Month: January 2026

Key Changes to Real Estate Compensation Rules Following NAR Settlement

Blue background: NAR Settlement & Real estate Commission Changes

In Volume 1, we explored the Sitzer-Burnett lawsuit and the landmark NAR settlement that reshaped the real estate industry. Now, in Volume 2, we turn to the practical side: what these changes mean for you as a buyer or seller. From new rules on agent compensation to how negotiations work today, here’s what you need to know to navigate this evolving landscape with confidence.

Key Changes to Real Estate Compensation Rules

  1. The term “commission” is no longer recognized as the correct term for payments earned by Realtors and was replaced with “compensation”. Offers of compensation are no longer permitted on the MLS. NAR established a new rule which clearly prohibits any offers of compensation and carries penalties for any MLS that allows such postings.
  2. Consumers have the right to pursue compensation for the agent representing them through negotiations. This change went into effect on August 17, 2024.
  3. Realtors working with buyers must have a written agreement for the payment of compensation prior to showing a property to a prospective buyer or at minimum prior to submitting an offer to purchase. As of January 1, 2025, this rule became law in California. The California Association of Realtors updated the Buyer Representation and Broker Compensation Agreement to conform with the rules and new law.
    • Listing agents cannot advertise on the multiple listing service the amount of compensation that a seller is willing to offer the buyer’s agent
    • Buyer’s agents are required to have a written Buyer Representation and Broker Compensation Agreement when showing properties to their buyers
    • Sellers do not have to pay buyer’s agent compensation
    • Buyers can request, when making an offer, that the seller pay the buyer’s agent compensation

While the new rules and practices are beneficial to the consumer, the real estate market has not significantly changed because mortgage rates have remained elevated near 6–7% through 2025. The result is that buyers are hesitant to enter the real estate marketplace and sellers are staying in their homes. This in turn keeps inventory low and maintains home prices at a higher level.

Despite all the predictions that consumers will demand lower compensation to real estate agents, this has not really occurred. The average buyer’s agent compensation was 2.43% for homes sold in the second quarter of 2025, that’s actually up from 2.38% a year earlier. The average combined buyer’s and seller’s agent compensation increased from 5.32% to 5.44% in 2025. Real estate agents have embraced compensation negotiations with their clients by establishing their value in assisting their clients in real estate transactions.

Impact on Buyers and Sellers

These changes have evened the playing field for the buyers and sellers. While compensation to real estate brokers has always been negotiable the custom and practice in the real estate industry was that the seller was paying 100% of the compensation with little if any negotiations.

Sellers still have the choice of offering compensation to buyer agents. A seller may consider doing this as a way of marketing the home or making your listing more attractive to buyers. The listing agent must clearly disclose and obtain approval from the seller for any payment or offer of payment that a listing agent will make to another agent acting for buyers. This disclosure must be made to the seller in writing in advance of any payment or agreement to pay another agent acting for buyers and must specify the payment amount or rate. If a seller chooses to approve an offer of compensation, there are changes to how it can be communicated as it cannot be advertised in the MLS. In today’s market the offer of compensation is not advertised and generally comes in the form of an offer from a buyer with a request that the seller pay the buyer’s agent’s compensation. The seller then can negotiate through a seller counter offer.

Buyers must sign a compensation agreement with the agent acting on their behalf and can advise that agent that any offer that they make must include that the seller will pay their agent’s compensation. Buyers can still request that their agent be compensated by the Seller as part of their offer to purchase the property.

Now the brokers are truly negotiating and discussing their compensation with their respective clients. Buyers and sellers are fully aware of who is paying the compensation and the total amount of compensation being paid. This has led to greater transparency and has not significantly diminished the amount of compensation being paid.

The new compensation rules have introduced clarity and negotiation into the real estate process without drastically reducing agent earnings. Buyers and sellers now have more control and visibility, which is a win for transparency. While market conditions like interest rates still drive overall activity, these changes empower consumers to make informed decisions.

If you’re preparing to buy or sell, now is the time to understand your options and work with a professional who can guide you through this evolving landscape. Contact us today to learn more.

 

Disclaimer
The information in this post is considered attorney advertising under applicable California law. The contents of this post are for informational purposes only and do not constitute legal advice. The information may be incomplete or out of date. No representations, testimonials, or endorsements on this website constitute a guarantee, warranty, or prediction regarding the outcome of any legal matter.

Moving The Goal Post: Strategies for Section 998 Settlement Offers

Moving The Goal Post: Strategies for California Code of Civil Procedure Section 998 Settlement Offers

Overview and policy purpose

California Code of Civil Procedure Section 998 (“Section 998”) is a settlement offer statute designed to push parties toward realistic compromise by attaching meaningful financial consequences to the rejection of a qualifying offer. Its mechanism is not primarily punitive. Instead, it aims to encourage reasonable settlement behavior and discourage parties from continuing litigation when an early resolution was available on fair terms.

Section 998’s leverage is often most visible in cases where litigation costs, and especially expert costs and attorneys’ fees, can quickly eclipse the underlying damages. In statutory fee‑shifting regimes (including many employment and consumer actions), § 998 can become a practical “line in the sand,” because in appropriate cases it may sharply limit the offeree’s ability to recover post‑offer costs and, where fees are treated as recoverable costs under the governing statute, potentially post‑offer attorneys’ fees as well.

Core statutory mechanics

Section 998 allows any party to serve a written offer to allow judgment to be taken, or for an award to be entered, on specified terms. The offer must be served at least 10 days before trial, or before arbitration begins in covered arbitrations.

If the offer is accepted, the accepted offer and proof of acceptance are filed and judgment is entered (or an arbitration award is issued). If the offer is not accepted within 30 days, or before trial or arbitration begins (whichever occurs first), it is deemed withdrawn and generally cannot be used as evidence at trial or arbitration.

The statute’s real force appears in its cost‑shifting provisions:

  • If a defendant makes a qualifying Section 998 offer which the plaintiff does not accept and the plaintiff fails to obtain a more favorable “judgment or award,” then the plaintiff cannot recover post‑offer costs and must pay the defendant’s costs from the time of the offer.
  • Courts also have discretion (outside eminent domain matters) to require the plaintiff to pay reasonable post‑offer expert witness costs that were actually incurred and reasonably necessary.

In practice, this creates a high‑stakes decision point for the offeree: rejecting a serious offer can expose the offeree to a double consequence: loss of their own post‑offer recoveries and potential liability for the other side’s post‑offer costs (including expert costs), shifting settlement leverage materially as trial approaches.

What counts as “more favorable”

Courts compare the dollar value of the final result to the value offered under Section 998. The statute directs courts to exclude post‑offer costs when evaluating whether the plaintiff obtained a more favorable result than the offer. This means the comparison centers on the substantive value of the outcome rather than litigation expenses that accrue later.

A simplified example:

  • If the offer was $100,000, and the plaintiff’s judgment is $100,000 plus pre‑offer costs, the result may be treated as equal or more favorable because pre‑offer costs can be included in the valuation.
  • But if the plaintiff’s judgment is $100,000 plus only post‑offer fees or costs, those post‑offer amounts are excluded from the “more favorable” comparison. In that scenario, the result is not more favorable.

This comparison framework is central to Section  998’s settlement pressure: it allocates risk to the party who refuses a valid offer by placing on that party the burden of achieving a better outcome later.

The Supreme Court’s clarification on pretrial settlements: Madrigal v. Hyundai Motor America

A major practical question had been whether Section  998 cost shifting applies only when the case ends in a judgment after trial, or whether it can apply when the parties settle later for less than an unaccepted offer. The California Supreme Court addressed this in Madrigal v. Hyundai Motor America (March 2025) and held that a plaintiff who rejects a valid  Section 998 offer may still face § Section998 consequences if the plaintiff later settles for less than the offer amount, even without a trial verdict. It is important that any settlement agreement entered into after a rejected Section 998 offer should include language that each party is to bear their own attorney fees and costs.

What Madrigal clarified (and why it matters)

  1. No “trial required” rule. The Court’s analysis made clear that Section  998’s cost‑shifting framework is not limited to cases that culminate in a verdict. Put differently: Section  998 does not contain a categorical “trial requirement.” The statute can penalize the nonaccepting offeree for continuing the case after a proper offer, even if the case later resolves by settlement rather than a judgment after trial.
  2. Procedural posture underscores the risk. In Madrigal, the parties reached a stipulated settlement after a jury was sworn on the first day of trial, and the settlement left issues of costs and attorneys’ fees to be decided by the court. That posture illustrates a key real‑world lesson: even when parties settle late, unresolved fee‑and‑cost allocation can spark a post‑settlement fight in which a prior §Section998 offer becomes determinative.
  3. The offeree bears the risk/burden. The decision reinforces that Section 998 places the practical burden on the offeree to obtain a “more favorable” result after rejecting a valid offer. If the offeree cannot do so, the statute’s cost consequences may apply.

Why this matters in practice

Madrigal strengthens Section 998 as a leverage tool because it reduces the ability to avoid cost consequences simply by settling late for less than an earlier, reasonable offer. It also reinforces the statute’s settlement‑forcing purpose by placing the financial risk on the party who declines a valid offer and continues litigating.

This clarification is especially important in contexts like employment litigation, where statutory fee‑shifting can drive exposure. Defendants, often employers, frequently use §Section998 offers not just to encourage settlement, but to manage and cap the risk of escalating post‑offer fees and costs. After Madrigal, the strategic value of an early, well‑calibrated offer increases because a later settlement does not necessarily “wash away” Section998’s cost‑shifting potential.

Limits of Section998: post-judgment enforcement costs

Another practical boundary is whether Section 998 can bar recovery of fees and costs incurred after judgment for enforcement activity. In Elmi v. Related Management (Cal. Ct. App. Jan. 8, 2025), the Court of Appeal held that Section 998 governs only prejudgment costs and does not control post-judgment enforcement costs, which instead are addressed by the Enforcement of Judgments Law. This distinction is significant for litigants who “win” but face extended enforcement fights because Section 998 does not automatically foreclose enforcement-related recoveries that are authorized by the separate enforcement statutes.

Practical guidance for drafting and evaluating Section 998 offers

Below are practice points grounded in the statute’s structure and the post 2025 case guidance described above.

A. Build a clean record of validity

Because Section 998 consequences can be substantial, litigants should ensure strict compliance with service, timing and form requirements, including the written acceptance mechanism and the 30 day acceptance window. A technically flawed offer can forfeit the benefits, even if the number was reasonable.

B. Price the offer with realistic downside in mind

After Madrigal, parties should treat late settlements as potentially triggering the same comparison analysis as a trial outcome if the settlement ends up less favorable than the earlier offer. That increases the value of making serious offers earlier and increases the risk to an offeree who rejects a defensible number and later compromises downward. A thorough and complete settlement agreement addressing the Section 998 issues is paramount.

C. Consider expert cost exposure as a lever

Section 998 explicitly allows discretionary shifting of post-offer expert witness costs in many matters, which can be especially influential in cases where expert work drives the budget. Even the possibility of those costs can change a case’s settlement posture, particularly as trial approaches.

D. In fee‑shifting cases, evaluate attorneys’ fee exposure explicitly

In statutory fee contexts where attorneys’ fees are recoverable as costs, a valid Section 998 offer may function as a practical cutoff device for post‑offer recovery (depending on the governing fee statute and how courts treat the fee component). That makes it essential for both sides to model not only expected damages, but also expected fee growth, and to incorporate that growth into valuation and settlement strategy.

E. Draft settlements with cost allocation front and center

Because parties can agree to cost allocation terms in settlement, a settlement agreement can avoid a separate fight about who bears which costs and fees after a late compromise. This is especially important when the settlement number is near, or below, a prior Section 998 offer. If costs and fees are left open, the Section 998 comparison may drive the outcome.

Conclusion

Section 998 remains a central settlement device in California civil litigation because it ties litigation economics to settlement behavior through cost shifting and potential expert fee exposure. The California Supreme Court’s Madrigal ruling underscores that Section 998 consequences can apply even when the case resolves through a pretrial settlement that is less favorable than an earlier rejected offer, and that § 998 is not limited to cases resolved by trial verdict.

The practical guidance is clear: Section 998 offers as high‑impact decision points, evaluate them with disciplined valuation (including attorneys’ fee growth where relevant), and draft settlements with costs and fees expressly addressed, particularly when prior § 998 offers exist.

Need Legal Advice?

Contact Hoffman & Forde today at (619) 546-7880 or intake@hoffmanforde.com.

Disclaimer

The information in this post is considered attorney advertising under applicable California law. The contents of this post are for informational purposes only and do not constitute legal advice. The information may be incomplete or out of date. No representations, testimonials, or endorsements on this website constitute a guarantee, warranty, or prediction regarding the outcome of any legal matter.

Sources:
Lexology, California Supreme Court Clarifies that CCP Section 998’s Cost-Shifting Rule Applies to Pre-Trial Settlements, https://www.lexology.com/library/detail.aspx?g=58fde69d-a6c9-488b-a727-3191518b3d27 (last visited Jan. 23, 2026).
Cal. Civ. Proc. Code § 998, FindLaw, https://codes.findlaw.com/ca/code-of-civil-procedure/ccp-sect-998/ (last visited Jan. 23, 2026).
Alison L. Tsao, California Supreme Court Clarifies Cost Shifting Under CCP Section 998, CDF Labor Law LLP (Apr. 16, 2025), https://www.cdflaborlaw.com/blog/california-supreme-court-clarifies-cost-shifting-under-ccp-section-998.
Peter R. Boutin, Tara Leuenberger & Christopher A. Stecher, Section 998: The High-Stakes Settlement Strategy You Need to Know, Daily Journal (Jan. 14, 2025), https://www.dailyjournal.com/article/382847-section-998-the-high-stakes-settlement-strategy-you-need-to-know

San Diego’s 2026 Fire Safety Rules: A Guide for Homeowners

San Diego Fire Regulation Image

San Diego is rolling out major wildfire‑prevention rules in 2026 that will reshape how residents maintain their homes and yards. With extreme fire conditions becoming more common, the city is tightening standards to reduce the risk posed by wind‑driven embers, a leading cause of home ignitions during wildfires.

Below is a clear guide for what homeowners need to know, covering when the rules take effect, how enforcement will work, and who will be most affected.

What Are San Diego’s New “Zone Zero” Fire Safety Requirements?

San Diego’s new regulations focus on the first five feet surrounding a home, a high‑risk zone where embers can easily ignite nearby materials. To reduce this threat, the city will prohibit any combustible materials within this five‑foot perimeter in designated fire‑hazard areas.

Materials that will no longer be allowed in this zone include:

  • Wood fences or trellises
  • Wood shake/ shingle roofs
  • Sheds
  • Flammable shrubs, flowers, and small trees
  • Organic mulch, grass, and synthetic turf

These requirements apply to areas labeled “very high fire hazard severity zones,” which include roughly two‑thirds of San Diego’s homes. This ranges from suburban communities like Scripps Ranch and Carmel Valley to dense urban neighborhoods such as Downtown and Hillcrest.

The new rules stem from statewide legislation (AB 3074), and California’s forestry officials are expected to finalize additional details, including potential plant exemptions, soon.

When Will the New Fire Safety Rules Take Effect?

San Diego is phasing in the requirements on two different timelines:

  • February 2026 — All newly constructed homes must comply
  • February 2027 — All existing homes must comply

City fire officials confirmed that these deadlines are meant to help residents and builders adjust while still moving quickly to reduce risk.

Rental properties face tighter timelines under the city’s accelerated implementation schedule, with immediate compliance required once the ordinance is officially active.

How Will the City Enforce the New Requirements?

San Diego plans to roll out enforcement gradually, focusing first on awareness rather than penalties. With limited staffing, city officials have emphasized education as the primary tool during the early stages.

  1. Emphasis on Homeowner Outreach

Residents can request voluntary home‑risk assessments, where fire‑risk evaluators walk the property and explain how to meet the new standards, from roofing materials to vegetation placement.

  1. Insurance‑Driven Compliance

While city enforcement will ramp up slowly, homeowners may still feel pressure to comply sooner. Insurers may begin requiring proof of compliance before issuing or renewing coverage, especially given rising wildfire‑related claims statewide.

  1. Integration with 2026 Fire Code Updates

These rules will work in tandem with the updated 2025 California Fire Code and Wildland‑Urban Interface Code, both of which become effective locally on January 1, 2026.

Who Will Be Affected by the New Fire Rules?

Because San Diego’s high‑risk zones cover about two‑thirds of the city, most homeowners will be impacted. This includes:

  • Suburban neighborhoods with a history of wildfire exposure
  • Urban areas that have recently been found vulnerable due to ember spread
  • Owners of existing properties, who must comply by 2027
  • Landlords, who may need immediate compliance depending on property type
  • Homeowners in multi‑jurisdictional regions, where rules may vary across county and city lines

New Fire Zone in San Diego County

fig. 1

What San Diego Homeowners Should Do Now

To prepare for the new rules and avoid insurance or compliance headaches, homeowners should begin planning early. Here are practical next steps:

  1. Inspect the first five feet around your home

Look for lumber, fencing, flammable plants, or storage items that will need to be removed.

  1. Budget for landscape or structural updates

Costs may vary, but early preparation helps avoid last‑minute expenses once enforcement begins.

  1. Request a home‑risk assessment

These evaluations offer tailored guidance and can help homeowners understand exactly what must change.

  1. Track updates to statewide wildfire funding

Changes to the California Wildfire Fund may influence insurance premiums or mitigation requirements over time.

Need Legal Advice?

If you’re a landlord or a tenant concerned by these new rules, or impacted by fires in San Diego, contact Hoffman Forde today at (619) 546-7880 or intake@hoffmanforde.com.

Disclaimer

The information in this post is considered attorney advertising under applicable California law. The contents of this post are for informational purposes only and do not constitute legal advice. The information may be incomplete or out of date. No representations, testimonials, or endorsements on this website constitute a guarantee, warranty, or prediction regarding the outcome of any legal matter.

fig. 1 - City of San Diego

The NAR Settlement Is Reshaping Real Estate

The real estate industry is undergoing one of its most significant shifts in decades, driven by a landmark lawsuit and a historic settlement with the National Association of Realtors (NAR). At the center of this change is the Sitzer-Burnett case, which challenged long-standing practices around real estate commissions and sparked nationwide debate. In this first installment, we’ll break down what happened, why it matters, and how the $418 million settlement is reshaping the way agents, buyers, and sellers interact.

Overview of the Sitzer-Burnett Lawsuit

In 2023, the Sitzer-Burnett class-action lawsuit (Class Action Number 29-cv-332) was filed in Missouri federal court by a group of home sellers in the state against NAR and other defendants, including Anywhere, Berkshire Hathaway HomeServices, Keller Williams and RE/MAX. The plaintiffs claimed that real estate commission rates were too high, buyers’ representatives are paid too much, and NAR’s Code of Ethics and MLS Handbook, along with the corporate defendants’ practices, lead to inflated commission rates.

At the October 2023 jury trial, the plaintiffs took particular issue with cooperative compensation, i.e., when a listing broker makes an offer of compensation to the cooperating broker. Offer of compensation does not mean that a specific amount must be paid, the offer can be any amount, including in many cases, $0. NAR introduced evidence to show how the real estate marketplace works and how cooperative compensation benefits consumers. NAR also showed that its rules prohibit anticompetitive behavior and encourage the free market and competition. However, the jury found for the plaintiffs and issued a verdict in the amount of $1.78 billion.

While NAR and the other named defendants believed the verdict was unsupported and was largely driven by legally erroneous rulings by the judge, including legal instructions that prohibited the jury from considering the vast procompetitive benefits that result from NAR’s policies and cooperative compensation practice, these arguments were not persuasive to the jury.

Prior to agreeing to settle the case, NAR investigated appealing the court decision and/or filing Chapter 11 bankruptcy which would only have assisted NAR and not the other named defendants in the lawsuit. Ultimately, while NAR continued to believe that it was not liable for the home seller claims related to broker compensation and that it had strong arguments challenging the Sitzer-Burnett verdict, NAR decided to reach a settlement to put claims to rest for over one million NAR members and other parties who would be released under an accepted settlement.

In order to obtain a national resolution to Sitzer-Burnett judgment and the numerous copycat lawsuits across the United States, the initial Plaintiffs and Defendants in the Burnett-Sitzer case settled their dispute in the amount of $418 million over 4 years (the “Settlement Agreement”).

The $418 Million Settlement Agreement

The key takeaways from the settlement are as follows:

  1. The Settlement Agreement released NAR, over one million NAR members, all state/territorial and local REALTOR® associations, all REALTOR® MLS, and all brokerages with an NAR member as principal whose residential transaction volume in 2022 was $2 billion or below, from liability for the types of claims brought in these cases on behalf of home sellers related to broker commissions. While not all members were released, more than one million members were included in the release. HomeServices of America and its related companies were not released under NAR’s settlement, nor are employees of the remaining corporate defendants named in the cases covered by this settlement; however, all the remaining defendants secured their own releases subject separate settlement agreements.
  2. The Settlement Agreement also provided a mechanism for nearly all brokerage entities that had a residential transaction volume in 2022 that exceeded $2 billion, and MLS not wholly owned by REALTOR® associations to obtain releases.
  3. Individual members and all brokerages with a NAR member as principal whose residential transaction volume in 2022 was $2 billion or below are released by the Settlement Agreement and not required to opt in.
  4. The Settlement Agreement requires NAR to pay $418 million over approximately four years. While NAR has stated it will not raise membership dues, paying this significant amount will require NAR to cut back on services and ultimately they may have to increase membership dues.
  5. There were brokerages who were not covered by the Settlement Agreement if they had residential transaction volume in 2022 that exceeded $2 billion. Those excluded brokerages were required to establish that they fell below the $2 billion dollar ceiling, agree to opt into the Settlement Agreement, comply with the relevant practice changes for five (5) years after the final judgment approving the proposed Settlement Agreement and the time for appeal of such judgment has run; and not assert any claims against NAR, Member Boards, or REALTOR® MLSs based on any of the practice changes or on facts underlying the broker commission litigation or for seven (7) years after the Class Notice Date.

Based on the Settlement Agreement, the NAR Code of Ethics and Rules were modified by restructuring the manner in which real estate agents’ compensation is paid in an effort to create more transparency in the real estate transaction. The new rules are fairly straightforward.

Shortly after the settlement was announced, it appeared that there would be a total shift with buyers and sellers each paying their respective agents. This just did not occur as sellers were still willing to pay all or a portion of the buyer’s agent compensation in order to attract the most offers for their properties.

The NAR settlement marks a pivotal moment in real estate history, setting the stage for greater transparency and consumer choice. While the lawsuit and $418 million settlement may sound complex, the ultimate goal is simple: to create a fairer, more competitive marketplace. These changes are already reshaping industry practices and understanding them is key for anyone planning to buy or sell a home.

Next Up:
In Vol. 2, we’ll dive into the key changes to real estate compensation rules and what they mean for buyers and sellers.

 

Need Legal Advice?

Real estate matters can be complex and emotionally charged. Hoffman Forde, Attorneys at Law, A.P.C. provides experienced counsel to help clients make informed real estate decisions.

Contact Hoffman Forde today at 619-614-2172 or intake@hoffmanforde.com. We handle a wide variety of residential real estate issues for our clients ranging from transactional issues to informal dispute resolution and litigation. Regardless of your specific needs, trust that our residential real estate attorneys will address your situation with quality, cost-effective solutions.

Disclaimer
The information in this post is considered attorney advertising under applicable California law. The contents of this post are for informational purposes only and do not constitute legal advice. The information may be incomplete or out of date. No representations, testimonials, or endorsements on this website constitute a guarantee, warranty, or prediction regarding the outcome of any legal matter.

U.S. Pauses Immigrant Visa Issuance for Certain Nationalities Citing Public Charge Concerns

U.S. Pauses Immigrant Visa Issuance for Certain Nationalities Citing Public Charge Concerns

On January 14, 2026, the U.S. Department of State issued internal guidance directing U.S. consular posts worldwide to pause immigrant visa issuance for nationals of certain countries deemed to be at high risk of becoming a public charge. This pause takes effect January 21, 2026, and will remain in place until further notice.

While this policy does not cancel immigrant visa interviews, it significantly alters how consular officers must adjudicate cases for affected applicants.

What Does the New Guidance Do?

Under the guidance, consular officers must refuse immigrant visa applications under INA § 221(g) for nationals of designated countries if the applicant has not already been refused under another ground of inadmissibility. The refusal is procedural and tied to a broader pause on issuance, not necessarily a final determination on eligibility.

Importantly:

  • Interviews should continue as scheduled
  • Cases must still be fully adjudicated, including a public charge analysis under INA § 212(a)(4)
  • Officers are instructed to document cases using the internal designation “#AIVPause”

Countries Affected by the Immigrant Visa Pause

The pause applies to nationals of a wide range of countries, including (but not limited to):

Afghanistan, Albania, Algeria, Armenia, Bangladesh, Belarus, Belize, Bhutan, Bosnia, Brazil, Cameroon, Colombia, Côte d’Ivoire, Democratic Republic of Congo, Egypt, Eritrea, Ethiopia, Georgia, Ghana, Guatemala, Guinea, Haiti, Iran, Iraq, Jamaica, Jordan, Kazakhstan, Kosovo, Kuwait, Kyrgyzstan, Laos, Lebanon, Liberia, Libya, Macedonia, Moldova, Mongolia, Montenegro, Morocco, Nepal, Nicaragua, Nigeria, Pakistan, Republic of Congo, Russia, Rwanda, Saint Kitts and Nevis, Saint Lucia, Saint Vincent and the Grenadines, Senegal, Sierra Leone, Somalia, South Sudan, Sudan, Syria, Tanzania, Thailand, Togo, Tunisia, Uganda, Uruguay, Uzbekistan, and Yemen.

This list is subject to change as the Department continues its policy review.

Public Charge Review Is Central to This Policy

Consular officers are specifically instructed to closely scrutinize whether an applicant is likely to become a public charge, meaning dependent on U.S. public benefits. Officers must:

  • Evaluate the totality of the circumstances
  • Apply existing public charge standards under 9 FAM 302.8-2
  • Refuse under INA § 212(a)(4) where appropriate

If an applicant overcomes a public charge refusal by submitting additional evidence, the officer must still refuse the case under INA § 221(g) due to the issuance pause.

What About Previously Approved or Printed Visas?

The guidance draws important distinctions:

  • Visas already issued and in the applicant’s possession remain valid
  • Visas printed but not yet released must be refused under § 221(g)
  • Print-authorized but unprinted visas may not be printed
  • No previously issued visas will be revoked under this guidance
  • Only DHS, not consular officers, determines admissibility at a U.S. port of entry

Are There Any Exceptions?

Yes – but they are narrow.

Applicants may still proceed to issuance if:

  • They qualify for a statutory or discretionary exception
  • They can demonstrate their travel would serve specific U.S. national interests
  • They hold dual nationality and apply using a passport from a non-affected country

Any exception must be clearly documented in the consular record.

What This Means for Applicants and Sponsors

This policy does not mean immigrant visas are permanently denied. Instead, it creates:

  • Indefinite delays for many family-based and employment-based applicants
  • Increased importance of financial documentation, affidavits of support, and evidence of self-sufficiency
  • Heightened scrutiny for applicants from affected countries, even where petitions are already approved

Final Thoughts

This pause reflects a broader shift toward stricter enforcement of public charge principles at the consular level. Applicants from affected countries should expect delays, prepare for enhanced financial review, and seek legal guidance before attending immigrant visa interviews.

If you or a family member may be impacted by this policy, consulting with an experienced immigration attorney is strongly recommended to assess options, potential exceptions, and long-term strategy.

Disclaimer

The information in this post is considered attorney advertising under applicable California law. The contents of this post are for informational purposes only and do not constitute legal advice. The information may be incomplete or out of date. No representations, testimonials, or endorsements on this website constitute a guarantee, warranty, or prediction regarding the outcome of any legal matter.

Compass-Anywhere Merger: How It Impacts Buyers and Sellers

Compass and Anywhere Merger Reshapes Real Estate text written over home keys and homes

Compass and Brands like Coldwell Banker, Century 21 and Sotheby’s International Realty Merge: How Does It Impact Buyers and Sellers?

The merger between Compass and Anywhere (parent company to Coldwell Banker, Century 21, etc.) creates a real estate giant with enormous reach and hundreds of thousands of agents under one umbrella. While this sounds impressive, it raises serious concerns for consumers. When one brokerage dominates the market, competition shrinks, and that often means fewer choices, less transparency, and higher costs for buyers and sellers.

This consolidation also increases the likelihood of dual agency, which is one of the most controversial practices in real estate. And that’s where the real problems begin.

Dual Agency: Why It’s Bad for the Consumer

Dual agency occurs when the same agent, or even the same brokerage, represents both the buyer and the seller in a transaction. On paper, it sounds efficient. In reality, it strips away the most important protection you have: loyal representation.

Here’s why dual agency is problematic:

  • Conflict of Interest: A single agent representing both the buyer and the seller will find it difficult to fully advocate for both sides. Negotiating price, repairs, and contingencies becomes a balancing act where neither party gets unbiased representation.
  • Compromise of the Agent’s Fiduciary Duty: An agent representing a client has a fiduciary duty to that client.  In a dual representation, that fiduciary duty can be compromised. It can be difficult for a single agent to fight for the highest price for the seller and the lowest price for the buyer at the same time. Even when there are different agents from the same brokerage, the desire to get the transaction closed for the brokerage can get in the way of fully representing the clients’ best interests.
  • Reduced Transparency:   Agents may have information from their client that would affect the other party’s decisions in the transaction. Without the express authorization of their client, an agent cannot disclose this to the other party.  This creates a lack of transparency in the transaction. In short, dual agency benefits the brokerage and the agents involved in the transaction, not the consumer. And with Compass and Anywhere merging, the chances of encountering this scenario skyrocket.

Protect Your Real Estate Process

So, what can you do to protect yourself in this new landscape?

  1. Avoid Dual Agency
    Ask upfront: “Will you or your brokerage represent both sides?” If the answer is yes, consider walking away. You deserve an agent who is 100% in your corner. The consumer still retains the right to select the broker or agent that the consumer wants to work with and disallowing dual agency is well within the consumer’s discretion.  In addition, a seller when considering listing with a brokerage can negotiate that the broker may not represent the buyer.
  2. Insist on Full Disclosure
    If dual agency is being considered in your transaction, demand written confirmation of what your agent can and cannot do for you. Know the limits before you sign.
  3. Shop Around
    Don’t assume bigger is better. Independent brokerages and smaller firms often provide more personalized service and fewer conflicts of interest. Do your homework before hiring a real estate agent.
  4. Get Everything in Writing
    From compensation agreements to marketing plans, document every promise. In a market dominated by mega-brokerages, clarity is your best defense.

Bottom Line

The Compass-Anywhere merger isn’t just a headline, it’s a shift that could reshape how real estate deals happen. For buyers and sellers, the biggest risk isn’t technology or branding, it’s losing the advocate you thought you had. Dual agency turns your agent into a referee instead of a champion. And in one of the biggest financial decisions of your life, that’s a risk you shouldn’t take.

Need Legal Advice?

Real estate matters can be complex and emotionally charged. Hoffman Forde, Attorneys at Law, A.P.C. provides experienced counsel to help clients make informed real estate decisions.

Contact Hoffman Forde today at 619-546-7880. We handle a wide variety of residential real estate issues for our clients ranging from transactional issues to informal dispute resolution and litigation. Regardless of your specific needs, trust that our residential real estate attorneys will address your situation with quality, cost-effective solutions.

Disclaimer
The information in this post is considered attorney advertising under applicable California law. The contents of this post are for informational purposes only and do not constitute legal advice. The information may be incomplete or out of date. No representations, testimonials, or endorsements on this website constitute a guarantee, warranty, or prediction regarding the outcome of any legal matter.

Hoffman Forde and Co-Counsel Poli, Moon & Zane Secure $23.3 Million Arbitration Award

San Diego, CA – January 9, 2026 – Hoffman Forde and Co-Counsel Poli, Moon & Zane are proud to announce a significant victory on behalf of their client, Key Allegro Condominiums Council of Co-Owners, Inc., in a complex construction defect dispute arising from repairs following Hurricane Harvey. After extensive proceedings before the American Arbitration Association, the Arbitrator issued a Final Award totaling $23,344,615.74, including damages, attorneys’ fees, expenses, and prejudgment interest.

The case centered on systemic construction failures at a 13-building, 100 unit condominium complex in Rockport, Texas. Following catastrophic storm damage in 2017, Key Allegro contracted with Progressive Fire & Flood, Inc. d/b/a Roadrunner Restoration to perform reconstruction work. Despite years of effort and work by Roadrunner, and despite Roadrunner being paid millions of dollars, destructive testing later revealed widespread defects in roofing, siding, and weatherproofing systems. These issues persisted even after a supplemental agreement in 2021 intended to correct prior deficiencies.

In 2021, Roadrunner Restoration Company, LLC acquired assets from the original contractor and continued operations under the same name, personnel, and project identity. The Arbitrator found that the successor entity assumed ongoing contractual obligations and breached its duty to perform repairs in a good and workmanlike manner. The award includes $17.4 million in repair costs, $1.45 million in attorneys’ fees, and $4 million in prejudgment interest, holding Roadrunner Restoration Company, LLC jointly and severally liable.

As stated by Gayle Connolly, Key Allegro’s representative and property manager: “Multiple lawyers and firms told us we had no case.  But Hoffman Forde and Poli, Moon and Zane were relentless in pursuing our claim.  They worked ceaselessly to resolve difficulties and overcome obstacles.  Thanks to their tenacity, we can now move forward with repairs, increasing our owner’s property values and quality of life.  Everyone is beyond grateful for the excellence exhibited by these lawyers and their support team.”

The decision affirms that successor entities cannot evade contractual obligations through restructuring and this substantial award highlights the importance of enforcing warranties and repair duties in large-scale construction projects.

For more information about Hoffman Forde’s construction litigation practice, visit www.hoffmanforde.com.

 

Hoffman Forde is a full-service law firm based in San Diego, with a practice focused on civil litigation, real estate law, business consulting, estate planning, administrative law, personal injury, immigration law, and tax advisory. The firm is known for its commitment to thoughtful advocacy and practical results.

Poli, Moon & Zane is a law firm practicing throughout the western United States and focusing on insurance-related litigation, including representing insureds in claims against their insurance companies where claims have been denied or underpaid, and also working in the arena of construction defect claims against developers and contractors.