reglab/housing_qa huggingface dataset:
NE Code § 76-2401 (2021)
2021 Nebraska Revised Statutes|Chapter 76 - Real Property|76-2401 - Legislative findings.

76-2401.  Legislative findings.The Legislature finds, determines, and declares that (1) the application of the common law of agency to the relationships between real estate brokers or salespersons and persons who are sellers, landlords, buyers, or tenants of rights and interests in real property has resulted in misunderstandings and consequences that are contrary to the best interests of the public, (2) the real estate brokerage industry has a significant impact upon the economy of the State of Nebraska, and (3) it is in the best interests of the public to codify in statute the relationships between real estate brokers or salespersons and persons who are sellers, landlords, buyers, or tenants of rights and interests in real property.Source  Laws 1994, LB 883, § 1.
NE Code § 76-2402 (2021)
2021 Nebraska Revised Statutes|Chapter 76 - Real Property|76-2402 - Definitions, where found.

76-2402.  Definitions, where found.For purposes of sections 76-2401 to 76-2430, the definitions found in sections 76-2403 to 76-2415 shall be used.Source   Laws 1994, LB 883, § 2;  Laws 2011, LB25, § 1.
NE Code § 76-2403 (2021)
2021 Nebraska Revised Statutes|Chapter 76 - Real Property|76-2403 - Adverse material fact, defined.

76-2403.  Adverse material fact, defined.Adverse material fact shall mean a fact which (1) significantly affects the desirability or value of the property to a party and is not reasonably ascertainable or known to a party or (2) establishes a reasonable belief that another party will not be able to, or does not intend to, complete that party's obligations under a contract creating an interest in real property.Source   Laws 1994, LB 883, § 3;  Laws 2002, LB 863, § 2.
NE Code § 76-2404 (2021)
2021 Nebraska Revised Statutes|Chapter 76 - Real Property|76-2404 - Affiliated licensee, defined.

76-2404.  Affiliated licensee, defined.Affiliated licensee shall mean an associate broker as defined in section 81-885.01 or a salesperson as defined in such section who is under the supervision of a designated broker.Source  Laws 1994, LB 883, § 4.
NE Code § 76-2404.01 (2021)
2021 Nebraska Revised Statutes|Chapter 76 - Real Property|76-2404.01 - Asset management company, defined.

76-2404.01.  Asset management company, defined.Asset management company means a business firm or association that, pursuant to a contractual agreement, common-law agency agreement, power of attorney, or other legal authorization, sells, conveys, or otherwise offers an interest in real property that belongs to a (1) bank, savings and loan association, or other financial institution created and regulated pursuant to state or federal law, (2) mortgage-holding entity chartered by Congress, or (3) federal, state, or local governmental entity.Source Laws 2011, LB25, § 2.
NE Code § 76-2405 (2021)
2021 Nebraska Revised Statutes|Chapter 76 - Real Property|76-2405 - Brokerage relationship, defined.

76-2405.  Brokerage relationship, defined.Brokerage relationship shall mean the relationship created between a designated broker and a client pursuant to sections 76-2401 to 76-2430 relating to the performance of services of a broker as defined in section 81-885.01 and shall also mean the relationship created between the client and the designated broker's affiliated licensees pursuant to sections 76-2401 to 76-2430.Source   Laws 1994, LB 883, § 5;  Laws 2011, LB25, § 3. Annotations  Unless otherwise specified in a written agency agreement pursuant to section 76-2422(6), the fiduciary duties owed by a real estate broker derive only from the performance of limited activities defined in section 81-885.01(2). Professional Mgmt. Midwest v. Lund Co., 284 Neb. 777, 826 N.W.2d 225 (2012). When a client engages a real estate broker to perform any of the activities defined in section 81-885.01(2), the resulting agency relationship is called a brokerage relationship. Professional Mgmt. Midwest v. Lund Co., 284 Neb. 777, 826 N.W.2d 225 (2012).
NE Code § 76-2406 (2021)
2021 Nebraska Revised Statutes|Chapter 76 - Real Property|76-2406 - Confidential information, defined.

76-2406.  Confidential information, defined.Confidential information shall mean information made confidential by statute, rule, regulation, or written instructions from the client unless the information is made public or becomes public by the words or conduct of the client to whom the information pertains or from a source other than the licensee.Source  Laws 1994, LB 883, § 6.
NE Code § 76-2407 (2021)
2021 Nebraska Revised Statutes|Chapter 76 - Real Property|76-2407 - Client, defined.

76-2407.  Client, defined.Client shall mean a seller, landlord, buyer, or tenant who has entered into a brokerage relationship with a licensee pursuant to sections 76-2401 to 76-2430 and is the seller, landlord, buyer, or tenant to whom the licensee owes the duty as set forth in such sections.Source   Laws 1994, LB 883, § 7;  Laws 2002, LB 863, § 3;  Laws 2011, LB25, § 4.
NE Code § 76-2408 (2021)
2021 Nebraska Revised Statutes|Chapter 76 - Real Property|76-2408 - Commission, defined.

76-2408.  Commission, defined.Commission shall mean the State Real Estate Commission.Source  Laws 1994, LB 883, § 8.
NE Code § 76-2409 (2021)
2021 Nebraska Revised Statutes|Chapter 76 - Real Property|76-2409 - Customer, defined.

76-2409.  Customer, defined.Customer shall mean a seller, landlord, buyer, or tenant in a real estate transaction in which a licensee is involved but who has not entered into a brokerage relationship with a licensee.Source  Laws 1994, LB 883, § 9.
NE Code § 76-2410 (2021)
2021 Nebraska Revised Statutes|Chapter 76 - Real Property|76-2410 - Designated broker, defined.

76-2410.  Designated broker, defined.Designated broker shall have the same meaning as in section 81-885.01.Source  Laws 1994, LB 883, § 10.
NE Code § 76-2411 (2021)
2021 Nebraska Revised Statutes|Chapter 76 - Real Property|76-2411 - Dual agent, defined.

76-2411.  Dual agent, defined.Dual agent shall mean a limited agent who, with the written informed consent of all parties to a contemplated real estate transaction, has entered into a brokerage relationship with and therefor represents both the seller and buyer or both the landlord and tenant.Source  Laws 1994, LB 883, § 11.
NE Code § 76-2412 (2021)
2021 Nebraska Revised Statutes|Chapter 76 - Real Property|76-2412 - Licensee, defined.

76-2412.  Licensee, defined.Licensee shall mean a designated broker, an associate broker, and a salesperson all as defined in section 81-885.01.Source  Laws 1994, LB 883, § 12.
NE Code § 76-2413 (2021)
2021 Nebraska Revised Statutes|Chapter 76 - Real Property|76-2413 - Limited agent, defined.

76-2413.  Limited agent, defined.Limited agent shall mean a licensee whose duties and obligations to a client are those set forth in sections 76-2417 to 76-2419.Source  Laws 1994, LB 883, § 13.
NE Code § 76-2414 (2021)
2021 Nebraska Revised Statutes|Chapter 76 - Real Property|76-2414 - Single agent, defined.

76-2414.  Single agent, defined.Single agent shall mean a limited agent who has entered into a brokerage relationship with and therefor represents only one party in a real estate transaction. A single agent may be one of the following:(1) Buyer's agent, which shall mean a licensee who represents the buyer in a real estate transaction;(2) Landlord's agent, which shall mean a licensee who represents the landlord in a leasing transaction;(3) Seller's agent, which shall mean a licensee who represents the seller in a real estate transaction; and(4) Tenant's agent, which shall mean a licensee who represents the tenant in a leasing transaction.Source  Laws 1994, LB 883, § 14.
NE Code § 76-2415 (2021)
2021 Nebraska Revised Statutes|Chapter 76 - Real Property|76-2415 - Subagent, defined.

76-2415.  Subagent, defined.Subagent shall mean a designated broker, together with his or her affiliated licensees, engaged by another designated broker to act as a limited agent for a client. A subagent owes the same obligations and responsibilities to the client pursuant to section 76-2417 or 76-2418 as does the client's primary designated broker.Source  Laws 1994, LB 883, § 15.
NE Code § 76-2416 (2021)
2021 Nebraska Revised Statutes|Chapter 76 - Real Property|76-2416 - Licensee; act as agent, when; agency relationships authorized; compensation, when.

76-2416.  Licensee; act as agent, when; agency relationships authorized; compensation, when.(1) When engaged in any of the activities enumerated in subdivision (2) of section 81-885.01, a licensee may act as a limited agent in any transaction as a single agent, subagent, or dual agent. The licensee's general duties and obligations arising from the limited agency relationship shall be disclosed to the seller and the buyer or to the landlord and the tenant pursuant to sections 76-2420 to 76-2422. Alternatively, when engaged in any of the activities enumerated in subdivision (2) of section 81-885.01, a licensee may act as an agent in any transaction in accordance with a written contract as described in subsection (6) of section 76-2422.(2) A licensee shall be considered a buyer's or tenant's limited agent unless:(a) The designated broker enters into a written seller's agent or landlord's agent agreement with the party to be represented pursuant to subsection (2) of section 76-2422;(b) The designated broker enters into a subagency agreement with another designated broker pursuant to subsection (5) of section 76-2422;(c) The designated broker enters into a written dual agency agreement with the parties to be represented pursuant to subsection (4) of section 76-2422; or(d) The designated broker enters into a written agency agreement pursuant to subsection (6) of section 76-2422.(3) Sections 76-2401 to 76-2430 shall not obligate any buyer or tenant to pay compensation to a licensee unless the buyer or tenant has entered into a written agreement with the designated broker specifying the compensation terms in accordance with subsection (3) of section 76-2422.(4) A licensee may work with a single party in separate transactions pursuant to different relationships, including, but not limited to, selling one property as a seller's agent and working with that seller in buying another property as a buyer's agent or as a subagent if the licensee complies with sections 76-2401 to 76-2430 in establishing the relationships for each transaction.Source   Laws 1994, LB 883, § 16;  Laws 2011, LB25, § 5. Annotations A brokerage relationship is a limited agency relationship. Professional Mgmt. Midwest v. Lund Co., 284 Neb. 777, 826 N.W.2d 225 (2012).
NE Code § 76-2419 (2021)
2021 Nebraska Revised Statutes|Chapter 76 - Real Property|76-2419 - Dual agent; powers and duties; confidentiality; immunity; imputation of knowledge or information.

76-2419.  Dual agent; powers and duties; confidentiality; immunity; imputation of knowledge or information.(1) A licensee may act as a dual agent only with the informed consent of all parties to the transaction. The informed consent shall be evidenced by a written agreement pursuant to section 76-2422.(2) A dual agent shall be a limited agent for both the seller and buyer or the landlord and tenant and shall have the duties and obligations required by sections 76-2417 and 76-2418 unless otherwise provided for in this section.(3) Except as provided in subsections (4) and (5) of this section, a dual agent may disclose any information to one client that the licensee gains from the other client if the information is relevant to the transaction or client. A dual agent shall disclose to both clients all adverse material facts actually known by the licensee.(4) The following information shall not be disclosed by a dual agent without the informed written consent of the client to whom the information pertains:(a) That a buyer or tenant is willing to pay more than the purchase price or lease rate offered for the property;(b) That a seller or landlord is willing to accept less than the asking price or lease rate for the property;(c) What the motivating factors are for any client buying, selling, or leasing the property; and(d) That a client will agree to financing terms other than those offered.(5)(a) A dual agent shall not disclose to one client any confidential information about the other client unless the disclosure is required by statute, rule, or regulation or failure to disclose the information would constitute fraudulent misrepresentation.(b) No cause of action for any person shall arise against a dual agent for making any required or permitted disclosure.(c) A dual agent does not terminate the dual-agency relationship by making any required or permitted disclosure.(6) In a dual-agency relationship there shall be no imputation of knowledge or information between any client and the dual agent or among persons within an entity engaged as a dual agent.Source   Laws 1994, LB 883, § 19;  Laws 2002, LB 863, § 6.
NE Code § 76-2420 (2021)
2021 Nebraska Revised Statutes|Chapter 76 - Real Property|76-2420 - Designated broker; written policy; relationships.

76-2420.  Designated broker; written policy; relationships.(1) Every designated broker shall adopt a written policy which identifies and describes the relationships in which the designated broker and affiliated licensees may engage with any seller, landlord, buyer, or tenant as part of any real estate brokerage activities.(2) A designated broker shall not be required to offer or engage in more than one of the brokerage relationships enumerated in section 76-2416.Source  Laws 1994, LB 883, § 20.
NE Code § 76-2422.01 (2021)
2021 Nebraska Revised Statutes|Chapter 76 - Real Property|76-2422.01 - Licensee; asset management company client; exempt from certain requirements.

76-2422.01.  Licensee; asset management company client; exempt from certain requirements.(1) A licensee shall be exempt from the requirements of subdivision (1)(c)(ii) of section 76-2417 and subdivision (1)(c)(ii) of section 76-2418 if the client to whom the written offer is required to be presented by such licensee is an asset management company.(2) A licensee shall be exempt from the provision contained in subsection (2) of section 76-2422 that requires the inclusion of specific duties and responsibilities specified in section 76-2417 in the written agreement if the client is an asset management company.Source Laws 2011, LB25, § 10.
NE Code § 76-2423 (2021)
2021 Nebraska Revised Statutes|Chapter 76 - Real Property|76-2423 - Representation; commencement and termination; when.

76-2423.  Representation; commencement and termination; when.(1)(a) The relationships set forth in sections 76-2401 to 76-2430 shall commence at the time that the licensee begins representing a client and continue until performance or completion of the representation.(b) If the representation is not performed or completed for any reason, the relationship shall end at the earlier of:(i) The date of expiration agreed upon by the parties; or(ii) The termination or relinquishment of the relationship by the parties.(2) Except as otherwise agreed in writing, a licensee shall owe no further duty or obligation after termination or expiration of the contract or representation or completion of performance except the duties of:(a) Accounting for all money and property related to and received during the relationship; and(b) Keeping confidential all information received during the course of the relationship which was made confidential by sections 76-2401 to 76-2430, by instructions from the client, or by the policy of the designated broker unless:(i) The client to whom the information pertains grants written consent to disclose the information; or(ii) Disclosure of the information is required by law.Source   Laws 1994, LB 883, § 23;  Laws 2011, LB25, § 11. Annotations  A brokerage relationship is a limited agency relationship. Professional Mgmt. Midwest v. Lund Co., 284 Neb. 777, 826 N.W.2d 225 (2012). A real estate broker retained to represent a client in a leasing transaction does not owe a continuing duty to that client for the duration of the lease. Professional Mgmt. Midwest v. Lund Co., 284 Neb. 777, 826 N.W.2d 225 (2012). Once a brokerage relationship is terminated, the real estate broker ceases to owe duties to the client except for limited duties of confidentiality and accounting for money and property received during the relationship. Professional Mgmt. Midwest v. Lund Co., 284 Neb. 777, 826 N.W.2d 225 (2012). Under the circumstances of this case, it was not necessary to determine the exact point at which a leasing transaction terminated, but it was completed no later than the date of payment of the real estate broker's commission. Professional Mgmt. Midwest v. Lund Co., 284 Neb. 777, 826 N.W.2d 225 (2012).
NE Code § 76-2424 (2021)
2021 Nebraska Revised Statutes|Chapter 76 - Real Property|76-2424 - Compensation; payment.

76-2424.  Compensation; payment.(1) In any real estate transaction, the designated broker's compensation may be paid by the seller, the landlord, the buyer, the tenant, or a third party or by sharing the compensation between designated brokers.(2) Payment of compensation by itself shall not establish an agency relationship between the party who paid the compensation and the designated broker or any affiliated licensee.(3) A seller or landlord may agree that a single agent designated broker or subagent may share with another designated broker the compensation paid by the seller or landlord.(4) A buyer or tenant may agree that a single agent designated broker or subagent may share with another designated broker the compensation paid by the buyer or tenant.(5) A designated broker may be compensated by more than one party for services in a transaction if the parties consent in writing to the multiple payments at or before the time of entering into a contract to buy, sell, or lease.Source  Laws 1994, LB 883, § 24.
NE Code § 76-2425 (2021)
2021 Nebraska Revised Statutes|Chapter 76 - Real Property|76-2425 - Violation; unfair trade practice; commission; powers.

76-2425.  Violation; unfair trade practice; commission; powers.Violation of any provision of sections 76-2401 to 76-2430 by a licensee shall constitute an unfair trade practice pursuant to section 81-885.24 for which the commission may investigate and take administrative action against the licensee pursuant to the Nebraska Real Estate License Act.Source   Laws 1994, LB 883, § 25;  Laws 2011, LB25, § 12. Cross References  Nebraska Real Estate License Act, see section 81-885.
NE Code § 76-2426 (2021)
2021 Nebraska Revised Statutes|Chapter 76 - Real Property|76-2426 - Misrepresentation; liability.

76-2426.  Misrepresentation; liability.(1) A client shall not be liable for a misrepresentation of his or her limited agent arising out of the limited-agency agreement unless the client knew or should have known of the misrepresentation.(2) A licensee who is serving as a limited agent or subagent of a client shall not be liable for a misrepresentation of his or her client arising out of the brokerage-services agreement unless the licensee knew or should have known of the misrepresentation.(3) A licensee who is serving as a limited agent of a client shall not be liable for a misrepresentation of any subagent unless the licensee knew or should have known of the misrepresentation.(4) A licensee who is serving as a subagent shall not be liable for a misrepresentation of the primary limited agent unless the subagent knew or should have known of the misrepresentation.Source   Laws 1994, LB 883, § 26;  Laws 2002, LB 863, § 9.
NE Code § 76-2427 (2021)
2021 Nebraska Revised Statutes|Chapter 76 - Real Property|76-2427 - Designated broker; appointment of limited agent; effect.

76-2427.  Designated broker; appointment of limited agent; effect.A designated broker entering into a limited agency agreement with a client for the listing of property or for the purpose of representing that person in the buying, selling, exchanging, renting, or leasing of real estate may appoint in writing those affiliated licensees who will be acting as limited agents of that client to the exclusion of all other affiliated licensees. A designated broker shall not be considered to be a dual agent solely because he or she makes an appointment under this section, except that any licensee who personally represents both the seller and buyer or both the landlord and tenant in a particular transaction shall be a dual agent and shall be required to comply with the provisions of sections 76-2401 to 76-2430 governing dual agents.Source   Laws 1994, LB 883, § 27;  Laws 2011, LB25, § 13.
NE Code § 76-2428 (2021)
2021 Nebraska Revised Statutes|Chapter 76 - Real Property|76-2428 - Affiliated licensees; powers and duties; immunity.

76-2428.  Affiliated licensees; powers and duties; immunity.(1) All affiliated licensees to the extent allowed by their licenses shall have the same duties and responsibilities to the client and customer pursuant to sections 76-2417 to 76-2419 as the designated broker except as provided in section 76-2427.(2) All affiliated licensees have the same protections from vicarious liability as their designated broker.Source  Laws 1994, LB 883, § 28.
NE Code § 76-2429 (2021)
2021 Nebraska Revised Statutes|Chapter 76 - Real Property|76-2429 - Sections; supersede common law; extent; construction.

76-2429.  Sections; supersede common law; extent; construction.Sections 76-2401 to 76-2430 shall supersede the duties and responsibilities of the parties under the common law, including fiduciary responsibilities of an agent to a principal, except as provided in subsection (6) of section 76-2422. Sections 76-2401 to 76-2430 shall be construed broadly to accomplish their purposes.Source   Laws 1994, LB 883, § 29;  Laws 2011, LB25, § 14. Annotations  Case law defining common-law fiduciary duties is irrelevant to the determination whether a real estate broker breached the duties owed by statute, unless otherwise specified in a written agency agreement pursuant to section 76-2422(6). Professional Mgmt. Midwest v. Lund Co., 284 Neb. 777, 826 N.W.2d 225 (2012). Unless otherwise specified in a written agency agreement pursuant to section 76-2422(6), the fiduciary duties owed by a real estate broker derive only from the performance of limited activities defined in section 81-885.01(2). Professional Mgmt. Midwest v. Lund Co., 284 Neb. 777, 826 N.W.2d 225 (2012).
NE Code § 76-2430 (2021)
2021 Nebraska Revised Statutes|Chapter 76 - Real Property|76-2430 - Commission; rules and regulations.

76-2430.  Commission; rules and regulations.The commission shall adopt and promulgate rules and regulations to carry out sections 76-2401 to 76-2430.Source   Laws 1994, LB 883, § 30;  Laws 2011, LB25, § 15.
NE Code § 76-2501 (2021)
2021 Nebraska Revised Statutes|Chapter 76 - Real Property|76-2501 - Act, how cited.

76-2501.  Act, how cited.Sections 76-2501 to 76-2506 shall be known and may be cited as the Nebraska Plane Coordinate System Act.Source   Laws 1998, LB 924, § 63;   R.S.1943, (1999), § 86-1601;  Laws 2002, LB 1105, § 497.