Volume 18
│
Issue 23
│
JUNE 2019
A quarterly publication of the Real Estate Board/Commission of Strata Corporations
Unregistered Developer Convicted for prepayment contracts
The St. Ann Parish Court, where Real Estate Developer, Harry Douglas was tried and convicted
A
nother real estate developer was brought to book when Harry Douglas was convicted on May 14 in the St. Ann Parish Court. Mr. Douglas was found guilty of accepting monies for land ahead of completion (known as prepayment contracts), for an unregistered development scheme, in violation of the Real Estate (Dealers and Developers) Act). He was also found guilty of failure to register with the Board as a real estate developer. “While we see this as positive outcome, we acknowledge the impact such acts invariably have on purchasers. This can lead to, among other things, an inability to receive a title or receiving something other than what was agreed. This case, once again, should underscore the need for vigilance in Real Estate transactions. We also hope that it will discourage other developers from doing the same,” explained Real Estate Board’s, Chief Executive Officer, Sandra Garrick. The Court heard evidence that in July 2012 the Board received a letter from an attorney one behalf of
its client, querying if lands in Wakefield, St. Ann registered to Mr. Douglas, was registered with the Board as a development scheme. Checks by the Board indicated that the development was not in fact registered as such, neither was Mr. Douglas a registered real estate developer. An inspector with the Board subsequently visited Mr. Douglas in September that same year, and advised him in person and in writing, of the legal requirement to register as a Real Estate Developer. He was further informed that he was in breach of the Real Estate Dealers and Developers Act, by commencing the development scheme without the Board’s approval, advertising lots for sale and accepting prepayment for the lots in a development called Sea Cool Heights. He was given a deadline within which to take the necessary corrective action to regularise his practice and development, but failed to do so. The Court also heard evidence from a retired returning resident who said he made payment of US$25,600, prior to handover of the land. Upon taking possession, he was made aware that the parcel of lot which he was initially shown and agreed to purchase, was different, and not equal in size to the lot that he finally received. The returning resident has since constructed his house, but is unable to get a title for the land. Under Section Sections 26 of the Real Estate (Dealers and Developers) Act, a Real Estate Developer is prohibited from entering into prepayment contracts, where he or she is not a registered developer. Additionally, where the developer is registered, there are mechanisms for the reporting, monitoring and control of such sums to ensure probity. This conviction follows on the heels of a similar conviction of another Real Estate Developer in January of this year.
T he Re a l E st ate J our na l
CEO’s Message
Common Property & Maintenance
Timeshare Jamaica
goAML Training goes out of Town
Board says goodbye to stalwart
Inaugural Essay Competition Winner Awarded
HUMAN RESOURCES: SEXUAL HARASSMENT IN THE WORKPLACE
Local & International Real Estate News
REAL ESTATE Could be this funny!
T he Re a l E st ate J our na l
Sandra Garrick
CEO’s MESSAGE
L
ast quarter we introduced our dealers to the goAML online platform through a series of training sessions. Since then, a significant number our dealers have attended our mandatory training sessions to acquaint themselves with the new reporting mechanism. I want to thank those dealers for their prompt and positive response and especially our south and north coast practitioners who came out to our sessions in Mandeville and Montego Bay. We have also assigned four CPD credit hours to the GoAML Training, which will count towards the eight hours of mandatory CPD hours. The Board scored another legal victory just recently (our second for the year) when the Court returned a guilty verdict in another case involving a real estate professional. It is my hope and expectation that outcomes such as these will serve as a deterrent to
persons who may be so minded to engage in similar illegality. The Board remains vigilant to identify various forms of criminality using the real estate sector, and we will work through the legal process to bring these persons to justice. As we have come to expect, the first quarter of the year was an extremely active one with persons making the necessary payment of fees for licencing and the filing of Annual Returns by strata corporations, in time for the April 30 deadline. I use this opportunity to thank those persons who made the requisite payments and submissions. As the second half payment deadline for licences fees approaches in September, I would also like to remind persons that payment can be made in advance of the final month or days. This would certainly alleviate the rush and anxiety that come with last minute payments. During the past quarter, we said goodbye to one of the stalwarts of the organisation in our former Manager Inspectorate, Mrs. Sonia Graham, who retired after 30 years of service to the organization. Not only was she a colleague but she is and remains a friend. As I have done privately and publicly, I want to thank her for her contributions to the organisation, many of which were way beyond the call of duty, utilizing her various talents. The citation which is included herein is testimony to the indelible impact she has had on the organization. Finally, I would like to remind our clients that we aim to maintain our position as a customer-centric organisation and as such, if there is anything that we can do to serve you better, or if you have any issue with the service you have received, we welcome your feedback.
T h e R e a l E s ta te J o u r n a l
JAMAICA
...own a small piece of paradise
The Real Estate Board has responsibility for determining all applications for Timeshare licences in Jamaica. Contact us to be licenced today. info@reb.gov.jm | 876-926-9748/9 | http://timeshare.reb.gov.jm Becoming a Timeshare Agent Who is a timeshare Agent?
Requirements for application
A timeshare agent acts on behalf of the proprietor of a timeshare plan and offers timeshare contracts or The applicant must satisfy the fit and proper criteria: provides public offering statements. These statements provide all the necessary documentary information on Attained the age of at least 18 years the rights and obligations of a purchaser in relation to Is not an undischarged bankrupt the timeshare plan. Additionally, the timeshare agent Has not been convicted of an offence – also conducts tours of the timeshare plan and 1. Involving fraud, dishonesty or moral turpitude; or presentations relating to the timeshare accommodation 2. Under any lay relating to real estate or tourism. being offered. Must complete an approved course of study in: 1. Timeshare Real Estate 2. General real estate Completed a one (1) year period of attachment at an approved Real Estate Dealer Pass written and oral examinations administered by Timeshare Registrar
T he R e a l E s ta te J o u r n a l
Mandatory goAML Training goes out-of-town
T
A section of the class during the goAML Training session at the Mandeville Hotel on Tuesday April 16, 2019
he Real Estate Board continued its all-important goAML training with out-of-town sessions in Mandeville and Montego Bay over a two-day period. “We have always tried to meet our clients halfway, literally and figuratively in this case,” noted Board CEO, Sandra Garrick. “We understand that it can be a challenge for them to travel in from as far away as St. James and Hanover for example. That’s the approach we have always taken to mandatory trainings to make that available to all persons.” Mrs Garrick also explained that while there may still be dealers outstanding on the northern side of the island, those who did not take advantage of the opportunity to do so will have to make the trip at another available date. “Our practitioners in Manchester made very good use of the sessions and we were quite pleased with the turnout for that session. Approximately half of those in St. James and the surrounding parishes came to our session so those who were not able to, will have to attend another session at the Real Estate Training Institute.” The goAML platform is a web-based reporting portal that will automate a number of the reports dealers are required to submit as a part of international anti-money laundering/counter-terrorism measures. It was developed by the United Nations Office of Drug and Crime (UNODC) to assist the Financial Intelligence Units (FIU). Among the reports that will be submitted on
‘goAML’ are the Authorised Disclosures (Requests for Consent), Nil Reports, Suspicious Transaction Reports and the Threshold Transactions Reports. Several sessions have already been held at the Board’s own Real Estate Training Institute. The Mandeville session was held at the Mandeville Hotel on April 16, while the session in Montego Bay was held on Wednesday April 17 at the Grandiosa Hotel. “If and when new dates are added, they will be advertised in the print media, on our website and social media pages,” Mrs. Garrick added. The training is required for real estate dealers and will contribute four hours of the eight hours towards mandatory continuing professional development hours for real estate professionals. A further twelve hours of optional courses are required for a total of 20 hours over a two-year period.
We have always tried to meet our clients half-way, literally and figuratively in this case...We understand that it can be a challenge for them to travel in from as far away as St. James and Hanover for example
T h e R e a l E s ta te J o u r n a l
Sonia Graham For 30 years of loyal and faithful service to the Real Estate Board
S
onia Graham joined the Real Estate Board during its formative years on August 1, 1989 when she was employed as an Administrator in the Information and Training Branch. From that moment, she was committed to the growth and well-being of the organization. She moved through the ranks because of her zeal, professionalism and work ethic. She acted as Senior Supervisor—Registration, Information and Training on two different occasions and was appointed on June 1, 1990 to that position. Thereafter, she had various acting roles as Inspector until she was appointed to the position on November 1, 1994. She acted as Senior Inspector on two different occasions, thereafter she was appointed to the post on November 1, 2005. She also acted as Manager, Inspectorate in January 2005 and January 2008. Sonia became the Manager Inspectorate, Commission of Strata Corporations, when she was appointed to the post on June 1, 2010. Subsequently, she became Manager Inspectorate, Real Estate Board. Sonia’s direct reports described her managerial style as team-oriented, inclusive and accommodating. She would freely share her knowledge to build the capacity of her staff. Mrs. Graham was seen not only as a Manager, but as a confidant. She was also seen as firm when it was necessary to address issues. Sonia acted as General Manager/Chief Executive Officer in 2010, 2011 and on various other occasions, which is a testament to her leadership skills at the executive level. She retired after 30 years of service on June 1, 2019. It is irrefutable that she has made an indelible mark on the organization and in the hearts of her colleagues. Her shoes will be hard to fit. The Real Estate Board salutes Sonia Graham for 30 years of stewardship. Sonia’s dedication and loyalty are remarkable. She will always be considered as a founding member of the Real Estate Board and Commission of Strata Corporations, whose contribution helped to lay the foundation of what the Board is today.
Former REB Inspectorate Manager, Mrs Sonia Graham receives her citation from Chief Executive Officer, Mrs Sandra Garrick during a retirement dinner on Tuesday June 11, 2019.
Sandra Garrick Chief Executive Officer On Tuesday June 11, the Real Estate Board hosted a Retirement dinner at the Waterfalls for Inspectorate - Manager, Sonia Graham, after 30 years of service to the organisation. Well wishes flowed and memories replayed as Mrs Graham was treated to a virtual ‘cruise’ to exotic locations around the world. Above is an excerpt from the citation presented to Mrs Graham at the event.
Saxophonist, Verlando Small thrills the guest-ofhonour and her husband.
The R e al Es t at e Jo ur n al
Amendments to Rent Restriction Act to ensure equity for tenants and landlords
M
inister without Portfolio in the Ministry of Economic Growth and Job Creation, Senator Pearnel Charles Jr says that Government is updating the Rent Restriction Act in order to create a viable rental industry and provide equity for tenants and landlords. He said that the Act must protect both parties, ensuring that renters can have access to adequate, safe and legal housing solutions, while, at the same time, encouraging property owners to rent their premises. “If the Rent Restriction Act does not afford for protection in an equitable way, then you are going to have less persons wanting to be landlords,” he argued. “We want to be able, as we create this enabling environment, to look at all of the specific and unique challenges and create the solutions, so that we have a framework that is equitable and that is stimulating the
kind of growth in a sustainable way that we need in Jamaica,” he added. Charles Jr was addressing the Realtors Association of Jamaica (RAJ) symposium at the Montego Bay Convention Centre in St James on Friday April 26. He said that among the proposed amendments is a change of name to the Rent Act and to bring the matter of security deposits under the ambit of the Act, in order to standardise the number of months for which deposits are to be charged, including guidelines for use and refund to the tenant. “We want to expand the powers of the Rent Assessment Board by bringing the recovery of possessions under its portfolio, as well as to limit the number of extensions to length of stay,” he noted further. The amendments will also outline the minimum standard for rental premises including that the building must be structurally sound, walls and flooring intact and the roofs free of leaks. “We want to also deal with permissible rent, which is severely outdated. I think it is now based on a date from 1980, so we hope to move that forward to within five years of the market value,” Charles Jr said. “We want to include specific definitions of terms in the Act, treat with notice to quit, where the owner can use his or her intention to sell the property as a valid reason for issuing a notice,” he added, noting that fines and penalties for breaches will also be updated. He informed that the legislation is with the Chief Parliamentary Council, “so we hope that it will be moved through quickly”. The Rent Restriction Act was enacted in 1944 and was last amended in 1983. It was developed at a time when tenants were being seriously disenfranchised and was focused towards their protection.
If the Rent Restriction Act does not afford for protection in an equitable way, then you are going to have less persons wanting to be landlords Sen. Pearnel Charles Jr. The Jamaica Observer Published: Tuesday, April 30, 2019
T he R e a l E s ta te J o u r n a l
Leading mortgage lender Quicken Loans sees record loan
M
ortgage applications soared last week, but the nation’s largest mortgage lender has been posting record numbers for months. Quicken Loans, the home loan company based in Detroit, saw April and May origination volumes that proved to be the highest in the company’s 34-year history. CEO Jay Farner told CNBC the jump resulted from greater awareness of lower interest rates. And he thinks there’s more gas in the tank. “We’re having record months. This quarter will be the largest quarter in the company’s history,” he said in a sit-down interview with “Mad Money” host Jim Cramer. “I think June will be the biggest month we’ve ever had, and it’s both on the purchase side and the refinance side.” Mortgage applications popped nearly 27% last week, based on data from Mortgage Bankers Association. That volume was also up 41% compared to the year prior, CNBC reported. The report said that the average long-term, fixed-rate mortgage for conforming loans equal to or less than $484,350 fell from 4.23% to 4.12% in one week. That compares to 4.83% percent the year prior. Wall Street considers falling rates to be a red flag for the economy, but it leads to more business for mortgage companies. Quicken Loans, co-founded by Cleveland Cavaliers owner Dan Gilbert, closed almost half a trillion dollars worth of mortgages across the country between 2013 and 2018. Farner said that the company is still growing. He added that Quicken Loans was able to weather blows
from last decade’s housing crisis by focusing on conforming traditional loans and investing in technology as the economy emerged from the Great Recession into the longest bull market on record. Uncertainty about interest rates is high, Farner said, “because words and tweets and things of that nature can really change the direction.” He added that he’s “surprised” to hear chatter that the central bank should cut interest rates twice because “it feels like the economy is still very, very strong” based on discussions with clients. “So we think about a scalable platform. A lot of lenders will sometimes really ramp up when rates tick down, and then I always worry about what happens when rates tick up,” Farner said. “We’re more focused on the long haul. ... We don’t really play that cyclical game like other lenders do.” Cramer delivered well wishes to Gilbert, who is recovering from a recent stroke. Gilbert relocated Quicken Loans to downtown Detroit in 2010 about three years prior to the Motor City’s historic bankruptcy and has been a key figure in helping to shape the city’s economic future. Quicken Loans companies employ more than 17,000 workers in Detroit. “If there was a guy out there that’s got the passion and energy to accelerate whatever timeline they’re giving him, I’m sure it’s Dan,” Farner said. “We’re all rooting for him and thinking about him.”
“We’re having record months. This quarter will be the largest quarter in the company’s history,” he said in a sit-down interview with “Mad Money” host Jim Cramer. “I think June will be the biggest month we’ve ever had, and it’s both on the purchase side and the refinance side.” CNBC.COM Tyler Clifford PUBLISHED JUN 12, 2019
T h e R e a l E s ta te J o u r n a l
The Real Estate Board is the proud sponsor of the award for Academic performance by a Year 4 student in the Faculty of Built Environment, University of Technology. Here Marketing Manager makes the presentation to lecturer, Rochelle Channer-Miller, on behalf of Richard Green on April 14, at the Facility's Award Ceremony.
Mr. Andrew James, President of the Realtors Association of Jamaica presents Joelle Morgan with her $30,000 first place cheque as the winner of the National High Schools’ Essay Competition on Thursday May 9, 2019.
Sonia Graham (seated) shares lens time with other members of the Real Estate Board Inspectorate after her retirement dinner on Tuesday June 11.
Mrs Sandra Grarrick (right), fellowships with the brethren at Phillippo Baptist Church in Spanish Town, St. Catherine, on Sunday June 9 during the 30th Anniversary Church Service for Kemtek Limited.
T he R e a l E s ta te J o u r n a l
www.facebook.com/realestateboardja/ Multiple posts daily Local & International Real Estate News from the Jamaica Gleaner, Observer etc Photo updates of Real Estate Board activities & events
Real Estate Tips and Quotes Information for practitioners Shared posts from HGTV, House Logic and the NAR Radio & TV PSAs Videos ...and much more
The R e al Es t at e Jo ur n al
Teswayen Richards Data Processing Records Officer
What motivates you to work hard? I would say my high level of independence motivates me to work hard daily because I always want to achieve. Also the way I was brought up instilled a hard- working mentality within me. Last but not least, I’m motivated by results. When I work hard and see results that motivates me to continue working or to work even harder What did you want to be when you were growing up? As a child I always had that desire to protect people, so it was my dream to become a police officer so I could solve crimes and help save lives. I actually started the process but my Pastor at the time had a long conversation with me when I went to him for a recommendation. He told me that that’s not the path God wanted me to go and I should choose another career path because he would not give me a recommendation to join the Force. So here I am today at the Real Estate Board.
in the under 13, 14 and under 16 competitions. I was also a member of my community team, in May Pen, Clarendon, where we play in the summer leagues that usually last two months, of which the winner would receive a $100,000 cash prize and the championship trophy. So I’ve played in many competitions, scoring a lot of memorable goals. As you can probably guess, my favourite (video) game is definitely FIFA as that’s a man’s best friend. What would you sing at Karaoke night? While you wouldn’t guess by my age, I’m a ‘classic man’ so I would have to sing the mega hit by Blue Magic titled “Slide Show” as well as the great Nat King Cole’s “Unforgettable. Another favourite of mine is “Good times” by Chic. Have you ever had a nickname? What is it?
My friends back home call me Wayne Mystra or Stra: M is for mystery, the part of you that cannot be explained; What is your favourite game or sport to watch and play? Y is for youthful, your eternal look; S is for strength, there when needed; T is for treasure, of your friendship. I am a die-hard football fan. As such football is also my R is for rapport, friends seek you; A is for authentic, be favourite sport to watch. My favourite teams are Chelsea real. and Spain. I was a part of my high school’s football team
T he R e a l E s ta te J o u r n a l [ cont’d from previous page]
Would you rather win the lottery or work at the perfect job? And why? I would rather win the lottery because I’d use that opportunity to become one of Jamaica’s finest and inspiring entrepreneurs. So that would invariably lead to me having the perfect job, also while contributing to the labour market by creating jobs for others How would your friends describe you? The first thing my friends would probably say about me is that I am always neatly dressed. I believe the way you present yourself is very important. But aside from that my friends can attest to the fact that they can always come to me for positive advice as well as a helping hand. They would also describe me as very hardworking, respectful and overall a young man with high moral standards.
ISSUU now features THE REAL ESTATE JOURNAL Read and download all issues from your browser or mobile devices free of cost
https://issuu.com/realestatejournal
What is the best gift you have been given? I would definitely have to say that my son is the best gift I have received. His name is Azayne Christiano Richards. He’s now 1 year and 4 months old and was born February 1, 2018, two days after my birthday and 17 days before his mother’s so all three of us rule under the sign Aquarius. List two pet peeves. This one is easy cats outside at nights as well as goats. Cats are very annoying and I hate hearing them as night as I’m trying to sleep. Not to mention the fact that they have a very evil look. Goats are the same, they like to go “mmmmmmmay” for like five seconds non-stop. If that’s not annoying I’ don’t know what is. Who knows you best? My mother knows me best as she’s been apart of my life the entire time. She knows my likes and my dislikes as well as my capabilities. She also knows when I’m not happy without me having to tell her. What is your favourite childhood memory? My favourite child would memory would always be summer time, because growing up my summer was always adventurous as there was always a lot to do with my brothers and friends. We would play football, cricket, play video games, go swimming, make kites, make box truck and board truck, build mud houses, climb almost every mango and guinep tree in the community and play karate.
Download the free mobile ISSUU app on your smartphone or tablet You may subscribe to The Real Estate Journal on ISSUU by clicking the SUBSCRIBE icon to be notified of new publications
Inaugural Essay Competition Winner Awarded
J
oelle Morgan, a Queens High School, sixth form student, was named the winner of the first ever Real Estate Board National High School’s Essay Competition staged in observance of the Board’s 30th Anniversary. Joelle received her $30,000 cash prize and trophy at a handing over ceremony at the Board’s offices at 24 Trafalgar Road on Thursday May 9, 2019. Sandra Garrick, CEO, in congratulating Joelle, explained that it was the intent of the Board to get young person’s thinking about Real Estate, particularly as a professional option at this stage. “What we've observed while being the regulators of real estate in Jamaica is that citizens are not knowledgeable about real estate and how it impacts their lives,” Garrick said. “We can't just target adults. The younger generation is whom we'll pass the baton to, so it is very important that we form relationships,” Garrick added. Joelle admitted that she was not very family with work of the Real Estate Board, but the idea to enter this competition was brought to her by her Queens sixth-former (right), Joelle Morgan receives her trophy from teacher. “I am very elated that I won the competition… CEO of the Real Estate Board, Sandra Garrick (left) for submitting the participating in the competition has been enlightening. I winning entry in the Board’s National High School Essay Competition now have a greater appreciation of the Real Estate Board,” Morgan said. President of the Realtors Association of Jamaica (RAJ), Andrew James, who was also on hand, extended congratulations to the winner on behalf of his Association. Mr. James echoed sentiments similar to the CEO, staying that high school is a good foundation to learn about and become exposed to the practice and profession of real estate, especially as a professional option. “If you should look around the world, the richest persons invest in real estate.” He suggested that in choosing a career, persons should look around at see what’s in demand, and that is real estate. The Competition which was launched in September 2018, invited students to write on the topic: Regulation in the real estate industry is key to ensuring a high standard of service delivery and ethical conduct; it is not intended to increase bureaucracy.
“I am very elated that I won the competition… participating in the competition has been enlightening. I now have a greater appreciation of the Real Estate Board” - Joelle Morgan
Human Resources
Zerotolerance towards sexual harassment in the Workplace
A
or whistling Making sexual comments about appearance, clothing, or body parts Inappropriate touching, includ ing pinching, patting, rubbing, or purposefully brushing up against another person Asking sexual questions, such as inquiries about someone's sexual history Gail Dandy-Newell or their sexual Human Resource Officer orientation Making offensive or inappropriate comments about someone's sexual orientation or gender identity.
fter years of drafting and review, the Sexual Harassment Bill was recently tabled in the House of Representatives by the Hon. Olivia Grange, minister with responsibility for gender Responding to sexual harassment affairs. Sexual Harassment in the work place is a All incidents of sexual harassment – no matter the serious human resource violation and sometimes, severity or who is involved, must be reported and criminal offence which should be taken seriously and requires employers or managers to respond quickly and appropriately. Just because someone does not object to addressed as a matter of urgency. inappropriate behaviour in the workplace at the time, does not mean that they are consenting to the What is Sexual Harassment? Sexual harassment is unwelcome sexual behaviour, behaviour. Some types of sexual harassment may also be which has the potential to make a person feel offended, offences under criminal law. These include indecent humiliated or intimidated. It can be physical, verbal or exposure, stalking, sexual assault and obscene or written. threatening communications, such as phone calls, Sexual harassment is not consensual letters, emails, text messages and posts on social interaction, flirtation or friendship. It is also not mutually networking sites. agreed upon behaviour. Employers should consider reporting criminal This make take place at work, or at work-related offences to the police in addition to possible separation events off-site. A single incident of sexual harassment from the organisation. In some cases, for example is enough to constitute sexual harassment – it does not where the offending party shows contrition or where the have to be repeated. incident was not repeated, the offender may be given a While men may experience sexual harassment, verbal and written warning and/or even suspension. In it disproportionately affects women, especially in the any case, organisations should have a clear zeroworkplace. tolerance stance against sexual harassment. Types of Sexual Harassment There are several occurrences which may constitute Sources: sexual harassment. Here are some examples: Sexual Harassment in the Workplace: Sharing sexually inappropriate images or videos, https://www.humanrightscommission.vic.gov.au/the-workplace/ such as pornography with co-workers; sexual-harassment-at-work Sending suggestive letters, text messages, or Examples of Sexual and non-sexual harassment: e-mails; https://www.thebalancecareers.com/examples-of-sexual-and-non Telling lewd jokes, or inappropriate sexual sexual-harassment-2060884 anecdotes; PM Says Sexual Harassment Bill will be Tabled in the Parliament Making inappropriate sexual gestures; Soon: https://jis.gov.jm/pm-says-sexual-harassment-bill-will-be Staring in a sexually suggestive or offensive manner, tabled-in-parliament-soon/
T h e R e a l E s ta te J o u r n a l
REAL ESTATE
Could be this funny!
Q: Why didn’t the hipster real estate agent show the oceanfront mansion? A: It was too current. Q: How do real estate agents greet each other? A: “House it going?” The trouble with owning a home is that no matter where you sit, you’re looking at something you should be doing. When it comes to board games about buying real estate...Hasbro really has the Monopoly. I was offered the chance to buy some real estate in Egypt's Valley of the Kings...but it turned out to be just a pyramid selling scheme Q: What do you call a detective in the real estate business? A: Sherlock Homes