# Section 9: Showings, Offers & Lockboxes {% hint style="info" %} 🟦 = NAR-based policy provision {% endhint %} ### [9.1 – Lockbox Security and Access Rules](#id-9.1-lockbox-security-and-access-rules) #### [A. Seller Permission](#a.-seller-permission) The Listing Agent must obtain written authorization from the seller before placing a lockbox on their property. #### [B. Approved Lockboxes & Security Measures](#b.-approved-lockboxes-and-security-measures) Approved security measures include: (1) SentriLock electronic lockboxes, (2) Supra lockboxes issued through a REALTOR® Association participating in an approved lockbox system, (3) permanently attached keyless door locks, (4) agents holding house keys at a secure location in their office, or (5) agent-accompanied showings where the agent personally controls access. Approval of other devices is based on whether the device provides comparable security, access control, and auditability. #### [C. Unapproved Lockboxes](#c.-unapproved-lockboxes) Sellers are not required to allow lockbox placement as a condition of MLS listing. If a seller chooses to use a lockbox or other access device, the Listing Participant must obtain written seller authorization and must use an access method that meets BSCMLS security standards (e.g., approved electronic lockbox, keyless door code, secured key control at the office, or agent-accompanied access). If a seller prefers a device not listed as an approved security measure, the Listing Participant must obtain prior written approval from BSCMLS based on comparable security, access control, and auditability. #### [D. Key Security](#d.-key-security) Sharing a lockbox key (the SentriLock App) with any non-BSCMLS Subscriber is a major security breach and is strictly prohibited. Subscribers must not share SentriLock credentials or grant app access using another person’s account. #### [E. Eligibility](#e.-eligibility) 🟦 * **Active BSCMLS Subscribers** (Real Estate Brokers, Salespersons, and Certified Appraisers) are eligible for full SentriLock access. * **Licensed Home Inspectors** who hold an active Partner Membership with the Southwest Montana REALTORS® are eligible for full SentriLock access. Partner inspectors may hold SentriLock access only for lockbox entry as authorized by the seller/listing Participant; no MLS data access is implied. 🟦 * **Unlicensed Assistants, contractors, stagers, and other vendors** are ineligible for a SentriLock key and must be granted temporary access by the Listing Agent via the SentriLock app. * ***Lockbox Installation Exception:*** An Unlicensed Assistant affiliated with the Listing Agent's office may install an electronic lockbox on a listed property **ONLY** if the employer (Listing Agent) has released the shackle for them in advance. See [**Office Staff (Unlicensed Assistant)**](https://rulebook.bscmls.com/pages/v7uCsMa4Ob3asfg0swKK#c.-office-staff-unlicensed-assistant) for the full scope of authorized and unauthorized conduct for Unlicensed Assistants. #### [F. SentriKey Showing Service (“SKSS”)](#f.-sentrikey-showing-service-skss) Subscribers who subscribe to SentriLock through the BSCMLS will have access to SKSS, which allows them to view appointments, access showing instructions, confirm requests for showings, and share schedules with their clients. #### [G. Reciprocity with Neighboring Associations](#g.-reciprocity-with-neighboring-associations) The BSCMLS has a reciprocal agreement with the Helena Association of REALTORS® (“HAR”), and the Rocky Mountain Association of REALTORS® (“RMAR”) in Butte, herein referred to as “the network”. This reciprocal agreement allows anyone who has a SentriLock subscription through any of the 3 organizations to access lockboxes within the network. ### [9.2 – Showings and Negotiations](#id-9.2-showings-and-negotiations) 🟦NAR Participants' Rights All showing requests and access must follow the listing’s published showing instructions and be coordinated through the Listing Participant/Agent or their designated showing method (e.g., SentriKey Showing Service, office scheduler, or other stated process). A Cooperating Broker may contact the seller directly only if the seller has provided written permission in advance, or if the Listing Participant/Agent cannot be reached after a reasonable effort using the contact methods provided in the listing instructions. **Reasonable effort** means at least two contact attempts using the methods provided in the listing instructions over a reasonable period, considering any stated response windows. Cooperating Brokers must not negotiate directly with a seller who is represented by a Listing Participant/Agent, except as authorized by the Listing Participant/Agent or permitted by law. ### [9.3 – Presentation of Offers and Counteroffers](#id-9.3-presentation-of-offers-and-counteroffers) 🟦 **Note:** The offer presentation rights established in this section are local BSCMLS policy. They are not mandated by the National Association of REALTORS® MLS rules. Alleged violations of the REALTOR® Code of Ethics relating to offer presentation shall be referred to the members’ primary Association pursuant to [**Section 1.3 - REALTOR® Code of Ethics; Exclusive Association Jurisdiction**](https://rulebook.bscmls.com/pages/VjRMUDfZ0Hw8G1b1J5zg#id-1.3-realtor-r-code-of-ethics-exclusive-association-jurisdiction). Listing Agents must submit all written offers to the seller in a timely manner. Buyer’s Brokers must present all offers and counteroffers to their clients until the buyer accepts an offer and the parties are under contract, or until the buyer provides written instructions otherwise. Listing Agents must obtain the seller's permission before disclosing the existence of other offers. If the seller approves, the Listing Agent must also state whether the offers came from their firm or a cooperating Broker. Participants and Subscribers shall not preclude the presence of other Brokers during the presentation process, subject to the following conditions: {% stepper %} {% step %} #### **Offer Presentation** The Cooperating Broker has the right to be present when an offer they procured is presented to the Seller. {% endstep %} {% step %} #### **Counteroffer Presentation** The Listing Broker has the right to be present when a Seller’s counteroffer is presented to the Buyer. {% endstep %} {% step %} #### **Exception (Client Instructions)** The rights described above do not apply if the respective client (Seller or Buyer) provides written instructions specifically excluding the other Broker from the presentation. {% endstep %} {% endstepper %} --- # Agent Instructions: Querying This Documentation If you need additional information that is not directly available in this page, you can query the documentation dynamically by asking a question. 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