# Assignment Intake Manager Research

## Purpose

- Supports `skills/brokerage/assignment-intake-manager.md`
- Intended for seller-side U.S. investment sales brokers beginning a new listing assignment

## U.S.-Only Assumptions

- Focus is U.S. commercial investment sales brokerage
- The broker is representing a seller, owner, or sponsor on an active assignment
- The workflow begins before launch, when the broker is collecting documents, clarifying authority, and setting the process

## Source Table

| Source | Publisher | URL | Publish Date | Access Date | Source Type | Notes |
|--------|-----------|-----|--------------|-------------|-------------|-------|
| 2026 Code of Ethics & Standards of Practice | NAR | https://www.nar.realtor/about-nar/governing-documents/code-of-ethics/2026-code-of-ethics-standards-of-practice#article12 | 2026 | 2026-04-22 | Primary industry standard | Article 11 competence and SOP 11-1 valuation boundaries |
| MLS Commercial Handbook | NAR | https://www.nar.realtor/sites/default/files/documents/2024-08-02-commercial-mls-handbook.pdf | 2024-08-02 | 2026-04-22 | Primary industry handbook | Listing types, seller authorization, data accuracy, status changes |
| Written Buyer Agreements Not Required for Commercial Transactions | NAR | https://www.nar.realtor/commercial/create/written-buyer-agreements-not-required-for-commercial-transactions | 2024-09-24 | 2026-04-22 | Primary industry guidance | Commercial transaction carve-out context |
| Code of Ethics and Standards | CCIM Institute | https://www.ccim.com/sites/default/files/2023-11/code-of-ethics-standards-2022%204-17-23%20%281%29.pdf | 2023-11 | 2026-04-22 | Institutional ethics standard | Mirrors valuation competence and disclosure expectations |
| Why Work With a CCIM | CCIM Institute | https://www.ccim.com/choose-excellence | n.d. | 2026-04-22 | Institutional positioning | Role expectations for commercial brokerage professionalism |
| About SIOR | SIOR | https://www.sior.com/whysior | n.d. | 2026-04-22 | Institutional positioning | High-standard commercial brokerage expectations |
| Commercial MLS Handbook - listing authorization sections | NAR | https://www.nar.realtor/sites/default/files/documents/2024-08-02-commercial-mls-handbook.pdf | 2024-08-02 | 2026-04-22 | Primary industry handbook | Written authorization, office exclusive, status changes |
| Commercial Real Estate Disposition: A Complete Guide | Trinity Real Estate | https://trinityre.com/cre-disposition-management-services/ | n.d. | 2026-04-22 | Practitioner process guide | Data room, broker selection, buyer qualification, process control |
| Building Sale Process | Kidder Mathews | https://kidder.com/wp-content/uploads/page/Building-Sale-Process.pdf | n.d. | 2026-04-22 | Market-participant process guide | Front-end sale process sequencing |
| The Strategic Sale: A Guide to Maximizing Value in Commercial Real Estate Disposition | One West Group | https://theonewestgroup.com/the-strategic-sale-a-guide-to-maximizing-value-in-commercial-real-estate-disposition/ | n.d. | 2026-04-22 | Practitioner process guide | Seller prep, data room, call-for-offers, diligence-to-close |

## Key Findings

- Assignment intake should start by clarifying **authority, objectives, and process design**, not by jumping straight into marketing copy.
- The broker needs a verified intake package before producing a BOV or launch plan:
  - ownership and signing authority
  - property facts
  - trailing financials
  - rent roll or lease schedule
  - major leases
  - title or legal issues if already known
  - environmental, survey, and condition materials if available
- The NAR Commercial MLS Handbook makes clear that listing submission and status changes require seller or lessor authorization. Intake should therefore confirm:
  - listing form type
  - marketing authority
  - office-exclusive preferences, if any
  - authority to distribute data and cooperate with other brokers
- Article 11 and comparable CCIM ethics guidance imply that a broker should not prepare a pricing or process recommendation without the information and market competence necessary to do so.
- Seller-side kickoff must also lock the process goals:
  - valuation goal
  - timing goal
  - confidentiality preference
  - broad-market vs tightly managed process
  - preferred buyer profile

## Benchmark and Process Decisions

- The intake skill should produce a structured launch-readiness checklist before any BOV or OM work begins.
- Required intake output categories:
  - seller objectives
  - authority and representation status
  - missing data list
  - process recommendation
  - legal / diligence escalation items
- The broker should explicitly identify whether the likely process is:
  - broad marketed call-for-offers
  - curated targeted process
  - confidential process
  - office exclusive
- The intake skill should not advise on listing agreement enforceability or legal drafting; it should issue-spot and escalate to counsel or managing broker where needed.

## Conflicting Source Resolution

- Brokerage process guides differ in how formal they make the intake stage, but all of them imply a front-loaded document and authority check before launch.
- MLS rules are more authoritative than brokerage marketing materials for listing-type, seller-authorization, and status-change mechanics.
- Ethics sources govern competence and disclosure expectations; they do not replace state licensing law or brokerage policy.

## Edge Cases and Red Flags

- Ownership entity cannot clearly prove signing authority
- Seller wants broad marketing but refuses enough data to support a defensible BOV or OM
- Office-exclusive preference conflicts with stated pricing or timing goals
- Broker is asked to give valuation guidance outside their discipline or geography without disclosure
- Seller wants the broker to write or modify legal language rather than escalate to counsel

## Open Questions

- Whether later releases should add a dedicated office-exclusive / quiet-marketing intake variant
- Whether future brokerage packs should split institutional and private-client intake patterns
- Whether later releases should include buyer-side intake separately
