tm (limtig the dissemintion )Tj EMC /P <>BDC /T1_0 1 Tf 12.24 0 0 12.24 72.72 379.2 Tm (ofEA listings because they )Tj 12.14 0 0 12.14 206.64 378.72 Tm (supposedly confict with Realcomp )Tj 11.88 0 0 11.88 379.44 378 Tm (s legitimate business )Tj EMC /StyleSpan <>BDC 16.59 0 0 16.59 480.72 375.84 Tm (purse.)Tj EMC /P <>BDC 11.9 0 0 11.9 72.24 365.52 Tm (For this reason )Tj 15.21 0 0 15.21 145.92 365.28 Tm (permttg a )Tj 11.93 0 0 11.93 207.6 365.04 Tm (boycott because of the free ridership phenomena that is a )Tj /T1_2 1 Tf 10.15 0 0 10.15 482.64 364.32 Tm (mior and )Tj /T1_0 1 Tf 11.96 0 0 11.96 72 351.84 Tm (normal cost of doing business in real estate and other brokerage sectors\ )Tj 13.23 0 0 13.23 416.16 350.64 Tm (canot be )Tj 12.11 0 0 12.11 463.92 350.4 Tm (justified. )Tj EMC /P <>BDC 11.92 0 0 11.92 72.24 324.24 Tm (We believe there are two obvious and logical business )Tj EMC /StyleSpan <>BDC /T1_1 1 Tf 13.21 0 0 13.21 334.08 320.64 Tm (purses for )Tj EMC /P <>BDC 11.24 0 0 11.24 396.48 322.8 Tm (the EA boycott reguation. )Tj /T1_0 1 Tf 11.94 0 0 11.94 72 310.32 Tm (The first is to eliminate EA listings from the marketplace by denying th\ em presence on the )Tj 12 0 0 12 71.52 296.64 Tm (vehicles most )Tj 14.67 0 0 14.67 140.16 296.16 Tm (importt to )Tj 11.91 0 0 11.91 202.08 296.16 Tm (real estate sales in the Internet age )Tj /T1_2 1 Tf 7.89 0 0 7.89 368.4 295.44 Tm (- the most frequently visited )Tj /T1_0 1 Tf 11.97 0 0 11.97 71.52 282.72 Tm (public real estate websites)Tj 11.92 0 0 11.92 197.28 282.24 Tm (, which are the local public websites of the 14 )Tj 11.9 0 0 11.9 419.04 281.76 Tm (000 Realcomp members )Tj 13.58 0 0 13.58 72 268.56 Tm (and MoveInchigan.)Tj /T1_1 1 Tf 11.18 0 0 11.18 178.56 268.32 Tm (com. Ths consistent with )Tj 11.81 0 0 11.81 304.08 267.84 Tm (the opinon ofNAR itself, which )Tj 10.77 0 0 10.77 464.88 267.6 Tm (concluded that )Tj /T1_0 1 Tf 11.95 0 0 11.95 72 255.12 Tm (including Exclusive Agency listings on \(IDX\) feeds ")Tj 11.96 0 0 11.96 328.08 254.16 Tm (would not detract from the )Tj EMC /StyleSpan <>BDC /T1_1 1 Tf 11.51 0 0 11.51 458.64 251.76 Tm (puroses of the)Tj EMC /P <>BDC /T1_0 1 Tf 11.65 0 0 11.65 71.52 241.2 Tm (MLS.)Tj 12.04 0 0 12.04 98.88 241.2 Tm (" The second business )Tj EMC /StyleSpan <>BDC /T1_1 1 Tf 11.51 0 0 11.51 208.8 238.32 Tm (purose is the )Tj EMC /P <>BDC 13.04 0 0 13.04 277.92 240.48 Tm (elimation of )Tj /T1_0 1 Tf 12 0 0 12 348.24 240.48 Tm (real estate brokers that use discount )Tj 11.94 0 0 11.94 71.28 227.28 Tm (business models that undermine the higher commission rates of traditiona\ l full service brokers. )Tj /T1_1 1 Tf 11.71 0 0 11.71 71.28 213.6 Tm (According to the Justice Deparent)Tj /T1_0 1 Tf 12.18 0 0 12.18 247.2 213.12 Tm (, about 80 percent ofMLSs in the )Tj 13.36 0 0 13.36 410.88 212.88 Tm (countr are )Tj /T1_2 1 Tf 9.7 0 0 9.7 468 212.88 Tm (owned by )Tj /T1_0 1 Tf 12.27 0 0 12.27 71.28 199.92 Tm (Realtor boards. The Realcomp Board is tyical)Tj 11.95 0 0 11.95 296.4 199.2 Tm (, consisting mostly of large )Tj 12.34 0 0 12.34 429.12 198.96 Tm (tradtional real estate )Tj 11.94 0 0 11.94 71.52 185.76 Tm (brokers who do not )Tj /T1_1 1 Tf 11.97 0 0 11.97 167.04 185.52 Tm (curently offer )Tj /T1_0 1 Tf 11.95 0 0 11.95 239.52 185.28 Tm (home sellers the same discount real estate business models )Tj 12.02 0 0 12.02 71.04 172.08 Tm (that Realcomp asserts are )Tj /T1_1 1 Tf 11.35 0 0 11.35 196.56 171.6 Tm (succeedig in the )Tj /T1_0 1 Tf 11.98 0 0 11.98 281.76 171.6 Tm (marketplace. Those large real estate brokers have an )Tj 12.06 0 0 12.06 71.28 158.4 Tm (incentive to assure they receive commssions on all possible sales even i\ f they had )Tj /T1_1 1 Tf 11.44 0 0 11.44 467.76 157.68 Tm (nothng to do )Tj /T1_0 1 Tf 12.04 0 0 12.04 70.8 144.72 Tm (with them)Tj 11.97 0 0 11.97 119.52 144.48 Tm (, and also the incentive to )Tj 13.06 0 0 13.06 244.8 143.76 Tm (eliminte or minimie the )Tj 12.4 0 0 12.4 371.04 143.76 Tm (impact of real estte brokerage )Tj 11.97 0 0 11.97 70.8 130.8 Tm (business models )Tj /T1_2 1 Tf 8 0 0 8 151.92 130.32 Tm (tht undercut their )Tj /T1_0 1 Tf 12.66 0 0 12.66 243.12 130.32 Tm (ful service commssion )Tj 11.98 0 0 11.98 360.24 129.84 Tm (rates. It should be noted that the )Tj 14.4 0 0 14.4 71.28 116.64 Tm (Consuer )Tj 12.04 0 0 12.04 122.88 116.64 Tm (Federation of America )Tj 12.27 0 0 12.27 235.92 116.16 Tm (s 2007 study ofthe )Tj /T1_1 1 Tf 12.2 0 0 12.2 329.28 115.92 Tm (maeup of )Tj /T1_0 1 Tf 12.22 0 0 12.22 383.52 115.68 Tm (state real estate commssions, )Tj EMC ET endstream endobj 3356 0 obj <>stream /Artifact <>BDC q 0 0 0 rg 612 0 0 792 0 0 cm /Im0 Do Q EMC BT /P <>BDC /T1_0 1 Tf 3 Tr 11.84 0 0 11.84 74.88 697.44 Tm (the availability of Realcomp EA listings. Realcomp states that other MLS\ ' )Tj EMC /StyleSpan <>BDC 11.83 0 0 11.83 430.56 695.28 Tm (s are available in the )Tj EMC /P <>BDC 11.92 0 0 11.92 74.88 683.52 Tm (market area for their member discount brokers, but in the record for )Tj EMC /StyleSpan <>BDC /T1_1 1 Tf 8.04 0 0 8.04 401.04 681.36 Tm (ths case )Tj EMC /P <>BDC /T1_0 1 Tf 11.85 0 0 11.85 444.48 681.6 Tm (Realcomp also )Tj EMC /P <>BDC 11.91 0 0 11.91 74.88 669.6 Tm (concedes that it is seeking to merge with them, which would eliminate th\ at alternative. It also )Tj EMC /P <>BDC 11.88 0 0 11.88 74.88 655.92 Tm (ignores the likelihood )Tj /T1_2 1 Tf 14.51 0 0 14.51 181.44 655.2 Tm (tht if )Tj /T1_0 1 Tf 12.33 0 0 12.33 212.88 654.96 Tm (the intial decision is )Tj 11.83 0 0 11.83 314.88 654.24 Tm (affirmed )Tj /T1_1 1 Tf 8.86 0 0 8.86 358.56 654 Tm (tht competing )Tj /T1_0 1 Tf 12.37 0 0 12.37 432.96 654 Tm (MLSs that curently )Tj EMC /P <>BDC 11.87 0 0 11.87 74.88 642.24 Tm (feed EA listings to Realtor.)Tj 12.11 0 0 12.11 205.2 641.28 Tm (com wi1likely soon adopt the Realcomp )Tj 11.94 0 0 11.94 403.68 640.08 Tm (policy and )Tj /T1_1 1 Tf 8.6 0 0 8.6 456.72 640.08 Tm (discontiue the )Tj EMC /P <>BDC /T1_0 1 Tf 12.06 0 0 12.06 74.16 628.32 Tm (practice )Tj 18.71 0 0 18.71 118.56 628.08 Tm (fuer )Tj 11.95 0 0 11.95 153.36 627.84 Tm (reducing the exposure of EA )Tj /T1_1 1 Tf 7.53 0 0 7.53 293.76 627.12 Tm (listigs to )Tj /T1_0 1 Tf 11.94 0 0 11.94 343.44 626.88 Tm (home buyers who use the Internet in )Tj EMC /P <>BDC 11.84 0 0 11.84 74.4 614.4 Tm (their home searches. )Tj EMC /P <>BDC 11.89 0 0 11.89 74.4 586.8 Tm (The application of a )Tj /T1_1 1 Tf 8.23 0 0 8.23 172.8 586.08 Tm (rue of reason )Tj /T1_0 1 Tf 14.93 0 0 14.93 241.92 585.6 Tm (anysis )Tj /T1_1 1 Tf 7.99 0 0 7.99 282.96 585.6 Tm (also lead to the conclusion )Tj 7.74 0 0 7.74 417.12 584.88 Tm (tht there are )Tj /T1_0 1 Tf 11.9 0 0 11.9 482.16 584.88 Tm (obvious )Tj EMC /P <>BDC 11.92 0 0 11.92 74.4 573.12 Tm (anticompetitive effects and actionable consumer )Tj /T1_1 1 Tf 9.02 0 0 9.02 307.68 571.68 Tm (har. The rue of )Tj /T1_0 1 Tf 12.09 0 0 12.09 394.32 571.44 Tm (reason )Tj 15.32 0 0 15.32 428.88 571.2 Tm (stadad )Tj 11.8 0 0 11.8 471.84 571.2 Tm (defines )Tj 11.96 0 0 11.96 74.16 559.2 Tm (violations as agreements that ")Tj /T1_2 1 Tf 10.81 0 0 10.81 220.8 558.48 Tm (uneasonably restrain trade when they have)Tj /T1_0 1 Tf 11.92 0 0 11.92 427.68 557.28 Tm (, or are likely to have )Tj /T1_2 1 Tf 11.25 0 0 11.25 73.92 545.28 Tm (a substatial anticompetitive effect in the )Tj /T1_0 1 Tf 11.86 0 0 11.86 273.36 544.56 Tm (relevant market, such as increasing prices.. .)Tj /T1_2 1 Tf 10.94 0 0 10.94 484.08 543.36 Tm (or reducing )Tj EMC /P <>BDC 10.63 0 0 10.63 73.92 531.84 Tm (consumer choice.' )Tj /T1_0 1 Tf 12.18 0 0 12.18 165.36 531.12 Tm (Again)Tj 11.83 0 0 11.83 195.36 530.88 Tm (, the record in )Tj /T1_1 1 Tf 7.76 0 0 7.76 264 530.64 Tm (ths case clearly )Tj 8.73 0 0 8.73 343.2 530.16 Tm (meets tht stadard. )Tj EMC /P <>BDC 8.27 0 0 8.27 73.68 504 Tm (The Intial Decision concluded that)Tj /T1_0 1 Tf 11.9 0 0 11.9 242.64 503.04 Tm (, because discount real estate brokers in the Realcomp )Tj 13.75 0 0 13.75 503.04 502.08 Tm (maket )Tj EMC /P <>BDC 12.17 0 0 12.17 73.68 490.32 Tm (area have achieved a small market shae)Tj 11.84 0 0 11.84 266.16 489.36 Tm (, Realcomp )Tj /T1_2 1 Tf 12.32 0 0 12.32 323.04 488.88 Tm (ha not )Tj 10.38 0 0 10.38 360.72 488.64 Tm (erected any )Tj /T1_1 1 Tf 10.15 0 0 10.15 417.84 488.64 Tm (unai and )Tj /T1_0 1 Tf 11.91 0 0 11.91 73.44 476.4 Tm (anticompetitive )Tj /T1_2 1 Tf 6.469 -0.04 Td (barers to their )Tj /T1_1 1 Tf 8.15 0 0 8.15 227.28 475.68 Tm (business model. To the contrar, in )Tj /T1_0 1 Tf 11.93 0 0 11.93 398.4 474.72 Tm (the eyes of potential )Tj 13.79 0 0 13.79 497.76 474.48 Tm (futue )Tj 11.95 0 0 11.95 73.44 462.72 Tm (clients looking on local public websites to see which local selling brok\ ers are well represented in )Tj EMC /P <>BDC 11.98 0 0 11.98 72.96 449.04 Tm (their neighborhood)Tj 13.07 0 0 13.07 164.64 448.56 Tm (, the discountlA )Tj 11.93 0 0 11.93 251.04 448.08 Tm (brokers would not exist since their listings aren )Tj 12 0 0 12 480.24 447.36 Tm (t on the )Tj EMC /P <>BDC /T1_2 1 Tf 11.76 0 0 11.76 73.2 435.36 Tm (local public websites. Furer)Tj 10.98 0 0 10.98 215.04 434.64 Tm (, given the rapid market penetraton )Tj /T1_0 1 Tf 12.2 0 0 12.2 388.32 433.68 Tm (of Internet-centrc business )Tj EMC /P <>BDC 11.97 0 0 11.97 72.96 421.2 Tm (models in other brokerage sectors)Tj 11.93 0 0 11.93 234.96 420.48 Tm (, the logical conclusion is that there are )Tj /T1_2 1 Tf 12.21 0 0 12.21 424.8 419.52 Tm (curently barers to )Tj EMC /StyleSpan <>BDC /T1_0 1 Tf 11.95 0 0 11.95 73.2 407.52 Tm (discount brokerage since Internet/discount based business models have )Tj EMC /P <>BDC /T1_1 1 Tf 7.91 0 0 7.91 415.68 405.84 Tm (substatially less )Tj EMC /P <>BDC /T1_0 1 Tf 11.98 0 0 11.98 72.72 393.84 Tm (penetration in the real estate brokerage sector)Tj 12.1 0 0 12.1 290.16 392.88 Tm (, effciencies of Internet commerce have clearly )Tj EMC /StyleSpan <>BDC 12.05 0 0 12.05 72.72 380.16 Tm (resulted in )Tj EMC /P <>BDC /T1_1 1 Tf 7.92 0 0 7.92 126.24 379.68 Tm (substatial effciencies and/or cost savings to )Tj /T1_2 1 Tf 10.8 0 0 10.8 344.88 378.48 Tm (the U.)Tj /T1_0 1 Tf 11.91 0 0 11.91 374.88 378.48 Tm (S. real estate brokerage sector )Tj 11.95 0 0 11.95 72.48 366.24 Tm (home sellers and buyers are increasingly using Internet commerce tools t\ o do more of the real )Tj 0.02 -1.165 Td (estate transaction work)Tj 11.91 0 0 11.91 183.12 351.6 Tm (, and none of those savings are )Tj /T1_1 1 Tf 8.2 0 0 8.2 332.64 350.88 Tm (curently being passed on to )Tj /T1_0 1 Tf 11.99 0 0 11.99 470.4 350.64 Tm (American )Tj 12 0 0 12 72.24 338.4 Tm (homeowners. Clearly the multi-)Tj 11.94 0 0 11.94 224.64 337.68 Tm (pronged strategy of denying discount brokers listings access to )Tj EMC /P <>BDC 11.95 0 0 11.95 72.24 324.96 Tm (local public websites and forcing them to offer services their clients n\ either want nor need is )Tj 0 -1.165 TD (intended to )Tj 13.79 0 0 13.79 128.64 310.8 Tm (underme the )Tj 11.93 0 0 11.93 200.64 310.32 Tm (benefits and market presence of discount brokerage )Tj 12.65 0 0 12.65 452.64 309.12 Tm (and the stategy)Tj 13.2 0 0 13.2 72.24 297.36 Tm (is workig. )Tj EMC /P <>BDC 11.99 0 0 11.99 71.76 269.52 Tm (Realcomp )Tj 15.88 0 0 15.88 123.36 269.04 Tm (ha )Tj 11.97 0 0 11.97 142.32 269.04 Tm (also argued )Tj /T1_1 1 Tf 8.15 0 0 8.15 200.16 268.56 Tm (tht they should be allowed to )Tj 10.32 0 0 10.32 346.8 268.08 Tm (discriate agait )Tj /T1_0 1 Tf 11.91 0 0 11.91 445.92 268.08 Tm (EA listings to )Tj /T1_1 1 Tf 8.29 0 0 8.29 71.76 255.6 Tm (avoid ")Tj /T1_0 1 Tf 11.91 0 0 11.91 106.8 255.6 Tm (free riding )Tj 12.49 0 0 12.49 162.48 255.36 Tm (; a circumstace where the )Tj 12.03 0 0 12.03 292.56 254.64 Tm (real estate broker )Tj /T1_1 1 Tf 7.77 0 0 7.77 379.44 254.4 Tm (s effort are responsible for )Tj 8.57 0 0 8.57 71.76 241.92 Tm (fiding the buyer)Tj /T1_0 1 Tf 11.97 0 0 11.97 154.08 241.44 Tm (, but the seller evades payment of the )Tj 12.17 0 0 12.17 335.28 240.72 Tm (commssion justly due the broker. The )Tj 12.08 0 0 12.08 71.76 228 Tm (outcome of the decision would be to make reverse free riding unversal)Tj 11.96 0 0 11.96 412.56 226.56 Tm (, which occurs when a )Tj 12.11 0 0 12.11 71.28 214.32 Tm (home seller is required to pay a commssion in cases where the seller)Tj 11.94 0 0 11.94 402.48 212.88 Tm (, not the agent or broker )Tj 12 0 0 12 71.52 200.4 Tm (found the buyer. Realcomp )Tj 15.68 0 0 15.68 205.2 199.92 Tm (ha )Tj 11.96 0 0 11.96 223.92 199.92 Tm (presented no reliable data to suggest that the few cases of real )Tj /T1_2 1 Tf 11.58 0 0 11.58 71.76 186.48 Tm (estte free riding )Tj /T1_0 1 Tf 11.98 0 0 11.98 154.8 186 Tm (are any more common in Internet commerce than they were before Internet \ )Tj -6.952 -1.102 Td (commerce. As pointed out in the prior section of this brief which descri\ bed the )Tj /T1_1 1 Tf 8.98 0 0 8.98 451.68 171.36 Tm (curent market )Tj /T1_0 1 Tf 11.97 0 0 11.97 71.28 158.88 Tm (environment )Tj 5.554 -0.02 Td (all the reliable available data and other )Tj /T1_1 1 Tf 8.99 0 0 8.99 326.16 157.92 Tm (inormation shows tht &ee )Tj /T1_0 1 Tf 11.98 0 0 11.98 461.04 157.68 Tm (riding is)Tj EMC /StyleSpan <>BDC 20.54 0 0 20.54 70.8 145.2 Tm (virly )Tj EMC /P <>BDC 11.97 0 0 11.97 114.72 144.96 Tm (nonexistent in the real estate services arena. MLS data shows that 80% o\ f EA MLS )Tj 11.96 0 0 11.96 71.04 131.52 Tm (listings resulted in commissions paid to brokers/sub-)Tj 11.93 0 0 11.93 323.04 130.32 Tm (brokers)Tj 12.05 0 0 12.05 359.28 130.08 Tm (, and much of the remaining 20% of )Tj 11.99 0 0 11.99 70.8 117.36 Tm (homes were either unsold or sold by directly to buyers by home sellers w\ ith no )Tj 14.2 0 0 14.2 451.92 116.16 Tm (inuence )Tj EMC ET endstream endobj 3357 0 obj <>stream /Artifact <>BDC q 0 0 0 rg 612 0 0 792 0 0 cm /Im0 Do Q EMC BT /P <>BDC /T1_0 1 Tf 3 Tr 12.01 0 0 12.01 74.16 696.24 Tm (Realcomp, whether they be ful service or discount business models or whe\ ther )Tj 12.02 0 0 12.02 454.8 695.28 Tm (they use EA or )Tj EMC /P <>BDC 11.75 0 0 11.75 74.16 682.56 Tm (ER TS listings. In their testimony in this case)Tj 11.86 0 0 11.86 287.76 681.84 Tm (, the discount brokers stated that their clients )Tj EMC /P <>BDC 12.2 0 0 12.2 74.16 668.64 Tm (invarably offered cooperating commssions at similar rates as )Tj 12.16 0 0 12.16 373.68 667.68 Tm (ful service brokers to buyer )Tj EMC /P <>BDC 11.93 0 0 11.93 73.92 654.72 Tm (brokers)Tj 11.9 0 0 11.9 110.16 654.48 Tm (, and that the vast majority of the )Tj 14.9 0 0 14.9 270.48 654.24 Tm (eventu )Tj 11.94 0 0 11.94 313.92 654 Tm (buyers did use buyer )Tj 11.72 0 0 11.72 417.12 653.76 Tm (s agents)Tj 12.04 0 0 12.04 455.28 654 Tm (, a large share of )Tj EMC /P <>BDC 11.92 0 0 11.92 73.92 641.04 Tm (who were no doubt Realcomp members)Tj 11.9 0 0 11.9 264.24 640.56 Tm (, who also paid dues. Indeed there is no evidence that the )Tj EMC /P <>BDC 11.94 0 0 11.94 73.68 627.36 Tm (ratios of EA listings sold by real estate agents versus the home seller \ without )Tj /T1_1 1 Tf 10.95 0 0 10.95 443.76 626.4 Tm (assistace are any )Tj EMC /P <>BDC /T1_0 1 Tf 11.7 0 0 11.7 73.92 613.2 Tm (different over public web sites )Tj 22.65 0 0 22.65 219.12 612.72 Tm (th )Tj 11.97 0 0 11.97 242.4 612.72 Tm (before such websites existed)Tj 11.79 0 0 11.79 379.44 612.48 Tm (, so EA listings are clearly no )Tj EMC /P <>BDC /T1_1 1 Tf 11.82 0 0 11.82 73.44 599.76 Tm (theat to )Tj /T1_0 1 Tf 3.614 -0.02 Td (Realcomp. )Tj EMC /P <>BDC 11.92 0 0 11.92 73.68 571.92 Tm (In the review of the evidence the administrative law judge concluded tha\ t a )Tj 16 0 0 16 434.88 571.44 Tm (plena )Tj 12.01 0 0 12.01 473.52 571.44 Tm (market )Tj EMC /P <>BDC /T1_1 1 Tf 12.18 0 0 12.18 73.92 558.24 Tm (examation would )Tj /T1_0 1 Tf 12.69 0 0 12.69 168.72 558 Tm (be necessar allow the cour to ")Tj /T1_2 1 Tf 8.53 0 0 8.53 324.24 557.52 Tm (confdently draw conclusions )Tj 8.09 0 0 8.09 467.52 557.76 Tm (regarding the )Tj EMC /P <>BDC 8.27 0 0 8.27 73.2 544.32 Tm (pricipal tendencies and competitive )Tj /T1_0 1 Tf 11.9 0 0 11.9 251.76 543.84 Tm (effects of the alleged restraints.)Tj 11.93 0 0 11.93 401.52 543.84 Tm (" We believe )Tj /T1_2 1 Tf 8.4 0 0 8.4 466.32 543.6 Tm (tht the )Tj EMC /P <>BDC /T1_0 1 Tf 11.93 0 0 11.93 73.68 530.64 Tm (evidence on the record in this case demonstrates obvious and )Tj /T1_1 1 Tf 11.35 0 0 11.35 367.92 529.92 Tm (manfestly anticompetitive )Tj /T1_0 1 Tf 11.8 0 0 11.8 498.48 530.16 Tm (effects )Tj EMC /P <>BDC 11.96 0 0 11.96 73.44 516.72 Tm (and actionable consumer )Tj 17.76 0 0 17.76 195.36 516.72 Tm (har )Tj 11.92 0 0 11.92 222.48 516.48 Tm (to anyone aware of the impact of the Realcomp policy as )Tj EMC /P <>BDC 11.99 0 0 11.99 72.96 503.04 Tm (presented in the evidence in )Tj /T1_2 1 Tf 8.45 0 0 8.45 209.76 502.8 Tm (ths case)Tj /T1_0 1 Tf 12.07 0 0 12.07 250.56 502.56 Tm (, and also familar with the process of Internet searches )Tj EMC /P <>BDC 11.91 0 0 11.91 73.2 489.12 Tm (which today includes the majority of the U.)Tj 11.69 0 0 11.69 281.52 488.64 Tm (S. population. )Tj EMC /P <>BDC 12.21 0 0 12.21 73.44 461.76 Tm (The Intial Decision reflects a )Tj /T1_1 1 Tf 12.34 0 0 12.34 218.16 461.52 Tm (misunderstadig of )Tj /T1_0 1 Tf 12.07 0 0 12.07 318.96 461.04 Tm (the )Tj 16.29 0 0 16.29 336.72 461.04 Tm (actu )Tj 11.92 0 0 11.92 367.92 461.28 Tm (process of Internet real estate )Tj EMC /P <>BDC 11.91 0 0 11.91 73.44 447.84 Tm (searches)Tj 11.92 0 0 11.92 114.24 447.84 Tm (, which would have lead to the conclusion that the evidence on the recor\ d in )Tj /T1_2 1 Tf 8.5 0 0 8.5 479.52 447.36 Tm (ths case )Tj /T1_0 1 Tf 12.03 0 0 12.03 73.2 434.16 Tm (demonstrates obvious and manfestly anticompetitive effects and actionabl\ e consumer )Tj 19.36 0 0 19.36 487.2 433.68 Tm (har )Tj EMC /P <>BDC /T1_2 1 Tf 8.26 0 0 8.26 72.96 420.24 Tm (without any need for additiona )Tj /T1_0 1 Tf 12.4 0 0 12.4 226.56 420 Tm (inormation to confdently reach such a )Tj /T1_1 1 Tf 11.36 0 0 11.36 417.36 419.76 Tm (conclusion. Obviously, )Tj EMC /P <>BDC 10.66 0 0 10.66 73.2 406.56 Tm (home buyers )Tj /T1_0 1 Tf 13.18 0 0 13.18 137.76 406.56 Tm (lookig for a )Tj 12.37 0 0 12.37 202.56 406.32 Tm (paricular set of home featues in a set of )Tj 11.94 0 0 11.94 400.08 406.08 Tm (public listings provided to )Tj /T1_1 1 Tf 12.96 0 0 12.96 72.72 392.64 Tm (may of )Tj /T1_0 1 Tf 11.95 0 0 11.95 115.2 392.64 Tm (the hundreds of public websites by Realcomp would not see the Realcomp M\ LS listing )Tj 11.99 0 0 11.99 72.48 378.72 Tm (that best suited their needs if that )Tj 12.27 0 0 12.27 234 378.48 Tm (paricular home was an EA )Tj 11.7 0 0 11.7 367.2 378.48 Tm (listing. )Tj EMC /P <>BDC 11.95 0 0 11.95 72.96 351.36 Tm (The buyers are also not informed on those public websites nor on Realcom\ p )Tj 11.72 0 0 11.72 441.12 350.88 Tm (s site )Tj 11.88 0 0 11.88 72.72 337.44 Tm (MoveinMichigan.)Tj 11.99 0 0 11.99 159.12 337.2 Tm (com)Tj 11.81 0 0 11.81 180 337.2 Tm (, that homes in their own MLS' )Tj 11.94 0 0 11.94 329.76 336.96 Tm (s database are not available on that website )Tj 11.97 0 0 11.97 72.72 323.76 Tm (so home buyers have no way of knowing that they would need to keep )Tj /T1_1 1 Tf 12.76 0 0 12.76 413.04 323.28 Tm (lookig until )Tj 11.2 0 0 11.2 476.88 323.52 Tm (they fmd )Tj /T1_0 1 Tf 11.97 0 0 11.97 72.48 310.08 Tm (another public website )Tj /T1_2 1 Tf 8.53 0 0 8.53 183.84 309.84 Tm (tht does )Tj /T1_0 1 Tf 11.95 0 0 11.95 229.92 309.84 Tm (show EA listings. The effort would be )Tj /T1_2 1 Tf 8.87 0 0 8.87 415.68 309.6 Tm (frtless anyway, because )Tj /T1_0 1 Tf 11.95 0 0 11.95 72.24 295.92 Tm (public real estate websites do not indicate whether their listings are E\ A or ERTS. )Tj EMC /P <>BDC 12.05 0 0 12.05 72 268.56 Tm (Because the median moving )Tj /T1_1 1 Tf 11.65 0 0 11.65 211.2 268.08 Tm (distace for a )Tj /T1_0 1 Tf 11.97 0 0 11.97 277.92 268.08 Tm (home buyer is 13 miles as previously noted)Tj /T1_1 1 Tf 10.52 0 0 10.52 486 268.56 Tm (, home )Tj /T1_0 1 Tf 11.98 0 0 11.98 72.24 254.64 Tm (buyers will be more likely to select the public website of a )Tj 12.56 0 0 12.56 354.96 254.4 Tm (famliar local )Tj /T1_1 1 Tf 10.74 0 0 10.74 421.92 254.64 Tm (Realcomp member )Tj /T1_0 1 Tf 11.96 0 0 11.96 72.24 240.72 Tm (broker or agent for their search than a )Tj 12.15 0 0 12.15 255.6 240.48 Tm (nationa public website such as Realtor.)Tj 11.99 0 0 11.99 445.92 240.72 Tm (com)Tj 11.68 0 0 11.68 466.8 240.72 Tm (, Yahoo )Tj 13.47 0 0 13.47 72.24 226.8 Tm (Zilow)Tj 11.95 0 0 11.95 104.64 226.8 Tm (, etc. Even if the home buyer extends their search beyond the hundreds o\ f Realcomp )Tj 12.03 0 0 12.03 72 213.36 Tm (member public websites)Tj 11.94 0 0 11.94 189.36 212.64 Tm (, a discount broker may not have paid the extra money and gone to the )Tj EMC /StyleSpan <>BDC 11.97 0 0 11.97 72.24 199.44 Tm (extra trouble to get their EA listing on that )Tj EMC /P <>BDC /T1_2 1 Tf 7.96 0 0 7.96 278.64 199.2 Tm (paricular national public website. )Tj EMC /StyleSpan <>BDC /T1_0 1 Tf 11.98 0 0 11.98 72.24 171.6 Tm (Obviously, these )Tj EMC /StyleSpan <>BDC 13.78 0 0 13.78 155.76 171.36 Tm (barers are )Tj EMC /P <>BDC 11.93 0 0 11.93 213.12 168.96 Tm (pervasive and serious)Tj EMC /StyleSpan <>BDC 11.99 0 0 11.99 316.32 171.36 Tm (, and in such )Tj 12.64 0 0 12.64 379.92 171.36 Tm (circumstaces a home )Tj EMC /StyleSpan <>BDC 11.97 0 0 11.97 488.4 171.6 Tm (seller )Tj EMC /P <>BDC 11.99 0 0 11.99 72 157.92 Tm (using a Realcomp member discount broker will often )Tj 12.94 0 0 12.94 330.48 157.68 Tm (sufer as a )Tj 11.96 0 0 11.96 382.56 157.68 Tm (result. Home buyers )Tj /T1_2 1 Tf 8.5 0 0 8.5 482.16 157.92 Tm (wil also )Tj /T1_0 1 Tf 13.93 0 0 13.93 72.24 144 Tm (sufer)Tj 11.99 0 0 11.99 100.08 144 Tm (, because even if they are using a Realcomp member buyer agent)Tj 11.95 0 0 11.95 411.6 143.76 Tm (, the buyer may not realize )Tj 11.99 0 0 11.99 71.76 130.32 Tm (they have not seen the entire Realcomp inventory in their Internet searc\ h)Tj 11.94 0 0 11.94 420.72 130.08 Tm (, and they may not )Tj 12.01 0 0 12.01 71.76 116.64 Tm (request )Tj /T1_2 1 Tf 8.12 0 0 8.12 109.44 116.4 Tm (tht the buyer agent provide a ful )Tj /T1_0 1 Tf 11.98 0 0 11.98 275.04 116.16 Tm (MLS list of the Realcomp MLS inventory. If their )Tj 12.08 0 0 12.08 71.52 102.48 Tm (buyers agent isn )Tj 12.01 0 0 12.01 153.6 102.24 Tm (t a Realcomp member neither the buyer or the buyer )Tj 12.07 0 0 12.07 408.72 102.24 Tm (s agent will be aware of )Tj EMC ET endstream endobj 3358 0 obj <>stream /Artifact <>BDC q 0 0 0 rg 612 0 0 792 0 0 cm /Im0 Do Q EMC BT /P <>BDC /T1_0 1 Tf 3 Tr 12.04 0 0 12.04 75.12 700.08 Tm (None of the aforementioned contans discount broker listings as a result \ of the )Tj EMC /StyleSpan <>BDC /T1_1 1 Tf 9.67 0 0 9.67 451.2 697.68 Tm (Realcomp rue )Tj EMC /P <>BDC /T1_0 1 Tf 11.93 0 0 11.93 75.84 686.16 Tm (subject to this litigation)Tj /T1_2 1 Tf 10.86 0 0 10.86 188.4 685.44 Tm (, and it is the recognzable local broker and agent' )Tj /T1_0 1 Tf 11.86 0 0 11.86 426.24 683.76 Tm (s websites )Tj /T1_1 1 Tf 9.25 0 0 9.25 477.6 683.52 Tm (tht most )Tj EMC /P <>BDC /T1_0 1 Tf 11.93 0 0 11.93 75.12 672.72 Tm (home buyers will be most likely to click on. A 2006 study by the NAR )Tj EMC /StyleSpan <>BDC 18.68 0 0 18.68 415.68 670.08 Tm (confs )Tj EMC /StyleSpan <>BDC 11.9 0 0 11.9 460.8 669.84 Tm (this. The three )Tj EMC /P <>BDC 11.91 0 0 11.91 75.12 658.8 Tm (most heavily visited locations by buyers are the IDX \(supplying MLS dat\ a to most of the local )Tj EMC /P <>BDC 11.86 0 0 11.86 75.36 644.88 Tm (broker )Tj 11.95 0 0 11.95 110.4 644.64 Tm (s public websites)Tj 11.73 0 0 11.73 192.48 644.16 Tm (, most of the local agent' )Tj 11.91 0 0 11.91 310.32 643.2 Tm (s public websites\), local MLS public websites )Tj EMC /P <>BDC 11.74 0 0 11.74 75.12 631.2 Tm (and Realtor.)Tj 11.89 0 0 11.89 133.2 630.96 Tm (com. However it should be noted )Tj /T1_1 1 Tf 8.23 0 0 8.23 294 629.52 Tm (tht Realtor.)Tj /T1_0 1 Tf 11.84 0 0 11.84 354 629.28 Tm (com is the website of the )Tj EMC /StyleSpan <>BDC 13.04 0 0 13.04 474.96 628.56 Tm (Nationa )Tj EMC /P <>BDC 11.91 0 0 11.91 74.88 617.52 Tm (Association of Realtors, and it is much more likely )Tj EMC /StyleSpan <>BDC /T1_1 1 Tf 8.2 0 0 8.2 320.4 615.36 Tm (tht a )Tj 9.34 0 0 9.34 349.92 615.36 Tm (homeowner would intead )Tj EMC /StyleSpan <>BDC /T1_0 1 Tf 11.88 0 0 11.88 478.8 614.64 Tm (click on to )Tj EMC /P <>BDC /T1_2 1 Tf 11.03 0 0 11.03 74.64 603.6 Tm (the website of recognzable local brokers who they would )Tj EMC /StyleSpan <>BDC /T1_0 1 Tf 11.9 0 0 11.9 353.52 601.44 Tm (presume to be more )Tj EMC /StyleSpan <>BDC /T1_1 1 Tf 7.78 0 0 7.78 450.72 600.96 Tm (liely to )Tj 8.73 0 0 8.73 492.72 600.96 Tm (have a )Tj EMC /P <>BDC /T1_0 1 Tf 11.92 0 0 11.92 74.4 589.92 Tm (more comprehensive inventory of local homes for sale. )Tj EMC /P <>BDC 12.27 0 0 12.27 74.64 562.08 Tm (Whle a small number of )Tj 12.17 0 0 12.17 196.32 561.36 Tm (the nationa public websites that )Tj /T1_1 1 Tf 10.33 0 0 10.33 352.8 560.16 Tm (tu up )Tj /T1_0 1 Tf 11.91 0 0 11.91 390 559.92 Tm (in the search may )Tj 13.15 0 0 13.15 476.64 559.44 Tm (contan )Tj EMC /P <>BDC 12.14 0 0 12.14 74.64 548.4 Tm (some EA listings from that town \(Zilow)Tj 11.75 0 0 11.75 268.8 546.96 Tm (, Yahoo)Tj 11.4 0 0 11.4 306.72 546.48 Tm (, etc.)Tj EMC /StyleSpan <>BDC 11.77 0 0 11.77 329.52 546.24 Tm (, but not Realtor.)Tj EMC /StyleSpan <>BDC 11.85 0 0 11.85 409.68 546 Tm (com)Tj EMC /StyleSpan <>BDC 11.9 0 0 11.9 430.56 545.76 Tm (, which does not )Tj EMC /P <>BDC 11.92 0 0 11.92 74.16 534.96 Tm (receive EA listings from Realcomp\), the number of those websites will b\ e )Tj EMC /StyleSpan <>BDC 12.86 0 0 12.86 430.08 532.32 Tm (totaly dwared by the )Tj EMC /P <>BDC 12.17 0 0 12.17 73.92 520.8 Tm (vast number ofRealcomp supplied public websites ofRealcomp )Tj EMC /StyleSpan <>BDC /T1_2 1 Tf 10.03 0 0 10.03 385.68 518.64 Tm (s 14 )Tj EMC /StyleSpan <>BDC /T1_0 1 Tf 11.95 0 0 11.95 408 518.4 Tm (000 members that don )Tj EMC /P <>BDC 11.91 0 0 11.91 74.16 506.88 Tm (contain EA )Tj /T1_1 1 Tf 8.45 0 0 8.45 131.04 506.64 Tm (listins and don )Tj /T1_0 1 Tf 11.94 0 0 11.94 210.72 505.92 Tm (t disclose to buyers that EA )Tj 12.13 0 0 12.13 345.36 504.96 Tm (listngs which could have been supplied )Tj EMC /P <>BDC 11.93 0 0 11.93 73.92 493.2 Tm (by Realcomp are not available. It should be noted that although the coll\ ective traffic of )Tj EMC /StyleSpan <>BDC 13.13 0 0 13.13 491.28 490.56 Tm (nationa )Tj EMC /P <>BDC 12.27 0 0 12.27 73.44 479.28 Tm (websites like Zilow, Yahoo)Tj 11.78 0 0 11.78 208.8 478.32 Tm (, etc. is smaller )Tj /T1_1 1 Tf 8.7 0 0 8.7 282.72 477.84 Tm (tha the )Tj /T1_0 1 Tf 11.89 0 0 11.89 324.48 477.6 Tm (collective )Tj EMC /StyleSpan <>BDC 14.2 0 0 14.2 373.68 477.12 Tm (trafc to )Tj 11.97 0 0 11.97 417.84 477.12 Tm (the hundreds of SE )Tj EMC /P <>BDC 11.88 0 0 11.88 73.68 465.84 Tm (Michigan Realcomp member public websites. )Tj EMC /P <>BDC /T1_2 1 Tf 10.75 0 0 10.75 73.68 438 Tm (The national websites)Tj /T1_0 1 Tf 11.73 0 0 11.73 178.08 437.52 Tm (, like Realtor.)Tj 11.71 0 0 11.71 242.64 436.8 Tm (com)Tj 12.16 0 0 12.16 263.04 436.56 Tm (, draw their traffc from across the entire )Tj 11.9 0 0 11.9 459.84 435.6 Tm (country. Many )Tj EMC /P <>BDC 12.15 0 0 12.15 73.68 424.32 Tm (of the home buyers that come to Zilow)Tj 11.68 0 0 11.68 262.32 422.88 Tm (, Yahoo)Tj 11.76 0 0 11.76 300 422.64 Tm (, Realtor.)Tj 11.99 0 0 11.99 344.16 422.4 Tm (com)Tj EMC /StyleSpan <>BDC 11.88 0 0 11.88 365.28 422.16 Tm (, etc. from all over the nation come )Tj EMC /P <>BDC 11.95 0 0 11.95 73.2 410.4 Tm (to those sites for their )Tj 13.11 0 0 13.11 179.76 409.68 Tm (usefu if )Tj 11.92 0 0 11.92 222.72 409.44 Tm (sometimes incomplete educational content on home buying and )Tj EMC /P <>BDC /T1_1 1 Tf 8.31 0 0 8.31 73.68 396.96 Tm (sellng rater )Tj /T1_0 1 Tf 22.88 0 0 22.88 138.48 396.24 Tm (th )Tj 11.98 0 0 11.98 162 396.24 Tm (to see specific listings. Many of those )Tj /T1_2 1 Tf 11.87 0 0 11.87 345.6 395.04 Tm (natona public )Tj /T1_0 1 Tf 11.99 0 0 11.99 419.52 394.56 Tm (website visitors are real )Tj EMC /P <>BDC 11.93 0 0 11.93 73.2 382.8 Tm (estate agents )Tj /T1_2 1 Tf 11.7 0 0 11.7 136.8 382.32 Tm (seekig to fmd out if their )Tj /T1_0 1 Tf 11.94 0 0 11.94 264.24 381.84 Tm (listings are displayed and/or )Tj /T1_2 1 Tf 13.07 0 0 13.07 401.52 380.88 Tm (lookig for )Tj /T1_0 1 Tf 11.89 0 0 11.89 458.16 380.64 Tm (for sale by )Tj EMC /P <>BDC 11.95 0 0 11.95 72.96 369.12 Tm (owner \(FSBO\) prospects they might convert into listings. Very few of t\ he buyers)Tj EMC /StyleSpan <>BDC /T1_2 1 Tf 10.45 0 0 10.45 460.56 366.48 Tm (, sellers)Tj /T1_0 1 Tf 11.85 0 0 11.85 496.8 366.48 Tm (, and )Tj EMC /P <>BDC 12 0 0 12 72.48 355.44 Tm (real estate agents )Tj /T1_1 1 Tf 9.08 0 0 9.08 157.44 354.96 Tm (lookig on )Tj /T1_0 1 Tf 11.96 0 0 11.96 211.92 354.24 Tm (the national public web sites are interested in homes in of SE )Tj 12.02 0 0 12.02 72.72 341.52 Tm (Michigan. A home buyer )Tj 12.94 0 0 12.94 196.56 340.8 Tm (lookig for a )Tj 11.97 0 0 11.97 260.16 340.08 Tm (home in SE Michigan is far more likely to go to a )Tj 13.13 0 0 13.13 500.88 339.12 Tm (familar )Tj 11.84 0 0 11.84 72.96 327.84 Tm (SE Michigan broker or agent' )Tj /T1_2 1 Tf 11.01 0 0 11.01 215.52 326.88 Tm (s public website becaus they believe )Tj /T1_1 1 Tf 7.93 0 0 7.93 396.72 325.44 Tm (tht the local broker or )Tj /T1_0 1 Tf 11.53 0 0 11.53 72.48 313.92 Tm (agent' )Tj 11.93 0 0 11.93 102.48 313.92 Tm (s website is far more likely to have the most comprehensive list of home\ s for sale. )Tj EMC /P <>BDC /T1_2 1 Tf 10.91 0 0 10.91 72.48 286.32 Tm (The effect of the )Tj /T1_0 1 Tf 12.19 0 0 12.19 154.32 285.84 Tm (Intial Decision, if affIrmed)Tj 12.02 0 0 12.02 285.84 284.88 Tm (, will greatly reduce the competitive pressure of )Tj EMC /P <>BDC 11.97 0 0 11.97 71.76 272.4 Tm (more cost effective real estate brokerage models on real estate )Tj 12.26 0 0 12.26 372.24 270.48 Tm (commssion rates. By )Tj EMC /StyleSpan <>BDC 16.46 0 0 16.46 477.84 270 Tm (maitaing )Tj EMC /P <>BDC /T1_1 1 Tf 8.24 0 0 8.24 72 258.72 Tm (unjustifed and )Tj /T1_2 1 Tf 11.84 0 0 11.84 146.16 258.24 Tm (unecessarly high )Tj /T1_0 1 Tf 12.15 0 0 12.15 238.32 257.76 Tm (real estate commssions it will cost American )Tj 11.93 0 0 11.93 458.64 256.56 Tm (homeowners )Tj 14.95 0 0 14.95 72 244.8 Tm (imense )Tj 11.94 0 0 11.94 118.08 244.56 Tm (amounts of money in )Tj 16.03 0 0 16.03 222.24 243.84 Tm (unecessa )Tj 12.47 0 0 12.47 283.2 243.6 Tm (tranaction expenses. It )Tj 11.99 0 0 11.99 398.16 242.88 Tm (would force many home )Tj 11.95 0 0 11.95 72 230.88 Tm (sellers who would like the option of selling their home themselves to pa\ y )Tj EMC /StyleSpan <>BDC 12.57 0 0 12.57 424.8 228.72 Tm (commssions even if )Tj EMC /StyleSpan <>BDC 12 0 0 12 71.28 217.2 Tm (they fmd the buyers. The effect )Tj EMC /P <>BDC /T1_1 1 Tf 7.87 0 0 7.87 224.88 216.24 Tm (wil be to increase )Tj /T1_0 1 Tf 11.98 0 0 11.98 314.64 215.76 Tm (the iron grip of real estate brokers over the )Tj 11.95 0 0 11.95 71.28 203.52 Tm (practice of Internet real estate commerce in an era where the marketplac\ e)Tj 12 0 0 12 421.92 201.6 Tm (, voter input)Tj EMC /StyleSpan <>BDC /T1_2 1 Tf 10.47 0 0 10.47 480.24 201.12 Tm (, and )Tj EMC /P <>BDC /T1_0 1 Tf 12 0 0 12 71.52 189.6 Tm (regulatory oversight continue to expand competition and consumer choice \ in other areas of )Tj 11.93 0 0 11.93 71.28 175.92 Tm (Internet commerce)Tj 12.33 0 0 12.33 161.52 175.2 Tm (, telecommuncations)Tj /T1_2 1 Tf 10.46 0 0 10.46 263.76 174.48 Tm (, and )Tj /T1_0 1 Tf 14.13 0 0 14.13 289.92 174.48 Tm (inormtion )Tj 11.81 0 0 11.81 349.2 174 Tm (technology. )Tj EMC /LI_Label <>BDC 12.57 0 0 12.57 71.04 148.08 Tm (III.)Tj EMC /LI_Title <>BDC ( Deficiencies in the Findings in this Case )Tj EMC /P <>BDC 11.94 0 0 11.94 71.04 120.72 Tm (There was no convincing evidence presented )Tj /T1_1 1 Tf 8.46 0 0 8.46 288.48 119.04 Tm (tht providing )Tj /T1_0 1 Tf 11.98 0 0 11.98 359.52 118.8 Tm (EA listings to public websites would )Tj 11.81 0 0 11.81 71.04 106.56 Tm (cause any )Tj 18.07 0 0 18.07 120.24 106.32 Tm (har )Tj 11.98 0 0 11.98 147.84 106.08 Tm (whatsoever to Realcomp or its members. All Realcomp members pay dues to \ )Tj EMC ET endstream endobj 3359 0 obj <>stream /Artifact <>BDC q 0 0 0 rg 612 0 0 792 0 0 cm /Im0 Do Q EMC BT /P <>BDC /T1_0 1 Tf 3 Tr 11.92 0 0 11.92 75.36 696.72 Tm (more and more MLSs adopt Realcomp )Tj 11.87 0 0 11.87 264.96 695.52 Tm (s policy. Real estate agents and brokers )Tj 12.59 0 0 12.59 454.8 694.8 Tm (wil have less )Tj EMC /P <>BDC 11.96 0 0 11.96 75.6 683.28 Tm (incentive to work hard to sell homes because they know they will receive\ a commission even if )Tj EMC /P <>BDC 11.93 0 0 11.93 75.12 669.12 Tm (the home seller finds the buyer through hislher own effort. As a result \ the vast majority of home )Tj EMC /P <>BDC 11.91 0 0 11.91 75.6 655.44 Tm (sellers who use MLS member brokers and agents to sell their homes )Tj EMC /StyleSpan <>BDC /T1_1 1 Tf 8.31 0 0 8.31 403.68 653.28 Tm (wil be denied the )Tj EMC /P <>BDC /T1_0 1 Tf 16.03 0 0 16.03 75.36 641.52 Tm (opportty )Tj 11.95 0 0 11.95 133.68 641.28 Tm (to avoid paying an additional real estate )Tj 12.25 0 0 12.25 327.12 640.08 Tm (commssion if they are )Tj 11.97 0 0 11.97 438.72 639.6 Tm (able to sell their )Tj 12.12 0 0 12.12 74.88 628.08 Tm (home on their own. Ths boycott would likely )Tj /T1_2 1 Tf 12.26 0 0 12.26 296.64 626.64 Tm (extnd to )Tj /T1_0 1 Tf 11.92 0 0 11.92 343.68 626.16 Tm (other MLSs across the )Tj EMC /StyleSpan <>BDC 13.38 0 0 13.38 453.6 625.92 Tm (countr that )Tj EMC /P <>BDC 11.95 0 0 11.95 74.64 613.92 Tm (would likely use a decision in favor of Realcomp case as a precedent. Th\ e impact of the boycott )Tj 14.93 0 0 14.93 74.64 600.24 Tm (wi be )Tj 12.48 0 0 12.48 111.12 600.24 Tm (substatial. In many cases)Tj 12.17 0 0 12.17 235.44 599.28 Tm (, it wil prevent home buyers from )Tj 11.87 0 0 11.87 401.76 598.32 Tm (finding homes for sale )Tj 17.51 0 0 17.51 511.2 597.84 Tm (tht )Tj 11.94 0 0 11.94 74.4 586.32 Tm (best suit their needs while denying many home sellers the higher prices \ and reduced )Tj EMC /StyleSpan <>BDC /T1_1 1 Tf 8.17 0 0 8.17 478.8 584.16 Tm (sellng costs )Tj EMC /P <>BDC /T1_0 1 Tf 11.96 0 0 11.96 74.4 572.64 Tm (they might have achieved )Tj /T1_2 1 Tf 11.3 0 0 11.3 199.92 571.92 Tm (though EA/discount broker listings. )Tj EMC /P <>BDC /T1_0 1 Tf 11.93 0 0 11.93 74.64 545.28 Tm (The effectiveness of the Realcomp boycott will only increase over time a\ s Realcomp continues )Tj EMC /P <>BDC /T1_2 1 Tf 10.84 0 0 10.84 74.16 531.6 Tm (its stated ongoing efforts to absorb the overlapping and much smaller co\ mpeting local MLS' s )Tj EMC /StyleSpan <>BDC /T1_0 1 Tf 12.55 0 0 12.55 73.92 517.44 Tm (that may curently )Tj EMC /P <>BDC /T1_1 1 Tf 7.54 0 0 7.54 164.88 516.96 Tm (stil include )Tj /T1_0 1 Tf 11.93 0 0 11.93 223.68 516.72 Tm (EA listings in their feeds to public websites of their members)Tj 11.7 0 0 11.7 516.48 515.04 Tm (, as )Tj EMC /P <>BDC 11.92 0 0 11.92 74.16 503.76 Tm (Realcomp acknowledged in evidence in )Tj /T1_1 1 Tf 7.88 0 0 7.88 267.12 502.56 Tm (ths case. )Tj /T1_0 1 Tf 12.01 0 0 12.01 314.4 502.08 Tm (The national trend towards consolidation of )Tj EMC /P <>BDC 11.94 0 0 11.94 73.92 490.08 Tm (MLSs is well documented and proceeding rapidly across the rest of the )Tj 13.34 0 0 13.34 416.16 488.16 Tm (countr as )Tj EMC /StyleSpan <>BDC 12.33 0 0 12.33 468 487.92 Tm (well. Even if )Tj EMC /P <>BDC 12.05 0 0 12.05 73.44 476.16 Tm (they )Tj /T1_1 1 Tf 9.32 0 0 9.32 97.2 476.16 Tm (remai independent)Tj /T1_2 1 Tf 10.8 0 0 10.8 192.24 475.44 Tm (, most competing MLS' s )Tj /T1_1 1 Tf 8.59 0 0 8.59 313.44 474.72 Tm (wil undoubtedly soon adopt )Tj /T1_0 1 Tf 12.03 0 0 12.03 452.64 474.24 Tm (the Realcomp )Tj EMC /P <>BDC 11.97 0 0 11.97 73.44 462.24 Tm (policy of boycotting EA listings in their feeds to their own member )Tj 11.9 0 0 11.9 399.6 460.32 Tm (s public websites, thus )Tj /T1_2 1 Tf 11.26 0 0 11.26 73.68 448.8 Tm (contrbuting to the objectives of ths boycott effort. As a result)Tj /T1_0 1 Tf 11.89 0 0 11.89 372.48 446.88 Tm (, the share of public websites )Tj EMC /StyleSpan <>BDC 12.01 0 0 12.01 73.2 434.88 Tm (where discount broker )Tj EMC /P <>BDC /T1_1 1 Tf 7.62 0 0 7.62 183.6 434.16 Tm (listigs are available will decline )Tj 10.8 0 0 10.8 343.68 433.2 Tm (even fuer)Tj /T1_2 1 Tf 10.65 0 0 10.65 402 432.96 Tm (, to the )Tj /T1_1 1 Tf 10.83 0 0 10.83 437.52 432.96 Tm (fuer detrent )Tj /T1_0 1 Tf 11.96 0 0 11.96 73.44 420.96 Tm (home sellers and buyers who use )Tj /T1_1 1 Tf 8.32 0 0 8.32 234.24 420 Tm (ths business model. )Tj /T1_0 1 Tf 11.94 0 0 11.94 334.08 419.28 Tm (The fmal outcome will be that EA listings )Tj -21.849 -1.005 Td (will disappear from the real estate marketplace and home sellers will be\ forced to pay 5\255)Tj 12.12 0 0 12.12 73.44 393.36 Tm (commssions to real estate brokers and agents )Tj 11.93 0 0 11.93 294.48 392.16 Tm (who in some cases had )Tj /T1_2 1 Tf 13.38 0 0 13.38 406.8 391.68 Tm (nothg to )Tj /T1_0 1 Tf 11.86 0 0 11.86 458.88 391.44 Tm (do with the sale. )Tj EMC /P <>BDC 11.95 0 0 11.95 73.2 365.76 Tm (The way the boycott is achieved lies in the way the Internet )Tj /T1_1 1 Tf 10.28 0 0 10.28 360.48 364.08 Tm (ha chaged )Tj /T1_0 1 Tf 11.94 0 0 11.94 422.16 364.08 Tm (the way home buyers )Tj 11.95 0 0 11.95 73.2 351.84 Tm (search for homes. Over 80% of buyers search for homes to buy on the Inte\ rnet. The median )Tj /T1_2 1 Tf 11.58 0 0 11.58 72.72 338.16 Tm (moving distace for a )Tj /T1_0 1 Tf 12.02 0 0 12.02 179.52 337.44 Tm (home buyer is 13 miles according to data from the National Association o\ f )Tj 11.96 0 0 11.96 72.48 324.48 Tm (Realtors)Tj 11.9 0 0 11.9 113.04 324 Tm (, so a home buyer is )Tj /T1_1 1 Tf 7.87 0 0 7.87 211.2 323.76 Tm (liely to be )Tj /T1_0 1 Tf 12.21 0 0 12.21 267.84 323.28 Tm (famliar with the local real estate )Tj 11.99 0 0 11.99 427.92 322.56 Tm (brokers and agents in )Tj 11.96 0 0 11.96 72.24 310.56 Tm (the area. A home buyer in southeastern Michigan )Tj /T1_1 1 Tf 8 0 0 8 311.04 309.12 Tm (wil likely begin )Tj /T1_0 1 Tf 11.97 0 0 11.97 392.64 308.88 Tm (their effort by going online )Tj 11.99 0 0 11.99 72.48 296.64 Tm (and entering a search term such as ")Tj 11.97 0 0 11.97 244.8 295.92 Tm (Homes for sale \(town\) Michigan )Tj 11.88 0 0 11.88 406.8 295.2 Tm (. For example a Google )Tj 11.96 0 0 11.96 72.48 282.96 Tm (search of ")Tj 12.2 0 0 12.2 124.08 282.72 Tm (Homes for sale Northvile Michigan)Tj 12.16 0 0 12.16 297.36 281.52 Tm (" \(which is in the Realcomp market area\) )Tj 17.99 0 0 17.99 500.16 281.04 Tm (tued )Tj 11.95 0 0 11.95 72.24 269.04 Tm (up 26 )Tj /T1_1 1 Tf 8.25 0 0 8.25 103.44 268.8 Tm (100 websites on )Tj /T1_0 1 Tf 15.77 0 0 15.77 182.64 268.56 Tm (Janua )Tj 11.93 0 0 11.93 222.48 268.32 Tm (23. With 14 )Tj 11.94 0 0 11.94 282.72 267.84 Tm (000 Realcomp member brokers and agents there are )Tj 11.92 0 0 11.92 72.24 255.12 Tm (a very large number of Realcomp member broker and member agent' )Tj 11.95 0 0 11.95 404.64 253.68 Tm (s public websites among )Tj 11.99 0 0 11.99 71.76 241.68 Tm (those websites)Tj 11.94 0 0 11.94 141.84 241.2 Tm (, each of which is fed condensed listing )Tj 12.28 0 0 12.28 333.12 240.24 Tm (inormation from Realcomp, as )Tj 11.96 0 0 11.96 72 227.76 Tm (Realcomp )Tj 13.38 0 0 13.38 124.8 227.28 Tm (s MoveInichigan.)Tj 11.96 0 0 11.96 219.12 226.8 Tm (com. The first page of the aforementioned search included many )Tj /T1_1 1 Tf 8.4 0 0 8.4 71.52 214.08 Tm (websites tht )Tj /T1_0 1 Tf 11.98 0 0 11.98 137.04 213.6 Tm (were obviously public websites of local real estate agents and brokers f\ rom the )Tj 11.96 0 0 11.96 71.52 199.92 Tm (brief description below each listed websites. Since most buyers in the )Tj 14.74 0 0 14.74 407.04 198.48 Tm (Nortvile )Tj 11.96 0 0 11.96 459.84 198.24 Tm (area are also )Tj 11.98 0 0 11.98 71.76 186.24 Tm (local residents)Tj 11.79 0 0 11.79 140.88 185.76 Tm (, many )Tj /T1_1 1 Tf 8.65 0 0 8.65 175.92 185.76 Tm (wil no doubt )Tj /T1_2 1 Tf 11.01 0 0 11.01 243.36 185.52 Tm (recognze the )Tj 13.21 0 0 13.21 310.08 185.28 Tm (famiar naes of )Tj /T1_0 1 Tf 12 0 0 12 397.44 184.8 Tm (many of those agents and )Tj EMC /P <>BDC 11.99 0 0 11.99 71.76 172.56 Tm (local brokerages. Those buyers correctly presume that the local brokers \ and agents \(all most )Tj 11.98 0 0 11.98 71.76 158.64 Tm (likely Realcomp members\) will have the most complete list of local home\ s for sale, and will )Tj 11.96 0 0 11.96 71.76 144.96 Tm (search those websites first rather )Tj 23.12 0 0 23.12 230.88 144 Tm (th )Tj 11.95 0 0 11.95 254.64 144 Tm (any of the obviously national public websites )Tj /T1_1 1 Tf 8.45 0 0 8.45 474 143.04 Tm (tht also )Tj /T1_0 1 Tf 11.9 0 0 11.9 71.28 131.04 Tm (appeared on the fIrst page of that search. )Tj EMC ET endstream endobj 3360 0 obj <>stream /Artifact <>BDC q 0 0 0 rg 612 0 0 792 0 0 cm /Im0 Do Q EMC BT /P <>BDC /T1_0 1 Tf 3 Tr 11.93 0 0 11.93 75.12 682.56 Tm (In this decade the real estate market has )Tj /T1_1 1 Tf 11.43 0 0 11.43 267.84 681.84 Tm (chaged dramatically. In )Tj /T1_0 1 Tf 13.13 0 0 13.13 388.56 681.6 Tm (the ru-up in )Tj 11.92 0 0 11.92 453.12 681.84 Tm (real estate prices )Tj 11.85 0 0 11.85 75.12 668.64 Tm (in much of the U.)Tj 11.84 0 0 11.84 159.6 668.4 Tm (S. in the first half of this decade)Tj 11.87 0 0 11.87 311.52 668.16 Tm (, many home sellers received multiple purchase )Tj 11.92 0 0 11.92 75.12 654.96 Tm (offers before their real estate agent even had time to )Tj /T1_2 1 Tf 9.01 0 0 9.01 325.92 654.24 Tm (ru a newspaper )Tj /T1_0 1 Tf 11.84 0 0 11.84 407.04 654 Tm (ad or hold an open house. )Tj /T1_2 1 Tf 7.42 0 0 7.42 74.88 641.04 Tm (In effect)Tj /T1_0 1 Tf 11.86 0 0 11.86 115.2 641.04 Tm (, the listing real estate brokers and agent' )Tj 11.87 0 0 11.87 311.28 640.32 Tm (s workload was often reduced by the )Tj 11.91 0 0 11.91 75.12 627.36 Tm (combination of market demand and technology to the )Tj 13.16 0 0 13.16 333.12 626.88 Tm (minsterial fuctions necessar to )Tj 11.82 0 0 11.82 496.08 626.64 Tm (assure )Tj 12.07 0 0 12.07 74.64 613.68 Tm (that the home went to closing successfuly. Based on a 5% )Tj 12.15 0 0 12.15 356.88 612.96 Tm (commssion rate and a median home )Tj 11.84 0 0 11.84 75.36 599.76 Tm (selling price of $500 )Tj 11.9 0 0 11.9 176.64 599.52 Tm (000 in some of the higher priced )Tj 12.63 0 0 12.63 334.32 599.04 Tm (maket areas like Washigton DC, a )Tj 11.85 0 0 11.85 510 599.28 Tm (real )Tj /T1_1 1 Tf 10.71 0 0 10.71 74.88 586.08 Tm (estate commssion cost the home seller is $25 )Tj /T1_2 1 Tf 7.8 0 0 7.8 295.44 585.36 Tm (000 for services tht, )Tj /T1_0 1 Tf 11.98 0 0 11.98 398.4 585.36 Tm (in a seller )Tj 11.95 0 0 11.95 448.8 585.12 Tm (s market in an era )Tj 11.91 0 0 11.91 74.88 572.16 Tm (of Internet commerce)Tj 11.72 0 0 11.72 177.84 571.92 Tm (, may be )Tj /T1_2 1 Tf 8.74 0 0 8.74 220.8 571.68 Tm (alost purely )Tj 8.56 0 0 8.56 288.96 571.68 Tm (misterial and requie only a )Tj 8.62 0 0 8.62 432.72 571.68 Tm (limted investment of )Tj /T1_0 1 Tf 11.89 0 0 11.89 74.88 558.24 Tm (a real estate broker and agent's time. )Tj /T1_2 1 Tf 9.28 0 0 9.28 252.48 557.76 Tm (Understadably, many )Tj /T1_0 1 Tf 11.95 0 0 11.95 363.84 557.76 Tm (home sellers have begun to question )Tj 11.91 0 0 11.91 74.4 544.56 Tm (whether the sales services in an effort )Tj /T1_2 1 Tf 8.15 0 0 8.15 256.56 544.08 Tm (tht took only a )Tj /T1_0 1 Tf 11.92 0 0 11.92 334.8 544.08 Tm (few weeks and involved no open houses or )Tj 11.86 0 0 11.86 74.64 530.88 Tm (ads was worth $25 )Tj 11.52 0 0 11.52 166.8 530.64 Tm (000. )Tj EMC /P <>BDC 11.9 0 0 11.9 74.88 503.28 Tm (Since 2005 the real estate market has crashed in many )Tj /T1_1 1 Tf 11.74 0 0 11.74 335.28 502.56 Tm (pars of the countr. Many )Tj /T1_0 1 Tf 11.98 0 0 11.98 465.12 502.56 Tm (homeowners )Tj 11.96 0 0 11.96 74.16 489.36 Tm (have little or no equity in their homes as a result of )Tj /T1_2 1 Tf 9.75 0 0 9.75 320.64 488.64 Tm (decling home )Tj /T1_0 1 Tf 11.98 0 0 11.98 396.72 488.64 Tm (values in recent years. )Tj 13.41 0 0 13.41 506.16 488.88 Tm (Whle )Tj 11.9 0 0 11.9 74.64 475.68 Tm (selling a home is clearly much more )Tj 12.14 0 0 12.14 250.08 475.2 Tm (diffcult in distressed states like Michigan)Tj /T1_1 1 Tf 10.67 0 0 10.67 450.24 475.2 Tm (, many home )Tj /T1_0 1 Tf 11.92 0 0 11.92 74.4 462 Tm (sellers today do not have the money to be able to pay the )Tj EMC /StyleSpan <>BDC /T1_2 1 Tf 8.36 0 0 8.36 348.24 458.88 Tm (tyical 5-)Tj EMC /P <>BDC /T1_0 1 Tf 12.2 0 0 12.2 393.84 461.28 Tm (6% commssion demanded by )Tj 11.93 0 0 11.93 74.4 447.84 Tm (a full service broker. The result is a growing interest by consumers in \ )Tj /T1_2 1 Tf 8.87 0 0 8.87 408.24 447.6 Tm (taing advantage of )Tj /T1_0 1 Tf 11.9 0 0 11.9 74.4 434.16 Tm (economies of Internet commerce. )Tj 16.57 0 0 16.57 236.64 433.92 Tm (Undermg )Tj 11.95 0 0 11.95 303.36 433.92 Tm (the ability of such homeowners to effectively sell )Tj EMC /StyleSpan <>BDC 11.99 0 0 11.99 73.92 420.72 Tm (their homes through EA )Tj EMC /P <>BDC /T1_2 1 Tf 7.84 0 0 7.84 192.48 420.48 Tm (listigs on public )Tj 8.16 0 0 8.16 277.2 420.24 Tm (websites with the assistace )Tj /T1_0 1 Tf 11.92 0 0 11.92 414.24 420 Tm (of discount brokers will )Tj 11.93 0 0 11.93 74.64 406.56 Tm (sentence many to foreclosure at a time when there are )Tj EMC /StyleSpan <>BDC 13.86 0 0 13.86 334.32 403.68 Tm (growig )Tj EMC /P <>BDC 11.93 0 0 11.93 377.04 406.08 Tm (signs that increased foreclosure )Tj 12.43 0 0 12.43 73.92 392.88 Tm (rates are drving our )Tj /T1_1 1 Tf 11.83 0 0 11.83 174 392.64 Tm (countr into a )Tj /T1_0 1 Tf 12.1 0 0 12.1 242.4 392.64 Tm (recession. Even if a home seller is not in afmancially )Tj /T1_1 1 Tf 11.28 0 0 11.28 73.68 379.2 Tm (precarous position)Tj 10.42 0 0 10.42 166.08 378.96 Tm (, there is an )Tj 11.43 0 0 11.43 223.44 378.72 Tm (abundace of free inormation about )Tj /T1_0 1 Tf 11.96 0 0 11.96 400.8 378.48 Tm (every step of the home )Tj 12.23 0 0 12.23 73.68 365.28 Tm (buying and sellng process on the )Tj 11.93 0 0 11.93 236.64 365.04 Tm (Internet. Many home sellers are quite competent and capable )Tj /T1_1 1 Tf 11.38 0 0 11.38 73.92 351.6 Tm (of maketing their home without assistace )Tj /T1_0 1 Tf 12.03 0 0 12.03 282.72 351.12 Tm (beyond getting their MLS listing on the hundreds of )Tj 11.91 0 0 11.91 73.68 337.68 Tm (local public web sites through the local MLS. )Tj EMC /P <>BDC 11.95 0 0 11.95 73.44 310.08 Tm (For real estate consumers to be able to benefit from the economies of In\ ternet commerce )Tj 11.98 0 0 11.98 73.2 296.16 Tm (protectionist )Tj /T1_1 1 Tf 12 0 0 12 136.08 296.16 Tm (barers to chages in )Tj /T1_0 1 Tf 11.97 0 0 11.97 241.44 295.92 Tm (the marketplace must be removed. Unlike other brokerage )Tj 11.67 0 0 11.67 73.68 282.48 Tm (sectors)Tj 11.94 0 0 11.94 106.8 282.48 Tm (, which have accepted the changes that Internet commerce has brought to \ the marketplace, )Tj 11.97 0 0 11.97 73.2 268.8 Tm (the real estate brokerage sector has consistently and effectively preven\ ted most of the cost )Tj 11.95 0 0 11.95 73.68 254.64 Tm (savings that have derived from Internet commerce from being passed on to\ consumers. The )Tj 11.97 0 0 11.97 73.2 241.2 Tm (Realcomp case is but the latest in an ongoing pattern of protectionist )Tj /T1_2 1 Tf 8 0 0 8 404.16 240.72 Tm (effort from real )Tj /T1_0 1 Tf 11.91 0 0 11.91 485.76 240.96 Tm (estate )Tj 12.24 0 0 12.24 73.44 227.28 Tm (service provider organzations )Tj /T1_1 1 Tf 13.19 0 0 13.19 221.28 227.04 Tm (domiatd by )Tj /T1_0 1 Tf 12.2 0 0 12.2 289.44 227.04 Tm (large ful service real estate brokers)Tj 11.9 0 0 11.9 460.08 226.8 Tm (, designed to )Tj 11.95 0 0 11.95 73.44 213.36 Tm (assure that home buyers and sellers pay higher )Tj /T1_2 1 Tf 8.11 0 0 8.11 299.04 213.12 Tm (transactiona costs than would be the )Tj /T1_0 1 Tf 11.99 0 0 11.99 479.04 213.12 Tm (case without )Tj 11.96 0 0 11.96 72.96 199.68 Tm (Realcomp )Tj 11.83 0 0 11.83 126 199.68 Tm (s intervention. )Tj EMC /P <>BDC 12.82 0 0 12.82 72.96 171.6 Tm (II Impact of the Initial Realcomp )Tj /T1_1 1 Tf 11.48 0 0 11.48 245.28 171.36 Tm (Decision on American Homeowners )Tj EMC /P <>BDC /T1_0 1 Tf 12.15 0 0 12.15 73.2 144.24 Tm (The intial decision under review in )Tj /T1_2 1 Tf 7.86 0 0 7.86 246 144.24 Tm (ths case will )Tj /T1_0 1 Tf 12 0 0 12 312 144 Tm (have a very )Tj 14.87 0 0 14.87 370.32 144 Tm (signcant )Tj 12.04 0 0 12.04 423.6 144 Tm (adverse impact on )Tj /T1_1 1 Tf 11.02 0 0 11.02 72.72 130.56 Tm (American homeowners and futue homeowners )Tj 11.78 0 0 11.78 303.6 130.32 Tm (if it is allowed to stad. By )Tj /T1_2 1 Tf 8.2 0 0 8.2 435.84 130.08 Tm (preventing the )Tj EMC /P <>BDC /T1_0 1 Tf 11.98 0 0 11.98 72.72 116.88 Tm (majority of home buyers \(over 80%\) who use public real estate websites\ from seeing EA listings )Tj 11.96 0 0 11.96 72.96 102.96 Tm (due to the huge market power of MLS member public websites)Tj 12 0 0 12 375.6 102.48 Tm (, EA listings will disappear as )Tj EMC ET endstream endobj 3361 0 obj <>stream /Artifact <>BDC q 0 0 0 rg 612 0 0 792 0 0 cm /Im0 Do Q EMC BT /P <>BDC /T1_0 1 Tf 3 Tr 12.08 0 0 12.08 75.12 696.24 Tm (brokers and agents get the free ride to a full commssion)Tj 11.86 0 0 11.86 343.44 695.76 Tm (, despite not having found the buyer. The )Tj 11.9 0 0 11.9 75.12 682.56 Tm (only thing sweeter would be if they could eliminate all EA listings so t\ hey would have a chance )Tj 11.89 0 0 11.89 75.12 668.64 Tm (of free ride in all of their listings)Tj 13.06 -0.04 Td (, which the Realcomp EA boycott will effectively mandate in all )Tj 11.86 0 0 11.86 75.36 654.72 Tm (cases. By )Tj 15.87 0 0 15.87 123.12 654.72 Tm (elimting )Tj 12.07 0 0 12.07 180 654.72 Tm (EA listings from the maketplace Realcomp will assure )Tj /T1_1 1 Tf 7.94 0 0 7.94 446.16 654.24 Tm (tht there will )Tj /T1_0 1 Tf 11.92 0 0 11.92 74.88 641.28 Tm (never be a case where a sale of their member )Tj 11.91 0 0 11.91 293.04 640.56 Tm (s listing doesn )Tj 12.44 0 0 12.44 364.8 640.56 Tm (t result in a commssion. Ths will )Tj 11.77 0 0 11.77 75.12 627.36 Tm (also assure )Tj /T1_1 1 Tf 7.64 0 0 7.64 129.36 627.12 Tm (tht their )Tj /T1_0 1 Tf 11.92 0 0 11.92 175.2 627.36 Tm (members are never under any pressure to make any special effort to sell \ the )Tj 11.85 0 0 11.85 74.88 613.44 Tm (home before the homeowner finds a buyer. )Tj EMC /P <>BDC 11.93 0 0 11.93 74.64 585.84 Tm (Unlike their clients)Tj 11.89 0 0 11.89 166.8 585.84 Tm (, real estate brokers and agents are rarely victims of free riding thems\ elves for )Tj 11.91 0 0 11.91 74.88 572.16 Tm (a number of reasons. Real estate sales data proves )Tj /T1_1 1 Tf 7.78 0 0 7.78 315.6 571.68 Tm (tht real )Tj /T1_0 1 Tf 11.94 0 0 11.94 357.6 571.68 Tm (estate brokers and agents almost )Tj 11.93 0 0 11.93 74.64 558.24 Tm (always receive the compensation due them under the terms of their agreem\ ent, and other data )Tj 0 -1.167 TD (and aspects of the practice of real estate brokerage lead to the same co\ nclusion. In addition)Tj /T1_2 1 Tf 10.24 0 0 10.24 508.32 544.08 Tm (, the )Tj /T1_0 1 Tf 11.95 0 0 11.95 74.16 530.88 Tm (EA discount brokers in )Tj 12.63 0 0 12.63 187.68 530.4 Tm (ths paricular case state )Tj /T1_1 1 Tf 7.68 0 0 7.68 304.8 530.16 Tm (tht their )Tj /T1_0 1 Tf 11.93 0 0 11.93 350.88 530.4 Tm (listings )Tj /T1_1 1 Tf 8.97 0 0 8.97 388.32 530.16 Tm (alost invarably )Tj /T1_0 1 Tf 11.98 0 0 11.98 474.48 530.4 Tm (offer )Tj 11.93 0 0 11.93 74.64 516.72 Tm (cooperating commissions and those commissions are )Tj /T1_1 1 Tf 8.9 0 0 8.9 330.48 516.48 Tm (alost invarably )Tj /T1_0 1 Tf 11.91 0 0 11.91 415.92 516.48 Tm (paid to real estate brokers )Tj 11.92 0 0 11.92 74.4 503.04 Tm (and agents, so this also proves that free riding in real estate is )Tj 20.2 0 0 20.2 369.6 502.56 Tm (virly )Tj 11.95 0 0 11.95 412.8 502.56 Tm (nonexistent. )Tj EMC /P <>BDC 11.9 0 0 11.9 74.64 475.44 Tm (Consumers are aware of discount Internet )Tj /T1_2 1 Tf 10.86 0 0 10.86 276.24 475.2 Tm (securties and national travel web sites and )Tj /T1_0 1 Tf 11.71 0 0 11.71 483.84 475.2 Tm (can use )Tj EMC /StyleSpan <>BDC 12.01 0 0 12.01 73.92 461.76 Tm (them to free ride on )Tj EMC /P <>BDC /T1_1 1 Tf 7.84 0 0 7.84 171.6 461.52 Tm (ful service securties )Tj /T1_0 1 Tf 11.97 0 0 11.97 275.04 461.28 Tm (brokers and travel agencies without recourse. Home )Tj 11.94 0 0 11.94 74.16 448.08 Tm (buyers rarely have the )Tj 16.1 0 0 16.1 182.88 447.84 Tm (opportty )Tj 11.93 0 0 11.93 241.44 447.84 Tm (to do the same thing in real estate. The vast majority of real )Tj 11.91 0 0 11.91 74.4 434.16 Tm (estate listings are ERTS listings)Tj 12.32 0 0 12.32 226.32 433.92 Tm (, which mean the agents will get their commssion in all )Tj 11.72 0 0 11.72 501.36 434.16 Tm (sales. In )Tj 11.94 0 0 11.94 74.4 420.24 Tm (addition)Tj 3.276 0.02 Td (, it is impossible in most cases for buyers to identify the few EA listi\ ngs because that )Tj /T1_2 1 Tf 11.42 0 0 11.42 74.64 406.56 Tm (statu \(EA vs. ERTS\) )Tj /T1_0 1 Tf 11.96 0 0 11.96 180 406.56 Tm (is not disclosed on public websites. Not disclosing to a buyer whether a\ )Tj 11.89 0 0 11.89 74.16 393.12 Tm (listing is EA or ERTS)Tj /T1_2 1 Tf 12.74 0 0 12.74 179.28 392.64 Tm (, cloakg the propert adess)Tj /T1_0 1 Tf 11.92 0 0 11.92 326.4 392.64 Tm (, and not disclosing the name of the seller or )Tj 11.94 0 0 11.94 73.92 379.2 Tm (hislher contact points are all effective steps a real estate broker or a\ gent can )Tj /T1_2 1 Tf 12.69 0 0 12.69 438 378.48 Tm (tae to )Tj 10.75 0 0 10.75 473.28 378.96 Tm (prevent free )Tj /T1_0 1 Tf 11.96 0 0 11.96 73.68 365.28 Tm (riding that are )Tj 16.57 0 0 16.57 143.76 365.28 Tm (with )Tj 11.98 0 0 11.98 177.36 365.28 Tm (the parameters of Supreme )Tj /T1_2 1 Tf 12.21 0 0 12.21 309.12 364.8 Tm (Cour ruings regardig )Tj /T1_0 1 Tf 12.03 0 0 12.03 423.84 365.04 Tm (legitimate steps that )Tj 11.9 0 0 11.9 73.68 351.36 Tm (may be )Tj /T1_2 1 Tf 12.45 0 0 12.45 111.36 351.36 Tm (taen to )Tj /T1_0 1 Tf 11.97 0 0 11.97 152.88 351.36 Tm (protect )Tj 16.74 0 0 16.74 189.12 351.12 Tm (agait )Tj 12.85 0 0 12.85 225.84 351.36 Tm (free ridig. Most )Tj 11.81 0 0 11.81 309.36 351.12 Tm (home buyers wouldn' )Tj 11.93 0 0 11.93 413.28 350.88 Tm (t know what EA or ERTS )Tj -28.426 -1.106 Td (listings )Tj /T1_2 1 Tf 12.67 0 0 12.67 111.6 337.44 Tm (stad for)Tj /T1_0 1 Tf 12.03 0 0 12.03 154.08 337.44 Tm (, even ifthey were disclosed in a public website listing. Another source\ of hard )Tj 11.9 0 0 11.9 73.92 323.76 Tm (data about possible free )Tj 13.8 0 0 13.8 189.6 323.76 Tm (ridig in )Tj 12.14 0 0 12.14 233.28 323.76 Tm (real estate is the Nationa Association of Realtors)Tj /T1_2 1 Tf 13.67 0 0 13.67 470.64 323.52 Tm (' anua )Tj /T1_0 1 Tf 11.7 0 0 11.7 511.68 324 Tm (Legal )Tj 11.89 0 0 11.89 74.16 310.08 Tm (Scan, which identifies the )Tj EMC /StyleSpan <>BDC /T1_2 1 Tf 12.81 0 0 12.81 199.92 307.2 Tm (tyes of )Tj EMC /P <>BDC /T1_0 1 Tf 11.96 0 0 11.96 241.2 309.6 Tm (real estate lawsuits across the )Tj /T1_2 1 Tf 12.35 0 0 12.35 384.96 309.6 Tm (countr. It is )Tj /T1_0 1 Tf 12.01 0 0 12.01 448.8 309.84 Tm (very easy for a )Tj 11.97 0 0 11.97 73.2 296.16 Tm (real estate agent or broker to sue a home seller for violating the )Tj 12.25 0 0 12.25 378.72 295.92 Tm (commtment to pay the broker )Tj /T1_2 1 Tf 11.21 0 0 11.21 73.44 282.48 Tm (their just commssion. The )Tj /T1_0 1 Tf 15.32 0 0 15.32 204.24 282.24 Tm (stadad )Tj 11.97 0 0 11.97 247.2 282.24 Tm (real estate contracts in use by most real estate brokers are )Tj 11.95 0 0 11.95 73.44 268.32 Tm (very clear in regard to )Tj /T1_1 1 Tf 8.26 0 0 8.26 181.92 268.08 Tm (tht obligation)Tj /T1_0 1 Tf 11.94 0 0 11.94 251.52 268.32 Tm (, so brokers and agents should be able to )Tj 17.28 0 0 17.28 447.84 268.32 Tm (wi )Tj 11.84 0 0 11.84 469.44 268.32 Tm (cases where )Tj 11.9 0 0 11.9 73.92 254.88 Tm (they can produce )Tj 14.45 0 0 14.45 158.16 254.64 Tm (had )Tj 11.87 0 0 11.87 182.64 254.64 Tm (evidence. Yet in the )Tj 12.56 0 0 12.56 280.56 254.64 Tm (millons of home )Tj 11.94 0 0 11.94 366 254.64 Tm (sales every year and many )Tj 11.96 0 0 11.96 73.2 240.96 Tm (thousands of real estate lawsuits every year there are very few cases )Tj 13.1 0 0 13.1 401.28 240.96 Tm (regardig free )Tj 12.13 0 0 12.13 471.84 241.2 Tm (riding. In )Tj 11.69 0 0 11.69 73.68 227.28 Tm (fact)Tj 11.97 0 0 11.97 91.68 227.04 Tm (, the majority of the cases are by homeowners against real estate broker\ s and agents over )Tj -1.504 -1.143 Td (such issues as failure to provide the legally required disclosures or to\ live up to their )Tj 13.74 0 0 13.74 479.76 213.6 Tm (fiduciar )Tj 11.92 0 0 11.92 73.2 199.68 Tm (responsibilities. )Tj EMC /P <>BDC /T1_2 1 Tf 10.97 0 0 10.97 73.44 172.08 Tm (Weare unaware of any reliable statistical data that contradcts the )Tj /T1_0 1 Tf 13.86 0 0 13.86 391.2 171.84 Tm (overwhelmg )Tj 11.95 0 0 11.95 463.92 172.08 Tm (evidence that )Tj 11.98 0 0 11.98 73.2 158.16 Tm (free riding is of no consequence in the real estate brokerage sector. Th\ e real estate brokerage )Tj 11.94 0 0 11.94 73.68 144.24 Tm (sector is indeed )Tj 17.99 0 0 17.99 150.96 144.24 Tm (fortte tht )Tj 11.98 0 0 11.98 217.92 144.24 Tm (it does not have a free riding problem. For that reason it is )Tj EMC /StyleSpan <>BDC 18.84 0 0 18.84 72.96 130.32 Tm (unortte )Tj EMC /P <>BDC /T1_2 1 Tf 11.17 0 0 11.17 131.04 130.32 Tm (that somethng )Tj /T1_1 1 Tf 7.9 0 0 7.9 204.96 130.32 Tm (tht for )Tj /T1_2 1 Tf 11.18 0 0 11.18 242.88 130.32 Tm (practical puroses doesn )Tj /T1_0 1 Tf 12 0 0 12 364.56 130.32 Tm (t exist in real estate brokerage is )Tj 11.99 0 0 11.99 72.96 116.64 Tm (being offered to the FTC as a justification for a boycott of the denial \ of choice to real )Tj 14.8 0 0 14.8 484.56 116.64 Tm (estte )Tj EMC /P <>BDC /T1_2 1 Tf 10.48 0 0 10.48 73.44 102.72 Tm (service consumers. )Tj EMC ET endstream endobj 3362 0 obj <>stream /Artifact <>BDC q 0 0 0 rg 612 0 0 792 0 0 cm /Im0 Do Q EMC BT /P <>BDC /T1_0 1 Tf 3 Tr 11.96 0 0 11.96 76.08 699.12 Tm (status isn )Tj 11.93 0 0 11.93 123.84 698.88 Tm (t disclosed to the buyer)Tj 11.94 0 0 11.94 234.72 697.92 Tm (, and the buyer doesn )Tj 11.92 0 0 11.92 339.84 697.44 Tm (t care because his real estate agent is )Tj EMC /P <>BDC 11.94 0 0 11.94 75.36 685.44 Tm (provided hislher commission by both )Tj EMC /StyleSpan <>BDC /T1_1 1 Tf 12.88 0 0 12.88 256.08 681.84 Tm (tyes of )Tj EMC /P <>BDC /T1_0 1 Tf 11.78 0 0 11.78 297.6 684 Tm (listings anyway. )Tj EMC /P <>BDC 12.41 0 0 12.41 75.6 657.6 Tm (Whle real estate )Tj 11.92 0 0 11.92 158.64 657.12 Tm (brokers and agents generally prefer ERTS listings because they will rece\ ive the )Tj /T1_2 1 Tf 8.35 0 0 8.35 75.6 643.92 Tm (full negotiated commssion even if the home seller found a buyer by hisel\ f)Tj /T1_0 1 Tf 11.85 0 0 11.85 440.16 642 Tm (, EA listings have )Tj 12.09 0 0 12.09 75.36 630.24 Tm (existed thoughout the history of real estate brokerage as a )Tj /T1_1 1 Tf 11.11 0 0 11.11 356.64 628.56 Tm (resut of market competition. There )Tj /T1_0 1 Tf 11.97 0 0 11.97 74.88 616.56 Tm (have been collaborative efforts by real )Tj /T1_2 1 Tf 7.97 0 0 7.97 261.6 615.36 Tm (estte organizations to boycott )Tj EMC /StyleSpan <>BDC /T1_1 1 Tf 11.57 0 0 11.57 409.92 614.4 Tm (EA listings prior to ths )Tj EMC /P <>BDC /T1_0 1 Tf 11.58 0 0 11.58 75.36 602.64 Tm (case)Tj 12 0 0 12 95.76 602.64 Tm (, but the FTC interceded and the real estate organzations were forced to\ stop the boycott.)Tj 18.44 0 0 18.44 74.88 588.96 Tm (Virly al )Tj 12.66 0 0 12.66 136.32 588.72 Tm (EA listigs include )Tj 11.98 0 0 11.98 230.16 588 Tm (an offer of compensation to )Tj 12.62 0 0 12.62 365.52 587.28 Tm (cooperatig brokers )Tj /T1_2 1 Tf 8.13 0 0 8.13 462.96 586.8 Tm (tht is )Tj EMC /P <>BDC /T1_1 1 Tf 10.87 0 0 10.87 75.12 575.04 Tm (comparable in amount to the commssions offered to cooperating brokers un\ der ERTS listings. )Tj EMC /P <>BDC /T1_0 1 Tf 11.9 0 0 11.9 74.64 561.36 Tm (EA listings are sold )Tj 12.96 0 0 12.96 171.12 560.64 Tm (though the )Tj 11.91 0 0 11.91 229.44 560.4 Tm (services of a real estate broker 80% of the time )Tj /T1_1 1 Tf 12.12 0 0 12.12 456.24 558.96 Tm (accordig to )Tj EMC /P <>BDC /T1_2 1 Tf 8.63 0 0 8.63 74.64 547.44 Tm (industr data)Tj /T1_0 1 Tf 12.2 0 0 12.2 137.04 546.96 Tm (, so the agreed commssion is )Tj 15.06 0 0 15.06 280.32 546 Tm (actuly )Tj 11.95 0 0 11.95 320.88 546 Tm (realized both by the broker and any )Tj EMC /P <>BDC 11.94 0 0 11.94 74.64 533.76 Tm (cooperating brokers that the listing broker has provided for. Of the )Tj /T1_1 1 Tf 11.13 0 0 11.13 395.52 531.84 Tm (remainng 20% many of the )Tj EMC /P <>BDC /T1_0 1 Tf 11.96 0 0 11.96 74.16 520.08 Tm (homes are sold by the homeowner without broker )Tj /T1_1 1 Tf 11.32 0 0 11.32 314.64 518.4 Tm (assistace to )Tj EMC /StyleSpan <>BDC /T1_0 1 Tf 17.99 0 0 17.99 377.52 517.92 Tm (faly, )Tj /T1_2 1 Tf 8.38 0 0 8.38 414.48 517.92 Tm (neighbors and frends. )Tj EMC /P <>BDC /T1_0 1 Tf 11.93 0 0 11.93 74.4 505.92 Tm (Others are sold by the homeowner)Tj 11.94 0 0 11.94 238.56 504.72 Tm (, also without broker )Tj /T1_2 1 Tf 9.17 0 0 9.17 340.32 504.24 Tm (assistce, though word of mouth )Tj EMC /P <>BDC /T1_0 1 Tf 11.93 0 0 11.93 74.16 492.24 Tm (notices posted by the home seller on craigslist.com or on grocery store \ or church bulletin boards, )Tj EMC /P <>BDC 11.96 0 0 11.96 73.92 478.32 Tm (etc. Of course some of those homes were never sold so no )Tj 12.11 0 0 12.11 354.48 476.64 Tm (commssion was due in those cases. )Tj EMC /P <>BDC 11.94 0 0 11.94 74.16 450.72 Tm (One of the conditions that occur in other brokerage sectors but only ver\ y rarely in real estate )Tj EMC /P <>BDC 11.97 0 0 11.97 73.92 437.28 Tm (brokerage is a process called ")Tj 11.85 0 0 11.85 219.6 436.32 Tm (free riding )Tj 11.91 0 0 11.91 275.52 435.84 Tm (. An example is when a consumer might obtain useful )Tj EMC /P <>BDC /T1_1 1 Tf 11.78 0 0 11.78 73.92 423.36 Tm (inormation from a full )Tj /T1_0 1 Tf 11.95 0 0 11.95 187.2 422.64 Tm (service stockbroker or travel agent and subsequently purchase the )Tj EMC /P <>BDC -9.48 -1.105 Td (services from a discount online stockbroker or travel web site such as E\ xpedia or Travelocity, or )Tj 13.14 0 0 13.14 73.68 395.76 Tm (alterntively )Tj 16.31 0 0 16.31 136.8 395.52 Tm (obta )Tj 11.98 0 0 11.98 168.96 395.28 Tm (the service directly from the )Tj /T1_1 1 Tf 11.87 0 0 11.87 306.96 394.32 Tm (serice provider. Ths )Tj /T1_2 1 Tf 8.47 0 0 8.47 414.48 393.84 Tm (oftn occurs because the )Tj /T1_0 1 Tf 12.35 0 0 12.35 73.44 382.08 Tm (consumer is dissatsfied with the quaity )Tj 12.04 0 0 12.04 268.32 380.88 Tm (of the broker )Tj 11.83 0 0 11.83 334.56 380.4 Tm (s service)Tj 11.9 0 0 11.9 376.08 380.16 Tm (, and consumers deserve the same )Tj /T1_1 1 Tf 10.98 0 0 10.98 73.2 368.16 Tm (right to decide when the quality of services is undeserving of a commssi\ on )Tj /T1_0 1 Tf 11.86 0 0 11.86 436.8 366.24 Tm (in real estate as well. )Tj 11.97 0 0 11.97 73.2 354.48 Tm (In order to save money consumers will sometimes go to a discount )Tj /T1_1 1 Tf 11.1 0 0 11.1 395.52 352.56 Tm (securties broker or travel )Tj /T1_0 1 Tf 12.13 0 0 12.13 72.72 340.56 Tm (website )Tj /T1_2 1 Tf 9.45 0 0 9.45 112.8 340.32 Tm (afr they )Tj /T1_0 1 Tf 12.08 0 0 12.08 162 340.08 Tm (ve been provided information on securties or travel packages by )Tj /T1_2 1 Tf 8.11 0 0 8.11 474.72 338.64 Tm (ful service )Tj /T1_0 1 Tf 11.95 0 0 11.95 72.96 326.64 Tm (brokers. In these other brokerage sectors, free riding is an )Tj 13.04 0 0 13.04 351.12 324.96 Tm (ordinar and necessar cost of )Tj 11.81 0 0 11.81 499.92 324.72 Tm (doing )Tj 11.95 0 0 11.95 72.72 312.96 Tm (business. It has the positive benefit of )Tj 13.32 0 0 13.32 255.84 311.76 Tm (allowig the )Tj 11.94 0 0 11.94 318.72 311.52 Tm (consumer to deny compensation to brokers )Tj 11.98 0 0 11.98 72.24 299.04 Tm (whose provided service was unsatisfactory and there not deserving of com\ pensation. In addition )Tj 11.96 0 0 11.96 72.72 285.36 Tm (over the long term a competent broker or agent in other brokerage sector\ s is also likely to be both )Tj 12.75 0 0 12.75 72.48 271.44 Tm (beneficiar as well )Tj 11.99 0 0 11.99 165.6 270.96 Tm (as a victim of )Tj 15.95 0 0 15.95 233.52 270.48 Tm (unai )Tj 11.84 0 0 11.84 264.96 270.48 Tm (free )Tj /T1_2 1 Tf 7.76 0 0 7.76 286.32 270.24 Tm (ridig, so the net )Tj 7.17 0 0 7.17 370.08 270 Tm (effect of free )Tj 8.24 0 0 8.24 434.64 269.76 Tm (ridig over the )Tj /T1_0 1 Tf 11.79 0 0 11.79 508.8 269.52 Tm (career )Tj 11.75 0 0 11.75 72.72 257.28 Tm (of any broker or agent is negHgible. )Tj EMC /P <>BDC 11.95 0 0 11.95 72.24 229.92 Tm (Rather than being a problem)Tj 11.98 0 0 11.98 208.56 229.2 Tm (, it is the agents and brokers are the ones who most often benefit )Tj 11.97 0 0 11.97 72.48 216.24 Tm (from free riding in the real estate brokerage sector. In other brokerage\ sectors the broker and )Tj -0.02 -1.143 Td (agents are compensated only if they provide the service to the consumer.\ In real estate)Tj /T1_1 1 Tf 10.71 0 0 10.71 485.04 200.88 Tm (, under )Tj EMC /P <>BDC /T1_2 1 Tf 9.07 0 0 9.07 72 188.64 Tm (ER TS )Tj /T1_0 1 Tf 13.25 0 0 13.25 104.64 188.4 Tm (listigs, the predomiant )Tj 12.62 0 0 12.62 226.08 187.92 Tm (form of listig, the real )Tj 12 0 0 12 339.6 187.2 Tm (estate broker and agent receive a )Tj 11.94 0 0 11.94 72.24 174.48 Tm (commission even when they had )Tj /T1_1 1 Tf 11.33 0 0 11.33 231.12 173.76 Tm (nothng to do with fmding the buyer)Tj /T1_0 1 Tf 11.91 0 0 11.91 405.12 173.04 Tm (, which happens often. )Tj 11.97 0 0 11.97 71.76 161.04 Tm (Home sellers with pre-existing ERTS listings often locate a buyer)Tj 11.95 0 0 11.95 386.88 159.36 Tm (, such as a colleague)Tj 12.74 0 0 12.74 485.28 159.12 Tm (, frend or )Tj 12.09 0 0 12.09 71.52 147.12 Tm (neighbor)Tj 11.96 0 0 11.96 114.72 146.88 Tm (, who decides to buy the home. The home seller is obligated by the listi\ ng agreement to )Tj 12 0 0 12 71.52 133.2 Tm (pay the listing broker and agent the full commission)Tj /T1_1 1 Tf 11.25 0 0 11.25 321.36 132 Tm (, including the portion of the commssion )Tj /T1_0 1 Tf 11.98 0 0 11.98 71.52 119.52 Tm (that had been reserved for a broker and agent who found the buyer)Tj 26.604 -0.12 Td (, even though the listing )Tj 11.99 0 0 11.99 71.28 105.6 Tm (broker and agent had nothing to do with finding a buyer. In those )Tj /T1_1 1 Tf 11.28 0 0 11.28 386.88 104.16 Tm (circumstaces the real )Tj /T1_0 1 Tf 11.81 0 0 11.81 496.56 103.92 Tm (estate )Tj EMC ET endstream endobj 3363 0 obj <>stream /Artifact <>BDC q 0 0 0 rg 612 0 0 792 0 0 cm /Im0 Do Q EMC BT /P <>BDC /T1_0 1 Tf 3 Tr 11.88 0 0 11.88 74.88 695.76 Tm (contacting a real estate agent. If )Tj 12.42 0 0 12.42 228.96 695.52 Tm (thngs look good afer that exercise)Tj 11.86 0 0 11.86 397.44 695.28 Tm (, the prospective buyers can )Tj 11.91 0 0 11.91 74.64 682.08 Tm (compile a list of promising properties and proceed to contact the listin\ g agents or other agents )Tj 11.92 0 0 11.92 74.64 668.16 Tm (they might want to ask to represent them. As a practical matter)Tj 11.87 0 0 11.87 374.16 667.68 Tm (, the buyers have no reason to )Tj 11.88 0 0 11.88 74.88 654.24 Tm (contact any of the sellers)Tj 11.91 0 0 11.91 193.44 654 Tm (, since most are ERTS listings)Tj 11.87 0 0 11.87 337.44 654 Tm (, so there are no savings for sellers to pass )Tj 11.95 0 0 11.95 74.64 640.56 Tm (on should a buyer contact the seller directly. The )Tj /T1_1 1 Tf 11.49 0 0 11.49 310.8 640.32 Tm (statu \(ERTS )Tj /T1_0 1 Tf 11.95 0 0 11.95 376.56 640.32 Tm (vs. EA listings\) isn )Tj 11.87 0 0 11.87 471.36 640.56 Tm (t disclosed on )Tj 11.96 0 0 11.96 74.16 626.88 Tm (public websites and the home seller )Tj /T1_2 1 Tf 8.14 0 0 8.14 248.64 626.4 Tm (s contat points aren )Tj /T1_0 1 Tf 11.98 0 0 11.98 349.92 626.4 Tm (t disclosed)Tj 11.88 0 0 11.88 401.04 626.4 Tm (, so it would be hugely )Tj 11.92 0 0 11.92 74.88 612.72 Tm (cumbersome and nearly impossible for a buyer to identify and contact the\ few EA sellers on )Tj 11.95 0 0 11.95 74.4 599.28 Tm (public websites. In )Tj /T1_2 1 Tf 8.35 0 0 8.35 167.28 599.04 Tm (par because of )Tj /T1_0 1 Tf 11.91 0 0 11.91 242.4 599.04 Tm (all these time savings)Tj 11.89 0 0 11.89 345.36 598.8 Tm (, real estate agents today spend much )Tj 11.92 0 0 11.92 74.4 585.36 Tm (less of their time servicing clients. According to one recent study, man\ y real estate agents spend )Tj 0.02 -1.148 Td (as much as 90% of their time prospecting for new clients)Tj 11.88 0 0 11.88 346.56 571.2 Tm (, which does not in any way benefit )Tj 11.89 0 0 11.89 74.4 557.76 Tm (existing clients. )Tj EMC /P <>BDC 11.96 0 0 11.96 74.16 530.16 Tm (Most buyers stay in the same area where they )Tj /T1_1 1 Tf 11.65 0 0 11.65 294.96 529.92 Tm (curently live \(The )Tj /T1_2 1 Tf 9.09 0 0 9.09 386.88 529.92 Tm (median moving distace )Tj /T1_0 1 Tf 11.73 0 0 11.73 506.88 530.16 Tm (for )Tj 12.06 0 0 12.06 74.16 516.48 Tm (home buyers is 13 miles according to the National Association of Reators\ \). )Tj 11.91 0 0 11.91 439.44 516.24 Tm (Typically a buyer )Tj /T1_2 1 Tf 8.55 0 0 8.55 73.92 502.56 Tm (wil go online)Tj /T1_0 1 Tf 11.93 0 0 11.93 141.12 502.56 Tm (, do a Google search on a term like ")Tj 11.84 0 0 11.84 315.84 502.32 Tm (homes for sale )Tj /T1_2 1 Tf 9.58 0 0 9.58 387.84 502.32 Tm (Mayberr, KY". Then )Tj /T1_0 1 Tf 11.79 0 0 11.79 497.04 502.8 Tm (the )Tj 11.94 0 0 11.94 73.92 488.88 Tm (buyer will scroll down through the thousands of results until he/she see\ s a )Tj /T1_1 1 Tf 11.1 0 0 11.1 429.6 488.64 Tm (recognzable local real )Tj /T1_0 1 Tf 11.85 0 0 11.85 74.16 475.2 Tm (estate brokers or agent' )Tj 11.92 0 0 11.92 186.24 474.96 Tm (s website and click on that site. The buyer then )Tj /T1_1 1 Tf 12.09 0 0 12.09 413.04 474.96 Tm (determes their )Tj /T1_0 1 Tf 11.75 0 0 11.75 493.68 475.2 Tm (search )Tj 11.93 0 0 11.93 74.16 461.52 Tm (criteria and views the listings that meet those criteria. In many cases \ a home buyer is able to )Tj 12.01 0 0 12.01 73.92 447.6 Tm (prequalify themselves )Tj /T1_2 1 Tf 8.77 0 0 8.77 182.64 447.36 Tm (fmacially and )Tj /T1_0 1 Tf 15.3 0 0 15.3 256.32 447.12 Tm (naow )Tj 12.1 0 0 12.1 293.28 447.12 Tm (their interest to a smal number of homes before )Tj /T1_2 1 Tf 7.57 0 0 7.57 73.68 433.68 Tm (they fist contact the real )Tj /T1_0 1 Tf 11.83 0 0 11.83 196.32 433.68 Tm (estate agent. )Tj 12.79 0 0 12.79 257.76 433.44 Tm (Ths saves )Tj /T1_2 1 Tf 8.03 0 0 8.03 311.04 433.44 Tm (those brokers and agents a substatial )Tj /T1_0 1 Tf 11.84 0 0 11.84 494.16 433.68 Tm (amount )Tj EMC /P <>BDC /T1_1 1 Tf 11.13 0 0 11.13 74.16 419.76 Tm (of time. )Tj EMC /P <>BDC 11.64 0 0 11.64 74.16 392.4 Tm (Obviously thigs are )Tj /T1_0 1 Tf 11.94 0 0 11.94 176.4 392.4 Tm (not always so easy for real estate agents and brokers. Many home buyers \ )Tj 12.33 0 0 12.33 73.92 378.48 Tm (and sellers stil do need)Tj 11.92 0 0 11.92 186.72 378.48 Tm (, and benefit greatly from)Tj 11.89 0 0 11.89 308.64 378.24 Tm (, the services of a skilled )Tj /T1_2 1 Tf 7.55 0 0 7.55 429.12 378.48 Tm (ful service real estate )Tj /T1_0 1 Tf 12.61 0 0 12.61 73.92 364.8 Tm (agent. Ths is paricularly )Tj /T1_1 1 Tf 13.21 0 0 13.21 198.96 364.8 Tm (tre for )Tj /T1_0 1 Tf 12.23 0 0 12.23 237.12 364.56 Tm (the )Tj /T1_2 1 Tf 10.37 0 0 10.37 255.12 364.56 Tm (declig number )Tj /T1_0 1 Tf 11.91 0 0 11.91 342.24 364.8 Tm (of older home buyers and sellers who )Tj 11.85 0 0 11.85 73.92 350.88 Tm (aren )Tj 12.34 0 0 12.34 97.92 350.88 Tm (t as famliar with Internet )Tj 11.93 0 0 11.93 222.96 350.88 Tm (commerce as their children and grandchildren. Nonetheless home )Tj 11.96 0 0 11.96 73.68 336.96 Tm (buyers and sellers are unquestionably assuming more of the efforts and )Tj /T1_1 1 Tf 11.31 0 0 11.31 416.64 336.96 Tm (responsibilties in real )Tj /T1_0 1 Tf 12 0 0 12 73.68 323.52 Tm (estate transactions )Tj 18.57 0 0 18.57 167.04 323.28 Tm (thas )Tj 11.94 0 0 11.94 201.6 323.52 Tm (largely to the benefits of Internet commerce. )Tj 12.85 0 0 12.85 417.12 323.52 Tm (Ths trend wil only )Tj /T1_2 1 Tf 7.85 0 0 7.85 73.68 309.6 Tm (continue in the futue. Despite these facts)Tj /T1_0 1 Tf 11.93 0 0 11.93 271.92 309.36 Tm (, American homeowners have yet to share the fmancial )Tj 11.94 0 0 11.94 73.68 295.68 Tm (savings that are accruing to the real estate service profession as a res\ ult of Internet commerce. )Tj EMC /P <>BDC 11.78 0 0 11.78 73.44 268.08 Tm (One )Tj 18.22 0 0 18.22 96 268.32 Tm (thg )Tj 11.96 0 0 11.96 123.84 268.08 Tm (that has not changed pre and post Internet are the desires of home buyer\ s and home )Tj 11.94 0 0 11.94 73.68 254.16 Tm (sellers. With very few exceptions )Tj 5 0 0 5 236.16 254.16 Tm (alost )Tj 11.95 0 0 11.95 287.28 254.16 Tm (L home sellers want their listings exposed to as )Tj 11.96 0 0 11.96 73.2 240.72 Tm (many home buyers as possible. It is reasonable for sellers to expect )Tj /T1_2 1 Tf 8.04 0 0 8.04 397.68 240.48 Tm (tht their agents/brokers \(and )Tj /T1_1 1 Tf 11.18 0 0 11.18 73.44 226.8 Tm (organzations that their )Tj /T1_2 1 Tf 8.04 0 0 8.04 187.2 226.56 Tm (agents/brokers control)Tj /T1_0 1 Tf 11.92 0 0 11.92 294 226.56 Tm (, such as Realcomp\) will )Tj 18.76 0 0 18.76 414.48 226.8 Tm (car )Tj 12.03 0 0 12.03 442.08 226.56 Tm (out their )Tj 13.66 0 0 13.66 485.52 227.04 Tm (fiduciar )Tj /T1_1 1 Tf 11.12 0 0 11.12 73.44 212.88 Tm (duty to )Tj 13.03 0 0 13.03 109.92 212.64 Tm (tae all )Tj /T1_0 1 Tf 11.94 0 0 11.94 148.32 212.88 Tm (reasonable steps to assure that )Tj /T1_2 1 Tf 8.19 0 0 8.19 295.2 212.64 Tm (ths happens. All )Tj 5 0 0 5 378.72 212.88 Tm (home buyers want to see )Tj /T1_0 1 Tf 12.05 0 0 12.05 73.2 199.2 Tm (listings)Tj 11.93 0 0 11.93 108.48 199.2 Tm (, regardless of listing category, that meet their price)Tj 12.95 0 0 12.95 354.72 198.96 Tm (, home confguation)Tj 11.92 0 0 11.92 455.28 199.2 Tm (, and other )Tj 11.96 0 0 11.96 73.44 185.04 Tm (criteria. Those listings include both Exclusive Right to Sell \(ERTS\) a\ nd Exclusive Agency \(EA\) )Tj 11.98 0 0 11.98 73.44 171.36 Tm (listings. In an ERTS listing, the home seller is obligated to pay the li\ sting broker the )Tj 14.69 0 0 14.69 479.28 171.6 Tm (ful )Tj /T1_1 1 Tf 11.17 0 0 11.17 73.44 157.44 Tm (commssion even if the )Tj /T1_0 1 Tf 11.97 0 0 11.97 187.68 157.68 Tm (home seller fmds the buyer. In an EA listing the home seller is only )Tj 11.98 0 0 11.98 73.2 143.76 Tm (obligated to pay a commission \(or an )Tj 12.49 0 0 12.49 253.92 143.76 Tm (additiona commssion in cases )Tj 12.03 0 0 12.03 405.84 143.76 Tm (where a non-contingent )Tj EMC /StyleSpan <>BDC 12 0 0 12 73.2 130.08 Tm (listing fee was prepaid to a flat fee broker\) if the )Tj EMC /P <>BDC /T1_2 1 Tf 7.56 0 0 7.56 308.16 130.08 Tm (listig or )Tj /T1_0 1 Tf 11.97 0 0 11.97 353.52 129.84 Tm (cooperating broker or agent find the )Tj 12.08 0 0 12.08 72.96 116.16 Tm (buyer. Home buyers )Tj /T1_2 1 Tf 8.46 0 0 8.46 174.24 116.16 Tm (searchig on public websites can )Tj /T1_0 1 Tf 12 0 0 12 335.28 115.92 Tm (t tell the difference because the )Tj 13.65 0 0 13.65 487.92 116.64 Tm (EAfRTS )Tj EMC ET endstream endobj 3364 0 obj <>stream /Artifact <>BDC q 0 0 0 rg 612 0 0 792 0 0 cm /Im0 Do Q EMC BT /P <>BDC /T1_0 1 Tf 3 Tr 11.93 0 0 11.93 73.44 695.04 Tm (efforts of )Tj /T1_1 1 Tf 9.41 0 0 9.41 120.48 695.04 Tm (governent agency )Tj /T1_0 1 Tf 11.91 0 0 11.91 216.48 695.04 Tm (websites. Although we are )Tj /T1_2 1 Tf 11.59 0 0 11.59 345.84 694.8 Tm (unware of any inormation provided )Tj EMC /P <>BDC /T1_0 1 Tf 12.04 0 0 12.04 73.2 681.12 Tm (by the organzation provides consumers on the benefits of discount )Tj 11.91 0 0 11.91 395.52 681.12 Tm (brokers and many other )Tj EMC /P <>BDC 15.48 0 0 15.48 73.44 667.44 Tm (importt )Tj 11.89 0 0 11.89 122.88 667.44 Tm (issues relevant to real estate transactions)Tj 11.84 0 0 11.84 315.84 667.2 Tm (, the NAR in its October 17)Tj /T1_2 1 Tf 10.53 0 0 10.53 447.12 667.44 Tm (, 2007 )Tj EMC /P <>BDC 11.02 0 0 11.02 73.68 653.52 Tm (OPERATION TIP-)Tj 11.09 0 0 11.09 163.2 653.52 Tm (OFF PUBLICITY ALERT to its state )Tj /T1_1 1 Tf 8.17 0 0 8.17 341.28 653.52 Tm (organizations \(J)Tj /T1_2 1 Tf 10.72 0 0 10.72 418.56 653.52 Tm (ustice Web site: Few )Tj EMC /StyleSpan <>BDC /T1_0 1 Tf 12.07 0 0 12.07 71.04 637.44 Tm (facts, much fiction\) stated )Tj EMC /P <>BDC 5 0 0 5 199.44 639.84 Tm (that" )Tj 11.82 0 0 11.82 230.64 639.6 Tm (We can )Tj 11.93 0 0 11.93 270 639.6 Tm (t speculate on why the )Tj /T1_2 1 Tf 13.13 0 0 13.13 379.68 639.84 Tm (Deparent of )Tj /T1_0 1 Tf 11.86 0 0 11.86 451.92 639.84 Tm (Justice chose to )Tj EMC /P <>BDC 11.91 0 0 11.91 72.96 626.16 Tm (put up a Web site in an )Tj 12.99 0 0 12.99 185.76 626.16 Tm (unprecedente )Tj /T1_1 1 Tf 9.75 0 0 9.75 258.24 626.16 Tm (attk on )Tj /T1_0 1 Tf 11.87 0 0 11.87 305.04 625.92 Tm (an entire )Tj /T1_1 1 Tf 8.24 0 0 8.24 349.2 626.16 Tm (industr and favors one business )Tj /T1_0 1 Tf 11.81 0 0 11.81 507.36 626.4 Tm (model )Tj EMC /P <>BDC 11.96 0 0 11.96 73.2 612.24 Tm (over all others. )Tj /T1_2 1 Tf 11.54 0 0 11.54 147.6 612.24 Tm (Speculatin in the )Tj /T1_0 1 Tf 12.28 0 0 12.28 236.16 612 Tm (media wil only give DoJ )Tj 11.9 0 0 11.9 360 612 Tm (free publicity for its feeble attempt at )Tj EMC /P <>BDC 15.67 0 0 15.67 72.96 598.56 Tm (faiess. )Tj EMC /P <>BDC 11.91 0 0 11.91 73.2 570.72 Tm (These educational web sites help home buyers )Tj /T1_2 1 Tf 11.37 0 0 11.37 297.12 570.48 Tm (understad other )Tj /T1_0 1 Tf 15.4 0 0 15.4 379.92 570.48 Tm (importt )Tj 11.96 0 0 11.96 429.12 570.48 Tm (subjects )Tj /T1_1 1 Tf 8.6 0 0 8.6 470.64 570.72 Tm (tht they )Tj EMC /P <>BDC /T1_0 1 Tf 12.27 0 0 12.27 72.72 556.8 Tm (won )Tj 12.04 0 0 12.04 97.44 557.04 Tm (t see on the websites of traditional real estate organzations or hear fr\ om )Tj /T1_1 1 Tf 7.76 0 0 7.76 444 556.8 Tm (traditiona real )Tj EMC /P <>BDC /T1_0 1 Tf 11.9 0 0 11.9 72.96 543.12 Tm (estate brokers)Tj 11.86 0 0 11.86 139.2 543.12 Tm (, such as the risks of )Tj /T1_2 1 Tf 11.05 0 0 11.05 238.32 542.88 Tm (dua agency \(which are )Tj /T1_0 1 Tf 12.03 0 0 12.03 352.56 542.88 Tm (one of the greatest sources of )Tj EMC /P <>BDC 11.93 0 0 11.93 72.96 529.44 Tm (consumer lawsuits against real estate brokers and agents\) as well as ve\ ry low compliance with )Tj EMC /P <>BDC 11.86 0 0 11.86 72.72 515.76 Tm (required real estate disclosure laws. NAR' )Tj 12.21 0 0 12.21 275.04 515.52 Tm (s General Counsel Laure )Tj 12.41 0 0 12.41 399.12 515.52 Tm (Jank has reacted to )Tj 11.72 0 0 11.72 496.32 515.76 Tm (declines )Tj EMC /P <>BDC 11.94 0 0 11.94 72.72 502.08 Tm (in compliance with disclosure laws \(only 30% at )Tj 13.97 0 0 13.97 308.16 501.6 Tm (fist meetig; )Tj /T1_2 1 Tf 11.11 0 0 11.11 374.88 501.6 Tm (22% not at all\), observng that )Tj EMC /P <>BDC /T1_0 1 Tf 11.92 0 0 11.92 77.76 488.16 Tm (These statistics say that people are being sloppy. They need to )Tj /T1_1 1 Tf 9.09 0 0 9.09 377.52 487.68 Tm (tae agency )Tj /T1_0 1 Tf 11.96 0 0 11.96 437.52 487.68 Tm (disclosure )Tj /T1_2 1 Tf 11.16 0 0 11.16 72.48 474.24 Tm (requiements seriously; it is a critical element of )Tj /T1_0 1 Tf 11.92 0 0 11.92 306.24 473.76 Tm (consumer protection. I don )Tj 27.55 0 0 27.55 442.56 474 Tm (th )Tj 11.87 0 0 11.87 470.88 474.24 Tm (it is good for )Tj 11.94 0 0 11.94 72.48 460.56 Tm (practitioners or consumers )Tj /T1_1 1 Tf 7.64 0 0 7.64 202.08 460.32 Tm (tht the trend line )Tj /T1_0 1 Tf 11.92 0 0 11.92 289.2 460.32 Tm (is going down. We aren )Tj 12.03 0 0 12.03 404.64 460.32 Tm (t going in the right )Tj 11.88 0 0 11.88 72.72 446.88 Tm (direction -- compliance is worsening.)Tj /T1_2 1 Tf 13.11 0 0 13.11 251.04 446.64 Tm (" Ms. Jan' )Tj /T1_0 1 Tf 11.91 0 0 11.91 309.6 446.4 Tm (s views comport with those of former NAR )Tj 12.22 0 0 12.22 72.72 432.96 Tm (Chief Economist and best-sellng author Dr. John Tuccilo)Tj 11.92 0 0 11.92 352.08 432.72 Tm (, who was quoted in RISMEDIA on )Tj /T1_2 1 Tf 10.63 0 0 10.63 72.72 419.04 Tm (June 22, 2007: ")Tj /T1_0 1 Tf 11.94 0 0 11.94 150.48 419.04 Tm (With the expansion of the number of Realtors, the level of competence ha\ s fallen )Tj 11.96 0 0 11.96 72.48 405.36 Tm (to its lowest point ever )Tj EMC /P <>BDC 11.98 0 0 11.98 72.48 377.76 Tm (Many of these )Tj 13.49 0 0 13.49 144 377.52 Tm (governent and )Tj 12.17 0 0 12.17 224.16 377.52 Tm (consumer organzation web sites also )Tj /T1_1 1 Tf 8.32 0 0 8.32 405.6 377.28 Tm (explai the pros and )Tj /T1_0 1 Tf 11.66 0 0 11.66 505.44 377.52 Tm (cons )Tj 12.39 0 0 12.39 72.48 363.84 Tm (of varous buyers)Tj 11.84 0 0 11.84 156 364.08 Tm (' representation models )Tj 11.89 0 0 11.89 267.84 363.6 Tm (, such as exclusive buyers)Tj 11.91 0 0 11.91 391.92 363.36 Tm (' agency, which is not )Tj 12.09 0 0 12.09 72.24 350.16 Tm (provided on the web sites of traditiona real estate brokerage )Tj /T1_2 1 Tf 11.05 0 0 11.05 364.32 349.92 Tm (organzations or volunteered by )Tj /T1_0 1 Tf 11.97 0 0 11.97 72 336.24 Tm (most real estate agents. The web sites often include )Tj 12.25 0 0 12.25 320.64 336 Tm (inormation about policy debates )Tj /T1_1 1 Tf 8.76 0 0 8.76 481.2 336 Tm (tht could )Tj /T1_0 1 Tf 11.94 0 0 11.94 72.24 322.56 Tm (affect the options of buyers. For example)Tj 16.482 -0.02 Td (, some of them keep track of state laws promoted by )Tj EMC /StyleSpan <>BDC 12.06 0 0 12.06 71.76 308.88 Tm (traditional )Tj EMC /P <>BDC /T1_1 1 Tf 7.45 0 0 7.45 124.32 308.64 Tm (ful service real estate )Tj /T1_0 1 Tf 11.82 0 0 11.82 231.6 308.4 Tm (brokers )Tj /T1_1 1 Tf 8 0 0 8 270 308.4 Tm (tht prohibit )Tj /T1_0 1 Tf 11.94 0 0 11.94 332.4 308.4 Tm (home buyers from receiving real estate )Tj -21.789 -1.126 Td (commission rebates. Home buyers and sellers also benefit from )Tj 14.16 0 0 14.16 378 294.48 Tm (learng the )Tj 11.93 0 0 11.93 437.76 294.48 Tm (most frequent causes )Tj 11.92 0 0 11.92 72 281.04 Tm (of legal disputes between homeowners and real estate professionals \(In \ NAR' )Tj 11.94 0 0 11.94 444 280.8 Tm (s 2005 Legal Scan )Tj 11.96 0 0 11.96 72 267.12 Tm (of thousands of lawsuits 20% of the thousands of consumer lawsuits relat\ ed to home sales )Tj 11.97 0 0 11.97 71.76 253.44 Tm (transactions were related to agency violations -)Tj /T1_1 1 Tf 8.48 0 0 8.48 300 253.2 Tm (primarly undisclosed dual agency and )Tj /T1_0 1 Tf 13.66 0 0 13.66 488.16 253.44 Tm (fiduciar )Tj 12.05 0 0 12.05 72 239.52 Tm (duty violations - and 24% were related to other disclosure violations\).\ )Tj 11.97 0 0 11.97 411.36 239.52 Tm (All of these educational )Tj 11.95 0 0 11.95 72 225.6 Tm (efforts not only help educate consumers but also save time for real esta\ te agents and brokers as )Tj 11.81 0 0 11.81 71.28 212.16 Tm (well. )Tj EMC /P <>BDC 11.7 0 0 11.7 72 184.08 Tm (The )Tj 15.21 0 0 15.21 93.12 184.08 Tm (may )Tj 12.07 0 0 12.07 123.12 184.08 Tm (local public websites of recognzable local brokers and real estates are \ essential to )Tj /T1_2 1 Tf 10.68 0 0 10.68 71.76 170.64 Tm (home buyers. )Tj /T1_0 1 Tf 13.81 0 0 13.81 139.44 170.16 Tm (Tht is )Tj 11.99 0 0 11.99 174.72 170.4 Tm (where the home buyers go to look at homes offered for sale)Tj /T1_2 1 Tf 10.36 0 0 10.36 460.56 170.16 Tm (, and the )Tj /T1_0 1 Tf 12.16 0 0 12.16 71.52 156.72 Tm (hundreds oflocal public websites get their )Tj /T1_2 1 Tf 11.55 0 0 11.55 277.44 156.48 Tm (inormation from their local MLS. The )Tj /T1_0 1 Tf 11.87 0 0 11.87 466.8 156.48 Tm (home buyers )Tj 11.94 0 0 11.94 71.76 142.8 Tm (go to them to get a feel for pricing of the )Tj /T1_2 1 Tf 13.34 0 0 13.34 269.04 142.32 Tm (kids of )Tj /T1_0 1 Tf 11.97 0 0 11.97 311.28 142.32 Tm (homes in the neighborhoods they are interested )Tj -20.03 -1.103 Td (in. The prospective buyer can then quickly go to any of hundreds of othe\ r public web sites where )Tj 12.04 0 0 12.04 71.28 115.2 Tm (they can use free )Tj /T1_2 1 Tf 12.24 0 0 12.24 155.52 114.96 Tm (softare tools )Tj /T1_0 1 Tf 11.98 0 0 11.98 225.6 114.96 Tm (to calculate how much they can afford in mortgage payments )Tj 11.96 0 0 11.96 71.52 101.28 Tm (and compare the interest rates of large numbers of mortgage providers)Tj 12.21 0 0 12.21 408 101.04 Tm (, all in advance of )Tj EMC ET endstream endobj 3365 0 obj <>stream /Artifact <>BDC q 0 0 0 rg 612 0 0 792 0 0 cm /Im0 Do Q EMC BT /P <>BDC /T1_0 1 Tf 3 Tr 11.79 0 0 11.79 74.4 697.92 Tm (for listing the )Tj /T1_1 1 Tf 8.21 0 0 8.21 140.88 697.44 Tm (propert. Since the )Tj /T1_0 1 Tf 11.93 0 0 11.93 234.48 696.72 Tm (real estate market in many areas is slow )Tj 17.88 0 0 17.88 430.08 695.52 Tm (virlly )Tj 11.82 0 0 11.82 473.28 695.28 Tm (all home )Tj 11.84 0 0 11.84 74.4 684 Tm (sellers today offer the same 2.5-)Tj 11.9 0 0 11.9 235.92 682.8 Tm (0% commission to cooperating real estate brokers who )Tj 15.5 0 0 15.5 499.68 681.6 Tm (brig)Tj 11.91 0 0 11.91 73.68 670.32 Tm (them a buyer whether they use a discount broker or not. The discount EA \ brokers who testified )Tj /T1_1 1 Tf 7.56 0 0 7.56 73.92 656.4 Tm (in ths case stated )Tj /T1_0 1 Tf 16.31 0 0 16.31 160.08 655.68 Tm (tht alost )Tj 12.04 0 0 12.04 216.24 655.2 Tm (all of their listings offer cooperating commssions in the same )Tj 11.84 0 0 11.84 73.92 642.72 Tm (2.5% - 3% range as the )Tj EMC /StyleSpan <>BDC 14.53 0 0 14.53 186.72 639.36 Tm (tyical ful )Tj EMC /P <>BDC 12.08 0 0 12.08 242.4 641.52 Tm (servce/ERTS listing. However home sellers )Tj 11.94 0 0 11.94 456.48 640.32 Tm (who use a )Tj 12.04 0 0 12.04 73.92 629.04 Tm (discount broker can stil save quite a bit by paying the discount )Tj /T1_1 1 Tf 8.26 0 0 8.26 377.52 627.12 Tm (listg broker only a )Tj EMC /StyleSpan <>BDC /T1_0 1 Tf 11.94 0 0 11.94 476.64 626.64 Tm (few hundred )Tj EMC /P <>BDC /T1_2 1 Tf 11.2 0 0 11.2 73.92 615.12 Tm (dollars intead of the 2. )Tj /T1_0 1 Tf 11.97 0 0 11.97 204 614.16 Tm (0% seller )Tj 12.14 0 0 12.14 252.96 613.92 Tm (s commssion typically demanded by )Tj /T1_1 1 Tf 7.5 0 0 7.5 432.72 612.72 Tm (ful service real estate )Tj /T1_0 1 Tf 11.75 0 0 11.75 73.44 601.44 Tm (brokers. )Tj EMC /P <>BDC 11.91 0 0 11.91 73.44 573.84 Tm (Real estate agents and brokers are also saving a great amount of time an\ d money on the buyer )Tj 11.99 0 0 11.99 73.44 559.92 Tm (side as a result of Internet commerce. Before the Internet a real estate\ agent would have to spend )Tj /T1_1 1 Tf 7.78 0 0 7.78 72.96 546 Tm (a lot of time with a buyer )Tj /T1_0 1 Tf 11.96 0 0 11.96 198.96 545.28 Tm (to fmd out if the buyer could afford to buy a home or )Tj /T1_1 1 Tf 8.37 0 0 8.37 455.76 543.6 Tm (aford to buy a )Tj /T1_0 1 Tf 11.93 0 0 11.93 72.72 532.32 Tm (home in the price range they had in )Tj /T1_2 1 Tf 13.76 0 0 13.76 244.32 531.12 Tm (mid. If )Tj /T1_0 1 Tf 12 0 0 12 285.6 530.88 Tm (the home buyer )Tj EMC /StyleSpan <>BDC 11.89 0 0 11.89 364.32 530.16 Tm (s goals were realistic)Tj EMC /StyleSpan <>BDC 11.76 0 0 11.76 464.16 529.92 Tm (, the real estate )Tj EMC /P <>BDC 11.95 0 0 11.95 72.72 518.64 Tm (agent would then spend even more time )Tj /T1_2 1 Tf 11.39 0 0 11.39 266.16 517.2 Tm (searchig the local MLS \(at )Tj EMC /StyleSpan <>BDC /T1_0 1 Tf 15.99 0 0 15.99 401.04 516.48 Tm (tht )Tj EMC /StyleSpan <>BDC /T1_1 1 Tf 9.07 0 0 9.07 421.92 516.24 Tm (tie a )Tj /T1_0 1 Tf 11.87 0 0 11.87 454.56 516.24 Tm (business-to\255)Tj EMC /P <>BDC 11.94 0 0 11.94 72.48 504.96 Tm (business tool accessible only to MLS members\) and deliver to the buyer \ the )Tj EMC /StyleSpan <>BDC 13.87 0 0 13.87 437.52 502.56 Tm (crytic pritouts of )Tj EMC /P <>BDC 11.88 0 0 11.88 72.72 491.04 Tm (all MLS )Tj /T1_1 1 Tf 7.42 0 0 7.42 114.96 490.8 Tm (listigs in a )Tj /T1_0 1 Tf 11.93 0 0 11.93 172.8 490.32 Tm (defined area that met the buyer )Tj 11.83 0 0 11.83 324.96 489.12 Tm (s price)Tj /T1_2 1 Tf 10.58 0 0 10.58 356.64 488.88 Tm (, home )Tj /T1_1 1 Tf 8.87 0 0 8.87 391.92 488.64 Tm (confguation, and )Tj /T1_0 1 Tf 11.92 0 0 11.92 482.4 488.4 Tm (other )Tj -34.389 -0.946 Td (criteria. The process was very cumbersome and time consuming, and even m\ ore so if the )Tj EMC /StyleSpan <>BDC 11.95 0 0 11.95 72 463.44 Tm (prospective buyers lived in a )Tj EMC /P <>BDC /T1_1 1 Tf 7.9 0 0 7.9 212.4 462.48 Tm (distat location. )Tj EMC /P <>BDC /T1_0 1 Tf 11.93 0 0 11.93 72.24 435.6 Tm (Today over 80% of home buyers use the Internet in the home purchase proc\ ess and the )Tj EMC /P <>BDC 12.01 0 0 12.01 71.76 421.68 Tm (percentage is )Tj EMC /StyleSpan <>BDC 13.7 0 0 13.7 137.76 419.04 Tm (growig )Tj EMC /P <>BDC 11.95 0 0 11.95 180 421.2 Tm (rapidly. According to research by the American Homeowners Foundation )Tj EMC /P <>BDC /T1_2 1 Tf 11.14 0 0 11.14 71.52 408.24 Tm (the Nationa Association of Realtors)Tj /T1_0 1 Tf 13.49 0 0 13.49 246 406.8 Tm (, and other organtions)Tj EMC /StyleSpan <>BDC 12.39 0 0 12.39 364.08 406.08 Tm (, many oftoday )Tj EMC /StyleSpan <>BDC 11.84 0 0 11.84 443.04 405.84 Tm (s buyers go to the )Tj EMC /P <>BDC 12.27 0 0 12.27 71.52 394.32 Tm (Internet fist and do much of )Tj /T1_2 1 Tf 11.32 0 0 11.32 211.2 393.12 Tm (the work attendat to buying a )Tj /T1_0 1 Tf 11.98 0 0 11.98 359.76 392.4 Tm (home that formerly )Tj 12.57 0 0 12.57 455.28 391.92 Tm (requied a real )Tj EMC /P <>BDC /T1_2 1 Tf 10.27 0 0 10.27 71.76 380.64 Tm (estate agent' )Tj 10.77 0 0 10.77 132 380.16 Tm (s assistace before buyers contact a real )Tj /T1_0 1 Tf 11.92 0 0 11.92 324.72 378.72 Tm (estate agent for the first time. According to )Tj EMC /P <>BDC 11.78 0 0 11.78 71.04 366.96 Tm (NAR' )Tj 12.08 0 0 12.08 101.04 366.72 Tm (s Profie of Home Buyers and Sellers for 2007)Tj 11.93 0 0 11.93 322.32 365.04 Tm (, 48 percent of all buyers go online before )Tj 11.95 0 0 11.95 71.28 353.04 Tm (contacting a real estate agent either to view houses \(32 percent\) or t\ o )Tj EMC /StyleSpan <>BDC /T1_1 1 Tf 8.35 0 0 8.35 402.72 350.88 Tm (fid information about the )Tj EMC /P <>BDC /T1_0 1 Tf 12.02 0 0 12.02 71.04 339.12 Tm (home-)Tj 11.93 0 0 11.93 101.76 338.88 Tm (buying process \(16 percent\). The NAR report shows that there )Tj EMC /StyleSpan <>BDC /T1_1 1 Tf 9.4 0 0 9.4 402.24 336.72 Tm (ha been )Tj /T1_0 1 Tf 11.88 0 0 11.88 447.36 336.72 Tm (a steep drop in the )Tj EMC /P <>BDC 11.93 0 0 11.93 70.8 325.44 Tm (number of buyers who found their )Tj /T1_2 1 Tf 12.01 0 0 12.01 237.12 324.24 Tm (propert with a )Tj /T1_0 1 Tf 11.94 0 0 11.94 313.2 323.76 Tm (real estate agent vs. on the Internet. Only 2 )Tj EMC /P <>BDC -20.322 -1.005 Td (percent of the buyers found their )Tj 14.08 0 0 14.08 229.68 310.8 Tm (propert )Tj /T1_1 1 Tf 9.82 0 0 9.82 273.84 310.32 Tm (onle and )Tj /T1_0 1 Tf 11.91 0 0 11.91 326.88 310.08 Tm (50 percent found their )Tj EMC /StyleSpan <>BDC /T1_1 1 Tf 9.27 0 0 9.27 435.36 309.6 Tm (propert though a )Tj EMC /P <>BDC /T1_0 1 Tf 11.93 0 0 11.93 70.56 297.84 Tm (real estate agent in 1997. In 2007)Tj 11.94 0 0 11.94 229.68 296.64 Tm (, 29 percent of the buyers found their )Tj /T1_1 1 Tf 8.53 0 0 8.53 409.68 295.68 Tm (propert online and )Tj EMC /StyleSpan <>BDC /T1_2 1 Tf 10.75 0 0 10.75 70.08 283.92 Tm (percent found the )Tj EMC /P <>BDC /T1_0 1 Tf 13.47 0 0 13.47 156.72 283.44 Tm (propert though a )Tj 11.84 0 0 11.84 249.12 282.96 Tm (real estate agent. NAR' )Tj 11.97 0 0 11.97 361.44 281.76 Tm (s report showed that the Internet )Tj /T1_1 1 Tf 9.04 0 0 9.04 70.08 270 Tm (was more usefu )Tj 11.04 0 0 11.04 151.44 269.28 Tm (th workig )Tj /T1_0 1 Tf 11.92 0 0 11.92 217.68 269.04 Tm (with agents. The Web was ")Tj 12.25 0 0 12.25 352.32 268.08 Tm (very usefu" for 78 percent of )Tj 11.8 0 0 11.8 496.8 267.6 Tm (buyers )Tj EMC /P <>BDC 11.94 0 0 11.94 70.56 256.32 Tm (compared to 70 percent who reported agents were very )Tj /T1_1 1 Tf 9.8 0 0 9.8 336 254.4 Tm (usfu accordig )Tj EMC /StyleSpan <>BDC /T1_0 1 Tf 11.82 0 0 11.82 418.32 254.16 Tm (to NAR' )Tj EMC /StyleSpan <>BDC 11.86 0 0 11.86 460.56 253.92 Tm (s report. A )Tj EMC /P <>BDC 12.08 0 0 12.08 70.08 242.64 Tm (2006 study by the Californa Association of Realtors revealed )Tj EMC /StyleSpan <>BDC /T1_1 1 Tf 7.88 0 0 7.88 368.4 240.48 Tm (tht Internet )Tj EMC /StyleSpan <>BDC /T1_0 1 Tf 12 0 0 12 429.84 240.24 Tm (buyers spent an )Tj EMC /P <>BDC /T1_2 1 Tf 10.53 0 0 10.53 70.08 228.48 Tm (average of 5.)Tj 10.4 0 0 10.4 132.72 228.24 Tm (8 weeks )Tj /T1_1 1 Tf 8.85 0 0 8.85 173.76 228 Tm (researchig home purchases )Tj /T1_0 1 Tf 11.96 0 0 11.96 311.76 226.8 Tm (before contacting a real estate agent. The )Tj 11.97 0 0 11.97 70.08 215.04 Tm (Internet is supplanting the traditional real estate agent as the point o\ f consumer education)Tj EMC /StyleSpan <>BDC /T1_2 1 Tf 10.24 0 0 10.24 497.52 212.4 Tm (, also )Tj EMC /P <>BDC /T1_0 1 Tf 11.95 0 0 11.95 70.08 201.12 Tm (saving time for real estate brokers and agents. For example)Tj 11.9 0 0 11.9 352.56 199.2 Tm (, a home buyer )Tj EMC /StyleSpan <>BDC /T1_1 1 Tf 8.2 0 0 8.2 426.24 198.96 Tm (wil often )Tj EMC /StyleSpan <>BDC /T1_0 1 Tf 12.4 0 0 12.4 475.44 198.72 Tm (visit )Tj EMC /P <>BDC 12.06 0 0 12.06 69.6 187.2 Tm (websites of )Tj /T1_1 1 Tf 8.96 0 0 8.96 127.2 186.72 Tm (organations such )Tj /T1_0 1 Tf 11.99 0 0 11.99 218.64 186.24 Tm (the American Homeowners Foundation and many other nonprofit )Tj /T1_2 1 Tf 10.98 0 0 10.98 69.84 173.28 Tm (education organzations)Tj /T1_0 1 Tf 12.48 0 0 12.48 183.84 172.32 Tm (, and the websites of the FTC, DoJ, HU)Tj /T1_2 1 Tf 10.36 0 0 10.36 381.84 171.12 Tm (, and )Tj /T1_0 1 Tf 15.09 0 0 15.09 407.76 171.12 Tm (may )Tj 11.91 0 0 11.91 437.52 171.12 Tm (other federal, state )Tj 12.04 0 0 12.04 69.6 159.36 Tm (and local )Tj 14.01 0 0 14.01 116.4 159.36 Tm (governent )Tj 12.05 0 0 12.05 175.92 158.88 Tm (agencies that all )Tj 15.8 0 0 15.8 256.56 158.4 Tm (conta )Tj 11.97 0 0 11.97 294.72 158.16 Tm (free objective and independent )Tj /T1_1 1 Tf 8.95 0 0 8.95 444.96 157.44 Tm (inormation about )Tj /T1_0 1 Tf 12.02 0 0 12.02 69.12 145.92 Tm (the home purchase and selling process. )Tj 12.23 0 0 12.23 259.68 144.48 Tm (Though the myriad of independent )Tj EMC /StyleSpan <>BDC /T1_1 1 Tf 8.62 0 0 8.62 432.48 143.52 Tm (websites offerig )Tj EMC /P <>BDC /T1_0 1 Tf 11.97 0 0 11.97 69.36 132.24 Tm (free information on home buying and selling, home buyers who have the ti\ me can potentially )Tj /T1_1 1 Tf 8.7 0 0 8.7 69.36 118.32 Tm (lear more about )Tj /T1_0 1 Tf 11.95 0 0 11.95 152.88 117.84 Tm (the process )Tj 23.12 0 0 23.12 209.28 117.12 Tm (th )Tj 12.01 0 0 12.01 233.04 117.12 Tm (most new real estate agents need to pass their state real )Tj 14.54 0 0 14.54 500.16 115.92 Tm (estte )Tj 11.95 0 0 11.95 69.12 104.4 Tm (licensing exam. )Tj 15.77 0 0 15.77 147.12 103.92 Tm (Unforttely )Tj /T1_1 1 Tf 8.14 0 0 8.14 216.72 103.2 Tm (the industr has not )Tj /T1_0 1 Tf 12 0 0 12 314.4 102.72 Tm (always welcomed the consumer education )Tj EMC ET endstream endobj 3366 0 obj <>stream /Artifact <>BDC q 0 0 0 rg 612 0 0 792 0 0 cm /Im0 Do Q EMC BT /P <>BDC /T1_0 1 Tf 3 Tr 10.67 0 0 10.67 74.16 698.4 Tm (of the Realtors association.' )Tj /T1_1 1 Tf 8.77 0 0 8.77 211.2 697.68 Tm (The simlarty between Michigan Association )Tj /T1_2 1 Tf 11.82 0 0 11.82 432.24 696.48 Tm (of Realtors and )Tj EMC /P <>BDC 12.03 0 0 12.03 74.16 684.72 Tm (Realcomp is that the leadership both organzations appears to be heavily \ )Tj /T1_0 1 Tf 11.37 0 0 11.37 421.92 682.8 Tm (infuenced by large full )Tj EMC /P <>BDC /T1_2 1 Tf 11.87 0 0 11.87 74.16 670.8 Tm (service real estate brokers)Tj 11.9 0 0 11.9 197.52 670.08 Tm (, and the association )Tj 11.88 0 0 11.88 298.08 669.6 Tm (s proposed state law and Realcomp )Tj /T1_0 1 Tf 11.51 0 0 11.51 469.92 668.88 Tm (s EA rue )Tj EMC /P <>BDC /T1_1 1 Tf 8.73 0 0 8.73 73.68 657.12 Tm (both hur consumers and )Tj /T1_2 1 Tf 14.53 0 0 14.53 194.16 656.4 Tm (underme )Tj /T1_1 1 Tf 7.93 0 0 7.93 248.64 655.92 Tm (discount brokers. )Tj EMC /P <>BDC /T1_2 1 Tf 11.93 0 0 11.93 73.44 629.28 Tm (Home sellers also typically go to the many local public websites of the \ many )Tj 15.17 0 0 15.17 443.04 627.36 Tm (recognble )Tj EMC /StyleSpan <>BDC 11.56 0 0 11.56 506.64 627.12 Tm (MLS )Tj EMC /P <>BDC 11.94 0 0 11.94 73.44 615.36 Tm (member local brokers and agents in their area in order to get a sense of\ the )Tj EMC /StyleSpan <>BDC 12.53 0 0 12.53 432.24 613.2 Tm (sellng prices of )Tj EMC /P <>BDC 11.94 0 0 11.94 73.44 601.68 Tm (homes in their neighborhood and a sense of which brokers and/or agents a\ re most )Tj EMC /StyleSpan <>BDC /T1_0 1 Tf 12.33 0 0 12.33 465.84 599.52 Tm (domiant in )Tj EMC /P <>BDC /T1_2 1 Tf 11.93 0 0 11.93 72.96 587.52 Tm (their local market. For this reason presence on each others local public\ websites is also an )Tj EMC /P <>BDC 15.33 0 0 15.33 73.44 574.08 Tm (importt )Tj 11.93 0 0 11.93 122.4 573.84 Tm (prospecting tool for brokers and )Tj /T1_1 1 Tf 7.87 0 0 7.87 278.4 572.88 Tm (par of the process of )Tj /T1_0 1 Tf 10.87 0 0 10.87 382.32 572.16 Tm (cooperation that drves the real )Tj EMC /P <>BDC /T1_2 1 Tf 11.91 0 0 11.91 73.2 560.4 Tm (estate brokerage sector. Real estate brokers and agents have also )Tj /T1_0 1 Tf 11.2 0 0 11.2 383.04 558.48 Tm (recognzed the critical )Tj EMC /P <>BDC 13.23 0 0 13.23 72.96 546.48 Tm (importce of )Tj /T1_2 1 Tf 12.02 0 0 12.02 142.08 546 Tm (public websites, which )Tj /T1_0 1 Tf 12.08 0 0 12.08 254.88 545.28 Tm (explais why )Tj /T1_2 1 Tf 17.98 0 0 17.98 320.64 544.8 Tm (virtly )Tj 12.03 0 0 12.03 364.08 544.56 Tm (all brokers and a large share of )Tj EMC /P <>BDC 12.16 0 0 12.16 72.96 532.56 Tm (successfu real estate agents have )Tj 11.73 0 0 11.73 234.72 531.6 Tm (them. )Tj EMC /P <>BDC 11.91 0 0 11.91 72.48 505.2 Tm (Before the Internet a home seller would have to contact a real estate ag\ ent to get a sense of home )Tj EMC /P <>BDC 11.93 0 0 11.93 72.48 491.28 Tm (values in their neighborhood)Tj 11.91 0 0 11.91 209.52 490.32 Tm (, and there was no automated tool that would make it easy for home )Tj 11.93 0 0 11.93 72.72 477.6 Tm (sellers to identify which brokers/agents were most active in their area.\ The agent)Tj EMC /StyleSpan <>BDC /T1_0 1 Tf 10.21 0 0 10.21 457.68 475.44 Tm (, selected )Tj EMC /P <>BDC /T1_2 1 Tf 11.95 0 0 11.95 72 463.92 Tm (without the benefit of that tool)Tj 12.231 -0.08 Td (, would spend a )Tj /T1_0 1 Tf 11.32 0 0 11.32 296.16 462.48 Tm (substatial amount of time on )Tj EMC /StyleSpan <>BDC /T1_2 1 Tf 11.81 0 0 11.81 440.88 461.76 Tm (a potential home )Tj EMC /P <>BDC 11.93 0 0 11.93 72.48 450.24 Tm (seller to convince them to list their home with the agent. Developing a \ competitive market )Tj 11.94 0 0 11.94 72 436.56 Tm (valuation of the homes value was an arduous )Tj /T1_0 1 Tf 12.72 0 0 12.72 289.44 435.12 Tm (tak for )Tj /T1_2 1 Tf 11.93 0 0 11.93 328.32 434.64 Tm (the agent. Today many home sellers have )Tj 11.92 0 0 11.92 72.24 422.4 Tm (online access to county or city data on home selling prices in many loca\ les and all have access to )Tj 13.47 0 0 13.47 72 408.72 Tm (a growig )Tj 11.94 0 0 11.94 122.88 408.48 Tm (number of Internet home valuation web sites )Tj /T1_1 1 Tf 7.62 0 0 7.62 339.36 407.04 Tm (tht help in that )Tj /T1_2 1 Tf 11.95 0 0 11.95 417.12 406.8 Tm (process. The home seller )Tj 11.93 0 0 11.93 72 394.8 Tm (can get an idea of asking prices in his/her neighborhood by going to a p\ ublic website of a local )Tj 11.94 0 0 11.94 71.76 381.36 Tm (agent or broker)Tj 11.92 0 0 11.92 144.96 380.88 Tm (, which helps agents and brokers because it enables home sellers to make\ )Tj 11.94 0 0 11.94 71.76 367.44 Tm (decisions to sell their home without any need for time and effort of the\ real estate agent or )Tj 11.83 0 0 11.83 71.04 353.52 Tm (broker. )Tj EMC /P <>BDC 11.95 0 0 11.95 70.8 326.16 Tm (Home sellers save real estate agents and brokers much )Tj /T1_1 1 Tf 9 0 0 9 333.84 324.24 Tm (tie and expense )Tj EMC /StyleSpan <>BDC /T1_2 1 Tf 11.92 0 0 11.92 420.24 324 Tm (in other ways as well. A )Tj EMC /P <>BDC 11.96 0 0 11.96 70.8 312.24 Tm (home seller can easily compose a description of the home and email it to\ the real estate agent )Tj 11.97 0 0 11.97 70.8 298.32 Tm (along with all the other information needed for an MLS listing and their\ )Tj /T1_0 1 Tf 11.78 0 0 11.78 418.08 296.4 Tm (attched digital pictues )Tj /T1_2 1 Tf 11.96 0 0 11.96 70.8 284.88 Tm (for the listing. The home seller in such cases provides all of the conte\ nt for his or her )Tj EMC /StyleSpan <>BDC 14.4 0 0 14.4 479.52 282.48 Tm (listig, )Tj EMC /P <>BDC 11.95 0 0 11.95 70.8 270.72 Tm (saving the real estate broker and agent much time and effort. The real e\ state agent can then )Tj 11.84 0 0 11.84 70.8 257.04 Tm (simply copy-)Tj 11.97 0 0 11.97 132.96 256.56 Tm (paste the content into the MLS listing which the two )Tj /T1_0 1 Tf 11.14 0 0 11.14 386.88 255.12 Tm (intermediares \(the )Tj /T1_2 1 Tf 12.68 0 0 12.68 70.56 243.36 Tm (agent/roker and the )Tj 11.97 0 0 11.97 171.6 242.64 Tm (MLS\) then forward the homeowner )Tj /T1_1 1 Tf 7.65 0 0 7.65 345.6 241.68 Tm (s listig diectly to the )Tj /T1_2 1 Tf 10.91 0 0 10.91 455.76 241.2 Tm (MLS' s )Tj 15.17 0 0 15.17 491.52 241.2 Tm (powerf )Tj /T1_0 1 Tf 11.3 0 0 11.3 70.32 229.2 Tm (aray of local public websites)Tj /T1_2 1 Tf 11.97 0 0 11.97 211.44 228.48 Tm (, which is where most buyers today go to )Tj /T1_1 1 Tf 9.4 0 0 9.4 410.88 227.28 Tm (fid homes )Tj /T1_2 1 Tf 11.88 0 0 11.88 467.28 227.28 Tm (for sale in )Tj 11.96 0 0 11.96 70.32 215.52 Tm (areas where they want to purchase a home. In effect)Tj 11.79 0 0 11.79 318.96 214.08 Tm (, the MLSs)Tj 11.95 0 0 11.95 371.52 213.6 Tm (, which were solely business-)Tj EMC /StyleSpan <>BDC 11.67 0 0 11.67 511.92 213.36 Tm (to\255)Tj EMC /P <>BDC 12.19 0 0 12.19 69.84 201.6 Tm (business mechansms prior to the Internet)Tj 11.94 0 0 11.94 269.52 200.64 Tm (, have today morphed into consumer-)Tj 11.96 0 0 11.96 448.08 199.68 Tm (to-consumer )Tj EMC /P <>BDC /T1_0 1 Tf 11.24 0 0 11.24 70.32 187.92 Tm (intermediares in such circumstaces. )Tj EMC /P <>BDC /T1_2 1 Tf 11.92 0 0 11.92 70.32 160.08 Tm (Selling prices are very )Tj /T1_1 1 Tf 9.22 0 0 9.22 180.24 159.6 Tm (importt in today )Tj /T1_2 1 Tf 11.95 0 0 11.95 272.88 158.88 Tm (s depressed market. Many homeowners today don )Tj EMC /P <>BDC 11.97 0 0 11.97 69.6 146.64 Tm (have enough equity plus savings to afford the typical 5-)Tj 12.23 0 0 12.23 336 144.72 Tm (6% commssion demanded by a )Tj EMC /StyleSpan <>BDC 14.69 0 0 14.69 491.28 144.24 Tm (ful )Tj EMC /P <>BDC 11.93 0 0 11.93 69.84 132.72 Tm (service broker)Tj 11.95 0 0 11.95 138 132.48 Tm (, so they may face foreclosure if they can )Tj 11.99 0 0 11.99 338.4 131.04 Tm (t keep up with their payments and can )Tj 11.95 0 0 11.95 69.6 118.8 Tm (fmd more economical sales tools. Many new discount brokers)Tj 24.844 -0.141 Td (, like those in the Realcomp case )Tj EMC /P <>BDC 12.1 0 0 12.1 69.6 104.88 Tm (are wiling to reward home sellers who do so much of )Tj 12.28 0 0 12.28 330 103.44 Tm (the work by chaging very modest flat )Tj 11.63 0 0 11.63 516.48 102.96 Tm (fees )Tj EMC ET endstream endobj 3367 0 obj <>stream /Artifact <>BDC q 0 0 0 rg 612 0 0 792 0 0 cm /Im0 Do Q EMC BT /P <>BDC /T1_0 1 Tf 3 Tr 11.8 0 0 11.8 74.64 699.12 Tm (In the process)Tj 11.89 0 0 11.89 140.64 698.64 Tm (, MLSs have evolved from a database accessible directly only by MLS memb\ ers )Tj EMC /P <>BDC 11.84 0 0 11.84 74.4 685.68 Tm (into an )Tj /T1_1 1 Tf 9.15 0 0 9.15 109.92 685.44 Tm (importt business-)Tj /T1_0 1 Tf 11.92 0 0 11.92 203.28 684.72 Tm (to-consumer tool)Tj /T1_2 1 Tf 10.65 0 0 10.65 284.88 684 Tm (, and the MLS' s historic business-)Tj /T1_0 1 Tf 11.67 0 0 11.67 447.36 683.28 Tm (to-)Tj 11.9 0 0 11.9 460.56 683.28 Tm (business )Tj EMC /P <>BDC 13.32 0 0 13.32 74.4 671.76 Tm (fuction is )Tj 22.18 0 0 22.18 127.68 671.28 Tm (dishig )Tj 11.96 0 0 11.96 187.44 671.04 Tm (rapidly in relevance compared to the public websites in terms of )Tj EMC /P <>BDC /T1_2 1 Tf 10.51 0 0 10.51 74.4 657.84 Tm (generating home )Tj 11.53 0 0 11.53 156.24 657.12 Tm (purchae offers. Whle MLSs may )Tj /T1_0 1 Tf 11.87 0 0 11.87 323.52 656.16 Tm (continue to provide useful services to real )Tj EMC /P <>BDC 12.25 0 0 12.25 74.4 644.4 Tm (estate professionas)Tj 11.89 0 0 11.89 167.04 643.68 Tm (, it is the local public real estate web sites )Tj /T1_1 1 Tf 8.67 0 0 8.67 367.44 642.24 Tm (tht have )Tj /T1_0 1 Tf 11.9 0 0 11.9 414.24 642.24 Tm (become the most )Tj EMC /P <>BDC 14.88 0 0 14.88 73.92 630.24 Tm (powerf )Tj 11.93 0 0 11.93 119.76 630 Tm (sales tool today. Those local web sites get their )Tj 12.3 0 0 12.3 347.76 628.56 Tm (inormation on homes for )Tj EMC /StyleSpan <>BDC 11.81 0 0 11.81 472.8 627.84 Tm (sale from the )Tj EMC /StyleSpan <>BDC 11.9 0 0 11.9 73.92 616.8 Tm (MLS listings. The )Tj EMC /P <>BDC 17.98 0 0 17.98 163.2 615.84 Tm (diution )Tj /T1_2 1 Tf 12.96 0 0 12.96 218.64 615.84 Tm (in importce of )Tj /T1_0 1 Tf 10.98 0 0 10.98 300 615.12 Tm (MLS' s )Tj /T1_1 1 Tf 8.05 0 0 8.05 336 614.64 Tm (trditional non public business-)Tj /T1_0 1 Tf 12.1 0 0 12.1 485.76 614.16 Tm (to\255)Tj EMC /P <>BDC 11.94 0 0 11.94 73.68 602.88 Tm (business )Tj 12.84 0 0 12.84 117.12 602.4 Tm (fuctions on real )Tj 11.93 0 0 11.93 200.16 601.92 Tm (estate transactions is )Tj 19.3 0 0 19.3 301.2 601.2 Tm (ak )Tj 11.99 0 0 11.99 324.24 601.2 Tm (to the decline in )Tj /T1_2 1 Tf 13.19 0 0 13.19 404.16 600.72 Tm (importce of )Tj 10.76 0 0 10.76 473.04 600.48 Tm (the buggy )Tj EMC /P <>BDC /T1_0 1 Tf 12.3 0 0 12.3 73.44 588.96 Tm (whip on transporttion as the public )Tj 11.93 0 0 11.93 247.68 587.76 Tm (moved from horse and )Tj /T1_2 1 Tf 11.7 0 0 11.7 358.32 587.04 Tm (carage to the )Tj EMC /StyleSpan <>BDC /T1_0 1 Tf 11.86 0 0 11.86 429.84 586.56 Tm (automobile. Their )Tj EMC /P <>BDC 15.22 0 0 15.22 73.44 575.28 Tm (mai )Tj 11.93 0 0 11.93 100.08 575.28 Tm (relevance is their )Tj /T1_1 1 Tf 7.71 0 0 7.71 184.56 574.56 Tm (abilty to prevent the )Tj /T1_0 1 Tf 11.92 0 0 11.92 286.32 573.84 Tm (buying public from seeing their members)Tj 11.5 0 0 11.5 484.32 572.88 Tm (' homes )Tj EMC /P <>BDC 11.9 0 0 11.9 73.44 561.6 Tm (listed for sale should they choose to ignore )Tj /T1_1 1 Tf 8.3 0 0 8.3 280.32 559.92 Tm (tht fiduciar responsibilty. )Tj EMC /P <>BDC /T1_0 1 Tf 11.92 0 0 11.92 72.96 533.76 Tm (Unlike other brokerage sectors)Tj 11.9 0 0 11.9 219.84 533.04 Tm (, few of the Internet commerce savings in real estate transactions )Tj EMC /P <>BDC 11.92 0 0 11.92 73.2 520.08 Tm (are being passed on to home buyers and sellers. Large sums of money are \ involved)Tj EMC /StyleSpan <>BDC 11.72 0 0 11.72 469.2 517.68 Tm (, yet as )Tj EMC /P <>BDC 11.9 0 0 11.9 72.72 506.4 Tm (AHGA noted in the testimony submitted to the December 25)Tj 12.36 0 0 12.36 363.6 504.48 Tm (, 2005 鶹ý Trade Commssion )Tj EMC /P <>BDC 11.69 0 0 11.69 72.96 490.32 Tm (\(FTC\) )Tj /T1_2 1 Tf 12.72 0 0 12.72 105.12 492.48 Tm (hearg on )Tj /T1_0 1 Tf 11.94 0 0 11.94 158.88 492 Tm (competition in real estate services \(available at )Tj EMC /StyleSpan <>BDC 13.82 0 0 13.82 72.72 478.8 Tm (http://ww.)Tj EMC /P <>BDC 11.7 0 0 11.7 129.84 478.32 Tm (ameri )Tj 12.82 0 0 12.82 162.24 478.32 Tm (anomeowners.)Tj 13.29 0 0 13.29 237.84 477.6 Tm (org/AHGAloJ-)Tj 11.75 0 0 11.75 318 477.36 Tm (FTClO-)Tj 11.35 0 0 11.35 355.68 477.12 Tm (25-)Tj 11.14 0 0 11.14 371.52 476.88 Tm (05.)Tj 12.03 0 0 12.03 386.16 476.88 Tm (htm)Tj 11.94 0 0 11.94 404.88 476.4 Tm (\) real estate commission )Tj EMC /P <>BDC 11.89 0 0 11.89 72.48 465.12 Tm (rates are about 1.5% higher in the U.)Tj 11.13 0 0 11.13 248.4 463.68 Tm (S. )Tj 22.88 0 0 22.88 260.16 463.68 Tm (th )Tj 12.07 0 0 12.07 283.68 463.44 Tm (in other developed countres. The gap between real )Tj EMC /P <>BDC 12.16 0 0 12.16 72.72 451.2 Tm (estate commssion rates and those in other countres continues despite a )Tj EMC /StyleSpan <>BDC /T1_1 1 Tf 7.95 0 0 7.95 417.6 448.8 Tm (substatial increase in )Tj EMC /P <>BDC 8.7 0 0 8.7 72.72 437.28 Tm (actul U.)Tj /T1_0 1 Tf 12.21 0 0 12.21 115.92 437.04 Tm (S. real estate commssions in )Tj 13.93 0 0 13.93 257.04 436.32 Tm (constat \(ination )Tj 11.94 0 0 11.94 346.8 435.36 Tm (adjusted\) dollars as a result of )Tj 13.51 0 0 13.51 492.72 434.64 Tm (dramtic )Tj EMC /P <>BDC 11.94 0 0 11.94 72.24 423.84 Tm (home appreciation in the ftrst )Tj /T1_1 1 Tf 8.21 0 0 8.21 215.76 422.64 Tm (haf of ths decade \(even afer adjusting )Tj /T1_0 1 Tf 12.43 0 0 12.43 407.76 421.68 Tm (for infation and )Tj EMC /P <>BDC 11.92 0 0 11.92 72.24 409.68 Tm (accounting for declines in )Tj EMC /StyleSpan <>BDC /T1_1 1 Tf 7.95 0 0 7.95 198.72 407.52 Tm (J10me values over the )Tj EMC /P <>BDC /T1_2 1 Tf 11.59 0 0 11.59 303.6 408.24 Tm (last two year\). )Tj /T1_0 1 Tf 12.48 0 0 12.48 378.96 407.76 Tm (Ths evidences )Tj EMC /StyleSpan <>BDC 11.91 0 0 11.91 453.12 407.52 Tm (the miniscule )Tj EMC /P <>BDC 11.92 0 0 11.92 72 396.24 Tm (penetration of EA discount real estate brokerage models in the real esta\ te brokerage marketplace )Tj EMC /P <>BDC 11.89 0 0 11.89 72.24 382.32 Tm (as compared to discount models in other brokerage sectors. )Tj EMC /P <>BDC 12.13 0 0 12.13 71.52 354.48 Tm (Although real estate commssion rates have not changed signficantly, othe\ r aspects of real )Tj EMC /StyleSpan <>BDC 11.7 0 0 11.7 508.08 351.84 Tm (estate )Tj EMC /P <>BDC /T1_2 1 Tf 10.56 0 0 10.56 71.28 340.8 Tm (brokerage have )Tj /T1_0 1 Tf 13.22 0 0 13.22 147.6 340.32 Tm (chaged dramtically as )Tj 11.92 0 0 11.92 266.16 339.36 Tm (a result of the Internet. Before they ftrst contact a real )Tj EMC /P <>BDC 11.82 0 0 11.82 71.52 326.88 Tm (estate agent)Tj 11.95 0 0 11.95 127.2 326.4 Tm (, many home sellers and buyers \(80%\) go online and do much of the work\ attendant )Tj EMC /P <>BDC 11.94 0 0 11.94 71.04 313.44 Tm (to home purchase and selling that formerly were provided by the real est\ ate agent. For example )Tj EMC /P <>BDC 11.96 0 0 11.96 70.8 299.52 Tm (websites of the American Homeowners Foundation and many other nonprofit \ education )Tj EMC /StyleSpan <>BDC /T1_1 1 Tf 9.68 0 0 9.68 71.04 285.6 Tm (organtions and )Tj EMC /P <>BDC /T1_0 1 Tf 11.96 0 0 11.96 158.16 284.88 Tm (the websites of the FTC)Tj 11.82 0 0 11.82 272.88 284.16 Tm (, DoJ)Tj 11.7 0 0 11.7 298.08 283.68 Tm (, HUD)Tj /T1_2 1 Tf 10.26 0 0 10.26 330 283.68 Tm (, and )Tj /T1_0 1 Tf 15.09 0 0 15.09 355.68 283.44 Tm (may )Tj 11.92 0 0 11.92 385.44 283.44 Tm (other federal state and local )Tj EMC /P <>BDC /T1_2 1 Tf 11.83 0 0 11.83 70.8 271.92 Tm (governents provide )Tj /T1_0 1 Tf 11.97 0 0 11.97 174.72 271.2 Tm (home sellers objective and independent information about the home )Tj /T1_2 1 Tf 10.62 0 0 10.62 70.32 258 Tm (purchase and sellng process. These web sites help consumers )Tj EMC /StyleSpan <>BDC 11.51 0 0 11.51 369.12 255.84 Tm (understad all the )Tj /T1_0 1 Tf 12.11 0 0 12.11 457.44 255.84 Tm (pros and cons of )Tj EMC /P <>BDC /T1_2 1 Tf 10.94 0 0 10.94 70.56 244.08 Tm (varous business models to sell their home. Much )Tj /T1_0 1 Tf 12.2 0 0 12.2 310.08 242.4 Tm (of ths information, such as the )Tj EMC /StyleSpan <>BDC 11.98 0 0 11.98 460.8 241.68 Tm (positive )Tj EMC /P <>BDC 11.96 0 0 11.96 70.56 230.4 Tm (benefits of using discount brokers)Tj /T1_2 1 Tf 10.86 0 0 10.86 233.04 229.2 Tm (, exclusive buyer )Tj /T1_0 1 Tf 11.93 0 0 11.93 318 228.72 Tm (s agents, etc. is not provided on the web sites )Tj 12.59 0 0 12.59 70.56 216.48 Tm (of traditiona real estte brokerage )Tj 12.14 0 0 12.14 237.36 215.52 Tm (organzations or volunteered by most real estate )Tj /T1_2 1 Tf 10.32 0 0 10.32 469.68 214.08 Tm (agents. The )Tj 10.52 0 0 10.52 70.32 202.56 Tm (consumer and )Tj /T1_1 1 Tf 9.94 0 0 9.94 139.92 202.08 Tm (governent web )Tj /T1_0 1 Tf 11.93 0 0 11.93 223.44 201.6 Tm (sites often include information about policy debates that could )Tj /T1_1 1 Tf 7.85 0 0 7.85 70.32 189.12 Tm (afect the options of )Tj /T1_0 1 Tf 11.97 0 0 11.97 169.2 188.4 Tm (sellers. For example)Tj 11.91 0 0 11.91 266.4 187.68 Tm (, the American Homeowners )Tj 12.08 0 0 12.08 406.32 186.96 Tm (famly of web )Tj 11.75 0 0 11.75 473.76 186.48 Tm (sites )Tj 12.19 0 0 12.19 70.08 175.2 Tm (followed the effort to pass a Michigan state law )Tj 12 0 0 12 305.28 173.52 Tm (that would require home sellers to pay for )Tj 11.95 0 0 11.95 70.32 161.52 Tm (services that they neither want nor need. The legislation was opposed by\ the FTC and consumer )Tj EMC /P <>BDC 12.13 0 0 12.13 69.84 147.6 Tm (organzations such as AHGA and the Consumer )Tj 11.95 0 0 11.95 302.64 145.92 Tm (Federation of America. According to the July )Tj EMC /P <>BDC 10.56 0 0 10.56 70.8 133.68 Tm (12, )Tj 12.03 0 0 12.03 87.6 133.68 Tm (2006 edition of USA Today, " )Tj 12.04 0 0 12.04 234.72 132.24 Tm (... the \(Michigan\) association of Realtors has gotten a )Tj 14.78 0 0 14.78 494.88 131.04 Tm (bil )Tj 12.4 0 0 12.4 69.36 120 Tm (though the state House )Tj 11.94 0 0 11.94 185.76 119.04 Tm (and a Senate committee and is )Tj EMC /StyleSpan <>BDC /T1_1 1 Tf 8.2 0 0 8.2 333.6 115.68 Tm (tring to convince the )Tj EMC /P <>BDC /T1_0 1 Tf 11.82 0 0 11.82 441.84 117.6 Tm (governor )Tj /T1_1 1 Tf 11.84 0 0 11.84 487.44 117.36 Tm (- who )Tj /T1_2 1 Tf 11.15 0 0 11.15 69.12 106.32 Tm (theatened to veto it )Tj /T1_1 1 Tf 10.13 0 0 10.13 167.04 105.36 Tm (- tht )Tj /T1_2 1 Tf 11.94 0 0 11.94 203.52 105.12 Tm (the bil would ")Tj /T1_0 1 Tf 11.97 0 0 11.97 277.92 104.64 Tm (make sure everyone can compete )Tj 11.88 0 0 11.88 440.4 103.68 Tm (" says Rob Campau )Tj EMC ET endstream endobj 3368 0 obj <>stream /Artifact <>BDC q 0 0 0 rg 612 0 0 792 0 0 cm /Im0 Do Q EMC BT /P <>BDC /T1_0 1 Tf 3 Tr 11.9 0 0 11.9 73.92 699.12 Tm (business models )Tj /T1_1 1 Tf 8.18 0 0 8.18 154.56 698.64 Tm (tht should or could )Tj /T1_0 1 Tf 11.88 0 0 11.88 252.72 698.16 Tm (result in any of those savings from being passed on to )Tj 11.83 0 0 11.83 74.16 685.44 Tm (consumers have been )Tj 12.51 0 0 12.51 178.32 684.72 Tm (thwared and/or )Tj 11.94 0 0 11.94 256.8 684.24 Tm (undermined in many )Tj /T1_2 1 Tf 11.4 0 0 11.4 358.56 683.76 Tm (instaces by a varety of protectionist )Tj /T1_0 1 Tf 11.7 0 0 11.7 73.68 671.76 Tm (tools. )Tj EMC /P <>BDC 11.87 0 0 11.87 73.68 645.84 Tm (In addition to real estate)Tj 11.94 0 0 11.94 188.64 645.12 Tm (, other brokerage sectors where a consumer )Tj 11.86 0 0 11.86 399.84 643.92 Tm (s decision factors are very )Tj EMC /P <>BDC 11.89 0 0 11.89 73.92 632.16 Tm (complex and financially )Tj 12.46 0 0 12.46 191.76 631.44 Tm (signficant have been substatially altered by )Tj 11.76 0 0 11.76 409.68 630.24 Tm (Internet commerce. )Tj EMC /P <>BDC /T1_2 1 Tf 10.94 0 0 10.94 73.44 618.24 Tm (Investments in securties)Tj /T1_0 1 Tf 11.89 0 0 11.89 191.28 617.76 Tm (, like the purchase of a home)Tj 12.1 0 0 12.1 328.8 616.56 Tm (, have a very signficant impact on the )Tj EMC /P <>BDC 12.22 0 0 12.22 73.68 604.56 Tm (economic futue of consumers)Tj /T1_2 1 Tf 11.08 0 0 11.08 218.4 603.36 Tm (, and the factors involved in evaluating stocks, mutual fuds)Tj 10.25 0 0 10.25 505.2 602.16 Tm (, and )Tj EMC /P <>BDC /T1_0 1 Tf 11.93 0 0 11.93 73.44 590.88 Tm (other investments are extremely complex. )Tj /T1_1 1 Tf 9.79 0 0 9.79 276.24 589.44 Tm (Ths explai why fmacial )Tj EMC /StyleSpan <>BDC /T1_0 1 Tf 12.24 0 0 12.24 411.36 588.72 Tm (services professiona )Tj EMC /P <>BDC 12.54 0 0 12.54 73.44 577.2 Tm (certifcations/designtions require )Tj 11.94 0 0 11.94 237.84 576 Tm (many hours of study and high )Tj EMC /StyleSpan <>BDC 19.22 0 0 19.22 383.04 575.04 Tm (mium )Tj 11.77 0 0 11.77 432.72 575.04 Tm (educational )Tj EMC /P <>BDC /T1_1 1 Tf 8.71 0 0 8.71 73.2 563.28 Tm (background quaifcations. 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Much of the )Tj /T1_2 1 Tf 11.83 0 0 11.83 274.08 479.28 Tm (inormation only )Tj /T1_0 1 Tf 19.58 0 0 19.58 357.6 478.56 Tm (ficial )Tj EMC /StyleSpan <>BDC 11.9 0 0 11.9 402.72 478.32 Tm (service professionals could )Tj EMC /P <>BDC 11.96 0 0 11.96 72 466.8 Tm (provide until several decades ago is available free today on the Interne\ t)Tj EMC /StyleSpan <>BDC 11.82 0 0 11.82 412.56 464.64 Tm (, as is the case in real )Tj EMC /P <>BDC 11.93 0 0 11.93 72.24 452.88 Tm (estate as well. Today a consumer can trade )Tj /T1_2 1 Tf 11.26 0 0 11.26 279.36 451.44 Tm (securties of )Tj /T1_1 1 Tf 10.29 0 0 10.29 340.08 451.2 Tm (virlly unimted )Tj EMC /StyleSpan <>BDC /T1_0 1 Tf 11.9 0 0 11.9 432.72 450.72 Tm (size over the Internet )Tj EMC /P <>BDC 11.94 0 0 11.94 72.24 439.2 Tm (for as little as $10 in a brokerage sector where the )Tj 15.49 0 0 15.49 313.2 437.52 Tm (stadad )Tj EMC /StyleSpan <>BDC 11.9 0 0 11.9 356.64 437.04 Tm (selling commission had previously )Tj EMC /P <>BDC /T1_2 1 Tf 9.49 0 0 9.49 71.76 425.28 Tm (been 1 )Tj /T1_0 1 Tf 11.93 0 0 11.93 103.44 425.28 Tm (%. Because there was little market )Tj 12.17 0 0 12.17 271.44 424.08 Tm (restrction on Internet commerce in )Tj /T1_2 1 Tf 11.01 0 0 11.01 442.8 423.12 Tm (the securties )Tj EMC /P <>BDC /T1_0 1 Tf 11.94 0 0 11.94 72 411.6 Tm (brokerage sector)Tj 11.93 0 0 11.93 151.2 411.12 Tm (, nimble Internet stockbrokers quickly )Tj /T1_2 1 Tf 11.6 0 0 11.6 336 409.68 Tm (garered 30% of )Tj /T1_0 1 Tf 11.94 0 0 11.94 418.56 409.44 Tm (the market before many )Tj 11.86 0 0 11.86 72 397.68 Tm (of the large)Tj 12.73 0 0 12.73 126.48 397.44 Tm (, traditiona securties )Tj 11.92 0 0 11.92 232.56 396.72 Tm (brokerages decided that it was better to join them )Tj 23.12 0 0 23.12 470.64 395.28 Tm (th )Tj 11.95 0 0 11.95 494.4 395.52 Tm (fight )Tj /T1_2 1 Tf 10.93 0 0 10.93 71.52 384 Tm (them. Today, many of the nation )Tj /T1_0 1 Tf 11.93 0 0 11.93 232.32 383.04 Tm (s largest stockbrokers provide their clients the choice of )Tj 14.69 0 0 14.69 501.6 381.6 Tm (ful )Tj 11.7 0 0 11.7 72 370.32 Tm (service)Tj 11.86 0 0 11.86 105.6 370.08 Tm (, full commission )Tj /T1_1 1 Tf 8.47 0 0 8.47 191.28 369.36 Tm (tradig and discounted )Tj /T1_0 1 Tf 11.97 0 0 11.97 303.12 368.88 Tm (Internet trading, and as a result large )Tj /T1_1 1 Tf 8.04 0 0 8.04 481.2 367.92 Tm (ful service )Tj EMC /P <>BDC /T1_0 1 Tf 11.94 0 0 11.94 71.52 356.64 Tm (stockbrokers have regained much of the business lost to the pure discoun\ ters. Despite the many )Tj EMC /P <>BDC 12.84 0 0 12.84 71.52 342.72 Tm (simlarties of the )Tj 11.98 0 0 11.98 157.44 342 Tm (two sectors)Tj /T1_2 1 Tf 10.76 0 0 10.76 212.16 341.76 Tm (, none of the major real estate companes )Tj 11.58 0 0 11.58 410.64 340.56 Tm (ha as of )Tj /T1_0 1 Tf 11.94 0 0 11.94 455.04 340.32 Tm (yet adopted the )Tj 11.91 0 0 11.91 71.04 326.64 Tm (type of business models )Tj /T1_1 1 Tf 8.2 0 0 8.2 188.16 327.84 Tm (tht are )Tj /T1_0 1 Tf 11.75 0 0 11.75 227.52 327.84 Tm (at issue in )Tj /T1_1 1 Tf 7.87 0 0 7.87 277.44 327.36 Tm (ths case as an alterntive for )Tj /T1_0 1 Tf 11.94 0 0 11.94 419.04 326.64 Tm (their clients. If these )Tj EMC /StyleSpan <>BDC /T1_1 1 Tf 8 0 0 8 71.04 315.12 Tm (alterntive business )Tj EMC /P <>BDC /T1_2 1 Tf 10.82 0 0 10.82 167.04 314.64 Tm (models are successfu)Tj /T1_0 1 Tf 11.89 0 0 11.89 272.16 313.68 Tm (, as Realcomp argues)Tj 11.96 0 0 11.96 373.68 313.2 Tm (, why aren )Tj 11.94 0 0 11.94 427.44 312.96 Tm (t their large members)Tj EMC /P <>BDC 15.63 0 0 15.63 70.56 301.44 Tm (makg )Tj 11.99 0 0 11.99 109.2 300.96 Tm (them available to their clients)Tj 11.81 0 0 11.81 251.52 300 Tm (, along with )Tj /T1_1 1 Tf 8.55 0 0 8.55 310.56 299.52 Tm (ful servce )Tj /T1_0 1 Tf 11.97 0 0 11.97 366.96 299.28 Tm (alternatives? )Tj EMC /P <>BDC 11.98 0 0 11.98 70.56 273.84 Tm (In the real estate brokerage sector)Tj 11.92 0 0 11.92 232.08 272.64 Tm (, Internet commerce is saving real estate brokers and agents )Tj 11.93 0 0 11.93 70.56 259.92 Tm (large amounts of time and money. By )Tj /T1_1 1 Tf 9.02 0 0 9.02 253.44 258.48 Tm (voluntaly permtting )Tj /T1_0 1 Tf 12.23 0 0 12.23 361.68 258 Tm (MLS members to shae much of the )Tj /T1_2 1 Tf 10.79 0 0 10.79 70.56 246.24 Tm (content of the )Tj /T1_0 1 Tf 16.29 0 0 16.29 138.96 245.76 Tm (actu )Tj 11.98 0 0 11.98 170.16 245.52 Tm (MLS listings on their own public websites and the public websites of oth\ er )Tj 11.97 0 0 11.97 70.32 232.32 Tm (MLS member brokers and agents)Tj 11.94 0 0 11.94 230.4 231.12 Tm (, the MLS dramatically increases the )Tj 12.62 0 0 12.62 408.48 230.16 Tm (dissemiation of those )Tj 11.95 0 0 11.95 70.32 218.64 Tm (listings in this age of Internet commerce)Tj 11.92 0 0 11.92 263.28 217.2 Tm (, and accordingly benefits buyers and sellers as well as )Tj 11.96 0 0 11.96 70.08 204.72 Tm (MLS members. Because of the ease of Internet searches and plethora of lo\ cal public websites )Tj 12.61 0 0 12.61 69.84 190.8 Tm (with inormation and pictues of )Tj 11.89 0 0 11.89 227.76 189.84 Tm (homes for sale)Tj 11.94 0 0 11.94 297.6 189.36 Tm (, far fewer home buyers today )Tj EMC /StyleSpan <>BDC /T1_2 1 Tf 12.56 0 0 12.56 443.76 188.64 Tm (trdge to )Tj /T1_0 1 Tf 11.85 0 0 11.85 489.84 188.64 Tm (real )Tj EMC /StyleSpan <>BDC 12.09 0 0 12.09 70.32 177.12 Tm (estate broker offces in order to wait while an agent )Tj EMC /P <>BDC /T1_1 1 Tf 7.97 0 0 7.97 318.72 175.2 Tm (prits out a )Tj EMC /StyleSpan <>BDC /T1_0 1 Tf 11.91 0 0 11.91 376.08 174.96 Tm (list of all the complete MLS )Tj EMC /P <>BDC 12 0 0 12 70.08 163.44 Tm (listings trom the MLS database)Tj 11.88 0 0 11.88 220.32 162.24 Tm (, which is accessible only )Tj 13.02 0 0 13.02 344.4 161.52 Tm (though real )Tj EMC /StyleSpan <>BDC 11.84 0 0 11.84 406.56 161.04 Tm (estate agents and brokers. )Tj EMC /P <>BDC 11.97 0 0 11.97 69.6 149.52 Tm (Instead)Tj 11.82 0 0 11.82 104.4 149.28 Tm (, today )Tj 13.07 0 0 13.07 140.64 149.04 Tm (s tyical home )Tj /T1_2 1 Tf 10.74 0 0 10.74 213.6 148.56 Tm (buyer has aleady done home searches on the public )Tj /T1_0 1 Tf 12.25 0 0 12.25 465.6 147.12 Tm (websites of )Tj 11.97 0 0 11.97 69.6 135.6 Tm (local brokers and agents and completed many of the other steps in the pr\ ocess before the buyer )Tj 11.95 0 0 11.95 69.6 121.92 Tm (contacts a real estate agent)Tj /T1_2 1 Tf 11.55 0 0 11.55 197.28 120.96 Tm (, thans to all the )Tj /T1_0 1 Tf 12 0 0 12 282 120.24 Tm (tree information on the Internet. )Tj EMC ET endstream endobj 3369 0 obj <>stream /Artifact <>BDC q 0 0 0 rg 612 0 0 792 0 0 cm /Im0 Do Q EMC BT /Artifact <>BDC /T1_0 1 Tf 3 Tr 5.18 0 0 5.18 120.48 792 Tm (, ,)Tj EMC /P <>BDC 11.76 0 0 11.76 241.2 711.6 Tm (Interest of Amicus Curiae )Tj EMC /P <>BDC /T1_1 1 Tf 11.9 0 0 11.9 74.64 685.44 Tm (The American Homeowners Grassroots Alliance \(AHGA\) is a consumer advoc\ acy )Tj EMC /StyleSpan <>BDC 12.66 0 0 12.66 471.12 682.8 Tm (organzation )Tj EMC /P <>BDC 11.93 0 0 11.93 74.4 671.52 Tm (serving the nation )Tj 11.9 0 0 11.9 163.68 670.8 Tm (s homeowners. Established in 2000)Tj 11.84 0 0 11.84 332.64 669.6 Tm (, the Alliance addresses issues )Tj /T1_2 1 Tf 9.05 0 0 9.05 478.56 668.88 Tm (tht have)Tj EMC /StyleSpan <>BDC /T1_1 1 Tf 11.88 0 0 11.88 522.48 668.64 Tm (, or )Tj EMC /P <>BDC /T1_2 1 Tf 9.24 0 0 9.24 73.92 657.84 Tm (would have)Tj /T1_1 1 Tf 12.11 0 0 12.11 129.84 657.36 Tm (, a signficant economic impact on the over )Tj 12.46 0 0 12.46 338.64 655.92 Tm (70 milion U.)Tj 11.78 0 0 11.78 402.96 655.44 Tm (S. homeowners. AHGA )Tj 11.92 0 0 11.92 73.92 643.92 Tm (advocates on issues before the federal and state executive)Tj 11.86 0 0 11.86 348.24 642 Tm (, legislative and judicial branches)Tj EMC /StyleSpan <>BDC /T1_0 1 Tf 10.25 0 0 10.25 507.36 641.28 Tm (, and )Tj EMC /P <>BDC 11.34 0 0 11.34 73.44 630 Tm (paricipates in the policy formulation )Tj /T1_1 1 Tf 11.94 0 0 11.94 253.68 628.8 Tm (process of other consumer advocacy )Tj EMC /StyleSpan <>BDC 14.92 0 0 14.92 430.32 627.84 Tm (organtions )Tj EMC /StyleSpan <>BDC 12 0 0 12 497.04 627.6 Tm (that )Tj EMC /P <>BDC 11.94 0 0 11.94 73.44 616.32 Tm (AHGA belongs to)Tj 11.87 0 0 11.87 160.8 615.6 Tm (, such as the Consumer Federation of America. One of the areas of AHGA' \ )Tj EMC /P <>BDC /T1_0 1 Tf 11.05 0 0 11.05 73.2 602.64 Tm (policy interest is the body of laws and reguations)Tj /T1_1 1 Tf 12.09 0 0 12.09 311.28 601.2 Tm (, includng federal and state laws and )Tj EMC /StyleSpan <>BDC 15.29 0 0 15.29 490.56 600.24 Tm (volunta )Tj EMC /P <>BDC 13.09 0 0 13.09 73.68 588.96 Tm (industr reguations that afect )Tj 11.92 0 0 11.92 222.72 587.76 Tm (the process of selling and )Tj EMC /StyleSpan <>BDC /T1_2 1 Tf 9.7 0 0 9.7 346.8 586.8 Tm (buyig homes. )Tj EMC /P <>BDC /T1_1 1 Tf 15.21 0 0 15.21 73.68 561.36 Tm (STATEME )Tj 11.78 0 0 11.78 147.6 560.88 Tm (OF )Tj /T1_2 1 Tf 13.54 0 0 13.54 165.6 560.4 Tm (TH CASE )Tj EMC /P <>BDC /T1_1 1 Tf 12.63 0 0 12.63 73.2 533.52 Tm (Ths case is )Tj 11.91 0 0 11.91 131.76 533.04 Tm (about whether a Detroit-area multiple listing service \(MLS\), Realcomp \ II)Tj EMC /StyleSpan <>BDC 12.66 0 0 12.66 481.44 530.88 Tm (, is ilegally )Tj EMC /P <>BDC /T1_0 1 Tf 11.44 0 0 11.44 72.96 519.84 Tm (restrcting competition by failing to shae )Tj /T1_1 1 Tf 13.32 0 0 13.32 273.84 518.16 Tm (inormtion about )Tj EMC /StyleSpan <>BDC 11.9 0 0 11.9 362.64 517.2 Tm (a category of properties with public )Tj EMC /P <>BDC 11.96 0 0 11.96 72.72 505.92 Tm (real estate web sites of its 14 )Tj 11.9 0 0 11.9 213.6 504.72 Tm (000 member brokers and agents and )Tj /T1_0 1 Tf 11.34 0 0 11.34 388.8 503.76 Tm (though its own public web )Tj /T1_1 1 Tf 11.93 0 0 11.93 72.72 492 Tm (site. Public web sites are used in home searches by over 80% of home buy\ ers today. Prospective )Tj -0.02 -1.147 Td (home sellers also often search local public websites in order to get a s\ ense of pricing of homes )Tj 0 -1.127 TD (for sale in their neighborhood and to identify brokers with significant \ market presence in that )Tj 11.95 0 0 11.95 72.24 450.96 Tm (neighborhood that they might consider as their listing broker. At issue \ is whether the )Tj EMC /StyleSpan <>BDC 13.31 0 0 13.31 480 448.32 Tm (Intial )Tj EMC /P <>BDC 11.95 0 0 11.95 72.24 437.04 Tm (Decision contained errors in assessing the record and in )Tj EMC /StyleSpan <>BDC /T1_2 1 Tf 8.24 0 0 8.24 341.28 434.88 Tm (anlysis by the )Tj EMC /StyleSpan <>BDC /T1_0 1 Tf 10.96 0 0 10.96 415.44 434.64 Tm (administrative law judge. )Tj EMC /P <>BDC /T1_1 1 Tf 11.94 0 0 11.94 72.24 409.44 Tm (The Realcomp and six related FTC investigations have focused on MLS )Tj EMC /StyleSpan <>BDC /T1_2 1 Tf 7.72 0 0 7.72 420 407.04 Tm (restrctions that )Tj EMC /P <>BDC 8.45 0 0 8.45 72 395.52 Tm (discriinate agaist a long )Tj /T1_1 1 Tf 11.92 0 0 11.92 203.76 394.56 Tm (established form of listing agreement known as exclusive agency )Tj 12.03 0 0 12.03 72.24 381.84 Tm (\(EA\), under which a seller is not obligated to pay a commssion to a br\ oker in the sale of a )Tj /T1_0 1 Tf 12.18 0 0 12.18 71.52 367.92 Tm (propert if the )Tj 11.04 0 0 11.04 143.28 367.44 Tm (seller fmds a buyer without the assistace )Tj /T1_1 1 Tf 11.95 0 0 11.95 345.12 365.76 Tm (of the broker. Under the )Tj EMC /StyleSpan <>BDC /T1_2 1 Tf 8.19 0 0 8.19 463.2 365.28 Tm (alterntive type )Tj EMC /P <>BDC /T1_1 1 Tf 11.97 0 0 11.97 71.76 354 Tm (of listing agreement)Tj 11.92 0 0 11.92 167.76 353.52 Tm (, Exclusive Right to Sell \(ERTSs\), a commission is owed in all cases i\ f the )Tj 12.08 0 0 12.08 71.04 340.32 Tm (house is sold)Tj 11.9 0 0 11.9 133.68 339.84 Tm (, even if the real estate broker and/or agent )Tj /T1_0 1 Tf 13.77 0 0 13.77 339.84 338.16 Tm (ha nothg to )Tj /T1_1 1 Tf 11.85 0 0 11.85 412.56 337.92 Tm (do with the sale. )Tj EMC /StyleSpan <>BDC 13.87 0 0 13.87 493.2 337.68 Tm (Effort )Tj EMC /P <>BDC 12.05 0 0 12.05 71.28 326.64 Tm (of real estate organzations to prohibit EA listings prior to the Interne\ t era were )Tj EMC /StyleSpan <>BDC 11.95 0 0 11.95 452.16 324 Tm (found to be in )Tj EMC /P <>BDC 12 0 0 12 71.04 312.96 Tm (violation of the nation )Tj 11.93 0 0 11.93 181.44 312 Tm (s antitrust laws. EA listing agreements are most frequently used by and \ )Tj 12.25 0 0 12.25 70.8 299.04 Tm (favored by companes that offer alternatives to traditiona )Tj EMC /StyleSpan <>BDC 12.35 0 0 12.35 348.96 296.88 Tm (ful-service real estate )Tj EMC /StyleSpan <>BDC 11.83 0 0 11.83 457.68 296.4 Tm (brokerage )Tj EMC /P <>BDC 11.98 0 0 11.98 70.8 285.12 Tm (business models. Among these new ")Tj 11.97 0 0 11.97 249.6 283.68 Tm (discount" business models are flat-)Tj 11.79 0 0 11.79 416.88 282.72 Tm (fee)Tj 12.92 0 0 12.92 432 282.72 Tm (, limted-servce)Tj 11.63 0 0 11.63 509.28 282.48 Tm (, low-)Tj EMC /P <>BDC 11.91 0 0 11.91 70.8 271.44 Tm (cost and/or unbundled real estate services. )Tj EMC /LI_Label <>BDC 12.38 0 0 12.38 70.32 243.6 Tm (I. )Tj EMC /LI_Title <>BDC 16.87 0 0 16.87 80.64 243.36 Tm (TH NATU )Tj 11.94 0 0 11.94 158.4 242.88 Tm (OF )Tj /T1_2 1 Tf 16.4 0 0 16.4 176.64 242.64 Tm (BUYG AN )Tj /T1_1 1 Tf 11.94 0 0 11.94 255.36 242.16 Tm (SELLING HOMES IN )Tj /T1_2 1 Tf 13.26 0 0 13.26 368.4 241.2 Tm (TH INTERNT ERA )Tj EMC /P <>BDC /T1_1 1 Tf 11.97 0 0 11.97 70.32 216 Tm (Homeowners and other consumers have benefited greatly from the emergence\ of Internet )Tj EMC /P <>BDC 11.93 0 0 11.93 70.32 202.08 Tm (commerce )Tj 11.97 0 0 11.97 126.24 201.6 Tm (and its )Tj 14.15 0 0 14.15 160.8 201.36 Tm (inuence )Tj 11.94 0 0 11.94 208.32 200.88 Tm (continues to grow rapidly. Despite a flat season of holiday sales )Tj 11.84 0 0 11.84 70.32 188.4 Tm (overall)Tj 11.93 0 0 11.93 103.68 188.16 Tm (, Internet sales were up 20% in the 2007 holiday season over the same pe\ riod last year. )Tj 11.96 0 0 11.96 70.32 174.24 Tm (One of the areas most transformed by Internet commerce is the brokerage \ )Tj EMC /StyleSpan <>BDC 15.24 0 0 15.24 425.76 172.08 Tm (indust. )Tj EMC /StyleSpan <>BDC 11.83 0 0 11.83 470.64 171.84 Tm (Many )Tj EMC /P <>BDC 12.14 0 0 12.14 69.6 160.56 Tm (brokerage companes in sectors have embraced )Tj /T1_0 1 Tf 11.31 0 0 11.31 298.08 158.88 Tm (the chages in the )Tj EMC /StyleSpan <>BDC /T1_1 1 Tf 11.96 0 0 11.96 387.36 158.16 Tm (marketplace caused by )Tj EMC /P <>BDC 11.97 0 0 11.97 69.6 146.88 Tm (Internet commerce. In the course of adapting to Internet commerce)Tj EMC /StyleSpan <>BDC 11.91 0 0 11.91 390.48 144.48 Tm (, other brokerage sectors have )Tj EMC /P <>BDC 11.95 0 0 11.95 69.6 133.2 Tm (achieved great cost savings and have also found it )Tj /T1_0 1 Tf 11.23 0 0 11.23 311.52 131.52 Tm (necessar to alter their )Tj EMC /StyleSpan <>BDC /T1_1 1 Tf 11.95 0 0 11.95 422.64 130.8 Tm (business models to )Tj EMC /P <>BDC 11.93 0 0 11.93 69.84 119.28 Tm (succeed the new Internet economy. In real estate brokerage)Tj EMC /StyleSpan <>BDC 12.19 0 0 12.19 352.8 116.88 Tm (, changes that improve the effciency )Tj EMC /P <>BDC 11.96 0 0 11.96 69.36 105.36 Tm (of brokerage businesses have also been embraced)Tj /T1_0 1 Tf 10.88 0 0 10.88 306.72 103.44 Tm (, but market )Tj EMC /StyleSpan <>BDC 11.4 0 0 11.4 367.2 103.2 Tm (drven modifications to traditional )Tj EMC ET endstream endobj 3370 0 obj <>stream /Artifact <>BDC q 0 0 0 rg 612 0 0 792 0 0 cm /Im0 Do Q EMC BT /Artifact <>BDC /T1_0 1 Tf 3 Tr 7.64 0 0 7.64 150.72 792 Tm (. .. . . . . . . . .. . . . .. . . . . . . . )Tj /T1_1 1 Tf 9.15 0 0 9.15 246.24 792 Tm (. .. .. . .. . . .. . . . )Tj 9.82 0 0 9.82 305.76 792 Tm (. .. .. .... .. . .. . .. . . )Tj 8.45 0 0 8.45 379.44 792 Tm (. . . . . . . .. . . . . . .. .. . . . .. . ..)Tj 13.08 0 0 13.08 312.24 792 Tm (..... ..... ... ..... )Tj 13.82 0 0 13.82 384.24 792 Tm (......... ........ ........)Tj /T1_2 1 Tf 6.4 0 0 6.4 217.68 792 Tm (................................................................ ..)Tj /T1_1 1 Tf 9.63 0 0 9.63 299.28 792 Tm (. .. . .. .. . . . .. . .. . .. .. . .. . .. . .. .. .. . )Tj /T1_0 1 Tf 9.9 0 0 9.9 438.96 792 Tm (..... .. ..)Tj /T1_1 1 Tf 9.31 0 0 9.31 264.48 792 Tm (. .. . .. . .. .. . . . )Tj 9.44 0 0 9.44 320.4 792 Tm (. .. . . .. . .. . .. . .. .. . .. . .. . .. . . .. )Tj /T1_0 1 Tf 9.12 0 0 9.12 443.28 792 Tm (.. . . ..)Tj /T1_1 1 Tf 9.91 0 0 9.91 435.36 792 Tm (. .. . .. ... .)Tj 8.82 0 0 8.82 330.96 792 Tm (. . ... . . . . . . )Tj 10.02 0 0 10.02 375.12 792 Tm (. .. .. . ... . . .. .. .. )Tj 9.75 0 0 9.75 442.8 792 Tm (... . . .. .)Tj 12.47 0 0 12.47 271.44 792 Tm (...... .. ..... )Tj 15.15 0 0 15.15 321.36 792 Tm (.................. )Tj /T1_0 1 Tf 9.83 0 0 9.83 393.36 792 Tm (.... .. )Tj 12.61 0 0 12.61 250.56 792 Tm (............ ........... ...... .... )Tj /T1_1 1 Tf 11.99 0 0 11.99 380.16 792 Tm (... )Tj 14.3 0 0 14.3 392.16 792 Tm (.................. ..)Tj 17.88 0 0 17.88 285.84 792 Tm (""""""""'" )Tj EMC /P <>BDC 9.82 0 0 9.82 279.36 792 Tm (. .. .,. .. . . .. . )Tj 14.45 0 0 14.45 361.92 792 Tm (...............,....... .....\001 )Tj EMC /P <>BDC 11.9 0 0 11.9 109.92 696.96 Tm (G Realcomp members get most of the free rides and their free riding )Tj /T1_0 1 Tf 12.68 0 0 12.68 438.72 696 Tm (arguent is )Tj EMC /P <>BDC 9.98 0 0 9.98 109.68 683.28 Tm (bogus.. . )Tj EMC /P <>BDC /T1_1 1 Tf 11.87 0 0 11.87 109.44 655.68 Tm (H Realcomp )Tj /T1_0 1 Tf 11.93 0 0 11.93 172.08 655.2 Tm (ha the )Tj /T1_2 1 Tf 6.86 0 0 6.86 208.56 655.2 Tm (tools to prevent free riding... ..................................\001 )Tj EMC /P <>BDC /T1_1 1 Tf 11.9 0 0 11.9 109.44 628.08 Tm (I The logical business )Tj /T1_0 1 Tf 11.51 0 0 11.51 216.48 625.44 Tm (purose of boycott is )Tj /T1_1 1 Tf 11.96 0 0 11.96 319.44 627.36 Tm (to reduce competitive pressures on )Tj 12.38 0 0 12.38 109.68 614.4 Tm (commssion rates, eliminte discount brokers)Tj 11.9 0 0 11.9 324.96 613.44 Tm (, and assure that Realcomp members always )Tj 11.97 0 0 11.97 109.2 600.48 Tm (have the potential for a reverse free ride... )Tj EMC /P <>BDC /T1_0 1 Tf 11.61 0 0 11.61 109.44 573.12 Tm (I ALJ')Tj /T1_2 1 Tf 7.92 0 0 7.92 138.72 572.88 Tm (s rue of reason conclusions re )Tj /T1_1 1 Tf 21.07 0 0 21.07 286.08 572.16 Tm (mial )Tj 12.14 0 0 12.14 328.8 571.92 Tm (public exposure limtations caused by )Tj EMC /P <>BDC 12.06 0 0 12.06 109.2 559.2 Tm (Realcomp are flawed. )Tj EMC /P <>BDC 11.94 0 0 11.94 108.96 531.6 Tm (J Realcomp )Tj /T1_0 1 Tf 12.19 0 0 12.19 168 531.36 Tm (arguents re )Tj /T1_1 1 Tf 12.04 0 0 12.04 233.04 531.12 Tm (competitive/consumer benefits ofERTS listings are )Tj 15.08 0 0 15.08 108.96 518.16 Tm (flawed..................................................................\ ................ ... )Tj EMC /P <>BDC 11.9 0 0 11.9 108.48 490.32 Tm (K Realcomp subsidy arguments do not a justify ")Tj /T1_0 1 Tf 11.74 0 0 11.74 343.44 489.36 Tm (stadard" commssion...... . )Tj EMC /P <>BDC /T1_1 1 Tf 12.18 0 0 12.18 108.48 462.72 Tm (L Realcomp policy conficts with )Tj 13.06 0 0 13.06 271.2 462 Tm (aricle I of Nationa )Tj 12.03 0 0 12.03 369.84 461.76 Tm (Association of Realtors code of )Tj 11.94 0 0 11.94 108.72 448.8 Tm (ethics and other NAR )Tj 14.76 0 0 14.76 215.52 448.56 Tm (policies....................................................... . )Tj EMC /P <>BDC /T1_0 1 Tf 11.15 0 0 11.15 108.24 421.44 Tm (M Realcomp EA policy ignores NAR code of ethcs and )Tj /T1_1 1 Tf 11.73 0 0 11.73 380.88 420.48 Tm (agents' and brokers )Tj 13.66 0 0 13.66 475.68 420.48 Tm (fiduciar )Tj 11.76 0 0 11.76 108.72 407.52 Tm (duties)Tj 11.91 0 0 11.91 137.04 407.28 Tm (, and disrespects real estate )Tj /T1_2 1 Tf 6.91 0 0 6.91 269.28 406.8 Tm (consumers....... ................................ )Tj EMC /P <>BDC /T1_1 1 Tf 11.95 0 0 11.95 107.76 380.16 Tm (N There is no data to suggest )Tj /T1_2 1 Tf 9.26 0 0 9.26 250.08 379.44 Tm (tht Realcomp )Tj /T1_1 1 Tf 12.16 0 0 12.16 322.32 379.2 Tm (members are denied fees or commssions for )Tj EMC /P <>BDC /T1_0 1 Tf 11.46 0 0 11.46 108 366.48 Tm (representig either )Tj 10.35 0 0 10.35 200.4 366 Tm (buyers or sellers.. . .. )Tj EMC /LI_Title <>BDC /T1_1 1 Tf 12.11 0 0 12.11 108 338.4 Tm (o Multiple Listing Services have evolved into business-to-consumer inter\ mediares with )Tj /T1_2 1 Tf 8.33 0 0 8.33 108 324.96 Tm (substatial market )Tj /T1_1 1 Tf 11.08 0 0 11.08 198 324.48 Tm (power. .. .. .. .. )Tj 11.14 0 0 11.14 467.28 323.76 Tm (.22 )Tj EMC /P <>BDC 11.19 0 0 11.19 107.52 297.36 Tm (P MLS' )Tj 12.06 0 0 12.06 143.76 297.12 Tm (s are )Tj 16.16 0 0 16.16 169.2 296.88 Tm (discriating )Tj 12.46 0 0 12.46 241.44 296.64 Tm (directly agaist their member )Tj /T1_0 1 Tf 10.32 0 0 10.32 383.76 296.16 Tm (s clients.. . )Tj EMC /P <>BDC /T1_1 1 Tf 11.62 0 0 11.62 107.76 267.6 Tm (Q $300,)Tj 12.12 0 0 12.12 145.92 269.52 Tm (000 investment in ths case by NAR suggests that the )Tj 11.91 0 0 11.91 403.68 268.56 Tm (case will be used to justify )Tj 11.8 0 0 11.8 107.52 255.84 Tm (EA listing )Tj /T1_2 1 Tf 8.98 0 0 8.98 158.64 255.6 Tm (boycott by )Tj 7.55 0 0 7.55 217.92 255.36 Tm (MLSs across the countr................................. )Tj EMC /P <>BDC /T1_1 1 Tf 13.21 0 0 13.21 107.28 228.48 Tm (R Oter nationa real )Tj 11.92 0 0 11.92 211.44 228 Tm (estate trade associations join consumer )Tj /T1_0 1 Tf 11.13 0 0 11.13 399.84 227.28 Tm (organzations and FTC in )Tj /T1_1 1 Tf 11.82 0 0 11.82 107.28 214.32 Tm (opposing Realcomp EA policy.. ... . )Tj EMC /P <>BDC 12.02 0 0 12.02 71.04 186.96 Tm (IV PROPOSED FORM OF ORDER.. .... )Tj 12.84 0 0 12.84 415.2 185.76 Tm (...... .. ...... 24 )Tj EMC /P <>BDC /T1_2 1 Tf 9.65 0 0 9.65 71.04 159.36 Tm (V CONCLUSION...... """""'"'''' \001)Tj 10.84 0 0 10.84 70.8 131.76 Tm (VI CERTIFICATE OF )Tj /T1_1 1 Tf 13.2 0 0 13.2 187.92 131.04 Tm (SERVICE............ \001)Tj EMC ET endstream endobj 3371 0 obj <>stream /Artifact <>BDC q 0 0 0 rg 612 0 0 792 0 0 cm /Im0 Do Q EMC BT /Artifact <>BDC /T1_0 1 Tf 3 Tr 6.57 0 0 6.57 514.56 792 Tm (. . .)Tj 7.98 0 0 7.98 175.92 792 Tm (. . . .. . .. .. . . . . .. . .. . . . . . )Tj /T1_1 1 Tf 8.81 0 0 8.81 271.2 792 Tm (. . .. . .. . .. . . . . . )Tj 9.04 0 0 9.04 330.72 792 Tm (. . .. . . . . .. . .. . . . . .. . . . . . .. )Tj 15.01 0 0 15.01 437.04 792 Tm (...................... )Tj /T1_0 1 Tf 13.26 0 0 13.26 391.2 792 Tm (..................... ...... )Tj /T1_2 1 Tf 5.14 0 0 5.14 498 792 Tm (.... ..)Tj /T1_0 1 Tf 13.64 0 0 13.64 376.56 792 Tm (..................... ................)Tj /T1_1 1 Tf 9.53 0 0 9.53 447.84 792 Tm (. .. ... . . . )Tj /T1_2 1 Tf 5 0 0 5 483.6 792 Tm (.... . . )Tj /T1_1 1 Tf 9.04 0 0 9.04 262.8 792 Tm (. . .. )Tj /T1_2 1 Tf 5.16 0 0 5.16 278.64 792 Tm (...... . )Tj /T1_1 1 Tf 7.91 0 0 7.91 306.48 792 Tm (. . )Tj /T1_2 1 Tf 5 0 0 5 314.4 792 Tm (.... .. " . . .. )Tj /T1_0 1 Tf 9 0 0 9 362.64 792 Tm (. .. .. . . .. ... )Tj 8.15 0 0 8.15 410.16 792 Tm (.. . . )Tj /T1_1 1 Tf 11.03 0 0 11.03 426 792 Tm (...... . .. . ... )Tj 9.43 0 0 9.43 475.68 792 Tm (. .. . .. ..)Tj /T1_2 1 Tf 5 0 0 5 476.64 792 Tm (....... .)Tj /T1_0 1 Tf 7.43 0 0 7.43 164.16 792 Tm (. . . . . . . . . .. . . .. . . . . . . . . . . . . . . . )Tj /T1_1 1 Tf 7.83 0 0 7.83 283.92 792 Tm (. . . . . . )Tj /T1_0 1 Tf 8.48 0 0 8.48 307.44 792 Tm (.... . . . )Tj 7.19 0 0 7.19 333.36 792 Tm (. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . )Tj 8.48 0 0 8.48 457.2 792 Tm (.... . . . )Tj 7.69 0 0 7.69 483.12 792 Tm (. . . . ..)Tj /T1_1 1 Tf 13.96 0 0 13.96 256.56 792 Tm (................. . )Tj 8.68 0 0 8.68 326.4 792 Tm (.. . . . . . . . . . . . ... . . . .. . . )Tj /T1_0 1 Tf 8.48 0 0 8.48 417.6 792 Tm (.... . . . )Tj /T1_1 1 Tf 8.17 0 0 8.17 443.52 792 Tm (. . . . . . . . . . . . . .. ..)Tj EMC /P <>BDC 9.78 0 0 9.78 199.2 792 Tm (.. .. . .. . .. . .,. . . )Tj EMC /P <>BDC 11.9 0 0 11.9 109.92 710.16 Tm (H The EA boycott will require all home sellers to give brokers and agent\ s the )Tj 16.44 0 0 16.44 481.68 708.48 Tm (opportty )Tj 12.06 0 0 12.06 110.16 696.48 Tm (for reverse free rides and will undermne )Tj 11.99 0 0 11.99 306.72 695.52 Tm (their incentive to )Tj EMC /StyleSpan <>BDC /T1_2 1 Tf 7.93 0 0 7.93 390.96 692.64 Tm (tr to )Tj EMC /P <>BDC /T1_1 1 Tf 11.4 0 0 11.4 419.52 695.04 Tm (sell our homes.. . .... )Tj EMC /P <>BDC /T1_0 1 Tf 11.1 0 0 11.1 109.92 668.88 Tm (I The high cost of traditional commssions )Tj /T1_2 1 Tf 10.6 0 0 10.6 314.16 667.68 Tm (maes home )Tj /T1_1 1 Tf 11.87 0 0 11.87 377.76 667.68 Tm (sellers even more inclined to use )Tj EMC /P <>BDC 11.81 0 0 11.81 109.92 654.96 Tm (discount )Tj /T1_0 1 Tf 13.65 0 0 13.65 152.88 654.96 Tm (brokers.................................................................\ ................. ..\001 )Tj EMC /P <>BDC /T1_1 1 Tf 11.91 0 0 11.91 109.68 627.6 Tm (J Realcomp EA boycott is protectionist and denies consumers the benefits\ of Internet )Tj EMC /P <>BDC /T1_0 1 Tf 9.98 0 0 9.98 109.92 613.68 Tm (commerce. .. . )Tj EMC /P <>BDC 18.27 0 0 18.27 73.2 586.32 Tm (II TH )Tj /T1_1 1 Tf 14.73 0 0 14.73 117.84 586.08 Tm (IMACT OF )Tj /T1_0 1 Tf 17.88 0 0 17.88 191.52 585.6 Tm (TH INTIA )Tj /T1_2 1 Tf 13.2 0 0 13.2 270.96 585.36 Tm (FINING ON )Tj /T1_1 1 Tf 14.14 0 0 14.14 350.16 584.88 Tm (AMRICAN )Tj 13.51 0 0 13.51 420.48 584.64 Tm (HOMEOWNRS )Tj 11.96 0 0 11.96 73.2 572.4 Tm (RESID )Tj 15.99 0 0 15.99 123.84 572.4 Tm (llIA )Tj 5 0 0 5 153.6 572.16 Tm (REAL )Tj 12.61 0 0 12.61 195.84 571.92 Tm (Slli\\TE )Tj 14.08 0 0 14.08 235.44 571.68 Tm (C\(\)MMRCE................ ...... )Tj EMC /P <>BDC /T1_2 1 Tf 10.19 0 0 10.19 108.96 544.8 Tm (A An affiation )Tj 8 0 0 8 200.64 544.08 Tm (of the Intial )Tj /T1_0 1 Tf 11.58 0 0 11.58 267.84 544.08 Tm (Decision would create a governent-sanctioned group )Tj EMC /P <>BDC /T1_1 1 Tf 12.05 0 0 12.05 108.96 530.88 Tm (boycott of new Internet-centrc real estate brokerage models by )Tj 13.25 0 0 13.25 413.76 529.68 Tm (Realcomp............. ..\001 )Tj EMC /P <>BDC 11.88 0 0 11.88 108.96 503.52 Tm (B The effectiveness of )Tj /T1_2 1 Tf 9.26 0 0 9.26 219.12 502.8 Tm (tht boy )Tj /T1_1 1 Tf 11.94 0 0 11.94 263.52 502.56 Tm (ott will only increase over time as Realcomp continues to )Tj /T1_0 1 Tf 11.29 0 0 11.29 108.96 489.6 Tm (absorb competing local MLS' s. The precedent )Tj 12.64 0 0 12.64 344.88 488.4 Tm (set by ths )Tj /T1_2 1 Tf 8.8 0 0 8.8 402.48 488.4 Tm (case wil spread )Tj /T1_1 1 Tf 11.98 0 0 11.98 486.96 488.16 Tm (nationally, )Tj /T1_0 1 Tf 11.95 0 0 11.95 108.72 475.92 Tm (leadig to the eventul end ofEA )Tj /T1_1 1 Tf 12.09 0 0 12.09 271.44 475.2 Tm (listings in real estate. )Tj EMC /P <>BDC 11.88 0 0 11.88 108.72 448.32 Tm (C How the boycott will prevent )Tj /T1_2 1 Tf 10.89 0 0 10.89 261.84 447.6 Tm (may home )Tj /T1_1 1 Tf 12.12 0 0 12.12 320.64 447.12 Tm (buyers from )Tj /T1_2 1 Tf 9.9 0 0 9.9 382.56 447.12 Tm (fmdig homes )Tj /T1_1 1 Tf 11.96 0 0 11.96 453.84 446.64 Tm (for sale that best )Tj 11.92 0 0 11.92 108.72 434.64 Tm (suit their needs while denying many home sellers the higher prices and r\ educed selling )Tj 11.88 0 0 11.88 108.72 420.72 Tm (costs they might have achieved )Tj /T1_0 1 Tf 11.37 0 0 11.37 260.16 420 Tm (though EA/discount broker listings.... )Tj 9.98 0 0 9.98 507.6 419.04 Tm (. .. 15 )Tj EMC /P <>BDC /T1_1 1 Tf 12.2 0 0 12.2 108.24 393.36 Tm (D Why the nationa public websites are less )Tj 15.63 0 0 15.63 321.6 392.16 Tm (importt )Tj 22.88 0 0 22.88 371.52 391.68 Tm (th )Tj 11.99 0 0 11.99 395.04 391.68 Tm (the many MLS-supplied local )Tj 12.15 0 0 12.15 108 379.2 Tm (public websites oflocal agents and )Tj /T1_0 1 Tf 12.96 0 0 12.96 277.68 378.48 Tm (brokers........................... ....................... ... )Tj EMC /P <>BDC /T1_1 1 Tf 11.92 0 0 11.92 71.76 351.84 Tm (III DEFICI )Tj 11.9 0 0 11.9 141.36 351.6 Tm (CIES IN THE FINDINGS IN THIS CAS )Tj EMC /LI_Label <>BDC -2.864 -2.299 Td (A.)Tj EMC /LI_Title <>BDC ( There is no )Tj 18.23 0 0 18.23 178.32 324 Tm (har )Tj 11.94 0 0 11.94 206.16 323.76 Tm (whatsoever to Realcomp or its members \(except their )Tj 13.68 0 0 13.68 464.16 322.56 Tm (discountlA )Tj EMC /P <>BDC /T1_0 1 Tf 10.61 0 0 10.61 107.28 310.32 Tm (members\).. ...... .. . )Tj EMC /P <>BDC /T1_1 1 Tf 11.95 0 0 11.95 107.28 282.96 Tm (B The evidence on record demonstrates obvious and )Tj /T1_0 1 Tf 11.25 0 0 11.25 360.72 281.52 Tm (manfestly anticompetitive effects )Tj /T1_1 1 Tf 11.94 0 0 11.94 107.28 268.8 Tm (and actionable consumer )Tj 15.94 0 0 15.94 228.96 268.32 Tm (har........................................................ )Tj EMC /P <>BDC 12.18 0 0 12.18 107.28 241.44 Tm (C Intial Decision reflects the )Tj /T1_2 1 Tf 8.4 0 0 8.4 250.32 240.96 Tm (misleading and )Tj /T1_0 1 Tf 13.18 0 0 13.18 325.92 240.24 Tm (incurate informtion )Tj /T1_1 1 Tf 11.96 0 0 11.96 438 240 Tm (about how )Tj 11.95 0 0 11.95 107.28 227.76 Tm (consumers do real estate searches and the extent of consumer )Tj /T1_2 1 Tf 8.27 0 0 8.27 403.2 226.08 Tm (injur provided the )Tj /T1_0 1 Tf 11.7 0 0 11.7 497.52 226.08 Tm (ALJ by )Tj /T1_1 1 Tf 11.35 0 0 11.35 106.8 213.84 Tm (Realcomp. . )Tj EMC /P <>BDC 11.97 0 0 11.97 106.8 186 Tm (D The EA boycott would injure home buyers who don )Tj 11.99 0 0 11.99 369.36 184.8 Tm (t know that they are prevented )Tj EMC /StyleSpan <>BDC 11.94 0 0 11.94 106.8 172.32 Tm (from seeing all the homes that meet their search )Tj EMC /P <>BDC /T1_2 1 Tf 6.45 0 0 6.45 338.64 171.12 Tm (criteria....................... ............\001 )Tj EMC /P <>BDC /T1_1 1 Tf 11.97 0 0 11.97 116.64 144.72 Tm (Rule of reason leads to the conclusion that there are obvious anticompet\ itive effects )Tj 11.96 0 0 11.96 106.56 130.8 Tm (and actionable consumer )Tj 18.39 0 0 18.39 228.48 130.32 Tm (har )Tj EMC /P <>BDC /T1_0 1 Tf 10.74 0 0 10.74 106.32 103.44 Tm (F There is strong evidence of anti competitive )Tj 13.24 0 0 13.24 325.92 102 Tm (barers........................... ..........\001 )Tj EMC ET endstream endobj 3372 0 obj <>stream /Artifact <>BDC q 0 0 0 rg 612 0 0 792 0 0 cm /Im0 Do Q EMC BT /Artifact <>BDC /T1_0 1 Tf 3 Tr 10.74 0 0 10.74 289.68 792 Tm (.......... ........ )Tj 11.63 0 0 11.63 343.44 792 Tm (....................................... .........................)Tj /T1_1 1 Tf 9.58 0 0 9.58 258.24 792 Tm (. ... .. .. . ... ... . .. ... .. . )Tj 11.88 0 0 11.88 354 792 Tm (......... . )Tj 9.5 0 0 9.5 393.6 792 Tm (.. .. )Tj /T1_0 1 Tf 12.9 0 0 12.9 409.44 792 Tm (....... .. .... ... ...... )Tj 11.27 0 0 11.27 496.56 792 Tm (. .... . ...)Tj /T1_1 1 Tf 13.55 0 0 13.55 310.8 792 Tm (............................ .................. )Tj 11.52 0 0 11.52 491.52 792 Tm (........ ...)Tj 7.61 0 0 7.61 484.32 792 Tm (. . . . . . . . . ...)Tj /T1_0 1 Tf 8.48 0 0 8.48 443.04 792 Tm (. . . .... . . . . . . . . . . )Tj 7.81 0 0 7.81 508.8 792 Tm (. . . .)Tj /T1_1 1 Tf 7.13 0 0 7.13 447.12 792 Tm (. . . . . . )Tj /T1_2 1 Tf 5 0 0 5 470.88 792 Tm (... . ...... .. .)Tj EMC /P <>BDC /T1_0 1 Tf 12.56 0 0 12.56 242.88 710.88 Tm (TABLE OF CONTENTS\001 )Tj EMC /P <>BDC /T1_2 1 Tf 5 0 0 5 74.4 657.12 Tm (INTEREST OF )Tj 15.312 -0.096 Td (AMICUS CURIE................ \001)Tj EMC /P <>BDC /T1_0 1 Tf 13.13 0 0 13.13 74.64 629.76 Tm (STATEMET OF )Tj 12.14 0 0 12.14 166.56 629.04 Tm (THE )Tj 15.02 0 0 15.02 193.2 628.8 Tm (CASE....................................................................\ .. .... .... )Tj EMC /StyleSpan <>BDC 16.87 0 0 16.87 101.04 601.92 Tm (TH NATU )Tj EMC /P <>BDC 11.78 0 0 11.78 178.8 601.44 Tm (OF )Tj /T1_2 1 Tf 16.3 0 0 16.3 196.8 601.44 Tm (BUYG AN )Tj /T1_0 1 Tf 11.91 0 0 11.91 275.04 600.72 Tm (SELLING HOMES IN )Tj 16.38 0 0 16.38 387.84 600 Tm (TH )Tj 14.75 0 0 14.75 413.76 599.76 Tm (INRNT ERA........... )Tj 11.93 0 0 11.93 109.44 574.32 Tm (A Brokerage Sectors have all been dramatically changed by Internet )Tj EMC /P <>BDC /T1_1 1 Tf 10.55 0 0 10.55 109.92 560.4 Tm (Commerce... . ..... ... ... ... .. . ... )Tj EMC /P <>BDC /T1_0 1 Tf 11.94 0 0 11.94 109.2 533.28 Tm (B The real estate brokerage sector is deriving great )Tj 12.2 0 0 12.2 355.44 531.36 Tm (effciencies and savings from )Tj 11.91 0 0 11.91 109.2 519.36 Tm (Internet Commerce.......................................................\ ........................................................ )Tj 11.87 0 0 11.87 125.04 491.76 Tm (1 Real estate consumers are now doing much of the )Tj /T1_2 1 Tf 8.96 0 0 8.96 372.96 489.84 Tm (tranactiona work )Tj EMC /StyleSpan <>BDC /T1_0 1 Tf 11.73 0 0 11.73 464.4 489.36 Tm (online. ........... )Tj EMC /P <>BDC 12.04 0 0 12.04 123.6 463.92 Tm (2 MLSs have evolved into )Tj 15.48 0 0 15.48 253.68 462.96 Tm (importt )Tj 12.2 0 0 12.2 303.12 462.72 Tm (business to consumer organzations )Tj /T1_1 1 Tf 11.86 0 0 11.86 475.92 461.76 Tm (though their )Tj /T1_0 1 Tf 11.89 0 0 11.89 108.96 450.24 Tm (feeds to public )Tj 13.64 0 0 13.64 181.92 449.76 Tm (websites................ ...... )Tj EMC /StyleSpan <>BDC 12.73 0 0 12.73 123.84 422.64 Tm (3 Unlike other brokerage )Tj EMC /P <>BDC /T1_2 1 Tf 8.35 0 0 8.35 254.64 421.68 Tm (sectors the substatial savings )Tj /T1_0 1 Tf 12.71 0 0 12.71 409.92 420.72 Tm (and efficiencies of )Tj 11.93 0 0 11.93 108.48 408.96 Tm (Internet commerce aren )Tj /T1_1 1 Tf 10.4 0 0 10.4 223.68 408.24 Tm (t being passed on to real estate consumers.. ...........................\ ....... 7 )Tj /T1_2 1 Tf 9.6 0 0 9.6 126 381.36 Tm (4 Governent agency )Tj /T1_0 1 Tf 12.2 0 0 12.2 235.44 380.4 Tm (and consumer organzation websites are increasingly )Tj 15.04 0 0 15.04 492.96 378.96 Tm (assumg)Tj 12.68 0 0 12.68 108 367.68 Tm (the education fuction)Tj /T1_1 1 Tf 10.45 0 0 10.45 215.28 366.72 Tm (, saving real estate brokers and agents time and money. . )Tj /T1_0 1 Tf 12.53 0 0 12.53 126 339.84 Tm (5 The many public websites of MLS member brokers and agents have become \ the )Tj 15.36 0 0 15.36 107.52 326.16 Tm (mai )Tj 11.96 0 0 11.96 134.4 325.92 Tm (buyers source of homes for )Tj /T1_1 1 Tf 13.44 0 0 13.44 267.6 324.96 Tm (sale.......................................................... .... )Tj EMC /P <>BDC /T1_0 1 Tf 11.95 0 0 11.95 107.52 298.56 Tm (C Many home buyers today are in )Tj /T1_2 1 Tf 8 0 0 8 273.12 297.36 Tm (fiancial trouble )Tj /T1_1 1 Tf 10.39 0 0 10.39 354.72 296.64 Tm (and can )Tj /T1_0 1 Tf 12.99 0 0 12.99 393.36 296.64 Tm (t aford a ful commssion.. )Tj 11.95 0 0 11.95 107.04 271.2 Tm (D Today 80%+ of home buyers search for homes online and the engagement a\ nd )Tj EMC /StyleSpan <>BDC 12.05 0 0 12.05 106.8 257.28 Tm (relevance of real )Tj EMC /P <>BDC /T1_2 1 Tf 7.74 0 0 7.74 190.08 256.56 Tm (estte agents to the )Tj /T1_0 1 Tf 11.76 0 0 11.76 282.96 255.84 Tm (process continues to diminish.... . )Tj EMC /P <>BDC 11.96 0 0 11.96 106.56 229.68 Tm (E Home sellers want their )Tj 14.37 0 0 14.37 233.76 228.72 Tm (listigs )Tj 11.95 0 0 11.95 271.68 228.48 Tm (exposed on public websites to all buyers; home buyers )Tj 11.99 0 0 11.99 106.32 216 Tm (want to see all appropriate listings on public websites )Tj EMC /StyleSpan <>BDC 13.47 0 0 13.47 365.76 213.84 Tm (\(dub\)............... ... .... ....... .... )Tj EMC /P <>BDC 11.96 0 0 11.96 106.56 188.4 Tm (F History of Exclusive Right to Sell \(ERTS\), and Exclusive Agency \(EA\ \) listings and )Tj EMC /P <>BDC /T1_2 1 Tf 6.97 0 0 6.97 106.56 174.24 Tm (free riding in pre and post Internet era................................\ ...........................\001 )Tj EMC /StyleSpan <>BDC /T1_0 1 Tf 12.32 0 0 12.32 106.08 147.12 Tm (G Rea estate brokers and )Tj EMC /P <>BDC /T1_2 1 Tf 7.88 0 0 7.88 232.32 145.92 Tm (agents frequently receive )Tj /T1_1 1 Tf 11.26 0 0 11.26 355.2 144.96 Tm (uneared commssions from reverse )Tj /T1_0 1 Tf 11.84 0 0 11.84 106.08 132.96 Tm (free )Tj /T1_2 1 Tf 7.68 0 0 7.68 127.44 132.72 Tm (ridig, but are rarely injured )Tj /T1_0 1 Tf 11.94 0 0 11.94 265.68 131.76 Tm (by free )Tj 13.72 0 0 13.72 302.16 131.52 Tm (ridig accordig to )Tj /T1_1 1 Tf 10.17 0 0 10.17 396.24 130.8 Tm (the data.. . )Tj EMC ET endstream endobj 3373 0 obj <>stream /Artifact <>BDC q 0 0 0 rg 612 0 0 792 0 0 cm /Im0 Do Q EMC BT /P <>BDC /T1_0 1 Tf 3 Tr 12.49 0 0 12.49 74.88 712.56 Tm (PUBLIC\001 )Tj EMC /P <>BDC 12.99 0 0 12.99 164.88 642.96 Tm (UNTED STATES )Tj 14.5 0 0 14.5 263.04 642.24 Tm (FEDERA )Tj 20.98 0 0 20.98 323.04 641.76 Tm (TRE )Tj 12.58 0 0 12.58 367.92 641.52 Tm (COMMISSION )Tj EMC /P <>BDC 12.14 0 0 12.14 264.72 587.28 Tm (Docket No. 9320 )Tj EMC /P <>BDC 12.94 0 0 12.94 265.68 504.48 Tm (In the Matter of )Tj EMC /P <>BDC 12.2 0 0 12.2 259.44 476.88 Tm (Realcomp II LTD. )Tj EMC /StyleSpan <>BDC 12.29 0 0 12.29 227.04 366.96 Tm (AMICUS )Tj EMC /P <>BDC 5 0 0 5 277.92 366.48 Tm (CURIE )Tj /T1_1 1 Tf 13.26 0 0 13.26 325.92 366.24 Tm (BRIF OF )Tj EMC /P <>BDC /T1_2 1 Tf 12.53 0 0 12.53 134.88 354 Tm (THE AMERICAN )Tj /T1_0 1 Tf 13.86 0 0 13.86 233.04 353.04 Tm (HOMEOWNRS )Tj 12.52 0 0 12.52 327.36 352.56 Tm (GRASSROOTS ALLIANCE )Tj EMC /P <>BDC /T1_2 1 Tf 11.8 0 0 11.8 94.56 340.56 Tm (In support of the position of complaint )Tj /T1_0 1 Tf 12.55 0 0 12.55 294 338.64 Tm (counsel as to reversal of the Initial Decision )Tj EMC /P <>BDC /T1_1 1 Tf 8.58 0 0 8.58 276.72 256.32 Tm (Bruce N. )Tj /T1_0 1 Tf 15.71 0 0 15.71 323.04 256.08 Tm (Hah )Tj 12 0 0 12 276.96 242.64 Tm (President )Tj 11.97 0 0 11.97 276.48 228.72 Tm (American Homeowners Grassroots )Tj 14.13 0 0 14.13 447.6 227.76 Tm (Alliace )Tj 11.96 0 0 11.96 276.96 215.04 Tm (6776 Little Falls Road )Tj 12.04 0 0 12.04 276.48 201.12 Tm (Arlington)Tj 11.71 0 0 11.71 323.52 200.88 Tm (, VA 22213 )Tj 11.53 0 0 11.53 276.96 187.44 Tm (703-)Tj 11.79 0 0 11.79 298.56 187.2 Tm (536-)Tj 11.64 0 0 11.64 320.88 187.2 Tm (7776 )Tj EMC /P <>BDC /T1_2 1 Tf 12.4 0 0 12.4 70.32 161.28 Tm (Janua 25, )Tj /T1_0 1 Tf 11.88 0 0 11.88 128.16 160.8 Tm (2008 )Tj EMC ET endstream endobj 3374 0 obj <>stream /Artifact <>BDC q 0 0 0 rg 612 0 0 792 0 0 cm /Im0 Do Q EMC BT /P <>BDC /T1_0 1 Tf 3 Tr 13.03 0 0 13.03 218.88 683.76 Tm (UNTED STATES )Tj 14.02 0 0 14.02 317.28 683.04 Tm (OF AMRICA\001 )Tj 12.73 0 0 12.73 174.24 670.56 Tm (BEFORE THE )Tj /T1_1 1 Tf 14.7 0 0 14.7 254.16 670.08 Tm (FEDERA TRAE COMMSSION\001 )Tj EMC /P <>BDC 7.2 0 0 7.2 73.92 616.08 Tm (In the )Tj 9.45 0 0 9.45 104.16 615.84 Tm (mattr of )Tj /T1_0 1 Tf 12.28 0 0 12.28 324.48 614.64 Tm (Docket No. 9320 )Tj 11.93 0 0 11.93 73.68 588.72 Tm (Realcomp II)Tj 11.58 0 0 11.58 133.44 588.24 Tm (, LTD. )Tj 11.93 0 0 11.93 324.24 587.04 Tm (Public Record )Tj EMC /P <>BDC 12.75 0 0 12.75 284.64 545.52 Tm (ORDER )Tj 11.93 0 0 11.93 109.2 519.36 Tm (Upon consideration of the Motion of the American Homeowners Grassroots A\ lliance for )Tj EMC /P <>BDC /T1_1 1 Tf 5 0 0 5 73.2 505.92 Tm (Leave to Brief )Tj 14.208 -0.096 Td (Amicus Curiae \001)Tj EMC /P <>BDC /T1_0 1 Tf 11.95 0 0 11.95 219.36 504.96 Tm (in support of the position of )Tj 12.73 0 0 12.73 355.44 504 Tm (complait counsel )Tj 12.15 0 0 12.15 445.2 503.52 Tm (as to reversal of )Tj 12.45 0 0 12.45 72.96 492.24 Tm (the Intial Decision)Tj 11.86 0 0 11.86 165.12 491.52 Tm (, the Commission finds )Tj /T1_1 1 Tf 8 0 0 8 278.16 490.8 Tm (tht the )Tj /T1_2 1 Tf 11.04 0 0 11.04 316.56 490.8 Tm (proposed brief amcus )Tj 10.87 0 0 10.87 425.76 490.08 Tm (curae may assist in the )Tj 12.31 0 0 12.31 73.2 478.32 Tm 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