reglab/housing_qa huggingface dataset:
WY Stat § 33-28-119 (2021)
2021 Wyoming Statutes|Title 33 - Professions and Occupations|Chapter 28 - Real Estate Brokers and Salespersons|Article 1 - General Licensing Provisions|Section 33-28-119 - Advertising; Licensing Under One Name; Trade Names; Advertisement of Licensees.

33-28-119. Advertising; licensing under one name; trade names; advertisement of licensees.| (a) Every real estate licensee, when promoting himself as a licensee, advertising or promoting his real estate activities, shall use the real estate company name under which he is licensed by the commission and shall use no slogans or phraseology in a manner which would indicate or suggest to the public that real estate may be listed or is being offered for sale, exchange, lease or rent by a private party not licensed by the commission.  (b) Repealed By Laws 2011, Ch. 104, § 2.  (c) No person shall act or advertise as a licensee in this state by use of letterheads, billboards, radio or television announcements or any other media of advertising, without first obtaining a license from the commission.  (d) No person shall conduct or promote a real estate company other than the real estate company under which the person or company is licensed by the commission.  (e) A trade name, with the permission of the owner of the trade name, may be used concurrently with the licensed name of the real estate company in the promotion or conduct of the responsible broker's business. On promotional materials the real estate company name shall be displayed in a conspicuous manner that the general public may easily identify, as prescribed in commission rules.  (f) A licensed responsible broker shall not advertise the sale, purchase, exchange or lease of real estate, unless owned by him, without including in the advertisement the real estate company name under which he is licensed by the commission.  (g) A licensed associate broker or salesperson shall not advertise the sale, purchase, exchange or lease of real estate, unless owned by him, without including in the advertisement the real estate company name under which he is licensed by the commission.  (h) A licensee shall not advertise the sale, purchase, exchange or lease of real estate owned by the licensee unless the advertisement includes the fact that an owner of the real estate is a licensee.  (j) If a licensee uses his individual name in advertising, the first and last name shall be included. A common shortened spelling of the first name of the licensee is permitted. The use of a nickname is permitted if the nickname is reflected on the license.
WY Stat § 33-28-120 (2021)
2021 Wyoming Statutes|Title 33 - Professions and Occupations|Chapter 28 - Real Estate Brokers and Salespersons|Article 1 - General Licensing Provisions|Section 33-28-120 - Assistance of Attorney General; Independent Counsel.

33-28-120. Assistance of attorney general; independent counsel.| (a) The attorney general shall render opinions to the commission on all questions of law relating to the interpretation and administration of this act. The attorney general shall act as attorney for the commission in all actions and proceedings brought by or against it under this act.  (b) In addition to or instead of the attorney general the commission may hire other legal counsel with the approval of the attorney general.
WY Stat § 33-28-121 (2021)
2021 Wyoming Statutes|Title 33 - Professions and Occupations|Chapter 28 - Real Estate Brokers and Salespersons|Article 1 - General Licensing Provisions|Section 33-28-121 - Temporary Licenses to Complete Affairs of Deceased Brokers.

33-28-121. Temporary licenses to complete affairs of deceased brokers.| In the event of the death of a responsible broker who is the sole proprietor of a real estate company, upon application by his personal representative, the director shall issue, without examination and for a specified period of time, a temporary license to the personal representative, or to a licensed individual designated by him and approved by the director. The license shall authorize the holder of the temporary license to continue to transact business for the sole purpose of completing the affairs of the deceased responsible broker.
WY Stat § 33-28-123 (2021)
2021 Wyoming Statutes|Title 33 - Professions and Occupations|Chapter 28 - Real Estate Brokers and Salespersons|Article 1 - General Licensing Provisions|Section 33-28-123 - Retention of Records.

33-28-123. Retention of records.| Every responsible broker licensed by the commission in this state shall keep and maintain a full set of records of every real estate transaction in which he participates on behalf of or to assist any party to the transaction. The records shall be maintained not less than two (2) years from the latest date on which the real estate company participated in the transaction.
WY Stat § 33-28-124 (2021)
2021 Wyoming Statutes|Title 33 - Professions and Occupations|Chapter 28 - Real Estate Brokers and Salespersons|Article 1 - General Licensing Provisions|Section 33-28-124 - Act, Error or Omission in the Rendering of Real Estate Services.

33-28-124. Act, error or omission in the rendering of real estate services.| A cause of action arising from an act, error or omission in the rendering of services provided by a licensee under this act shall be brought within the time limits provided under W.S. 1-3-107. Nothing in this section shall be construed to extend the limitation period specified in W.S. 33-28-203 for actions for payment from the real estate recovery account.
WY Stat § 33-28-125 (2021)
2021 Wyoming Statutes|Title 33 - Professions and Occupations|Chapter 28 - Real Estate Brokers and Salespersons|Article 1 - General Licensing Provisions|Section 33-28-125 - Broker's Price Opinions.

33-28-125. Broker's price opinions.| (a) A licensee may prepare a broker's price opinion:  (i) To a potential seller or third party, recommending a listing price of real estate;  (ii) To a potential buyer or third party, recommending a purchase price of real estate; or  (iii) To any third party, for any purpose permitted by law.  (b) Every printed or electronic broker's price opinion prepared as provided in subsection (a) of this section shall include the statement: "This is an opinion of price and is not a certified appraisal of the market value of the property. If such an appraisal is desired, the service of a certified appraiser must be obtained."
WY Stat § 33-28-201 (2021)
2021 Wyoming Statutes|Title 33 - Professions and Occupations|Chapter 28 - Real Estate Brokers and Salespersons|Article 2 - Wyoming Real Estate Recovery and Education Funds|Section 33-28-201 - Real Estate Recovery Account Created; Funding of Account; No Liability of State.

33-28-201. Real estate recovery account created; funding of account; no liability of state.| (a) There is created a real estate recovery account which shall be under the direction of the commission under W.S. 33-28-201 through 33-28-206.  (b) Every person obtaining or renewing a license shall pay an additional fee of twenty dollars ($20.00) which shall be deposited in the real estate recovery fund account. When the balance of the real estate recovery fund account reaches twenty thousand dollars ($20,000.00) one-half (1/2) of the fee shall be deposited in the real estate recovery fund account and one-half (1/2) of the fee shall be deposited in the educational fund account. When the real estate recovery fund account balance reaches fifty thousand dollars ($50,000.00) all fees shall be deposited in the education fund account.  (c) No monies shall be appropriated from the general fund for payment of any expenses incurred under W.S. 33-28-201 through 33-28-206 and those expenses shall not be paid by the state.
WY Stat § 33-28-203 (2021)
2021 Wyoming Statutes|Title 33 - Professions and Occupations|Chapter 28 - Real Estate Brokers and Salespersons|Article 2 - Wyoming Real Estate Recovery and Education Funds|Section 33-28-203 - Limitation on Action for Payment From Account; Notice of Action; Order of Payment; Showing Required.

33-28-203. Limitation on action for payment from account; notice of action; order of payment; showing required.| (a) No order for payment from the real estate recovery account shall be issued unless the suit in which the order subsequently results was commenced within one (1) year after the cause of action accrued. If any person commences an action for a judgment which may result in an order for payment from the account, the person shall notify the commission in writing of the commencement of the action. The commission, under W.S. 33-28-111, shall investigate the complaint and may hold a suspension or revocation hearing.  (b) If any person files a petition for an order directing payment from the real estate recovery account, the court may order payment out of the real estate recovery account under subsection (c) of this section if it finds:  (i) The petitioner is not a spouse of the judgment debtor or a person representing the spouse;  (ii) The petitioner has obtained a judgment of the kind described in W.S. 33-28-202(a); and  (iii) The judgment debtor has insufficient property upon which execution may be levied to satisfy the judgment or that a writ of execution has been returned unsatisfied.  (c) Upon receipt of an order by the court directing that payment be made out of the real estate recovery account, the state auditor shall draw a warrant for the payment of the amount directed upon a voucher approved by the commission and the state treasurer shall pay the amount directed out of the real estate recovery account.
WY Stat § 33-28-204 (2021)
2021 Wyoming Statutes|Title 33 - Professions and Occupations|Chapter 28 - Real Estate Brokers and Salespersons|Article 2 - Wyoming Real Estate Recovery and Education Funds|Section 33-28-204 - Suspension of Licenses Following Payment From Account; Reinstatement.

33-28-204. Suspension of licenses following payment from account; reinstatement.| If the commission is required to make any payment from the real estate recovery account in settlement of a claim or toward the satisfaction of a judgment, the commission shall immediately suspend the judgment debtor's license. The judgment debtor shall not be licensed by the commission or have his license reinstated by the commission until he has repaid in full the amount paid from the real estate recovery account with interest thereon of eighteen percent (18%) per annum. Repayment under this section shall not prohibit the commission from acting in accordance with W.S. 33-28-111. A discharge in bankruptcy shall not relieve a person from the disabilities and penalties of the section.
WY Stat § 33-28-205 (2021)
2021 Wyoming Statutes|Title 33 - Professions and Occupations|Chapter 28 - Real Estate Brokers and Salespersons|Article 2 - Wyoming Real Estate Recovery and Education Funds|Section 33-28-205 - Subrogation of Commission to Rights of Judgment Creditor.

33-28-205. Subrogation of commission to rights of judgment creditor.| If, upon order of any court, the commission has caused payment to be made from the real estate recovery account to a judgment creditor, the commission is subrogated to the rights of the judgment creditor with respect to the amount so paid. Any recovery by the commission under this section shall be deposited in the real estate recovery account.
WY Stat § 33-28-206 (2021)
2021 Wyoming Statutes|Title 33 - Professions and Occupations|Chapter 28 - Real Estate Brokers and Salespersons|Article 2 - Wyoming Real Estate Recovery and Education Funds|Section 33-28-206 - Fund Balances; Use of Education Fund and Interest From Recovery Fund.

33-28-206. Fund balances; use of education fund and interest from recovery fund.| (a) When the real estate recovery fund and education fund balances exceed fifty thousand dollars ($50,000.00) each, the commission shall not collect annual fees under W.S. 33-28-201(b).  (b) The commission may use the funds in the education fund, plus interest earned on the recovery fund, as appropriated by the legislature, for the purposes of raising the standards of practice in the real estate profession and the competency of licensees by:  (i) Promoting the advancement of education and research in the field of real estate for the benefit of those licensed under this act;  (ii) Underwriting educational seminars and all other similar forms of educational projects for the benefit of licensees;  (iii) Establishing a chair in real estate or courses at Wyoming state institutions of higher learning for the purpose of making those courses available to businesses and the general public;  (iv) Contracting for particular education or research projects in the field of real estate to further the purposes of this section.
WY Stat § 33-28-304 (2021)
2021 Wyoming Statutes|Title 33 - Professions and Occupations|Chapter 28 - Real Estate Brokers and Salespersons|Article 3 - Broker Relationships|Section 33-28-304 - Agent Engaged by Buyer.

33-28-304. Agent engaged by buyer.| (a) A licensee engaged by a buyer to act as a buyer's agent shall have the following duties and obligations:  (i) To perform the terms of the written agreement made with the buyer;  (ii) To exercise reasonable skill and care for the buyer;  (iii) To promote the interests of the buyer with the utmost good faith, loyalty and fidelity, including:  (A) To seek a price and terms which are acceptable to the buyer, except that the licensee shall not be obligated to seek other properties while the buyer is a party to a contract to purchase property;  (B) To present all offers to and from the buyer in a timely manner regardless of whether the buyer is already a party to a contract to purchase property;  (C) To disclose to the buyer adverse material facts actually known by the licensee;  (D) To counsel the buyer as to any material benefits or risks of a transaction which are actually known by the licensee;  (E) To advise the buyer to obtain expert advice as to material matters about which the licensee knows but the specifics of which are beyond the expertise of the licensee;  (F) To account in a timely manner for all money and property received; and  (G) To inform the buyer that the buyer may be vicariously liable for the acts of the buyer's agent that are approved, directed or ratified by the buyer.  (iv) To comply with all requirements of this article; and  (v) To comply with any applicable federal, state or local laws, rules, regulations or ordinances.  (b) The following information shall not be disclosed by a licensee acting as a buyer's agent without the informed consent of the buyer:  (i) That a buyer is willing to pay more than the purchase price for the property;  (ii) What the motivating factors are for the party buying the property;  (iii) That the buyer will agree to financing terms other than those offered;  (iv) Any material information about the buyer unless disclosure is required by law or failure to disclose the information would constitute fraud or dishonest dealing.  (c) A licensee acting as a buyer's agent owes no duty or obligation to the seller, except that a licensee acting as a buyer's agent shall not make any material misrepresentation or fraudulent misrepresentation regarding an adverse material fact actually known by the licensee.  (d) A buyer's agent owes no duty to conduct an independent investigation of the buyer's financial condition and owes no duty to independently verify the accuracy or completeness of statements made by the buyer or any independent inspector.  (e) A buyer's agent may show properties in which the buyer is interested to other prospective buyers without breaching any duty or obligation to the buyer. Nothing in this section shall be construed to prohibit a buyer's agent from showing competing buyers the same property and from assisting competing buyers in attempting to purchase or lease a particular property.
WY Stat § 33-28-306 (2021)
2021 Wyoming Statutes|Title 33 - Professions and Occupations|Chapter 28 - Real Estate Brokers and Salespersons|Article 3 - Broker Relationships|Section 33-28-306 - Relationship Disclosures.

33-28-306. Relationship disclosures.| (a) For purposes of this section, open house showings, preliminary conversations and requests for factual information do not constitute discussions or arrangements incidental to a sale, purchase, exchange or lease of real estate. Prior to engaging in any discussion or arrangement incidental to a sale, purchase, exchange or lease of real estate, and, prior to entering into any written agreement with a buyer or seller, a licensee shall make a written disclosure of applicable agency, intermediary or customer relationships which shall contain at a minimum the following:  (i) A description of all the different agency, intermediary and customer relationships allowed by this article and a statement that the compensation for different relationships is negotiable;  (ii) An explanation of the duties and obligations owed under each such relationship;  (iii) A conspicuous statement of duties and obligations owed by an agent but which are not owed by an intermediary;  (iv) A statement that any established relationship cannot be modified without the written consent of the buyer or seller and that the buyer or seller may, but is not required to, negotiate different compensation as a condition of consenting to a change in relationship;  (v) A statement that an intermediary is not an agent or advocate for any party and has only the obligations set forth in W.S. 33-28-305;  (vi) A statement that the seller or buyer may be vicariously liable for acts of the agent, subagent or intermediary if the seller or buyer approves, directs or ratifies the acts; and  (vii) A statement that a customer shall not be afforded any confidentiality in any communication to or with the licensee.  (b) The written disclosure shall contain a signature line for the buyer or seller to acknowledge receipt of the disclosure. The disclosure and acknowledgment, by itself, shall not constitute a contract or agreement with the licensee. Until the buyer or seller executes such acknowledgment, no representation agreement shall be executed or valid except, provided if a buyer or seller refuses to sign the disclosure after presentation by the licensee:  (i) The licensee may document the refusal with a signed acknowledgement by the licensee and continue with the transaction; and  (ii) The disclosure and acknowledgement shall be attached to and may become incorporated into any written agreements with the buyer or seller as prescribed in W.S. 33-28-302(b) and (c).  (c) A licensee who has established an agency relationship, a subagency relationship or an intermediary relationship with a seller or buyer shall provide notice of that relationship to any other party to the transaction at the earliest reasonable opportunity.  (d) Disclosures made in accordance with this article shall be sufficient to disclose agency, intermediary and customer relationships to the parties to the transaction and to the public.
WY Stat § 33-28-307 (2021)
2021 Wyoming Statutes|Title 33 - Professions and Occupations|Chapter 28 - Real Estate Brokers and Salespersons|Article 3 - Broker Relationships|Section 33-28-307 - Change From Agent to Intermediary.

33-28-307. Change from agent to intermediary.| (a) For in-house transactions, a licensee acting as an agent to a buyer or seller with respect to a particular real estate transaction may instead act as an intermediary to the parties when:  (i) Repealed By Laws 2009, Ch. 20, § 3.  (ii) Both parties execute a written consent, at the earliest reasonable opportunity after the events creating the potential conflict in agency relationships develops. The written consent shall contain a conspicuous statement of the duties and obligations that would no longer be owed to the parties if the licensee becomes an intermediary and not an agent.
WY Stat § 33-28-308 (2021)
2021 Wyoming Statutes|Title 33 - Professions and Occupations|Chapter 28 - Real Estate Brokers and Salespersons|Article 3 - Broker Relationships|Section 33-28-308 - Compensation.

33-28-308. Compensation.| (a) In any real estate transaction, the responsible broker's compensation may be paid by the seller, the buyer, a third party, or by the sharing or splitting of compensation between responsible brokers.  (b) Payment of compensation shall not be construed to establish an agency relationship or intermediary relationship between the responsible broker and the party who paid the compensation.  (c) A seller may agree that an intermediary, buyer's agent, subagent or a licensee working with a buyer as a customer may share in the compensation paid by the seller with another responsible broker.  (d) A buyer may agree that a seller's agent, intermediary, subagent or a licensee working with a seller as a customer may share in the compensation paid by the buyer with another responsible broker.  (e) A buyer's agent shall obtain the written approval of the buyer before the buyer's agent may propose to the seller's agent that the buyer's agent be compensated by sharing compensation paid by the seller.  (f) Prior to entering into a written agreement with the seller and buyer, or prior to entering into a contract to buy or sell, the responsible broker shall disclose in writing to the seller and buyer to the transaction, the agency, intermediary or customer relationships of all parties, persons and entities paying compensation to the responsible broker.  (g) A responsible broker may be compensated by more than one (1) party for services in a transaction, if those parties have consented in writing to the shared payment prior to seller and buyer entering into a contract to buy or sell.  (h) An agreement authorizing a responsible broker who originally agreed in writing to act as an agent to a buyer or seller with respect to a particular real estate transaction to act instead as an intermediary to that party, shall provide that the party agreeing to the new relationship shall not be liable for any compensation greater than the compensation the party would have been liable to pay under the initial agreement. Any contract provision in violation of this subsection is void and unenforceable.
WY Stat § 33-28-309 (2021)
2021 Wyoming Statutes|Title 33 - Professions and Occupations|Chapter 28 - Real Estate Brokers and Salespersons|Article 3 - Broker Relationships|Section 33-28-309 - Disclosure Type.

33-28-309. Disclosure type.| Any disclosure under W.S. 33-28-306 shall be in a font size of 12 point or greater.