Wrenbeck Entry Only MLS Listing Agreement
Version 0.6.3
Wrenbeck LLC145 Tremont StreetSuite 201-1483Boston, MA 02111What you’re getting, in plain English
This page is the agreement. The summary is here so you’ll actually read it — the documents underneath are what you’re agreeing to, and they win if anything up here reads differently.
- You buy a twelve-month listing. Prepare it in your Wrenbeck workspace, publish when you’re ready, and we file it with MLS PIN — the listing service Massachusetts agents actually use — the moment you do. It stays there until it sells or rents, or until your twelve months are up, whichever comes first.
- Your twelve months start the day you buy, not the day you publish. Take a week in the workspace and you have fifty-one left.
- Your name and number go where people can find them — in the MLS field agents use to set up showings, and on your Wrenbeck listing page. Agents reach you through the MLS. Buyers and renters reach you through the page, or by asking us for it. Either way, they end up talking to you, not us. That’s the entire point.
- You pay once, up front. No commission at closing. Not if a buyer’s agent brings someone, not if you sell it yourself, not if your neighbor’s cousin turns out to be looking. One fee, done.
- Those two things are the whole service. We list the property and we hand out your contact information. We don’t describe your property, answer questions about it, tell anyone whether it’s still available, or talk about commissions. You know your property. We’ve never seen it.
- Wrenbeck is a facilitator, not your agent. The state form below spells out what that means, in the state’s own words rather than ours.
- You can cancel any time, and the listing ends on its own once the property sells or rents. Either way the fee isn’t refundable — you paid for twelve months of listing rights and the workspace, and you got both at checkout.
- Your address, fee, and dates live in your Order Summary, which you see at checkout and get by email. Your price and property details join it when you publish.
When this applies to you
This agreement applies to you only if you buy a listing from Wrenbeck. It starts the moment you accept it at checkout and runs for twelve months from that date — whether or not you have published your listing yet.
Using this website, reading a listing, or contacting Wrenbeck about a property does not put you under this agreement. Those are covered by our site terms and privacy policy, which apply to everyone.
A few parts of this agreement only apply in particular situations — live transfer, for instance, applies only if you bought a service tier that includes it. Each one says so where it appears.
What’s in this agreement
Four documents make up the Wrenbeck Entry Only MLS Listing Agreement. The Exclusive Right to Sell Listing Agreement (Broker-Facilitator), Form #721, is used complete and unaltered.
| DOCUMENT | SOURCE | CHANGED? |
|---|---|---|
| Order Summary | Started at checkout, completed when you publish | n/a |
| Massachusetts Mandatory Licensee-Consumer Relationship Disclosure | State form, verbatim | No |
| MAR Form #721 — Exclusive Right to Sell Listing Agreement, Broker-Facilitator | MAR MassForms, licensed | No — completed only |
| Wrenbeck Additional Terms | Wrenbeck | n/a — additive |
The Order Summary is completed in two stages. At checkout it records the Property’s street address and municipality, the Listing Fee, the Order Date, the Listing Period, and the listing type. No list price is collected at checkout — a price given weeks before publishing is a guess, and it would be stale by the time anyone saw it. The list price, the property details, the images, and the verified telephone number for that Listing are set in the console and join the Order Summary when you publish.
How the standard form and our terms fit together
The Massachusetts Association of REALTORS® publishes a standard form for this: the Exclusive Right to Sell Listing Agreement (Broker-Facilitator), Form #721. We use it exactly as published — nothing crossed out, nothing rewritten. Because we only do one narrow thing, some of it never applies to us, and in three places we give up a right the form gives brokers. Here is every one of them.
Filled in by Wrenbeck
The form supplies the field; Wrenbeck fills it.
| FIELD IN THE STANDARD LISTING AGREEMENT | RENDERED ON THE PAGE |
|---|---|
| I/We ______ (“SELLER”) | the Owner named in the Order Summary |
| grant to ______, a real estate broker licensed under the laws of the Commonwealth | Wrenbeck LLC |
| the exclusive right to sell the property described as ______ | the Property identified in the Order Summary |
| recorded in ______ County Registry of Deeds at Book ______, Page ______, Certificate Number ______ | Not used. The Property is identified by street address and municipality in the Order Summary. |
| Paragraph 2 — The listing price shall be ______ dollars | the list price the Owner sets before publishing, stated in the Order Summary |
| Paragraph 3 — begin on ______ and end on ______ | begins on the Order Date and ends twelve (12) months later, both stated in the Order Summary — these dates are the outside limit; the Additional Terms may end the Listing Period sooner, see I.2 |
| Paragraph 4(a) — ☐ ____% of ☐ net / ☐ gross, left unmarked | — |
| Paragraph 4(a) — ☑ Flat Fee of $______ | the Listing Fee stated in the Order Summary |
| Paragraph 4(a)(II) — within ______ days after expiration | 0 |
| Paragraph 5 — ☐ authorizes a Buyer Broker’s Fee, left unmarked | — |
| Paragraph 5 — ☑ does NOT authorize nor agree to have LISTING BROKER offer a Buyer Broker’s Fee | checked |
| Paragraph 7 — Additional Terms | This Agreement is subject to the Wrenbeck Additional Terms below, which form part of it. |
| DATED / signature lines | Accepted electronically. The date, the Owner, and the acceptance record are in the Order Summary. |
Left in place, never used
| PARAGRAPH | PROVISION | WHY IT NEVER FIRES |
|---|---|---|
| Paragraph 1 | Sign on the Property | “Authorized but is not required.” Wrenbeck never places one. |
| Paragraph 1 | Lock box | “Authorized but is not required.” Wrenbeck never places one. |
| Paragraph 1 | Lead paint Property Transfer Notification Certification | An Owner obligation. In force; handled outside this stack. |
| Paragraph 1 | Showing and open-house risk allocation and indemnity | Governs as written. See A.3. |
| Paragraph 1 | Recording-devices acknowledgment | Printed as the form prints it, boxes unmarked. The Owner’s own factual statement; Wrenbeck neither completes nor collects it. The obligation sentence in Paragraph 1 applies regardless. Substance carried by A.7. |
| Paragraph 4(a)(I) | Deduction from escrowed funds | Permissive. Wrenbeck never holds escrow. |
| Paragraph 4(a)(I) | Commission due however procured | Satisfied, not breached — the Listing Fee is prepaid and fully earned on acceptance. |
| Paragraph 4(c) | Arbitration before the local association/board of REALTORS® | Retained as written. |
| Paragraph 6 | Entire Agreement / Governing Law | Retained as written. |
| Paragraph 4 preamble | Possible disclosed dual agency | Advisory. Wrenbeck is a Facilitator only. |
Three rights Wrenbeck gives up
Each waiver removes something from Wrenbeck and gives it to the Owner. Nothing is taken from the Owner.
| PARAGRAPH | RIGHT WRENBECK WAIVES | TERMS |
|---|---|---|
| Paragraph 1 | The Owner’s obligation to refer all inquiries to Wrenbeck | A.2 |
| Paragraph 4(a)(III) | Any claim to half a retained deposit, or to payment if the Owner defaults | E.5 |
| Paragraph 4(b) | Fee protection against the Owner paying another broker | E.6 |
Massachusetts Mandatory Licensee-Consumer Relationship Disclosure
Reproduced verbatim from the state form, last revised 24 January 2017. It is a state-mandated form under 254 CMR 2.00(13). Facilitator is checked: that is the relationship Wrenbeck has with an Owner.
BEGINS: MASSACHUSETTS MANDATORY LICENSEE-CONSUMER RELATIONSHIP DISCLOSURE — REPRODUCED VERBATIM
Last Revised: January 24, 2017
Commonwealth of Massachusetts
BOARD OF REGISTRATION OF REAL ESTATE BROKERS AND SALESPERSONS
www.mass.gov/dpl/boards/re
MASSACHUSETTS MANDATORY REAL ESTATE LICENSEE-CONSUMER RELATIONSHIP DISCLOSURE
THIS IS NOT A CONTRACT
This disclosure is provided to you, the consumer, by the real estate licensee listed in this disclosure.
THE TIME WHEN THE REAL ESTATE LICENSEE MUST PROVIDE THIS NOTICE TO THE CONSUMER:
All real estate licensees must present this form to you at the first personal meeting with you to discuss a specific property. In the event this relationship changes, an additional disclosure must be provided and completed at that time.
CONSUMER INFORMATION AND RESPONSIBILITY:
If you are a buyer or seller, you can engage a real estate licensee to provide advice, assistance and representation to you as your agent. The real estate licensee can represent you as the seller (Seller’s Agent) or represent you as the buyer (Buyer’s Agent), or can assist you as a Facilitator.
All real estate licensees, regardless of the working relationship with a consumer must, by law, present properties honestly and accurately, and disclose known material defects in the real estate.
The duties of a real estate licensee do not relieve consumers of the responsibility to protect their own interests. If you need advice for legal, tax, insurance, zoning, permitted use, or land survey matters, it is your responsibility to consult a professional in those areas. Real estate licensees do not and cannot perform home, lead paint, or insect inspections, nor do they perform septic system, wetlands or environmental evaluations.
Do not assume that a real estate licensee works solely for you unless you have an agreement for that relationship.
For more detailed definitions and descriptions about real estate relationships, please see page 2 of this disclosure.
THE SELLER OR BUYER RECEIVING THIS DISCLOSURE IS HEREBY ADVISED THAT THE REAL ESTATE LICENSEE NAMED BELOW IS WORKING AS A:
Check one: Not checked: Seller’s agent Not checked: Buyer’s agent Checked: Facilitator
If seller’s or buyer’s agent is checked above, the real estate licensee must complete the following section:
Check one: Not checked: Non-Designated Agency Not checked: Designated Agency
The real estate firm or business listed below and all other affiliated agents are also working as the agent of the Not checked: Seller Not checked: Buyer
Only the licensee named herein represents the Not checked: Seller Not checked: Buyer (designated seller agency or designated buyer agency). In this situation any other agents affiliated with the firm or business listed below do not represent you and may represent another party in your real estate transaction.
By signing below, I, the real estate licensee, acknowledge that this disclosure has been provided to the consumer named herein:
Not checked: Broker Not checked: Salesperson
Not checked: Buyer Not checked: Seller
Not checked: Buyer Not checked: Seller
Not checked: Check here if the consumer declines to sign this notice.
Last Revised: January 24, 2017 — page 2 of 2
TYPES OF AGENCY REPRESENTATION
SELLER’S AGENT
A seller can engage the services of a real estate licensee to act as the seller’s agent in the sale of the seller’s property. This means that the real estate agent represents the seller, who is a client. The agent owes the seller client undivided loyalty, reasonable care, disclosure, obedience to lawful instruction, confidentiality and accounting. The agent must put the seller’s interests first and attempt to negotiate price and terms acceptable to their seller client. The seller may authorize sub-agents to represent him/her in marketing its property to buyers, however the seller should be aware that wrongful action by the real estate agent or sub-agents may subject the seller to legal liability for those wrongful actions.
BUYER’S AGENT
A buyer can engage the services of a real estate licensee to act as the buyer’s agent in the purchase of a property. This means that the real estate agent represents the buyer, who is a client. The agent owes the buyer client undivided loyalty, reasonable care, disclosure, obedience to lawful instruction, confidentiality and accounting. The agent must put the buyer’s interests first and attempt to negotiate price and terms acceptable to their buyer client. The buyer may also authorize sub-agents to represent him/her in purchasing property, however the buyer should be aware that wrongful action by the real estate agent or sub-agents may subject the buyer to legal liability for those wrongful actions.
(NON-AGENT) FACILITATOR
When a real estate licensee works as a facilitator that licensee assists the seller and/or buyer in reaching an agreement but does not represent either the seller or buyer in the transaction. The facilitator and the broker with whom the facilitator is affiliated, owe the seller and buyer a duty to present all real property honestly and accurately by disclosing known material defects and owe a duty to account for funds. Unless otherwise agreed, the facilitator has no duty to keep information received from a seller or buyer confidential. Should the seller and /or buyer expressly agree, a facilitator relationship can be changed to a seller or buyer client relationship with the written agreement of the person so represented.
DESIGNATED SELLER’S AND BUYER’S AGENT
A real estate licensee can be designated by another real estate licensee (the appointing or designating agent) to represent a buyer or seller, provided the buyer or seller expressly agrees to such designation. The real estate licensee once so designated is then the agent for that buyer or seller who becomes the agent’s client. The designated agent owes the buyer client or seller client, undivided loyalty, reasonable care, disclosure, obedience to lawful instruction, confidentiality and accounting. The agent must put their client’s interests first, and attempt to negotiate price and terms acceptable to their client. No other licensees affiliated with the same firm represent the client unless otherwise agreed upon by the client. In situations where the appointing agent designates another agent to represent the seller and an agent to represent the buyer in the same transaction, then the appointing agent becomes a dual agent. Consequently, a dual agent cannot fully satisfy the duties of loyalty, full disclosure, obedience to lawful instructions, which is required of a seller or buyer agent. Only your designated agent represents your interests. Written consent for designated agency must be provided before a potential transaction is identified, but in any event, no later than prior to the execution of a written agreement for purchase or sale of residential property. The consent must contain the information provided for in the regulations of the Massachusetts Board of Registration of Real Estate Brokers and Salespeople (Board). A sample consent to designated agency is available at the Board’s website at www.mass.gov/dpl/re.
DUAL AGENT
A real estate licensee may act as a dual agent representing both the seller and the buyer in a transaction but only with the express and informed written consent of both the seller and the buyer. A dual agent shall be neutral with regard to any conflicting interest of the seller and buyer. Consequently, a dual agent cannot satisfy fully the duties of loyalty, full disclosure, obedience to lawful instructions, which is required of a seller or buyer agent. A dual agent does, however, still owe a duty of confidentiality of material information and accounting for funds. Written consent for dual agency must be provided before a potential transaction is identified, but in any event, no later than prior to the execution of a written agreement for purchase or sale of residential property. The consent must contain the information provided for in the regulations of the Massachusetts Board of Registration of Real Estate Brokers and Salespeople (Board). A sample consent to dual agency is available at the Board’s website at www.mass.gov/dpl/re.
ENDS: MASSACHUSETTS MANDATORY LICENSEE-CONSUMER RELATIONSHIP DISCLOSURE
MAR Form #721
The Exclusive Right to Sell Listing Agreement (Broker-Facilitator), Form #721, reproduced complete and unaltered. Blanks are completed in italics within the sentence; checkboxes appear in the state in which they are filed. Nothing is struck through.
BEGINS: MAR FORM #721 — REPRODUCED COMPLETE AND UNALTERED
EXCLUSIVE RIGHT TO SELL LISTING AGREEMENT
BROKER-FACILITATOR #721
I/We the Owner named in the Order Summary (“SELLER”), hereby grant to Wrenbeck LLC, a real estate broker licensed under the laws of the Commonwealth of Massachusetts (“LISTING BROKER”), the exclusive right to sell the property described as the Property identified in the Order Summary and recorded in the Not used. The Property is identified by street address and municipality in the Order Summary. County Registry of Deeds at Book Not used, Page Not used Certificate Number Not used (“PROPERTY”) on the following terms and conditions:
1. Duties and Representations. The LISTING BROKER is granted the exclusive right to sell the PROPERTY, as a facilitator, during the term of the Agreement and the SELLER agrees to refer all inquiries to the LISTING BROKER, to cooperate in marketing the PROPERTY, including completing the lead paint Property Transfer Notification Certification disclosure (if property built before 1978) and other forms. The SELLER acknowledges receipt of the Massachusetts Mandatory Licensee-Consumer Relationship Disclosure.
The LISTING BROKER is authorized but is not required: (a) to place a sign on the PROPERTY; (b) to photograph, video and advertise the PROPERTY in such media as the LISTING BROKER may select; and (c) to place a lock box on the PROPERTY. The SELLER authorizes the LISTING BROKER to disclose to prospective buyers all information about the PROPERTY provided to the LISTING BROKER by the SELLER, all of which the SELLER represents to be accurate. The LISTING BROKER shall have no obligation to continue to market the PROPERTY after an offer has been accepted.
The LISTING BROKER is not hired as a property inspector, tax advisor or attorney and if such services are desired, SELLER should hire those professionals. The SELLER and LISTING BROKER agree to comply with all applicable Federal, State and Local Fair Housing Laws.
SELLER is aware that there is a risk of injury to persons viewing the PROPERTY as well as a risk of loss or damage to PROPERTY of the SELLER during a showing or open house, whether the showing is accompanied by the LISTING BROKER, via lockbox or otherwise. SELLER has the responsibility to prepare the PROPERTY for marketing to minimize the likelihood of injury, damage and loss. SELLER agrees to indemnify, defend and hold LISTING BROKER and its agents harmless from any loss or claim of liability during any showing or open house, other than if proven to have been the result of LISTING BROKER’S intentional misconduct. SELLER understands and agrees that showings may be conducted by licensees other than the LISTING BROKER or its agents and that inspectors or appraisers may conduct inspections and appraisals outside the presence of the LISTING BROKER. SELLER further understands and agrees that other licensees and prospective buyers are permitted to photograph and videotape the PROPERTY unless expressly stated to the contrary.
SELLER hereby acknowledges that the PROPERTY Not checked: does Not checked: does not have recording devices, including, but not limited to devices such as: Nest, Arlo, Amazon Echo, Google Home, Ring, etc. If a device is present, SELLER hereby states that it records Not checked: audio, Not checked: video, or Not checked: both audio and video. It is unlawful in Massachusetts to secretly listen to or record a communication of another individual without their knowledge and consent. Whenever a showing, open house or other inspection of the PROPERTY is conducted, any such surveillance equipment shall be turned off by the SELLER unless visitors are clearly made aware that the device is in use.
2. Listing Price. The listing price for the PROPERTY shall be the list price the Owner sets before publishing, stated in the Order Summary dollars or such other price and terms as the SELLER may approve.
3. Listing Period. This Agreement shall begin on the Order Date stated in the Order Summary and end on the date twelve (12) months after the Order Date, stated in the Order Summary and may be extended by agreement.
MassForms™ — Statewide Standard Real Estate Forms
2015, 2018, 2023, 2024 MASSACHUSETTS ASSOCIATION OF REALTORS®
EXCLUSIVE RIGHT TO SELL LISTING AGREEMENT (Page 1 of 3) · BROKER-FACILITATOR #721 · Equal Housing Opportunity
4. Listing Broker’s Fee. According to the Code of Ethics and Standards of Practice of the National Association of REALTORS®, SELLER has been advised of (1) the LISTING BROKER’S general company policies regarding cooperation with and compensation to subagents, buyer’s agents and other licensees; (2) the fact that a buyer’s agent, even if compensated by the LISTING BROKER or SELLER will represent the interests of the buyer; (3) any potential for the LISTING BROKER to act as a disclosed dual agent on behalf of the SELLER and buyer; and (4) that commissions are not fixed, controlled or recommended by law or by any person or entity not a party to this Agreement and are fully negotiable. In consideration for the services performed under the Agreement, SELLER agrees to pay LISTING BROKER as follows (complete as applicable):
(a) Commission. If within the term of this Agreement or any extension, the PROPERTY is sold or the LISTING BROKER procures a buyer who is ready, willing and able to buy at a price and on the terms set forth herein or on such other price and terms as the SELLER may agree, the LISTING BROKER shall be due a Commission as follows:
- Not checked: ______% percentage of the net / gross selling price, or
- Checked: Flat Fee of $ the Listing Fee stated in the Order Summary dollars.
I. Said Commission shall be paid at the time set for closing and may be deducted from amounts held by LISTING BROKER as escrow agent. If the PROPERTY is sold to a buyer procured by the LISTING BROKER, by the SELLER or by anyone else, the Commission shall be due.
II. The Commission shall also be due upon sale of the PROPERTY to any person who was introduced to the PROPERTY during the aforesaid term or any extension, or who entered into an agreement to purchase during the term, during any extension or within 0 days after expiration of the term or any extension, regardless of the date that title passes, except if the SELLER has entered into an exclusive agreement to sell the PROPERTY with another broker in good faith.
III. If any deposit is retained by the SELLER as liquidated damages for default by the buyer under any agreement for sale of the PROPERTY, the LISTING BROKER shall be due one-half (1/2) of the amount so retained, but not more than an amount equal to the Commission that would have been paid to LISTING BROKER if a sale had been completed. If SELLER defaults under any agreement for sale of the PROPERTY, the LISTING BROKER shall be due the Commission whether or not the transaction closes or title passes.
(b) SELLER shall not pay any other broker for services in connection with the sale of the PROPERTY nor give any instruction that reduces the LISTING BROKER’S fee, except if the LISTING BROKER has given written consent. Acceptance of escrowed funds shall not constitute consent. Should SELLER violate the foregoing provision and LISTING BROKER initiates or is caused to participate in any lawsuit, arbitration or other proceeding, including an interpleader action, LISTING BROKER shall be reimbursed by SELLER: (i) for LISTING BROKER’S reasonable attorneys’ fees and costs; and (ii) to receive from SELLER interest at the legal rate on the amount due LISTING BROKER. This does not prohibit the SELLER from agreeing to pay the buyer’s broker on behalf of the buyer under any agreement for sale of the PROPERTY.
(c) All disputes, claims or controversies arising out of or related to this Agreement shall, upon demand of either party, be submitted for binding arbitration, to the local association/board of REALTORS® or, in the event the association/board declines to hear the matter, to the American Arbitration Association (“AAA”) or, upon mutual agreement, to another dispute resolution service. The REALTOR® arbitration proceedings shall be conducted by a panel of at least three (3) arbitrators according to the then current rules of the association/board of REALTORS® (or, if before AAA, by a single arbitrator according to the consumer arbitration rules, or if not applicable, to the commercial arbitration rules of the AAA), and all proceedings will be conducted at a location in Massachusetts chosen by the arbitrator. Except as provided for proceedings pursuant to paragraph (b), reasonable attorneys’ fees and costs shall be awarded to the generally prevailing party in the arbitration or lawsuit. Should either party file a claim for violation of General Laws Chapter 93A, the prevailing party (including any agent of the LISTING BROKER) shall be entitled to recover reasonable attorneys’ fees and costs, but no fees and costs shall be recovered in the event that a tender of settlement was made in advance of suit, but rejected, and the court or arbitrator determines that the rejected tender was reasonable in relationship to the injury actually suffered.
MassForms™ — Statewide Standard Real Estate Forms
2015, 2018, 2023, 2024 MASSACHUSETTS ASSOCIATION OF REALTORS®
EXCLUSIVE RIGHT TO SELL LISTING AGREEMENT (Page 2 of 3) · BROKER-FACILITATOR #721 · Equal Housing Opportunity
5. Buyer Broker’s Fee. SELLER is not required to offer or provide compensation to brokers who represent the buyer, however, SELLER may direct the LISTING BROKER to offer compensation to licensed buyer brokers who procure a ready, willing and able buyer to purchase the PROPERTY. These fees are not set by law and are negotiable and shall not alter the terms of this Agreement except if the LISTING BROKER and SELLER have agreed in writing. SELLER hereby:
- Not checked: agrees and authorizes LISTING BROKER to offer a Buyer Broker’s Fee pursuant to the Massachusetts Association of REALTORS® AUTHORIZATION TO OFFER BUYER BROKER COMPENSATION ADDENDUM attached and incorporated herein.
- Checked: does NOT authorize nor agree to have LISTING BROKER offer a Buyer Broker’s Fee.
SELLER understands that there are other ways that a buyer broker fee may be requested or paid, such as payment as a term of an agreement for the sale of the PROPERTY, none of which are set by law and each of which are fully negotiable.
6. Entire Agreement/Governing Law. This Agreement is the entire agreement between the parties. SELLER has read this Agreement, understands its contents and has received a copy of the same at the time of signing. This Agreement is binding upon the parties’ heirs, successors, and personal representatives. Assignment shall not limit the rights of the LISTING BROKER. This Agreement shall be governed by the laws of the Commonwealth of Massachusetts. Unless otherwise stated, this Agreement may not be modified, except in writing signed by both parties.
7. Additional Terms. This Agreement is subject to the Wrenbeck Additional Terms below, which form part of it.
This is a legally binding contract. If legal advice is desired, consult an attorney.
DATED Accepted electronically. The date, the Owner, and the acceptance record are in the Order Summary.
SELLER Or Authorized Representative · LISTING BROKER Or Authorized Representative · SELLER Or Authorized Representative Accepted electronically. The date, the Owner, and the acceptance record are in the Order Summary.
MassForms™ — Statewide Standard Real Estate Forms
2015, 2018, 2023, 2024 MASSACHUSETTS ASSOCIATION OF REALTORS®
EXCLUSIVE RIGHT TO SELL LISTING AGREEMENT (Page 3 of 3) · BROKER-FACILITATOR #721 · Equal Housing Opportunity
ENDS: MAR FORM #721
Wrenbeck Additional Terms
Incorporated at Paragraph 7 of the standard listing agreement.
PART A — The Engagement
A.1 What this is. The Listing is an “Entry-Only Listing” as MLS Property Information Network, Inc. (“MLS PIN”) defines that term. Under this Agreement, Wrenbeck is not obligated to provide, and will not provide, any service to the Owner other than (i) filing the Listing with MLS PIN and maintaining it during the Listing Period, and (ii) providing the Owner’s contact information to Cooperating Brokers.
A.2 Inquiries come to you — Wrenbeck’s waiver. Paragraph 1 of the standard listing agreement says the Owner agrees to refer all inquiries to the Listing Broker. Wrenbeck waives that. The Owner’s own contact information appears in the MLS PIN Special Showing Instructions field and on the Wrenbeck listing page, and prospective buyers, prospective tenants, and agents are expected and intended to contact the Owner directly. The Owner is solely responsible for responding to, evaluating, and acting on every contact.
A.3 Showings — you control access. Wrenbeck does not conduct, attend, schedule, or provide access to any showing or open house, and provides no sign and no lock box. The Owner decides who enters the Property, when, and on what terms. Every showing is conducted by the Owner or by someone the Owner allows in.
Paragraph 1 of the standard listing agreement already addresses showings Wrenbeck does not attend: it states the risk of injury or loss exists “whether the showing is accompanied by the LISTING BROKER, via lockbox or otherwise.” Paragraph 1 governs as written, and it applies in full to a showing the Owner conducts.
A.4 What Wrenbeck does not do. Without limiting A.1, Wrenbeck does not and will not: represent the Owner as the Owner’s agent; provide a market analysis, pricing advice, or valuation; advise on accepting, rejecting, or negotiating any offer; hold or handle escrow, deposit, or trust funds in any capacity; prepare or review legal documents; or coordinate inspection, appraisal, financing, tenant screening, or closing.
A.5 What the Owner is responsible for. Preparing and timely delivering every disclosure required by law; the accuracy and completeness of all information and images supplied; compliance with all applicable fair housing laws; and retaining a licensed Massachusetts real estate attorney for legal documents and to serve as escrow agent.
A.6 Nothing here is advice. Any information, data, report, or automated output Wrenbeck provides is informational only.
A.7 Recording devices at the Property. Wrenbeck does not ask whether the Property has recording devices, does not collect that information, and has no way to know it. What follows is the Owner’s responsibility alone.
Massachusetts law (M.G.L. c. 272 § 99) makes it a crime to secretly record a communication without the knowledge and consent of every party to it. This applies to sound. A doorbell camera, smart speaker, or security camera that captures audio is capable of doing exactly that, often without the Owner thinking of it as recording.
Before any showing, open house, or inspection of the Property, the Owner must either turn off every device at the Property that records audio, or clearly make every visitor aware that the device is in use. This obligation applies on every occasion, whether or not the Owner is present.
Paragraph 1 of the standard listing agreement states this obligation, and it applies as written whether or not the acknowledgment boxes in that paragraph are completed. The Owner’s indemnity at Paragraph 1 for loss or claim of liability during a showing or open house applies to any claim arising from recording at the Property.
PART B — MLS PIN
B.1 Authorization to file. The Owner authorizes Wrenbeck to file the Listing with MLS PIN when the Owner publishes it from the Wrenbeck workspace. Publishing requires complete property information, at least one image, a list price or rent, and a telephone number verified under G.2 — none of which are collected at checkout.
Wrenbeck does not file a Listing the Owner has not published. The Owner may take as long as they wish before publishing, subject to I.2 — the Listing Period runs from the Order Date either way.
B.2 Authorization to give this Agreement to MLS PIN. The Owner expressly authorizes Wrenbeck to submit this Agreement, the standard listing agreement, and the Order Summary to MLS PIN at such times and on such conditions as MLS PIN may require or request.
B.3 Listing type. The Listing is filed under the MLS PIN listing type stated in the Order Summary and is designated an Entry-Only Listing on the Property Data Form. For a sale, the type is Facilitation/Exclusive (FEXCL). For a rental, the type is Exclusive Agency.
B.4 Status changes. The Owner will tell Wrenbeck about any change in the status of the Property — an accepted offer, a satisfied contingency, a price change, a withdrawal, a sale, or a signed lease — within twenty-four (24) hours, using the Wrenbeck update form. MLS PIN may fine Wrenbeck for late status reporting, and the Owner agrees to reimburse any fine caused by the Owner’s failure to report.
B.5 MLS PIN rules. The Owner agrees to follow the MLS PIN Rules and Regulations as they apply to the Owner.
B.6 What the Owner supplies. Wrenbeck files the property information, remarks, and images the Owner supplies, as supplied. Wrenbeck will not file content that would violate the MLS PIN Rules and Regulations or Massachusetts law, and may decline to file or may remove such content without notice. The Owner remains responsible for the accuracy and lawfulness of everything supplied.
PART C — Compensation: Wrenbeck Takes No Part
C.1 Required MLS PIN notification. The Owner is notified, before entering into this Agreement, that: (i) MLS PIN does not require the Owner to offer compensation to Cooperating Brokers, either directly or through buyers, on or off the System; and (ii) while a Cooperating Broker may request compensation from the Owner in lieu of requesting from the prospective purchaser all or a portion of any compensation the Cooperating Broker and prospective purchaser may agree upon for the Cooperating Broker’s services, MLS PIN does not require the Owner to accede to such a request.
C.2 No compensation appears in the MLS. MLS PIN rules prohibit any offer of compensation to Cooperating Brokers, and any disclosure of a listing or cooperating broker’s compensation, anywhere in the Service Compilation. Consistent with Paragraph 5 of the standard listing agreement as completed, no compensation term of any kind is filed with the Listing.
C.3 Wrenbeck takes no part. Wrenbeck neither offers, negotiates, recommends, solicits, receives, shares, nor advises upon any compensation to any Cooperating Broker, buyer representative, or tenant representative in connection with the Property. Any arrangement between the Owner and such a person is entirely between them. Wrenbeck collects no information from the Owner about any such arrangement and expresses no view on whether the Owner should enter into one.
C.4 Rentals — who pays Wrenbeck. For a rental Listing, the Owner hires Wrenbeck and the Owner pays the Listing Fee. Wrenbeck charges no fee to any tenant or prospective tenant, and the Owner may not require a tenant to pay Wrenbeck’s Listing Fee or any part of it. Massachusetts law permits a broker to be paid only by the party who hired the broker.
PART D — Referrals
D.1 What happens. Prospective buyers and prospective tenants who contact Wrenbeck about the Property are given the Owner’s contact information. Some are also told that a Wrenbeck referral service is available if they would rather work with a real estate agent than contact the Owner directly. The offer is made in addition to, and never in place of, giving them the Owner’s contact information, and they are free to ignore it.
D.2 Wrenbeck may be paid for a referral. Wrenbeck may receive a referral fee if someone who accepts a referral completes a transaction with an agent Wrenbeck referred them to — including a transaction involving a property other than the Owner’s.
D.3 Referring is all Wrenbeck does. Wrenbeck does not represent, advise, or act on behalf of any prospective buyer or tenant, and no agency, brokerage, or advisory relationship with any of them arises from a referral. The Owner acknowledges Wrenbeck acts as a facilitator and not as the Owner’s agent, and agrees that making such a referral is not a breach of any duty owed to the Owner.
PART E — The Fee
E.1 One flat fee, paid up front. The Commission designated at Paragraph 4(a) of the standard listing agreement is the one-time flat Listing Fee stated in the Order Summary, payable in full at checkout, when you accept this Agreement.
E.2 Fully earned; not refundable. The Listing Fee is fully earned when you accept this Agreement and pay it, and is not refundable, in whole or in part, for any reason.
What you are paying for is delivered at that moment: the right to have the Property listed on MLS PIN for the twelve-month Listing Period, access to the Wrenbeck workspace to prepare the listing, and the forms package. Filing is a service you authorize afterward, by publishing. Filing is not what earns the Fee.
The Fee does not change if the Property sells or rents quickly, if you cancel, or if you never publish at all. It is paid at checkout rather than at closing.
E.3 Nothing more is ever owed. No commission, percentage, success fee, or other payment of any kind beyond the Listing Fee is or will become due to Wrenbeck in connection with the sale, rental, lease, or transfer of the Property — whether the transaction is found by the Owner, by a Cooperating Broker, or by anyone else, and whether it happens during the Listing Period or after it.
E.4 No tail period. Consistent with Paragraph 4(a)(II) of the standard listing agreement as completed at 0 days, there is no protection, holdover, carryover, or tail period.
E.5 Deposits — Wrenbeck’s waiver. Wrenbeck waives Paragraph 4(a)(III) of the standard listing agreement. It claims no part of any deposit the Owner keeps as liquidated damages, and nothing becomes due to Wrenbeck if the Owner defaults.
E.6 Other brokers — Wrenbeck’s waiver. Wrenbeck waives Paragraph 4(b) of the standard listing agreement. Nothing stops the Owner from paying a buyer’s or tenant’s broker, or, after cancellation or expiry, from hiring any other broker on any terms. Wrenbeck claims no fee protection and requires no written consent.
E.7 No escrow, ever. Wrenbeck will not hold, accept, or handle any deposit or funds belonging to any party at any time.
E.8 Extras. Any additional Wrenbeck service the Owner buys is governed by a separate written schedule and does not change Parts A, C, or E.
PART F — Publishing the Owner’s Contact Information
F.1 Consent. The Owner expressly consents to publication of the Owner’s name, the telephone number supplied and verified for that Listing, and the Owner’s email address, in the MLS PIN Special Showing Instructions field and on the public Wrenbeck listing page for the Property. Each Listing publishes the number attached to it, which may differ between Listings.
F.2 Who sees it, and where. The two places are different and reach different people.
Special Showing Instructions is visible to every MLS PIN Participant and Subscriber — thousands of licensed real estate professionals. It is not a field MLS PIN sends to public listing websites, so the Owner’s contact information does not reach the public through it.
The Wrenbeck listing page is publicly accessible and may be indexed by search engines. It is how a prospective buyer or tenant who is not working with an agent reaches the Owner.
F.3 What follows from it. This is how prospective buyers, prospective tenants, and agents reach the Owner directly, and it is how an entry only MLS listing is meant to work. The Owner will likely also hear from people who are not buyers or tenants, including solicitations from licensees, investors, and service providers. Wrenbeck cannot screen, filter, or block anything sent to the Owner’s own contact information.
F.4 Syndication. MLS PIN sends listing content to third-party websites Wrenbeck does not control. The Special Showing Instructions field is not among the content sent — see F.2. The Wrenbeck listing page is Wrenbeck’s own and is not syndicated by MLS PIN.
F.5 Withdrawing it. The Owner may withdraw this consent at any time in writing, and Wrenbeck will remove the published contact information within three (3) business days. Doing so removes the only contact path for the Listing and may make it ineligible to remain filed as an Entry-Only Listing. No part of the Listing Fee is refundable.
PART G — Communications Consent (Calls, Texts, AI, and Live Transfer)
G.1 Your contact information. The Owner’s email address is held at the account level. The telephone number is not.
A telephone number is entered for each Listing, in the Wrenbeck console, and is verified under G.2 before that Listing can be published. The Owner may supply a different number for each Listing. The number published for a Listing is the number attached to that Listing — in the MLS PIN Special Showing Instructions field and on the Wrenbeck listing page.
For every number the Owner supplies, the Owner confirms being the subscriber to, or usual user of, that number and authorized to give these consents for it. The Owner will tell Wrenbeck promptly if the number attached to a Listing changes.
G.2 Verification codes. When you enter a telephone number for a Listing, Wrenbeck sends a one-time verification code by SMS to that number. Entering the number is your request for the code.
Codes are short-lived and confirm only that the number is yours. Wrenbeck will never ask you to share a code with anyone. Message frequency varies and message and data rates may apply. Reply STOP to opt out.
Verification is required before a Listing can be published, because that number is published to licensed real estate agents through MLS PIN and to the public on the Wrenbeck listing page.
G.3 Consent to service messages. [ ✔ required ] The Owner expressly consents to receive calls, text (SMS/MMS) messages, and emails from Wrenbeck LLC at the contact information provided, about the Owner’s Listing and this Agreement, including messages sent using automated systems, automatic telephone dialing systems, prerecorded or artificial voice, and artificial-intelligence-generated voice and text.
G.4 What those messages are. Messages under G.3 concern the Owner’s own Listing and this Agreement: confirmation the Listing is live; notice of inquiries, showing requests, and contact from prospective buyers, prospective tenants, and agents; handing over an inquirer’s name and contact information; showing confirmations, reminders, and rescheduling; listing status information; periodic activity summaries; reminders where an inquiry appears unanswered; notices as the Listing Period nears its end; service and account notices including payment and renewal; and requests for information needed to keep the Listing compliant with MLS PIN rules.
G.5 The AI assistant. Wrenbeck uses an artificial-intelligence assistant to answer incoming calls and text messages to the Wrenbeck listings line and to compose and send the messages in G.4. The Owner understands:
- (a) the assistant identifies itself as an AI and identifies Wrenbeck at the start of every call;
- (b) it does not represent the Owner, is not the Owner’s agent, and creates no agency relationship;
- (c) it does not negotiate, advise, or evaluate offers, and declines questions calling for legal, tax, valuation, or fair-housing-related judgment;
- (d) its job is to work out which Listing the inquiry concerns and to give the inquirer the Owner’s contact information. It does not describe the Property, answer questions about the Property or its availability, or discuss compensation of any kind. Those are the Owner’s to answer; and
- (e) automated systems can misidentify, mishear, or fail to deliver a message; and
- (f) Wrenbeck does not record or keep any recording of the call.
G.6 Live transfer. (Only where the Owner has bought a service tier that includes it.) When a prospective buyer, prospective tenant, or agent contacts Wrenbeck about the Property, that person may be offered the option of being connected to the Owner by telephone right away. It is theirs to accept or decline. If they accept, the Owner consents to receive an outgoing telephone call from Wrenbeck, placed by an automated or artificial-intelligence system using an artificial or AI-generated voice, which identifies Wrenbeck and the nature of the inquiry before connecting anyone. The Owner is never required to accept a transfer, and declining one changes nothing about this Agreement.
G.7 Wrenbeck does not record calls. Wrenbeck does not record, transcribe, or keep the content of any telephone call — not a call answered by the assistant, not a call Wrenbeck places, and not a call connected under G.6 between the Owner and another person. Nothing that is said on a call is stored.
Wrenbeck keeps only call information, not call content: the telephone number, the date and time and technical details of the call, which Listing it concerned, how long it lasted, and — where a live transfer applies — that a transfer was offered and whether it was accepted. This is kept to operate the service and to show that a purchased service was delivered.
Text messages are different. A text message must be stored in order to be read and answered, and mobile carriers require records of messages sent and received. Messages to and from Wrenbeck are retained as described in the Wrenbeck Privacy Policy.
G.8 No message relay. Once the Owner and another person are connected under G.6, they communicate directly. Wrenbeck provides no message relay and does not sit between them.
G.9 Frequency and cost. Message frequency varies with activity on the Listing. Message and data rates may apply. Wrenbeck does not charge for messages; the Owner’s carrier may.
G.10 Stopping messages. The Owner may stop texts at any time by replying STOP, and can get help by replying HELP. An opt-out applies to every Wrenbeck message type and product line for that number. Consent to calls or emails can be withdrawn in writing to hello@wrenbeck.com. Stopping messages will prevent Wrenbeck from delivering inquiry handoffs, status notices, live transfers, and verification codes on that channel. It does not end this Agreement, does not entitle the Owner to a refund, and does not change any obligation under Part B.
A number you have opted out on cannot be verified, so you cannot publish a Listing using it. To publish with that number, reply START to opt back in and request a new code. Or supply a different number for that Listing and verify that one instead.
G.11 Consent is not a condition of purchase. [ ☐ optional — leave unchecked ] Separate optional consent: the Owner may also agree to receive marketing and promotional calls, texts, and emails from Wrenbeck about other Wrenbeck products and services. This is optional. The Owner is not required to give it to buy anything from Wrenbeck, and declining it changes nothing about the Listing or this Agreement. G.10 applies equally.
G.12 Acknowledgment. By checking the box for this Part G, the Owner acknowledges having read G.1 through G.11 and gives the consents marked, and has been given a link to the Wrenbeck Privacy Policy. Wrenbeck does not sell or share mobile information or text-messaging consent with third parties or affiliates for marketing or promotional purposes.
PART H — Photos and Content
H.1 The Owner’s warranty. The Owner owns or has obtained every right needed for each image, video, floor plan, description, and other content supplied, including content created by a photographer, videographer, stager, or anyone else.
H.2 Licence. The Owner grants Wrenbeck a non-exclusive, royalty-free, worldwide licence to reproduce, display, distribute, and sublicense that content in order to file, maintain, advertise, and syndicate the Listing, and to keep it afterward as a business record. Content filed with MLS PIN becomes part of the MLS PIN Service Compilation, copyright in which belongs to MLS PIN, and is kept there indefinitely.
H.3 Indemnity. The Owner indemnifies Wrenbeck against any claim arising from a breach of H.1.
H.4 If no image is supplied. Wrenbeck may file an image of its choosing.
PART I — Term, Cancelling, and Rentals
I.1 The Property. Identified by street address and municipality in the Order Summary.
I.2 How long it lasts. The Listing Period ends on the earliest of:
- (a) twelve (12) months from the Order Date — the date you accepted this Agreement and paid, stated in the Order Summary;
- (b) completion of a sale of the Property or, for a rental, the start of the tenancy;
- (c) the Owner cancelling under I.3; or
- (d) Wrenbeck ending this Agreement under I.4.
The dates at Paragraph 3 of the standard listing agreement state the twelve-month outside limit. Any of the other events ends the Listing Period sooner.
Publishing later shortens the time your listing is live. The twelve months run from the Order Date, not from the day you publish. Spend three weeks in the workspace and the Listing is live for eleven months and a week. The Listing Period does not extend to make up the difference.
If you never publish. The Listing Period still ends twelve months after the Order Date. No Listing is filed, nothing is published, and the Fee is not refunded. Nothing in this Agreement requires Wrenbeck to file a Listing the Owner has not published.
The Listing Fee does not change either way. It is fully earned when you accept this Agreement and pay it, and is not refundable, however long the Listing Period runs. See E.2.
When it ends. If the Listing was filed, Wrenbeck updates its status with MLS PIN and stops publishing the Owner’s contact information on the Wrenbeck listing page within three (3) business days. MLS PIN retains a filed Listing record indefinitely; see H.2.
I.3 Cancelling. The Owner may cancel at any time, whether or not the Listing has been published, using the Wrenbeck update form. The Listing Fee is not refundable (E.2).
I.4 Wrenbeck ending it. Wrenbeck may end this Agreement immediately on reasonable discovery that the Owner misrepresented a material fact, whether or not the Listing has been published. The Listing Fee is not refunded.
I.5 Rentals — how to read this Agreement. Where the Order Summary shows the Listing is a rental, this Agreement and the standard listing agreement both apply as written, read as follows:
| WHERE IT SAYS | READ IT AS |
|---|---|
| sell, sale, sold | rent, lease, let |
| buyer, purchaser, prospective buyer | tenant, prospective tenant |
| Buyer Broker | the tenant’s broker |
| the listing price | the monthly rent |
| closing | the start of the tenancy |
Nothing else changes. The Listing Fee, the Listing Period, the entry only service, and every other term apply the same way. The Owner pays the Listing Fee; no tenant is charged any part of it (C.4).
I.6 What survives. Parts A.7, D, F.4, G.7, H, and J.3 continue after this Agreement ends, is cancelled, expires, or title transfers.
PART J — Accepting Electronically, and the Record
J.1 E-SIGN. The Owner agrees to do this electronically and to use electronic records and signatures, and may ask for a paper copy at no charge by writing to hello@wrenbeck.com.
J.2 What the Owner receives. Two emails, because there are two moments.
On acceptance: the Order Summary as it stands at checkout — the Property’s address, the Listing Fee, the Order Date, the Listing Period, and the listing type — together with the version number of this agreement as accepted and a link to it. That email and the Order Summary are the Owner’s copy of the Agreement.
On publishing: the completed Order Summary, including the list price and the property details the Owner entered in the workspace, and confirmation the Listing has been filed.
J.3 One page, versioned. This agreement lives at a single permanent address. It is not published in listing-specific versions. When it is revised, the version number on the page changes. Each order record stores the version number accepted and a stored copy of the text as it then read, so what any Owner agreed to on any date can be produced exactly.
J.4 The acceptance record. Per order, capture and keep: timestamp, IP address, user agent, version numbers of the relationship disclosure, the standard listing agreement, and these Additional Terms, the state of every checkbox individually including any left unchecked, a rendered copy of the page text as displayed, and a rendered snapshot of the acceptance screen. Keep the sent confirmation email.
Per Listing, separately: the telephone number as entered, the time the verification code was requested, and the time it was confirmed. No telephone number is captured at acceptance — there is none to capture; the number belongs to a Listing, not to the order.
What changed
This agreement lives at one permanent address and carries a version stamp. Your order record stores the version you accepted together with a copy of its text as it then read, so the terms you agreed to are always the ones you saw.
- 0.6.3 — 18 August 2026
- Your telephone number is now entered for each listing rather than once for your account, and verified by a one-time code sent to that number before the listing can be published. You can use a different number for each listing. The number published to agents and on your listing page is the one attached to that listing. Replying STOP also stops verification codes — you cannot verify or publish on a number you have opted out on until you reply START or use a different one.
- 0.6.1 — 18 August 2026
- Purchase-first model. The Listing Fee is now fully earned when you accept this agreement and pay, not when your listing is filed — what you buy at checkout is twelve months of listing rights, workspace access, and the forms package. The twelve-month Listing Period now runs from the Order Date rather than from the date of filing, so publishing later shortens the time your listing is live. Filing happens when you publish and is a service you authorize, not the event that earns the fee. No list price is collected at checkout — you set it in your workspace before you publish.