Brian Larson - Larson/Sobotka Business Advisors, LLC
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Transcript of Brian Larson - Larson/Sobotka Business Advisors, LLC
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Houston Association of REALTORS®
Real Estate Information Symposium
Brian Larson
March 30, 2010
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© 2010 Larson/Sobotka Business Advisors, LLC
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Speaker introduction• Larson online
– Blog at www.MLSTesseract.com– Twitter: @BLarsonMpls
• “Miranda” warning– Not legal advice– Seek business and legal counsel– Views are of presenter, not sponsors
or clients
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© 2010 Larson/Sobotka Business Advisors, LLC
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MLS data licensing: Legal/strategic view
• Agreement must embody the cost and benefit characteristics that prompted MLS to enter relationship
• Why? “Integration,” “merger,” and “parol evidence”
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© 2010 Larson/Sobotka Business Advisors, LLC
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Benefit and cost characteristics
• Per the three agreements...• What does MLS get?
– Principal benefits– Ancillary benefits
• What costs to MLS?– Direct costs– “Opportunity costs”– Risks
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© 2010 Larson/Sobotka Business Advisors, LLC
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MLS’s principal benefits
First Am Move RPRRevenue share
7% - 40% share of revenues*
No No
Software tools Realist ValueMap* if exclusive
Yes •Access for non-REALTORS•Improved experience for REALTORS
MLS data share
No Yes? Yes
Consumer exposure
No Yes No
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© 2010 Larson/Sobotka Business Advisors, LLC
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MLS’s ancillary benefits
First Am Move RPRNon-compete No No / subject to
Op Agmt?Yes*
Use restrictions
Risk mgmt only*No consumer products
VOW confid. limits / No use to compete with MLS
No contact-productsNo web site display
Warranties- Indemnification
For infringement /only if exclusive
None/none None/ for RPR’s breach
Governance role for MLS
No No No
Damages for other’s breach
12 months’ payments “direct”
None Direct only
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© 2010 Larson/Sobotka Business Advisors, LLC
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MLS’s direct costsFirst Am Move RPR
Data interface RETS Not specified (might follow Realtor.com feed)
RETS or other
Notice to brokers & opt-out mechanism (NAR MLSs)
Yes Not specified (might follow current Realtor.com opt in/out)
Yes
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MLS’s “Opportunity costs”
First Am Move RPRExclusivity Yes for higher
revenuesNo No
MLS receives revenue report
Partial No No
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© 2010 Larson/Sobotka Business Advisors, LLC
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MLS’s risks First Am Move RPR
Data licensed All listings All listings All listings, less confid.
Broker consent
Acknowledged NOT acknowledged
Acknowledged
Residual use 12 mos beyond term & already productized
Perpetual? (Ambiguous)
Perpetual if already productized
Licensed uses known up-front
No No No
MLS receives notice of uses?
No No No
Damages for MLS’s breach
12 mos’ payments “direct”
None Direct
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© 2010 Larson/Sobotka Business Advisors, LLC
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Questions
More discussion at www.MLSTesseract.com