The REBNY Residential Listing Service (RLS) allows for the sharing of exclusive listings among all REBNY brokerage firms that are members of REBNY’s Residential Brokerage Division (RBD). The RLS powers the listings seen on New York City’s brokerage sites. In other words, it provides the listing inventory that you see in the internal listing interfaces at your brokerage.
Do you automatically get access to the RLS if you hold an active REBNY Membership?
Having an active REBNY membership does not automatically permit the use of or access to the RLS. Please refer to the RLS Universal Co-Brokerage Agreement (UCBA) for more details on who can participate in the RLS.
Can a brokerage firm join the RLS without joining REBNY?
Yes, non-member firms that receive revenue from the residential sale or rental of residential property located in the jurisdictions authorized by the Residential Board of Directors must abide by the UCBA, sign a non-REBNY agreement, and pay the fees associated. There is a separate fee structure.
For more details or questions on how non-members can join the RLS, please reach out to Membership
What are the rules and regulations of the RLS?
REBNY has promulgated the rules of the road for the RLS in the Universal Co-Brokerage Agreement (UCBA), which all participants must follow. These rules mandate that every RLS participant submits their Exclusive Listings to the RLS within 24 hours of being engaged as an exclusive broker, unless otherwise directed by the seller. Additionally, in the event of any change to the listing content, information must be updated: 1) simultaneously with any change made over any public website or portal (including, but not limited to, any residential brokerage member’s website); or 2) within twenty-four (24) hours (not including weekends and postal holidays) after the authorized change is received by the Exclusive Agent. All RLS participants must read and understand the Universal Co-Brokerage Agreement (UCBA) and always ensure compliance.
I just joined REBNY. How do I access and submit listings in the RLS?
To enter, update or search listings in the RLS Database, members must first select one of the approved Listing Management Providers. Providers have their own fee for this service; please make your selection based on your respective business needs. Members are required to include the chosen provider on the “Acknowledgement of RLS Universal Co-Brokerage Agreement/Rules and Regulations” form included in the UCBA.
When creating an account with one of the approved listing providers, please ensure that the correct REBNY Member ID is associated with your account as this is the key identifier used to match your profile. You will find your unique REBNY Member ID in your REBNY Membership Portal.
What is the jurisdiction or coverage of the RLS?
The RLS includes the five boroughs of New York City: Manhattan, Brooklyn, Bronx, Queens, and Staten Island.
Can I find historical data such as public records, ACRIS info and tax data, within the RLS?
Historical data will be available to agents and brokers (not consumers) on Citysnap. Currently, members can find some information (recent sales, ownership, zoning and more) within the Property Database.
How do I update my contact information within the RLS/on Citysnap?
Please ensure your latest contact information is up to date in your profile within our REBNY Membership Portal. This portal syncs directly to our RLS Database and is included in your listings when they aresyndicated out. All REBNY members are granted log-in credentials when joining REBNY. If you’re unsure of your username or password, please contact our Membership team at email@example.com.
I am a Commercial Brokerage REBNY member, can I enter my listing to the RLS?
The Residential Listing Service is reserved to firms that are members of the Residential Brokerage Division. If your firm would like to learn more or become Residential Brokerage Member, please reach out to Membership at firstname.lastname@example.org.
Can I switch my Listing Management Provider at any time?
Yes, if you would like to change your firm’s Listing Management Provider, please follow these steps:
Inform the RLS, at least 7 business days before the change of vendor and provide a timeframe for the change to take place.
Resubmit a newly signed UCBA to Membership, indicating your new vendor selection.
Confirm your listings were withdrawn from the previous vendor before submitting the listings to your new vendor. The new vendor is prohibited from submitting listings to the RLS without completion of this step.
If your firm is syndicating through our ListHub Network, you must notify ListHub of the change and provide the new vendor ID.
For any brokerage firms who have more than 100 active listings, please reach out to the RLS Support directly to obtain further detailed instructions.
I have an Exclusive Listing that has been on the market for five months. The owner wants me to re-list it so that the number of days on the market reset`s back to zero. Can I reset an Exclusive Listing’s days on market calculation on the RLS?
No, you may not re-set an Exclusive Listing’s days on market calculation back to zero on the RLS due to a request from the owner, even if the listing has been on the market for an extended period. The Universal Co-Brokerage Agreement (“UCBA”) allows days on market to be reset to zero in two circumstances: if the Exclusive Listing has “(a) sold and the transaction has closed; or (b) been taken off the market for ninety (90) consecutive days.”
I have additional questions about the UCBA and/or when it comes to best practices as an agent/broker, where can I go to find more information? Is there someone I can contact?
REBNY membership dues include direct access to our Legal Line managed by REBNY Broker Counsel Neil Garfinkel. Questions can be sent via email to email@example.com or by calling (212) 201-1178 with your REBNY Member ID.
What is Citysnap?
When launched in June 2022, Citysnap will become the most complete inventory of real estate listings in New York City. Citysnap will be the first and only consumer-facing website and mobile app in NYC with a comprehensive inventory of residential sales and rentals powered exclusively by REBNY’s Residential Listing Service (RLS), aggregating listing content directly from our members. Citysnap is an industry-driven and agent-centric product that will help provide much-needed data transparency for New Yorkers — a win for our city’s real estate industry and consumers.
Here’s why residential agents will love Citysnap:
Your listing, your lead. That means if a consumer expresses interest in your listing, the lead gets routed to you for free.
No fees to list. You don’t have to pay daily listing fees to list your rentals or sales properties on Citysnap, and we don’t allow other real estate professionals to pay for placement on your listings.
Robust inventory. We are going to market with a complete inventory of sales and rental listings that represents the residential real estate ecosystem; our REBNY members.
Governance. Citysnap will be the first website that is exclusively powered by the RLS. This ensures all listing data will be compliant with New York State advertising law, our community rules (REBNY’s Universal Co-Brokerage Agreement) and Fair Housing Law.
For more information, please go to Citysnap.com
How can I log-in to Citysnap?
Active RLS Participants will be able to register for Citysnap with the email address on file with REBNY. It is imperative to keep your contact information on www.myrebny.com up to date as it will be displayed on listings and used to authenticate your account.
Will I still need to use a Listing Management Provider after the launch of Citysnap?
Yes. Citysnap is a portal powered by RLS data. You still need to use your listing management provider to submit listings to the RLS, but Citysnap will automatically display your listings.
Will text alerts be available on Citysnap?
Citysnap will feature in-app messaging between brokers/agents and customers with notifications.
Will agents be able to access Broker-to-Broker notes within Citysnap?
Yes, Citysnap Pro (the version of the app that REBNY members use) will display broker-to-broker notes and other detailed information like commission splits, showing instructions, disclaimers and more that may not be accessible to consumers.
Additionally, agents/brokers will be able to communicate within the app and add notes after a showing.
Will there be Non-RLS or Non-REBNY listing on Citysnap?
Citysnap will be exclusive to RLS. This is a member benefit and REBNY has invested great resources to bring this portal to all our members.
If I am already an active RLS Participant, will there be any additional cost to have my exclusive listings on Citysnap or have access to Citysnap Pro?
No, this is included as part of your membership dues to RLS at REBNY. There will be add-on services available within Citysnap if agent choose to purchase such as advertising services to provide your listing further coverages to the consumer.
Live Support: Weekdays 9am-8pm and Weekends 10am-8pm
How can I report on missing listings or listings with incorrect data?
REBNY is committed to ensuring that the RLS supports brokers and agents throughout New York City with the most accurate data, the highest ethical standards, and the best possible customer service. If you see incorrect data, please send it to RLSSupport@rebny.comas soon as possible so the RLS Compliance team can address it.
Additionally, to ensure you receive all notifications, please add RLSviolation@rebny.com to your safe senders list. Additionally, firms that utilize company-wide email firewalls should ensure that their IT department adds RLSviolation@rebny.com to the company’s safe senders list. This will prevent you from missing important messages regarding compliance with RLS rules and regulations.
In the case of a data violation, you can avoid fines by correcting any dating issue and updating noncompliant listings immediately after receiving the first courtesy notification. If you do receive a fine, please make sure you not only remove the violation, but also pay your fine within the given time frame via the REBNY portal. For additional guidance and information, please review the following resources:
• Overview of Most Common Data Violations, Email Notification Process and Fine Structure
• RLS Universal Co-Brokerage Agreement Rules and Regulations
If a member disseminates their listings to NON RLS third party portals, does the listing description have to be the exact same as what is in the RLS database?
Essentially, yes. The property description updated to the RLS should be as descriptive as what’s disseminated in the community. As long as the description updated in the RLS is as descriptive as what is disseminated to community then you should not incur a violation.
Can I post my listings on sites the RLS does not syndicate or distribute to without submitting it to the RLS?
No, Universal Co-Brokerage Agreement (UCBA) outlines the “Simultaneity Rule”, which requires simultaneous dissemination of an Exclusive Listing to other RLS participants when that Exclusive Listing is publicly disseminated through the internet, social media, or any other means to RLS participants outside of the Exclusive Broker’s firm.
Am I allowed to place my contact information within the description of my Exclusive Listing in the RLS?
No, the Universal Co-Brokerage Agreement (UCBA) outlines “No Personal Information” Rule, which states that no personal information can be included in any property description, floorplans, photographs and/or Internet remarks regarding the Exclusive Listing.
Why did I receive and incorrect status violation on my Exclusive Listing in the RLS?
An incorrect status violation is issued when there is a discrepancy between the RLS and a 3rd party site, or if an instance is surfaced where the listing agent confirms a different status that what is currently being reflected in the RLS.
Per the “Simultaneity Rule” in the UCBA, listing updates are required to be made simultaneously with the RLS and any other public platforms where the listings are displayed.
General RLS Syndication, Data Feeds and Licensing
My listing does not appear to have the same information I submitted to the RLS. What should I do?
Our team ensures that the lights never go out for New York City’s listing real estate pipeline. If your listing appears to be incorrect on another firm/member’s website, please send an email to firstname.lastname@example.org with the Listing ID and details of the including a link to the incorrect listing if possible.
If the issue occurs on a third-party website, please ensure the third party is one of the Direct Network Portals the RLS syndicates to.
Similarly, if you do not see your listing within the RLS at all, please send us an email detailing the listing ID or address.
What is Trestle? Do I need to register?
Trestle is a RESO-compliant real estate data management and distribution platform. It aggregates and normalizes RLS data from disparate sources and simplifies the data licensing process. Only Broker A members need to register for Trestle. Those members should also use the platform to choose which Direct Network Portals they would like their firm to send listings to.
If you want to know more on how to activate your account, please refer to How do I activate my Trestle account?
Please select "RLS at REBNY" as your Multiple Listing Organization (MLO) that you wish to connect with.
Enter your Broker ID with the prefix "RBNY-" and click “Search”. Example: RBNY-12345
A confirmation e-mail will be sent to you. Please check your spam folder if you do not receive it within 10 minutes.
PLEASE NOTE: The e-mail address that receives your confirmation will become your Trestle login ID. Trestle requires each account to utilize a unique e-mail address, so this e-mail address must not be associated with any existing Trestle accounts.
Once the verification e-mail is complete, select your office and primary contact details. When you have entered all the required information, click "Next".
After providing all the required information, you'll need to review and accept the Trestle Subscriber Agreement. This is the agreement between your Brokerage and Trestle to acknowledge the use of the platform.
Next, you'll need to supply a form of payment for any applicable fees.
PLEASE NOTE: If the Residential Broker is only activating their Trestle account to syndicate listing to Direct Network Portals, this platform is complimentary. However, you will still be required to enter payment information to proceed.
If I want to use a Technology Provider that is already approved and has a license with the RLS, what do I do next?
Please reach out to any of our pre-licensed providers to learn how you can adapt their product for your website/firm. Providers will initiate the process to complete a Data License Agreement via Trestle and a Broker A is required to sign. Any customization on public-facing feeds (IDX/VOW) will require a compliance review (fees apply).
Members must be:
Active RLS Participant
No Outstanding Dues or Violations
Completed the REBNY held Ethics Course
Can I use providers that are not licensed by the RLS?
Yes, as long as the appropriate data license is executed. If you are using a provider that is not pre-licensed by RLS, please fill out the Member Direct Data License Application and reach out to us for any questions regarding pricing. To obtain a Direct Data License, a member must be:
Active RLS Participant
No Outstanding Dues or Violations
Completed the REBNY held Ethics Course
When filling out the application, be as thorough as possible and submit any supporting documents to email@example.com. Once reviewed, Broker A is required to sign a Data License Agreement. Public-facing direct feeds may undergo a compliance review (fees apply).
What types of feeds are available for an active RLS Participant?
The feeds that are currently available for licensing are the following:
Please refer to Feeds and Pre-licensed Providers to learn more about the data feeds we offer.
Is there a fee associated with obtaining the RLS feed as an active RLS Participant? If so, why?
Yes, depending on the type of feed. RLS provides IDX, VOW and Product feeds as a premium product within the RLS. Because not all members use IDX, VOW or Product feeds, these are not included in the RLS core services. Members who pay for these feeds are using them to provide enhanced services to consumers and clients. If members are interested, please refer to Data Feeds and Licensing?
What transport type does the RLS use to disseminate the RLS data?
The RLS is RESO Certified and one of the first to provide only RESO Search. For more information on RESO, please go to https://www.reso.org/.
Why are compliance reviews required for IDX/VOW sites?
Since the RLS data includes other brokerages listing and is being publicly displayed, REBNY must ensure that the information of all RLS firms available to the public is properly protected on the host website, and that all legal requirements, such as broker disclosures for VOW, are met.
When do compliance reviews take place?
Compliance reviews are required when a member does not use an already approved iframe template from the RLS Licensed Technology Providers; a member develops, maintains, and operates its own VOW/IDX website; a member’s site includes a plug-in feature; or if the member has a customized site from an RLS Licensed Provider rather than a templated one.
Compliance reviews are conducted within three months of the data feed’s approval.
Who is responsible for payment of the compliance review and how much does it cost?
The licensee requesting the IDX/VOW data feed is typically responsible for the cost of the compliance review. However, it is dependent on the scope of the website. If a member is not using one of the already approved iframe from the Licensed Technology Providers, their website features a plug-in or is customized, the member will be responsible for the audit. The compliance review is a direct pass through to the consultant and REBNY does not incur any financial benefit.
What if a seller/owner does not want their property displayed on the Internet, including VOW sites?
Sellers may elect to not have their listing disseminated or displayed over the internet. Please notify the RLS by sending an Owner Opt-Out letter (Exhibit B in the UCBA) to firstname.lastname@example.org.
If a seller chooses to opt-out the exclusive listing, it cannot be displayed over the Internet entirely. This includes email blasts and third-party portals. If it is reported that your listing is advertised or disseminated, you can incur a violation and/or fine.
Can a member completely opt-out of the IDX program?
Only Broker A of the RLS Participant can choose to Opt-Out of IDX on behalf for the entire firm. Once a firm opts-out of the program, their listings will not be displayed on other RLS IDX websites. They are also not permitted to obtain or display RLS listings on their website.
Can I send my listings only to selected websites via IDX?
No. When a firm elects to participate in IDX, such participation is “all or nothing” and does not allow for selective distribution by individual IDX participants.
However, on behalf of the firm, the Broker A can select to opted-in/opted-out for portals based on each third-party portals.