Assented to May 13, 2004
Part 1 — Introductory Provisions
1 In this Act:
"associate broker" means a person licensed as an associate broker;
"Authority" means the BC Financial Services Authority established under section 2 of the Financial Services Authority Act;
"brokerage" means a person licensed as a brokerage;
"brokerage trust account" means, in relation to a brokerage, an account maintained by the brokerage under section 26 [obligation to maintain trust account];
"compensable loss" means loss that is compensable loss within the meaning of section 60 [compensable loss];
"compensation fund corporation" means the Real Estate Compensation Fund Corporation established under section 109 [compensation fund corporation established];
"conduct unbecoming a licensee" , in relation to a licensee or former licensee, means conduct unbecoming a licensee within the meaning of section 35 (2) [misconduct by licensee];
"deceptive dealing" , in relation to a person providing real estate services as a licensee, means any of the following:
(a) an intentional misrepresentation, by word or conduct, or in any other manner, of a material fact in relation to real estate services, or in relation to a trade in real estate to which the real estate services relate, or an intentional omission to disclose such a material fact;
(b) a course of conduct or business that is intended to deceive a principal about the nature of the real estate services, or about the nature of a trade in real estate to which the real estate services relate;
(c) an artifice, agreement, device or scheme to obtain money, profit or property by illegal means;
(d) a promise or representation about the future that is beyond reasonable expectation and not made in good faith;
"engaged" , in relation to a brokerage, means a person who is
(a) a licensee employed by the brokerage to provide real estate services on its behalf, or
(b) a licensee who is acting in an independent contractor relationship with the brokerage to provide real estate services on its behalf;
"false or misleading statement" includes an omission in relation to information that is required or authorized to be provided under this Act;
"financial services tribunal" means the Financial Services Tribunal under the Financial Institutions Act;
"foundation" means the Real Estate Foundation of British Columbia continued under section 90 [foundation continued];
"foundation fund" means the fund of the foundation under section 94 [foundation fund];
"insurance corporation" means the Real Estate Errors and Omissions Insurance Corporation continued under section 99 [insurance corporation continued];
"insurance fund" means the Real Estate Errors and Omissions Insurance Fund under section 103 (1) [insurance fund];
"issue" , in relation to a licence, includes renew;
"licence" means a licence issued under Part 2 [Licensing];
"managing broker" means a person licensed as a managing broker;
"money" includes currency, government or bank notes, cheques, drafts, money orders and amounts credited or received by electronic means;
"owner" , in relation to rental real estate, includes a person entitled to possession of the real estate who exercises a right to sub-rent or sub-lease the real estate to another;
(a) in relation to a trade in real estate, does not include a licensee acting solely as a licensee, and
(b) in relation to a prospective trade in real estate, includes a potential party;
"prescribed" means prescribed by regulation of the Lieutenant Governor in Council;
"principal" , in relation to real estate services, means, as applicable,
(a) in the case of trading services, a party to a trade in real estate,
(b) in the case of rental property management services, other than trading services in relation to the rental of the real estate, the owner of the rental real estate to or on behalf of whom the services are provided, or
(c) in the case of strata management services, the strata corporation to whom or on behalf of whom the services are provided;
"professional misconduct" , in relation to a licensee or former licensee, means professional misconduct within the meaning of section 35 (1) [misconduct by licensee];
"providing" , in relation to real estate services, includes
(a) offering to provide such services,
(b) holding oneself out as a person who provides such services, or
(c) soliciting for the purposes of the provision of such services;
"real estate" means
(a) real property,
(b) regardless of whether it is or is not an interest in real property, a cooperative interest, shared interest in land or time share interest, as these are defined in the Real Estate Development Marketing Act, and
(c) a right in relation to real property that is defined by regulation to be real estate,
but does not include a right in relation to real property that is excluded by regulation;
"real estate services" means
(a) rental property management services,
(b) strata management services, or
(c) trading services;
(a) in relation to a brokerage, a managing broker, associate broker or representative who is licensed in relation to the brokerage, and
(b) in relation to a managing broker, associate broker or representative, the brokerage in relation to which the person is licensed;
"remuneration" includes any form of remuneration, including any commission, fee, gain or reward, whether the remuneration is received, or is to be received, directly or indirectly;
"rental property management services" means any of the following services provided to or on behalf of an owner of rental real estate:
(a) trading services in relation to the rental of the real estate;
(b) collecting rents or security deposits for the use of the real estate;
(c) managing the real estate on behalf of the owner by
(i) making payments to third parties,
(ii) negotiating or entering into contracts,
(iii) supervising employees or contractors hired or engaged by the owner, or
(iv) managing landlord and tenant matters
but does not include an activity excluded by regulation;
"rental real estate" means real estate that is or is intended to be rented or leased;
"representative" means a person licensed as a representative;
"rules" means rules made by the Authority under section 89.2;
"special compensation fund" means the Real Estate Special Compensation Fund established under section 112 [special compensation fund];
"stakeholder" means a brokerage holding money as a stakeholder under section 28 [money held as stakeholder];
"strata corporation" means a strata corporation within the meaning of the Strata Property Act and includes a section within the meaning of that Act;
"strata management services" means any of the following services provided to or on behalf of a strata corporation:
(a) collecting or holding strata fees, contributions, levies or other amounts levied by, or due to, the strata corporation under the Strata Property Act;
(b) exercising delegated powers and duties of a strata corporation or strata council, including
(i) making payments to third parties on behalf of the strata corporation,
(ii) negotiating or entering into contracts on behalf of the strata corporation,
(iii) supervising employees or contractors hired or engaged by the strata corporation, or
(iv) enforcing bylaws or rules of the strata corporation,
but does not include an activity excluded by regulation;
"superintendent" means the Superintendent of Real Estate appointed under section 2.1 (1);
"Superintendent of Financial Institutions" means the Superintendent of Financial Institutions appointed under the Financial Institutions Act;
"temporary licence" means a licence, of any level or category, described in section 14 [temporary licences];
"trade in real estate" means
(a) a transaction for the purchase or sale of real estate, for the leasing of real estate or for any other form of acquisition or disposition of real estate,
(b) an assignment of a contract for purchase, sale or lease of real estate, or a transaction in relation to such an assignment, or
(c) a prospective trade in real estate within the meaning of paragraph (a) or (b);
"trading services" means any of the following services provided to or on behalf of a party to a trade in real estate:
(a) advising on the appropriate price for the real estate;
(b) making representations about the real estate;
(c) finding the real estate for a party to acquire;
(d) finding a party to acquire the real estate;
(e) showing the real estate;
(f) negotiating the price of the real estate or the terms of the trade in real estate;
(g) presenting offers to dispose of or acquire the real estate;
(h) receiving deposit money paid in respect of the real estate
but does not include an activity excluded by regulation;
"wrongful taking" , in relation to a person providing real estate services as a licensee, means any of the following:
(a) a misappropriation or wrongful conversion of money or other property received by the person in relation to the real estate services;
(b) an intentional failure to account for or pay over, within a reasonable time, any money or other property that
(i) was received by the person, and
(ii) belongs to one or more principals in relation to the real estate services.
2 (1) This Act applies to every person who provides real estate services to or on behalf of another for or in expectation of remuneration.
(2) In addition but subject to the rules, this Act applies to every licensee who provides real estate services, even if the licensee
(a) provides real estate services on the licensee's own behalf,
(b) provides real estate services to or on behalf of another but not for or in expectation of remuneration, or
(c) would otherwise be exempted by this Act or the regulations from the requirement to be licensed in relation to the provision of those real estate services.
2.1 (1) The Authority's board of directors must appoint a Superintendent of Real Estate in accordance with section 10 [statutory decision makers] of the Financial Services Authority Act.
(2) The superintendent may exercise the powers and must perform the duties vested in or imposed on the superintendent under this Act, the Real Estate Development Marketing Act and the Strata Property Act.
(3) The superintendent may, in writing, delegate any of the superintendent's powers or duties under this Act.
(4) The superintendent may impose conditions or restrictions on any delegation made under subsection (3).
Part 2 — Licensing
Division 1 — Licence Requirements
3 (1) A person must not provide real estate services to or on behalf of another, for or in expectation of remuneration, unless the person is
(a) licensed under this Part to provide those real estate services, or
(b) exempted by subsection (3) or the regulations from the requirement to be licensed under this Part in relation to the provision of those real estate services.
(2) A licence required by this Part is additional to any licence, registration, certificate, enrolment or qualification required under any other Act.
(3) In addition to any exemption provided by regulation, the following are exempt from the requirement to be licensed under this Part:
(a) a person acting under the authority of a court;
(b) a trustee in bankruptcy, custodian, receiver, receiver manager or liquidator who is appointed under a provincial or federal enactment, in respect of real estate services undertaken by the person in that capacity;
(c) an executor or administrator of an estate, in respect of real estate services provided in relation to real estate owned or held by the estate;
(d) a trustee, in respect of real estate services provided under the terms of a will, marriage settlement or deed of trust;
(e) a financial institution that has a trust business authorization under the Financial Institutions Act, in respect of real estate services provided in relation to real estate that it owns, holds or administers;
(f) a practising lawyer as defined in section 1 of the Legal Profession Act, in respect of real estate services provided in the course of the person's practice.
4 (1) No action may be brought or continued for remuneration in relation to real estate services unless, at the time the real estate services were provided, the person claiming the remuneration was
(a) licensed under this Part to provide those real estate services, or
(b) exempted by this Act or the regulations from the requirement to be licensed under this Part in relation to the provision of those real estate services.
(2) Subsection (1) does not apply to an action brought against a brokerage in relation to real estate services if the action is brought by a person who is licensed, or otherwise authorized, under the laws of a jurisdiction other than British Columbia to
(a) provide those real estate services, and
(b) act in a capacity equivalent to that of a brokerage under this Act.
Division 2 — Licence Levels, Categories and Relationships
5 (1) The following levels of licences are established for the purposes of this Act:
(a) a brokerage licence, which authorizes a brokerage to provide real estate services through a managing broker, associate broker or representative;
(b) a managing brokerage licence, which authorizes a managing broker to act for a brokerage for all purposes under this Act and to carry out the responsibilities referred to in section 6 (2) [brokerage must have a managing broker];
(c) an associate broker licence, which authorizes an associate broker to provide real estate services under the supervision of a managing broker;
(d) a representative licence, which authorizes a representative to provide real estate services under the supervision of a managing broker.
(2) An individual may be licensed at any licence level.
(2.1) A person may not be licensed as an associate broker unless the person meets the educational and experience requirements to be licensed as a managing broker.
(3) Unless permitted by the regulations, a partnership or corporation may be licensed only as a brokerage.
(4) Subject to the rules, a brokerage must have a brokerage licence for each branch office from which it operates.
(5) Within the licence levels under subsection (1), a person may be licensed within a category that is established by the rules on the basis of the real estate services permitted to be provided under the licence.
6 (1) Subject to the rules, a brokerage
(a) must have one or more managing brokers licensed in relation to the brokerage, and
(b) may only provide real estate services that are permitted by the licence of a managing broker who is licensed in relation to the brokerage.
(2) A managing broker licensed in relation to a brokerage acts for the brokerage for all purposes under this Act, and is responsible for
(a) the exercise of the rights conferred on the brokerage by its licence,
(b) the performance of the duties imposed on the brokerage by its licence, and
(c) the control and conduct of the brokerage's real estate business, including supervision of the associate brokers and representatives who are licensed in relation to the brokerage.
7 (1) Subject to subsection (2), a managing broker, associate broker or representative must be
(a) licensed in relation to a single brokerage, and
(b) engaged by that brokerage.
(2) If permitted by the rules, a managing broker may be licensed in relation to more than one brokerage if the brokerages are affiliated within the meaning of the rules.
(3) A managing broker, associate broker or representative
(a) must not provide real estate services other than on behalf of the brokerage in relation to which they are licensed, and
(b) is not entitled to and must not accept remuneration in relation to real estate services from any person other than the brokerage in relation to which they are licensed.
(4) A related licensee of a brokerage is, when acting for the brokerage, subject to any restrictions and conditions applicable to the brokerage licence in relation to which they are acting.
(a) must not provide real estate services unless the services are provided on behalf of the brokerage by a managing broker, associate broker or representative who is licensed in relation to and engaged by the brokerage, and
(b) must not engage or allow a licensee who is licensed in relation to another brokerage to provide real estate services on behalf of the first brokerage unless the licensee is a managing broker licensed under subsection (2) in relation to both brokerages and engaged by both brokerages.
7.1 (1) A brokerage must ensure that the following individuals do not train or supervise managing brokers, associate brokers and representatives who are licensed in relation to the brokerage, unless the individual is licensed in relation to that brokerage:
(a) a partner, or a director, officer or shareholder of a corporation that is a partner, in the case of a brokerage that is a partnership;
(b) a director, officer or shareholder of the corporation, in the case of a brokerage that is a corporation;
(c) a sole proprietor, in the case of a sole proprietorship.
(2) For the purposes of this section, "train or supervise" means to train or supervise in respect of real estate services or the provision of real estate services.
Division 3 — Licensing Authority
8 In this Part, unless otherwise provided, an application for a licence includes
(a) an application for a new licence, and
(b) an application for renewal, amendment or reinstatement of an existing licence.
9 (1) A person may apply for a new licence, or for the renewal, amendment or reinstatement of a licence, by submitting to the superintendent an application
(a) in the form and manner required by the superintendent, and
(b) containing the information required by the superintendent.
(2) The application must be accompanied by the following, as applicable:
(a) any other information or records required by the superintendent;
(b) any prescribed fee in relation to the application;
(c) any prescribed fee in relation to a licence;
(d) any prescribed assessment in relation to the expenses of the Authority;
(e) any assessment levied under section 104 (1) [insurance fund assessments and deductibles] by the insurance corporation and required to be paid before a licence is issued, amended or reinstated;
(f) any assessment levied under section 113 (1) [compensation fund assessments] by the compensation fund corporation and required to be paid before a licence is issued, amended or reinstated.
(3) A fee referred to in subsection (2) (c) and an assessment referred to in subsection (2) (d), (e) or (f) are refundable if the licence in respect of which the application is made is not issued, amended or reinstated, as the case may be.
(4) In addition to any other information required by the superintendent,
(a) an application for a brokerage licence must identify the persons proposed to act as managing brokers in relation to the brokerage, and
(b) an application for a managing broker, associate broker or representative licence must identify the brokerage in relation to which the applicant proposes to be licensed.
(5) An individual who is licensed as a brokerage and qualified to be licensed as a managing broker is deemed to be licensed as a managing broker in relation to the brokerage unless an application under subsection (1) in relation to the brokerage licence indicates that the individual will not be acting in that capacity.
(6) The superintendent may refuse to accept an application until any amount owed by the applicant to the Authority, insurance corporation or compensation fund corporation is paid.
(7) If a person submits an application for the renewal of the person's licence on or after the earlier of the dates referred to in section 12 (a) and (b), the superintendent may accept the application for renewal instead of requiring the person to submit an application for a new licence.
(8) If a person's licence is inoperative or suspended, the superintendent may authorize the person to apply for the renewal of the licence instead of applying for the reinstatement of the licence or for a new licence.
10 An applicant for a new licence or a licence renewal must satisfy the superintendent that they meet the following applicable requirements:
(a) the applicant is of good reputation and suitable to be licensed at the level and in the category for which the applicant is applying;
(b) in the case of an applicant who is an individual, the applicant
(i) is at least 19 years of age, and
(ii) meets the educational and experience requirements established by the rules;
(b.1) in the case of an applicant for a licence renewal who is an individual, the applicant meets the educational requirements specified by the superintendent;
(c) in the case of an applicant that is a partnership or corporation,
(i) the applicant's partners or directors and officers, as the case may be, are of good reputation, and
(ii) if a partner of the applicant is a corporation, the corporation's directors and officers are of good reputation;
(d) in all cases, the applicant has not
(i) been refused a licence under real estate, insurance, mortgage broker or securities legislation in British Columbia or another jurisdiction,
(ii) held a licence that was suspended or cancelled under real estate, insurance, mortgage broker, or securities legislation in British Columbia or another jurisdiction,
(iii) been disciplined by a professional body, or
(iv) been convicted of an offence
for a reason that reveals the applicant as unfit to be a licensee;
(e) in all cases, the applicant meets any other qualification requirements established by the rules.
11 The superintendent may
(a) conduct an investigation, or
(b) require the applicant to provide the superintendent with additional information, documents or verification,
to the extent the superintendent considers necessary for the evaluation of an application under section 9 [how to make an application].
12 If a licensee has applied for renewal of a licence in accordance with section 9 [how to make an application] before the earlier of
(a) the end of the licence term, and
(b) if applicable, a date established under the rules,
the licence continues in effect beyond the end of its term until the superintendent notifies the licensee of its decision with respect to the application.
13 (1) If an applicant does not satisfy the superintendent respecting the qualification requirements under section 10 [qualifications for obtaining licence], the superintendent may refuse to issue the licence.
(2) In addition, in the case of an applicant for a new brokerage licence, the superintendent may refuse to issue the licence if the superintendent considers that the applicant has a legal name or trade name that is likely to confuse or mislead the public.
(3) Before refusing to issue a licence, the superintendent must give notice to the applicant and provide the applicant with an opportunity to be heard respecting the matter.
(4) If the superintendent refuses to issue a licence, the superintendent must
(a) provide the applicant with written notice of the refusal and the reasons for it, and
(b) advise the applicant of the right to appeal under Division 4 [Appeals to Financial Services Tribunal] of Part 4.
(5) The superintendent may, by order, require the applicant to pay the expenses, or part of the expenses, incurred by the Authority in relation to the applicant's opportunity to be heard under subsection (3).
(6) Amounts ordered as referred to in subsection (5)
(a) must not exceed the applicable limit that is prescribed in relation to the type of expenses to which they relate, and
(b) may include the remuneration expenses incurred in relation to employees, officers or agents of the Authority engaged in providing the opportunity to be heard.
14 The superintendent may issue a temporary licence that
(a) requires the licensee to meet one or more specified conditions within a specified period of time or by a specified date, and
(b) is cancelled, effective at the end of that specified period or on that specified date, if the conditions are not met by that time.
15 (1) Subject to this section, the superintendent may, as it considers necessary or desirable in relation to a specific licence,
(a) impose conditions and restrictions on the licence,
(b) vary a condition or restriction applicable to the licence, or
(c) remove a condition or restriction applicable to the licence.
(2) The powers under subsection (1) (a) or (b) to impose or vary a condition or restriction are exercisable only
(a) on or before the date on which the licence is issued, with effect on and after that date, or
(b) on the written application or with the written consent of the licensee.
(3) Before imposing or varying a condition or restriction as referred to in subsection (2) (a), the superintendent must give notice to the applicant and provide the applicant with an opportunity to be heard respecting the matter.
(4) If the superintendent imposes or varies a condition or restriction as referred to in subsection (2) (a), the superintendent must
(a) provide the applicant with written notice of the condition or restriction and the reasons for it, and
(b) advise the applicant of the right to appeal under Division 4 [Appeals to Financial Services Tribunal] of Part 4.
(5) The power under subsection (1) (c) to remove a condition or restriction is exercisable at any time on the superintendent's own initiative or on the written application of the licensee.
(a) new licence conditions or restrictions apply to a brokerage licence, or
(b) existing conditions or restrictions on a brokerage licence are varied or removed,
the superintendent may amend the licences of the related licensees of the brokerage to reflect the conditions and restrictions applicable to the brokerage licence.
(a) new licence conditions or restrictions apply to a managing broker licence, or
(b) existing conditions or restrictions on a managing broker licence are varied or removed,
the superintendent may amend the licence of the related brokerage to reflect the conditions and restrictions applicable to the managing broker licence.
17 A condition or restriction that applies to a licence under this Act is part of the licence in respect of which it applies, whether included in the licence, attached to it or contained in a separate document.
18 The superintendent may amend a licence in any of the following circumstances:
(a) on the written application or with the written consent of the licensee;
(b) as provided in section 15 [conditions and restrictions in relation to a specific licence];
(c) as provided in section 16 [conditions and restrictions on related licences];
(d) to give effect to an order under Division 2 [Discipline Proceedings Relating to Licensees] or Division 3 [Investigations and Proceedings Relating to Unlicensed Activity] of Part 4;
(e) to give effect to a rule under section 89.2 (2) (b) [rules respecting general restrictions and conditions].
Division 4 — Inoperative, Suspended and Cancelled Licences
19 (1) A licence is subject to automatically becoming inoperative in accordance with
(a) section 22 (1) [licensee ceases to be engaged by brokerage], or
(b) section 23 (1) or (3) [effect on related licensees if licence becomes inoperative].
(2) A licence is subject to suspension or cancellation in accordance with any of the following:
(a) automatically in accordance with
(i) section 14 (b) [cancellation of temporary licences],
(ii) section 104 (3) [failure to pay insurance assessment],
(iii) section 113 (3) [failure to pay compensation assessment], or
(iv) section 116 (4) [failure to provide required security];
(b) by order of the superintendent under
(i) section 24 [cancellation or suspension of licence if qualification not met], or
(ii) Division 2 [Discipline Proceedings Relating to Licensees] of Part 4.
(c) and (d) [Repealed 2021-2-54.]
20 A licensee must not provide real estate services at any time that the licensee's licence is inoperative or suspended.
21 (1) A person whose licence becomes inoperative or is suspended or cancelled must immediately
(a) cease to hold themselves out as a licensee, and
(b) surrender the licence to the superintendent.
(2) If the licence of a person whose licence becomes inoperative or is suspended or cancelled is in the possession of the related brokerage, that brokerage must immediately surrender the licence to the superintendent.
(3) The superintendent may
(a) impound the records of a brokerage whose licence has become inoperative or has been suspended or cancelled, and
(b) retain those records for a period of 2 years or until the licence is reinstated, whichever is earlier.
22 (1) If a managing broker, associate broker or representative ceases to be engaged by the brokerage in relation to which the person is licensed,
(a) that person's licence becomes inoperative, and
(b) the person ceases to be licensed in relation to the brokerage,
effective as of the time that the person ceases to be engaged by the brokerage.
(2) On application of a person whose licence has become inoperative under subsection (1), the superintendent may, if satisfied that the person continues to be otherwise qualified for the licence,
(a) reinstate the licence in its previous form if the person is re-engaged by the same brokerage, subject to any applicable amendments under section 16 [conditions and restrictions on related licences], or
(b) reinstate the licence with necessary amendment if the person is engaged by another brokerage.
23 (1) If a brokerage licence becomes inoperative or is suspended or cancelled, the licence of any related licensee becomes inoperative, effective as of the time at which the brokerage licence becomes inoperative or is suspended or cancelled.
(2) In relation to a licence that becomes inoperative under subsection (1), if
(a) the related brokerage licence is reinstated, and
(b) the related licensee is licensed in relation to, and engaged by, the brokerage at the time of that reinstatement,
the licence of the related licensee is automatically reinstated.
(3) Subject to the rules, if the licence of the only managing broker for a brokerage becomes inoperative or is suspended or cancelled, the licences of the brokerage and its related licensees become inoperative, effective as of the time at which the managing broker licence becomes inoperative or is suspended or cancelled.
(4) In relation to a licence that becomes inoperative under subsection (3), if the managing broker licence referred to in that subsection is reinstated in relation to the same brokerage, the licences of
(a) that brokerage, and
(b) the related licensees who are licensed in relation to that brokerage and engaged by the brokerage at the time of that reinstatement,
are automatically reinstated.
(5) For certainty, a licence that is reinstated under this section is subject to section 7 (4) [licensee is subject to restrictions and conditions applicable to brokerage licence].
24 (1) If an applicant for a licence made a false or misleading statement in or in relation to their application, respecting a matter referred to in section 10 [qualifications for obtaining licence], the superintendent may, by order,
(a) cancel the licence, or
(b) suspend the licence until satisfied that the licensee is qualified to hold the licence.
(2) Before cancelling or suspending a licence under this section, the superintendent must give notice to the licensee and provide the licensee with an opportunity to be heard respecting the matter.
(3) If the superintendent makes an order under this section, the superintendent must
(a) provide the licensee with written notice of the cancellation or suspension and the reasons for it, and
(b) advise the licensee of the right to appeal under Division 4 [Appeals to Financial Services Tribunal] of Part 4.
Part 3 — Trust Accounts and Other Financial Matters
25 A brokerage must maintain proper books, accounts and other records in accordance with the rules, and must keep these records in British Columbia.
25.1 If, under the rules, a brokerage is required to file with or submit to the superintendent a report, or another record in place of a report, the report or record must
(a) be filed or submitted in the form and manner required by the superintendent,
(b) include the information required by the superintendent, and
(c) be accompanied by any information or records required by the superintendent.
26 (1) A brokerage must maintain, in accordance with the rules, one or more interest bearing trust accounts with one or more savings institutions in British Columbia.
(2) An account required under subsection (1) must be designated as a trust account both in the brokerage's records and in the records of the savings institution holding the account.
27 (1) A licensee engaged by a brokerage must promptly pay or deliver to the brokerage
(a) all money held or received from, for or on behalf of a principal in relation to real estate services,
(b) all money held or received on account of remuneration for real estate services, including a share of remuneration received from another brokerage and whether or not the remuneration has already been earned, and
(c) all money held or received on account of remuneration paid as a result of the licensee recommending the products or services of any of the following persons:
(i) a home inspector, mortgage broker, notary public, lawyer or savings institution;
(ii) any other person in a business, profession or occupation relating to real estate.
(2) A brokerage must promptly pay into a brokerage trust account
(a) all money held or received from, for or on behalf of a principal in relation to real estate services,
(b) all money held or received on account of remuneration for real estate services, including a share of remuneration received from another brokerage, and
(c) all money held or received on account of remuneration paid as a result of the brokerage, or a related licensee of the brokerage, recommending the products or services of any of the following persons:
(i) a home inspector, mortgage broker, notary public, lawyer or savings institution;
(ii) any other person in a business, profession or occupation relating to real estate.
(3) For the purposes of this section, if money referred to in subsection (1) or (2) is held or received by a person who is
(a) an officer, director, controlling shareholder or partner of a brokerage,
(b) an employee of a brokerage or of a related licensee of a brokerage, or
(c) a person acting in an independent contractor relationship with a brokerage or with a related licensee of a brokerage,
the money is deemed to be held or received by the brokerage or related licensee, as applicable.
(4) Subsections (1) and (2) do not apply to money held or received by a licensee providing trading services in relation to a trade in real estate if,
(a) by written agreement that is separate from any agreement giving effect to the trade in real estate, all principals in relation to the trading services agree that subsections (1) and (2) do not apply, and
(b) any conditions established by the rules are met.
(4.01) Subsection (1) does not apply to money held or received by a licensee providing trading services in relation to a trade in real estate if
(a) the money is in the form of a cheque, draft or money order payable to a person other than the licensee or a related brokerage of the licensee,
(b) the licensee takes no action in relation to the cheque, draft or money order other than delivering it to the person to whom it is payable, and
(c) any conditions established by the rules are met.
(4.02) Subsection (2) does not apply to money held or received by a brokerage if
(a) the money is in the form of a cheque, draft or money order payable to a person other than the brokerage or a related licensee of the brokerage,
(b) the brokerage takes no action in relation to the cheque, draft or money order other than delivering it to the person to whom it is payable, and
(c) any conditions established by the rules are met.
(4.1) Despite subsection (2) (b) and (c), remuneration that has already been earned, as determined in accordance with the rules, by a brokerage may be paid,
(a) if none of the remuneration is payable to another brokerage, into a commission trust account maintained by the brokerage, or
(b) if none of the remuneration is payable to either another brokerage or a related licensee, into a brokerage account other than
(i) a brokerage trust account, or
(ii) a commission trust account maintained by the brokerage.
(4.2) [Repealed 2007-7-82.]
(5) Subject to the rules, a brokerage must ensure that no money, other than money referred to in subsection (1) or (2), is paid into its brokerage trust accounts.
28 (1) Subject to subsection (3), this section applies to money held or received in respect of a trade in real estate for which there is an agreement between the parties for the acquisition and disposition of the real estate.
(2) If the brokerage holds the money in a brokerage trust account, then, despite any rule of law to the contrary, the brokerage holds that money as a stakeholder and not as agent for one of the parties to the trade in real estate,
(a) unless or until the parties agree otherwise in writing, or
(b) unless or until circumstances established by the regulations apply.
(3) This section does not apply to the following:
(a) rents or payments under an option to purchase, if collected on a periodic and regular basis;
(b) security deposits and pet damage deposits paid by tenants under the Residential Tenancy Act;
(c) prescribed payments.
29 (1) A brokerage that is credited by a savings institution with interest on money held in a brokerage trust account
(a) holds the interest in trust for the foundation, and
(b) must cause the savings institution to pay the interest to the foundation in accordance with the regulations.
(2) Subsection (1) does not apply if the brokerage holds the money under a duty under the Residential Tenancy Act to pay the interest to a tenant.
(3) Subject to subsection (4), subsection (1) does not apply to money deposited in a separate trust account maintained by a brokerage for a principal, in which case the interest is to be paid to or in accordance with the instructions of the principal.
(4) If money deposited in an account referred to in subsection (3) becomes held by the brokerage as a stakeholder, subsection (1) applies to that money unless the parties to the trade in real estate agree otherwise in writing, in which case the interest is to be paid in accordance with the agreement.
30 (1) Money in a brokerage trust account, other than money that the brokerage holds as stakeholder, may be withdrawn only if it is one or more of the following:
(a) money paid into the trust account by mistake;
(b) interest paid in accordance with section 29 [interest on trust account];
(c) money authorized to be withdrawn under section 31 [payment of licensee remuneration];
(d) unclaimed money transferred under section 32 [unclaimed money held in trust];
(e) money paid into court under section 33 [payment of trust funds into court];
(f) money paid in accordance with a court order;
(g) money paid to or in accordance with the instructions of the principal to whose credit the money was deposited.
(2) Money in a brokerage trust account that the brokerage holds as stakeholder may be withdrawn only
(a) as provided in subsection (1) (a) to (f),
(b) in accordance with a written agreement of the parties to the trade in real estate, or
(c) in accordance with the regulations under this Act or under section 43 [regulations for residential real property right of rescission] of the Property Law Act.
(3) This section does not apply to a deposit received by a brokerage under section 18 of the Real Estate Development Marketing Act and, instead, that deposit must be dealt with in accordance with that Act.
31 (1) Money in a brokerage trust account that is intended as remuneration for a licensee may be withdrawn from the account when it has been earned as determined in accordance with the rules.
(2) Money withdrawn from a brokerage trust account under subsection (1) must be paid by the brokerage as follows:
(a) any share of the remuneration that is payable by the brokerage to another brokerage must be paid to the other brokerage directly out of the brokerage trust account;
(b) any net share of the remuneration that is payable by the brokerage to a licensee engaged by the brokerage must be paid, at the brokerage's option,
(i) to that licensee directly out of the brokerage trust account, or
(ii) into a commission trust account maintained by the brokerage in accordance with the rules and, from that account, to or on behalf of the licensee.
32 (1) A brokerage may transfer money held in trust by a brokerage to the administrator appointed under the Unclaimed Property Act, if
(a) the brokerage has made reasonable efforts to ascertain the identity of or to locate the person entitled to claim the money and to notify that person about the money, and
(b) despite those efforts, the money has been unclaimed for longer than one year after the applicable time prescribed for the purposes of this section.
(2) Money transferred under subsection (1) is deemed to be an unclaimed money deposit under the Unclaimed Property Act.
33 (1) If, in relation to money held in trust by a brokerage, it appears to the brokerage that
(a) there are adverse claimants to the money,
(b) the identity of one or more of the persons entitled to it is unknown, or
(c) there is no person capable of giving, or authorized to give, a valid discharge for it,
the brokerage may apply to the Supreme Court for an order for payment of the money into court.
(2) An application under this section must be accompanied by an affidavit setting out the following as applicable and to the extent possible:
(a) the nature of the real estate services in respect of which the money was held or received;
(b) the names and addresses of the principals in relation to those real estate services;
(c) the date and terms on which the brokerage received the money;
(d) the names and addresses of all claimants to the money of whose claims the brokerage is aware;
(e) particulars of any claim for remuneration by the brokerage, or a related licensee of that brokerage, arising out of the real estate services.
(3) An application under this section may be made without notice to any other person unless otherwise ordered by the court.
(4) On an application under this section, the court may make an order for payment of the money into court, and payment into court under the order discharges the brokerage from liability for the amount paid.
(5) Money paid into court under an order under this section must not be paid out of court except by order of the court, which may do one or more of the following:
(a) order payment of all or part of the money to the person or persons entitled to it on terms the court considers appropriate;
(b) direct the trial of an issue;
(c) make any other order that the court considers appropriate, including an order for the payment of costs to the brokerage that made the application.
Part 4 — Discipline Proceedings and Other Regulatory Enforcement
Division 1 — Conduct, Complaints and Investigations Relating to Licensees
34 For the purpose of this Part, "licensee" includes a former licensee in relation to matters that occurred while the person was a licensee.
35 (1) A licensee commits professional misconduct if the licensee does one or more of the following:
(a) contravenes this Act, the regulations under this Act or under section 43 [regulations for residential real property right of rescission] of the Property Law Act or the rules;
(b) breaches a restriction or condition of the licence;
(c) does anything that constitutes wrongful taking or deceptive dealing;
(d) demonstrates incompetence in performing any activity for which a licence is required;
(e) fails or refuses to cooperate with an investigation under section 37 [investigations of licensees];
(f) fails to comply with an order of the superintendent;
(f.1) fails to comply with an undertaking that the licensee gave under section 53.1;
(g) makes or allows to be made any false or misleading statement in a document that is required or authorized to be produced or submitted under this Act.
(2) A licensee commits conduct unbecoming a licensee if the licensee engages in conduct that, in the judgment of the superintendent,
(a) is contrary to the best interests of the public,
(b) undermines public confidence in the real estate industry, or
(c) brings the real estate industry into disrepute.
(3) A brokerage that is a partnership or corporation may be found to have committed professional misconduct or conduct unbecoming a licensee if a partner, officer, director or controlling shareholder of the brokerage does one or more of the things referred to in subsection (1) or (2).
36 (1) A person may make a complaint to the superintendent if the person believes that a licensee may have committed professional misconduct or conduct unbecoming a licensee.
(2) A complaint must be in writing and must include particulars.
(3) Unless a complaint is made anonymously, the superintendent must
(a) acknowledge receipt of the complaint, and
(b) on disposition of the matter, inform the complainant of the disposition.
37 (1) The superintendent may conduct an investigation to determine whether a licensee may have committed professional misconduct or conduct unbecoming a licensee.
(2) [Repealed 2021-2-59.]
(3) For the purposes of an investigation, the superintendent may do one or more of the following:
(a) at any time during business hours, inspect and remove or copy records that are located on the business premises of
(i) a licensee or former licensee, or
(ii) an officer, director, controlling shareholder or partner of a licensee or former licensee;
(b) require a person referred to in paragraph (a) to
(i) answer, or meet with the superintendent to answer, inquiries relating to the investigation, and
(ii) produce information, records or other things in the person's possession or control for examination by the superintendent.
(4) A person referred to in subsection (3) (a) must not withhold, destroy, conceal or refuse to provide any information or thing reasonably required for the purposes of an investigation under this section.
38 (1) The superintendent may apply to a justice for an order authorizing the seizure of records or other evidence, wherever located, belonging or relating to a licensee from the person named in the order, if there are reasonable grounds to believe that the licensee may have committed professional misconduct or conduct unbecoming a licensee.
(2) An application under subsection (1) may be made without notice to any other person unless otherwise ordered by the justice.
(3) An application under subsection (1) must be supported by an affidavit stating
(a) the grounds for believing that the licensee may have committed professional misconduct or conduct unbecoming a licensee, and
(b) the grounds for believing that the seizure will produce evidence relevant to that matter.
(4) On an application under subsection (1), the justice may make an order
(a) designating the person who will conduct the seizure and authorize that person to conduct it,
(b) setting the time and place the seizure will take place, and
(c) giving any other directions necessary to carry out the seizure.
(5) This section does not apply to records or other evidence subject to solicitor-client privilege.
Division 2 — Discipline Proceedings Relating to Licensees
39 [Repealed 2021-2-62.]
40 (1) Following an investigation under section 37 [investigations of licensees] or the cancellation of an administrative penalty under section 57 (4) (a.1) [administrative penalties], the superintendent may issue a notice to the affected licensee and conduct a discipline hearing.
(2) The notice must
(a) describe the nature of the complaint or other matter that is to be the subject of the discipline hearing,
(b) specify the time and place set for commencement of the hearing, and
(c) advise the licensee that the superintendent is entitled to proceed with the hearing in the absence of the licensee.
(3) The notice must be given to the licensee, at least 21 days before the time set for the discipline hearing, as follows:
(a) in the case of notice to a current licensee, by personal service or by delivery in accordance with the rules;
(b) in the case of notice to a former licensee, by personal service;
(c) as an alternative in any case, in accordance with an order under section 125 [substituted service].
41 (1) At any time before the time set for the discipline hearing, the licensee who received a notice under section 40 [notice of discipline hearing] may deliver to the superintendent a written proposal that includes the licensee's consent to the superintendent making a specified order under section 43 [discipline orders] without conducting a hearing.
(2) If a proposal under subsection (1) is received, the superintendent
(a) may postpone the time set for commencing the hearing until the proposal has been dealt with in accordance with this section, and
(b) if the hearing is to be conducted after the postponement, must give notice of the time and place of the hearing in accordance with section 40 (3) [delivery of hearing notice].
(3) The superintendent may accept or reject the proposal.
(4) If the superintendent accepts the proposal,
(a) the superintendent may make the proposed order, and
(b) no further proceedings may be taken under this Division or Division 5 [Administrative Penalties] with respect to the matter, other than to enforce the terms of the order as proposed or to deal with a contravention of the order.
(5) Regardless of whether or not a proposal has been accepted or rejected, the proposal may not be used, without the consent of the licensee who made the proposal,
(a) in any proceeding under this Act with respect to the matter, other than
(i) as referred to in subsection (4) (b), or
(ii) [Repealed 2021-2-64.]
(iii) for the purposes of considering a claim under Part 5 [Payments from Special Compensation Fund], or
(b) in any civil proceeding with respect to the matter.
42 (1) If notice of a discipline hearing has been given in accordance with section 40 (3) [notice], the superintendent may proceed with the discipline hearing, whether or not the licensee appears in person and whether or not the licensee is represented by legal counsel at the hearing.
(2) For the purposes of a discipline hearing, sections 34 (3) and (4) [power to compel witnesses and order disclosure], 48 [maintenance of order at hearings] and 49 [contempt proceeding for uncooperative witness or other person] of the Administrative Tribunals Act apply to the superintendent.
(3) The superintendent may conduct a discipline hearing by way of written submissions or oral hearing, or a combination of both.
43 (1) After a discipline hearing, the superintendent must
(a) act under this section if the superintendent determines that the licensee has committed professional misconduct or conduct unbecoming a licensee, or
(b) in any other case, dismiss the matter.
(2) If subsection (1) (a) applies, the superintendent must, by order, do one or more of the following:
(a) reprimand the licensee;
(b) suspend the licensee's licence for the period of time the superintendent considers appropriate or until specified conditions are fulfilled;
(c) cancel the licensee's licence;
(d) impose restrictions or conditions on the licensee's licence or vary any restrictions or conditions applicable to the licence;
(e) require the licensee to cease or to carry out any specified activity related to the licensee's real estate business;
(f) require the licensee to enrol in and complete a course of studies or training specified in the order;
(g) prohibit the licensee from applying for a licence for a specified period of time or until specified conditions are fulfilled;
(h) require the licensee to pay amounts in accordance with section 44 (1) and (2) [recovery of enforcement expenses];
(i) require the licensee to pay a discipline penalty in an amount of
(i) not more than $500 000, in the case of a brokerage or former brokerage, or
(ii) not more than $250 000, in any other case;
(j) require the licensee to pay an additional penalty up to the amount of the remuneration accepted by the licensee for the real estate services in respect of which the contravention occurred.
(2.1) A discipline penalty imposed under subsection (2) (i) may be imposed for each contravention.
(2.2) Despite subsections (2) (i) and (j) and (2.1), if the discipline hearing was conducted following the cancellation of an administrative penalty under section 57 (4) (a.1) [administrative penalties], the sum of the discipline penalty and any additional penalty for a contravention must not be more than the highest amount of the administrative penalty indicated in the notice of administrative penalty for the contravention.
(3) An order under subsection (2) may provide that,
(a) if the licensee fails to comply with the order, or
(b) if the licensee fails to comply with one or more specified restrictions or conditions of the licensee's licence,
the superintendent may suspend or cancel the licence under subsection (4).
(4) If the licensee fails to comply as specified by a provision under subsection (3), the superintendent may, by order, suspend or cancel the licensee's licence, as applicable, without the need for giving the licensee further notice or the opportunity to be heard.
(5) The superintendent may, by order, on the application of or with the consent of the licensee subject to the order, vary or rescind an order made under this section.
(6) For the purposes of this section, "contravention" means an act or omission that is the subject of a determination under subsection (1) (a).
44 (1) The superintendent may, by an order under section 43 (2) (h) [recovery of enforcement expenses], require the licensee to pay the expenses, or part of the expenses, incurred by the Authority in relation to either or both of the investigation and the discipline hearing to which the order relates.
(2) Amounts ordered as referred to in subsection (1)
(a) must not exceed the applicable prescribed limit in relation to the type of expenses to which they relate, and
(b) may include the remuneration expenses incurred in relation to employees, officers or agents of the Authority engaged in the investigation or discipline hearing.
(3) Money received by the Authority on account of a discipline penalty under section 43 (2) (i) or, subject to the regulations, an additional penalty under section 43 (2) (j) may be expended by the Authority only for the purpose of educating the public, and licensees and other participants in the real estate industry in British Columbia, about
(a) the operation and regulation of the industry, and
(b) issues related to real estate and real estate services.
(4) An amount ordered to be paid under section 43 (2) (h), (i) or (j) is a debt owing to the Authority and may be recovered as such.
45 (1) The superintendent may act under this section if
(a) the superintendent believes on reasonable grounds that there has been conduct in respect of which the superintendent could make an order under section 43 [discipline orders] against a licensee, and
(b) the superintendent considers that
(i) the length of time that would be required to complete an investigation or hold a discipline hearing, or both, in order to make such an order would be detrimental to the public interest, and
(ii) it is in the public interest to make an order under this section against the licensee.
(2) If the circumstances referred to in subsection (1) apply, the superintendent may, by order, do one or more of the following:
(a) suspend the licensee's licence;
(b) impose restrictions or conditions on the licensee's licence or vary any restrictions or conditions applicable to the licence;
(c) require the licensee to cease or to carry out any specified activity related to the licensee's real estate business.
(3) Despite any other provision of this Division, the superintendent may make an order under subsection (2)
(a) whether or not notice of a discipline hearing has been issued under section 40 [notice of discipline hearing],
(b) without giving notice to the licensee, and
(c) without providing the licensee an opportunity to be heard.
(4) The superintendent may, by order,
(a) on its own initiative, rescind an order under this section, or
(b) on the application of or with the consent of the licensee subject to the order, vary or rescind an order made under this section.
(5) Promptly after an order under subsection (2) is made, the superintendent must give to the licensee
(a) a copy of the order and written reasons for it, and
(b) written notice that a discipline hearing may be held respecting the matter.
(6) Without affecting the authority of the superintendent to initiate a discipline hearing, a licensee who is the subject of an order under subsection (2) may require a discipline hearing to be held by delivering written notice to the superintendent.
(7) Within a reasonable time after receiving a written notice under subsection (6), the superintendent must issue a notice under section 40 [notice of discipline hearing], subject to the difference that the time for issuing the notice is at least 14 days before the time set for the discipline hearing, rather than 21 days, unless the licensee agrees to a shorter period.
(8) After a discipline hearing respecting a licensee who is subject to an order under this section, the superintendent must
(a) rescind the order under this section and make an order under section 43 [discipline orders], if the superintendent determines that the licensee has committed professional misconduct or conduct unbecoming a licensee, or
(b) in any other case, rescind the order under this section.
46 (1) The superintendent may make an order under this section if the superintendent believes on reasonable grounds that a licensee has contravened this Act, the regulations or the rules in a way that is contrary to the public interest.
(2) If subsection (1) applies, the superintendent may, by order directed to the licensee, do either or both of the following:
(a) prohibit the licensee from withdrawing any of the licensee's property, or any of it identified in the order, from the possession of another person named in the order who has the property on deposit, under control or for safekeeping;
(b) require the licensee to hold all property, or any of it identified in the order, that is in the licensee's possession or control in trust for
(i) a receiver or receiver manager who has been appointed, or whose appointment has been or is to be applied for, under section 59 [court order for appointment of receiver], or
(ii) a custodian, trustee, receiver manager, receiver or liquidator who has been appointed, or whose appointment has been applied for, under any other enactment.
(3) If subsection (1) applies, the superintendent may, by order, require a person having in British Columbia, on deposit, under control or for safekeeping, any property of the licensee to hold all of that property, or any of it identified in the order.
(4) An order under this section may be made without advance notice to a person affected by the order but, promptly after making the order, the superintendent must give a copy of the order to the person to whom it is directed.
(5) The superintendent may, by order, vary or rescind an order under this section on its own initiative or on the application of a person affected by the order.
(6) Property affected by an order under this section continues to be affected by the order and remains frozen as provided in the order until the property is released under subsection (5) or is dealt with in accordance with a court order.
(7) If a savings institution is the holder of property described in subsection (3), the order applies only to the offices, branches or agencies of the savings institution that are specified in the order.
(a) a person to whom an order under subsection (3) is directed is uncertain respecting the application of the order to any property, or
(b) a claim is made to the property by a person not named in the order,
the person may, on giving notice to the superintendent, apply to the Supreme Court for an order under subsection (9).
(9) On an application under subsection (8), the court may order the disposition of the property as it considers appropriate.
47 (1) As soon as practicable, the superintendent must, subject to the regulations, publish a copy of each order made under this Division.
(2) The superintendent must provide a copy of an order required to be published under subsection (1) to any person requesting the copy, on payment of the prescribed fee.
Division 3 — Investigations and Proceedings Relating to Unlicensed Activity
48 (1) The superintendent may conduct an investigation to determine whether an unlicensed person has
(a) engaged in any activity for which a licence under this Act is required, or
(b) failed to comply with an undertaking that the unlicensed person gave under section 53.1.
(2) The superintendent may issue a notice of hearing and conduct a hearing following an investigation under subsection (1) or the cancellation of an administrative penalty under section 57 (4) (a.1) [administrative penalties].
(3) [Repealed 2021-2-72.]
(4) The following provisions of this Part apply to the superintendent acting under this Division in relation to an unlicensed person as if the superintendent were exercising authority under the applicable provision in relation to a licensee:
(a) section 37 (3) and (4) [investigations of licensees];
(b) subject to subsection (5) of this section, section 38 [order by justice for search and seizure];
(c) section 40 (2) and (3) [notice of discipline hearing], in relation to notices of hearing issued by the superintendent under subsection (2) of this section;
(d) section 41 [consent orders], in relation to orders that the superintendent may make under section 49 [orders respecting unlicensed activity];
(e) section 42 [discipline hearings], in relation to hearings conducted by the superintendent under subsection (2) of this section;
(f) section 46 [orders to freeze property].
(5) For the purposes of subsection (4) (b), section 38 applies if there are reasonable grounds to believe that an unlicensed person has engaged in any activity for which a licence under this Act is required.
49 (1) This section applies if, after a hearing under section 48 (2) [superintendent hearings], the superintendent determines that the person subject to the hearing
(a) did not hold a licence under this Act at a time when the person was engaged in any activity for which such a licence was required, or
(b) failed to comply with an undertaking that the person gave under section 53.1.
(2) The superintendent may, by order, do one or more of the following with respect to a person referred to in subsection (1):
(a) require the person to cease the activity referred to in subsection (1) (a);
(b) require the person to carry out specified actions that the superintendent considers necessary to remedy the situation;
(c) subject to subsection (2.01), require the person to pay the expenses, or part of the expenses, incurred by the Authority in relation to either or both of the investigation and the hearing to which the order relates;
(d) require the person to pay a penalty in an amount of
(i) not more than $500 000, in the case of a corporation or partnership, or
(ii) not more than $250 000, in the case of an individual;
(e) require the person to pay an additional penalty up to the amount of the remuneration accepted by the person for the real estate services in respect of which the contravention occurred.
(2.01) Amounts required to be paid under subsection (2) (c)
(a) must not exceed the applicable prescribed limit in relation to the type of expenses to which they relate, and
(b) may include the remuneration expenses incurred in relation to employees, officers or agents of the Authority engaged in the investigation or hearing.
(2.1) A penalty imposed under subsection (2) (d) may be imposed for each contravention.
(2.2) Despite subsections (2) (d) and (e) and (2.1), if the hearing was conducted following the cancellation of an administrative penalty under section 57 (4) (a.1) [administrative penalties], the sum of the penalty and any additional penalty for a contravention must not be more than the highest amount of the administrative penalty indicated in the notice of administrative penalty for the contravention.
(2.3) Money received by the Authority on account of a penalty under subsection (2) (d) or, subject to the regulations, an additional penalty under subsection (2) (e) may be expended by the Authority only for the purpose referred to in section 44 (3).
(2.4) An amount ordered to be paid under subsection (2) (c), (d) or (e) is a debt owing to the Authority and may be recovered as such.
(3) The superintendent may, by order, on the application of or with the consent of the person subject to the order, vary or rescind an order made under this section.
(4) For the purposes of this section, "contravention" means an act or omission that is the subject of a determination under subsection (1).
50 [Repealed 2021-2-74.]
51 (1) The superintendent may act under this section if the superintendent considers that
(a) there has been conduct in respect of which the superintendent could make an order under section 49 [orders respecting unlicensed activity], and
(b) the length of time that would be required to complete an investigation or hold a hearing, or both, in order to make such an order would be detrimental to the public interest.
(2) If the circumstances referred to in subsection (1) apply, the superintendent may make an order referred to in section 49 (2) (a) or (b) [orders respecting unlicensed activity].
(2.1) Despite any other provision of this Division, the superintendent may make an order referred to in subsection (2)
(a) whether or not a notice of hearing has been issued under section 48 [superintendent hearings],
(b) without giving notice to the unlicensed person, and
(c) without providing the unlicensed person an opportunity to be heard.
(3) The following provisions apply to the superintendent acting under this section in relation to an unlicensed person as if the superintendent were exercising authority under section 45 [orders in urgent circumstances] in relation to a licensee:
(a) section 45 (4), (5) and (8), in relation to orders made under subsection (2) of this section;
(b) section 45 (6), in relation to hearings under section 48 (2) [superintendent hearings];
(c) section 45 (7), in relation to notices under section 48 (2).
52 (1) If the superintendent considers that a person has failed to comply with an order of the superintendent under this Division, the superintendent may file a certified copy of the order with the Supreme Court.
(2) An order filed under subsection (1) has the same force and effect, and all proceedings may be taken on it, as if it were an order of the Supreme Court.
53 (1) As soon as practicable, the superintendent must, subject to the regulations, publish each order made by the superintendent under this Division.
(2) The superintendent must provide a copy of an order required to be published under subsection (1) (a) to any person requesting the copy, on payment of the prescribed fee.
Division 3.1 — Undertakings by Licensees and Unlicensed Persons
53.1 (1) This section applies to a licensee or an unlicensed person if the superintendent has reason to believe that
(a) the licensee or the unlicensed person has contravened this Act, the regulations or the rules, or
(b) the licensee has
(i) breached a restriction or condition of the licence, or
(ii) done anything that constitutes wrongful taking or deceptive dealing.
(2) In the circumstances referred to in subsection (1), the superintendent may, with or without an investigation or a hearing under this Part,
(a) give notice to the licensee or the unlicensed person of the superintendent's reason for believing that this section applies to the licensee or the unlicensed person, and
(b) accept a written undertaking from the licensee or the unlicensed person to do one or more of the following:
(i) comply with terms or conditions set by the superintendent, which may include a condition that the licensee or the unlicensed person pay the expenses, or part of the expenses, incurred by the Authority in relation to the undertaking;
(ii) do anything that the licensee or the unlicensed person is required to do under this Act;
(iii) cease or refrain from doing anything that the licensee or the unlicensed person is prohibited from doing under this Act.
(3) Expenses assessed under subsection (2) (b) (i)
(a) must be for the matters, and must not exceed the amounts, set out in the regulations, and
(b) may include remuneration expenses for employees, officers or agents of the Authority engaged in matters related to the undertaking.
(4) An undertaking given by a licensee or an unlicensed person under this section is binding on the licensee or unlicensed person.
Division 4 — Appeals to Financial Services Tribunal
54 (1) Appeals to the financial services tribunal may be made as follows:
(a) the applicant may appeal a refusal to issue a licence;
(b) the licensee affected may appeal the imposition of restrictions and conditions on a licence under section 15 (2) (a) [conditions and restrictions in relation to a specific licence — issuance or renewal];
(c) the licensee affected may appeal the cancellation or suspension of a licence under section 24 [cancellation or suspension if qualifications not met];
(d) [Repealed 2021-2-78.]
(e) the person subject to the order may appeal an order of the superintendent under Division 2 [Discipline Proceedings Relating to Licensees] or Division 3 [Investigations and Proceedings Relating to Unlicensed Activity] of this Part.
(2) and (3) [Repealed 2021-2-78.]
(4) Sections 242.2 [practice and procedure] and 242.3 [judicial review] of the Financial Institutions Act apply in relation to an appeal under this section.
55 [Repealed 2021-2-79.]
Division 5 — Administrative Penalties
56 (1) The Authority may, by rule,
(a) designate contraventions of specified provisions of this Act, the regulations or the rules as being subject to administrative penalties under this Division, and
(b) establish the amount, or range of amounts, of administrative penalty that may be imposed in respect of each contravention of a specified provision of this Act, the regulations or the rules, which may be
(i) different for different levels or categories of licence,
(ii) different for first and subsequent contraventions, and
(iii) different depending on whether the administrative penalty is paid
(A) no more than 30 days after the date the notice of the administrative penalty is served or delivered under section 57 (3),
(B) more than 30 days after the date of service or delivery,
(C) no more than 30 days after the date the opportunity to be heard is provided under section 57 (4), or
(D) more than 30 days after the date of the opportunity to be heard.
(2) The maximum amount of administrative penalty that may be established under subsection (1) is $100 000.
57 (1) If the superintendent is satisfied that a person has contravened a provision of this Act, the regulations or the rules that has been designated under section 56 (1) (a) [designated contraventions], the superintendent may issue a notice imposing on the person an administrative penalty that consists of one or more of the following:
(a) an amount permitted by the rules;
(b) a requirement to complete a specified course of studies or training;
(c) if the person is a licensee, restrictions or conditions on the licence.
(2) The notice under subsection (1) must do the following:
(a) indicate the rule that has been contravened;
(b) indicate the administrative penalty that is imposed;
(c) advise the person of the person's right to be heard respecting the matter;
(d) advise the person that, if the person does not, within 30 days or a longer period allowed by the superintendent, request such an opportunity to be heard,
(i) the person is deemed to have acknowledged contravening the provision of this Act, the regulations or the rules, and
(ii) the administrative penalty becomes due and payable to the Authority.
(3) Notice under subsection (1) must be given as follows:
(a) in the case of notice to a current licensee, by personal service or by delivery in accordance with the rules;
(b) in the case of notice to a former licensee or other person, by personal service;
(c) as an alternative in any case, in accordance with an order under section 125 [substituted service].
(4) The superintendent must provide the person with an opportunity to be heard if this is requested and, following the opportunity, may
(a) cancel the administrative penalty,
(a.1) cancel the administrative penalty and issue a notice to the person under section 40 (1) [discipline hearing] or 48 (2) [hearing relating to unlicensed person] if the superintendent is satisfied that issuing the notice is more appropriate than imposing the administrative penalty, or
(b) confirm the administrative penalty, in which case it becomes due and payable to the Authority.
(5) The amount of an administrative penalty imposed under this section is a debt owing to the Authority and may be recovered as such.
(6) Money received by the Authority on account of administrative penalties under this section may be expended by the Authority only for an educational purpose referred to in section 44 (3) [use of discipline penalty money].
(7) If an administrative penalty has been imposed under this section,
(a) no further proceedings may be taken under this Part in respect of the matter, other than to enforce payment of the penalty, and
(b) without the consent of the person, the fact that the penalty has been imposed may not be used
(i) in any proceeding under this Act with respect to the matter, other than as referred to in paragraph (a), or
(ii) in any civil proceeding with respect to the matter.
57.1 (1) Subject to the regulations, the superintendent may publish a copy of
(a) each notice of administrative penalty issued under section 57 (1), and
(b) each decision made under section 57 (4) to confirm or cancel an administrative penalty.
(2) The superintendent must provide a copy of a notice or a decision published under subsection (1) to any person requesting the copy, on payment of the prescribed fee.
Division 6 — Applications to Court
58 (1) The superintendent may apply to the Supreme Court for an injunction restraining a person from contravening, or requiring a person to comply with,
(a) this Act, the regulations or the rules, or
(b) an order of the superintendent under this Part.
(2) The court may grant an injunction sought under subsection (1) if the court is satisfied that there is reason to believe there has been or will be a contravention of this Act, the regulations, the rules or an order referred to in that subsection.
(3) The court may grant an interim injunction until the outcome of an application under subsection (1).
59 (1) If the superintendent makes an order under section 43 [discipline orders] or 45 [orders in urgent circumstances relating to licensees] cancelling or suspending a licence, the superintendent may apply to the Supreme Court for the appointment of a receiver or receiver manager of all or any part of the property of the licensee.
(2) On an application under subsection (1), if the court is satisfied that the appointment of a receiver or receiver manager is in the best interests of
(a) the creditors of the licensee,
(b) persons from, for or on whose behalf the licensee has received money or other property in respect of real estate services, or
(c) other persons, any of whose property is in the possession or under the control of the licensee,
the court may, by order, appoint a receiver or receiver manager of all or any part of the property of that licensee.
(3) An application under subsection (1) may be made without notice to any other person, in which case the court may make a temporary order under subsection (2) appointing a receiver or receiver manager for a period not longer than 15 days.
(4) A receiver or receiver manager appointed under this section
(a) is the receiver or receiver manager of all or any part of the property that is subject to the court order, and
(b) if authorized by the court, may wind up or manage the business and affairs of the licensee and exercise powers necessary or incidental to the winding up or management.
Part 5 — Payments from Special Compensation Fund
Division 1 — Compensable Loss
60 For the purposes of this Part:
"claim" means a claim under section 61 [claim for compensation];
"compensable loss" means loss suffered by a person in relation to real estate services that is the amount of money that
(a) was held or received by
(ii) an officer, director, controlling shareholder or partner of the responsible brokerage,
(iii) an employee of the licensee, of the responsible brokerage or of another related licensee of that brokerage, or
(iv) a person acting in an independent contractor relationship with the licensee, with the responsible brokerage or with a related licensee of that brokerage,
from, for or on behalf of a principal in relation to real estate services, including any amount that is or is intended to be remuneration to a licensee, and
(b) was, as applicable,
(i) misappropriated or wrongfully converted by a person referred to in paragraph (a) (i) to (iv),
(ii) intentionally not paid over or accounted for, by a person referred to in paragraph (a) (i) to (iv), to the person entitled to the money, or
(iii) obtained by the fraud of a person referred to in paragraph (a) (i) to (iv),
but does not include loss that
(c) is claimed by a licensee or former licensee as remuneration to the licensee or former licensee,
(d) was caused by conduct that occurred before section 61 (1) [claim for compensation] came into force,
(e) was caused by conduct of a licensee acting under an exemption provided by Part 9 of the rules, or
(f) is prescribed;
(a) in relation to a court decision, a court decision that has become final because of the lapse of time for being appealed or because it is a decision of the highest court to which the initial decision was appealed, and
(b) in relation to an order or determination under Part 4 [Discipline Proceedings and Other Regulatory Enforcement], an order or determination that has become final because of the lapse of time for appeal or because it was made or confirmed on appeal under this Act;
"licensee" includes a former licensee in relation to matters that occurred while the person was a licensee;
"responsible brokerage" means, in relation to a compensable loss, the brokerage that
(a) held or received, or
(b) under section 27 [payment into trust account], should have held or received,
the money referred to in the definition of "compensable loss".
61 (1) In order to make a claim for compensation from the special compensation fund, a person must apply in writing to the superintendent within the time limit established by subsection (2), including
(a) particulars of the conduct on which the claim of compensable loss is based,
(b) if the person is relying on a court decision, a copy of the decision, and
(c) any other information required by the superintendent.
(2) The time limit for making a claim is 2 years after the earliest of the following:
(a) the date on which the person making the claim became aware that the compensable loss occurred;
(b) if the licence of the responsible brokerage was cancelled or suspended by an order under section 45 (2) (a) [orders in urgent circumstances relating to licensees] at any time after the conduct that caused the compensable loss, the date of that cancellation or suspension;
(c) the date the superintendent publishes a notice, in accordance with the regulations, that compensable loss may have occurred.
62 (1) [Repealed 2021-2-87.]
(2) If more than one claim has been made in relation to a licensee, the superintendent may consider the claims together.
63 (1) If a claim is made, the superintendent must consider the claim and may, at this stage,
(a) conduct a hearing to determine whether the person making the claim suffered a compensable loss and, if applicable, assess the amount of that loss,
(b) decline to make such a determination or assessment, or both, on the basis that it considers the matter would more effectively be dealt with by a court proceeding, or
(c) postpone conducting a hearing pending the conclusion of a discipline hearing or court proceeding.
(2) For the purposes of a compensation hearing, sections 34 (3) and (4) [power to compel witnesses and order disclosure], 48 [maintenance of order at hearings] and 49 [contempt proceeding for uncooperative witness or other person] of the Administrative Tribunals Act apply to the superintendent.
(3) The superintendent may, at any point during a hearing under subsection (1) (a), decline to make the determination or assessment, or both, on the basis that the superintendent considers the matter would more effectively be dealt with by a court proceeding.
(4) If the superintendent declines to make a determination or assessment under subsection (1) (b) or (3) and a court subsequently makes the determination or assessment, or both, the claim must be reconsidered by the superintendent.
64 If the superintendent has
(a) determined that the person making a claim suffered a compensable loss, and
(b) assessed the amount of that compensable loss,
the superintendent must issue a certificate specifying the amount of the compensable loss.
65 (1) If a matter that is the subject of a claim has also been the subject of a court proceeding in British Columbia, a final decision of the court that
(a) makes a finding on evidence that a person has suffered a compensable loss within the meaning of this Act,
(b) assesses the amount of a compensable loss within the meaning of this Act, or
(c) makes both such a finding and such an assessment,
is binding on the superintendent dealing with the matter.
(2) For certainty, subsection (1) does not apply in relation to a default judgment or a judgment by consent.
(3) If a matter that is the subject of a claim has also been the subject of a final order under section 43 [discipline orders], a decision by the superintendent that makes a finding on evidence that
(a) the licensee committed wrongful taking, or
(b) the licensee committed wrongful taking in relation to the person making the claim
is binding on the superintendent in relation to the superintendent's determination of whether there has been compensable loss.
(4) For certainty, subsection (3) does not apply in relation to an order of the superintendent under section 41 [consent orders] or 48 (4) (c) [application of section 41 in relation to unlicensed activity].
(5) A determination by the superintendent that a licensee has caused compensable loss is not, for the purposes of Part 4 [Discipline Proceedings and Other Regulatory Enforcement], a determination that the licensee has committed wrongful taking.
66 (1) A person who has made a claim must provide written notice to the superintendent of any court proceeding in relation to the conduct that is the subject of the claim
(a) in which the person is a party, or
(b) of which the person is aware.
(2) A licensee who receives
(a) notice of the commencement of any action or other court proceeding that could result in a decision referred to in section 65 (1) [court proceedings], or
(b) a notice under Part 4 [Discipline Proceedings and Other Regulatory Enforcement] that could result in a decision referred to in section 65 (3) [discipline or superintendent proceedings],
must immediately provide written notice to the superintendent and the compensation fund corporation of the commencement or notice and of the particulars of the matter.
67 The compensation fund corporation is entitled to become a party to an action or other proceeding that may result in
(a) a decision referred to in section 65 (1) [court proceedings], or
(b) a decision referred to in section 65 (3) [discipline or superintendent proceedings].
Division 2 — Compensation Payments
68 Subject to this Division, if
(a) the superintendent has issued a certificate under section 64 [certificate of compensable loss] in respect of a claim by a person, and
(b) the person delivers the certificate to the compensation fund corporation,
the compensation fund corporation must pay the person the amount of the compensable loss specified in the certificate, less any portion of that amount that has been previously recovered by the person entitled to it or for which that person has otherwise been previously compensated.
69 The maximum amount that may be paid to a single claimant
(a) in relation to a claim that is made in respect of a single event of misappropriation, wrongful conversion, failure to pay over, failure to account for money or obtaining money by fraud, or
(b) in relation to one or more claims that are made in respect of a single responsible brokerage, where the claims relate to conduct that is a course of dealing involving more than one such event,
is the prescribed amount.
70 (1) This section applies to compensable loss if
(a) the superintendent publishes a notice under section 61 (2) (c) [claim for compensation] in relation to a responsible brokerage;
(b) the licence of a responsible brokerage is suspended by an order under section 45 (2) (a) [orders in urgent circumstances relating to licensees];
(c) the licence of a responsible brokerage is cancelled.
(1.1) The maximum total amount that may be paid in respect of claims relating to the responsible brokerage, after the date one of the events referred to in subsection (1) (a), (b) or (c) occurs, is the prescribed amount.
(2) Subsection (1.1) applies to all claims relating to the responsible brokerage for which compensation from the special compensation fund has not been paid on or before the date of the publication, suspension or cancellation, regardless of whether the claims were made under section 61 [claim for compensation] before or after the publication, suspension or cancellation.
(3) If the compensation fund corporation considers that the maximum under subsection (1) may apply to restrict payment of claims in relation to a responsible brokerage,
(a) the corporation may
(i) postpone payment in relation to one or more claims, or
(ii) pay only a portion of the amount of compensable loss in relation to one or more of the claims
until the application of the maximum is determined, and
(b) if the maximum does apply, the corporation must prorate payments between the eligible claimants.
71 (1) On making a payment under section 68 [payments from fund], regardless of whether it is a payment of all or only part of the loss suffered by the person claiming the compensable loss, the compensation fund corporation is subrogated for the amount paid to all rights of recovery of that person as against any other person.
(2) The compensation fund corporation may commence or maintain an action in respect of the rights referred to in subsection (1) in its own name or in the name of the person claiming the compensable loss.
(a) a payment is made to a person under section 68 [compensation to be paid based on certificate],
(b) the person receives compensation from some other source in relation to the compensable loss, and
(c) the sum of the payment referred to in paragraph (a) and all compensation to which paragraph (b) applies is greater than the amount of the compensable loss, as assessed under section 64 (b) [certification of compensable loss],
the person must pay to the compensation fund corporation the lesser of the following 2 amounts:
(d) the sum of the payment referred to in paragraph (a) and all compensation to which paragraph (b) applies minus the amount of the compensable loss;
(e) the amount of the payment referred to in paragraph (a).
(2) If the person fails to pay the compensation fund corporation as required by subsection (1), the corporation has a cause of action against the person for the amount unpaid.
Division 3 — Payments to Complete Trades or Prevent Loss
72.1 (1) This section applies whether or not a claim has been made under section 61.
(2) The superintendent must not act under this section unless it is satisfied that
(a) a person has suffered a compensable loss,
(b) money is required to
(i) complete a trade in real estate in which the person is involved, or
(ii) prevent further significant compensable loss to the person,
(c) it would be in the public interest to use money from the special compensation fund to complete the trade or prevent the loss, and
(d) if the person makes a claim for compensation under Division 1, section 70 [maximum compensation] is not likely to apply in respect of the claim.
(3) If the superintendent is satisfied of the matters set out in subsection (2), the superintendent may
(a) determine the amount of money required for the purposes of subsection (2) (b), and
(b) subject to subsection (4), direct the compensation fund corporation to pay the amount referred to in paragraph (a) to
(i) a receiver or receiver manager appointed under section 59 [court order for appointment of receiver], or
(ii) if there is no appointment under section 59, the Authority.
(4) A direction under subsection (3) (b) must not be made
(a) without the consent of
(i) the person referred to in subsection (2) (a), and
(ii) the chair of the compensation fund corporation, or a person acting in the place of the chair, and
(b) until the superintendent has fulfilled any prescribed requirement.
72.2 (1) Subject to subsection (2), if the compensation fund corporation receives a direction under section 72.1 [direction to pay to complete trade or prevent loss] to pay an amount, the compensation fund corporation must pay the amount to the person specified in the direction.
(2) The maximum amount that may be paid under subsection (1) in respect of a single trade in real estate is the prescribed amount.
(3) The person who receives money under this section may use the money only for the benefit of the person referred to in section 72.1 (2) (a), and only for a purpose described in section 72.1 (2) (b).
72.3 (1) On making a payment under section 72.2 [payment to complete trade or prevent loss], regardless of whether it is a payment of all or part of the loss suffered by the person referred to in section 72.1 (2) (a), the compensation fund corporation is subrogated to all rights of recovery of that person as against any other person, for the amount paid less any amount re-paid, or that must be re-paid, under section 72.4 (1).
(2) The compensation fund corporation may commence or maintain an action in respect of the rights referred to in subsection (1) in its own name or in the name of the person referred to in section 72.1 (2) (a).
(a) a receiver or receiver manager, or the Authority, receives money under section 72.2 [payment to complete trade or prevent loss], and
(b) all or part of the money is not required for the purposes described in section 72.1 (2) (b),
the receiver, receiver manager or Authority must pay the amount that is not required to the compensation fund corporation.
(2) If a person referred to in section 72.1 (2) (a) benefits from money paid under section 72.2 and afterwards receives compensation from some other source in relation to the compensable loss referred to in section 72.1 (2) (a), the person must pay to the compensation fund corporation money equal to
(a) the amount of the benefit, if the value of the compensation received from the other source is equal to or greater than that amount, or
(b) the value of the compensation received from the other source, if it is less than the amount of the benefit.
(3) If a person fails to pay the compensation fund corporation as required by subsection (1) or (2), the corporation has a cause of action against the person for the amount unpaid.
73-74 [Repealed 2021-2-96.]