text: REAL ESTATE BROKER LIABILITY Robert L. Raper, Esq. and Andrew J. Vandiver I. INTRODUCTION This survey article provides both practitioners and real estate brokers with a guide to liability imposed upon real estate brokers involved in the sale and purchase of residential property in Kentucky. This survey looks both retrospectively at where the law once stood, and how it has evolved over the past century. Furthermore, this survey considers grounds for claims in other jurisdictions and discusses why Kentucky should maintain its restrictive approach to imposing liability upon real estate brokers. Section II of this survey focuses on liability from a historical perspective and is broken down into two subsections. Subsection A discusses the role of caveat emptor in real estate broker litigation and how Kentucky courts have moved to a more restrictive approach of applying caveat emptor, but have not disregarded the rule all together. Section B focuses on how the Kentucky General Assembly has relaxed the rule of caveat emptor by imposing disclosure requirements on real estate transactions involving real estate brokers. Section III of this survey provides modern grounds for recovery against real estate brokers in Kentucky and highlights examples in case law where claims have been brought under the theories discussed. Subsection A discusses real estate broker liability under agency theories. Subsection B discusses liability grounded in negligence and fraud. Section IV explores theories existing in other jurisdictions but not yet recognized in Kentucky. Subsection A examines negligent misrepresentation as it has been applied in Kentucky and its possible application to real estate brokers. Lastly, Subsection B considers whether Kentucky law supports imposing a duty to inspect on real estate brokers and if such a rule would be wise. Robert L. Raper is an attorney in private practice with office locations in Covington, Kentucky and Mason, Ohio. Mr. Raper is a 1995 graduate of Northern Kentucky University and a 1998 graduate of the Salmon P. Chase College of Law. He is licensed to practice law in the state and federal courts of both Kentucky and Ohio and is also licensed to practice in front of the United States Supreme Court. Mr. Raper concentrates his practice in the areas of civil litigation and appeals. Andrew J. Vandiver is a J.D. candidate for 2010 at Salmon P. Chase College of Law, Northern Kentucky University. Mr. Vandiver received a B.A. in Political Science, summa cum laude, from Western Kentucky University. 410 NORTHERN KENTUCKY LAW REVIEW [Vol. 36:3 II. HISTORICAL PERSPECTIVE OF REAL ESTATE BROKER LIABILITY A. The Application and Restriction of Caveat Emptor in Kentucky In order to understand the current state of real estate broker liability in Kentucky, it is important to look back over its development as an exception to the doctrine of caveat emptor. Historically, caveat emptor protected real estate brokers and agents from liability.1 Caveat emptor is an ancient rule rooted in common law.2 The maxim "caveat emptor" ("let the buyer beware") . . . implies that the buyer must not trust blindly that he will get value for his money, but must take care to examine and ascertain the kind and quality of the article he is purchasing, or, if he is unable to examine it fully or intelligently, or lacks the knowledge to judge accurately of its quality or value, to protect himself against possible loss by requiring an express 3 warranty from the seller. For many years, Kentucky courts used this doctrine to insulate real estate brokers from liability.4 However, this rule was not without exceptions. Courts have held real estate brokers liable to purchasers if: (1) there was a confidential relationship, such as principal and agent, between a real estate broker and the purchaser; (2) the purchaser had no reasonable opportunity to visit and examine the property; or (3) where a real estate broker by fraud prevented inquiry or investigation by the purchaser.5 Thus, some Kentucky courts did not hold real estate brokers liable for fraudulent misrepresentation affirmatively made to purchasers.6 For many years courts struggled with the injustices that arose under the doctrine of caveat emptor and began to take a more restrictive approach to its 1. Craig W. Dallon, Theories of Real Estate Broker Liability and the Effect of the "As Is" Clause, 54 FLA. L. REV. 395, 398 (2002). 2. Ball Homes, Inc. v. Volpert, 633 S.W.2d 63, 64 (Ky. 1982) (citing Osborne v. Howard, 242 S.W. 852, 853 (Ky. 1922)) (noting that caveat emptor is an ancient rule derived from common law). 3. McClurkin v. De Gaigney, 251 S.W. 617, 619 (Ky. 1923). 4. See McAlister v. Tucker, 262 S.W. 284, 285 (Ky. 1924); see also Ripy v. Cronan, 115 S.W. 791, 793-94 (Ky. 1909); Kice v. Porter, 53 S.W. 285, 286 (Ky. 1899). 5. McAlister, 262 S.W. at 285 (citing Ripy, 115 S.W. at 793-94) ("[T]he rule of caveat emptor applies as between the broker and the purchaser, except where there is a confidential relationship existing between them, or fraud or artifice is used by the broker to prevent the purchaser from inquiring or investigating whether the property may be bought for a less price."). 6. Ripy, 115 S.W. at 793 (quoting German Nat'l Bank's Receiver v. Nagel, 82 S.W. 433, 435 (Ky. 1904)) ("It is a well-settled rule that mere commendation or even false representation by the seller of property as to its value, when the purchaser has an opportunity to ascertain for himself such value by ordinary vigilance or inquiry, has no legal effect on the legal rights of the parties, even when made with the intention to deceive."). 2009] REAL ESTATE BROKER LIABILITY 411 application.7 The court in Bunch v. Bertram summarized this trend when it set forth that: It is well settled that, where a representation is made in positive terms as to a fact actually within the knowledge of the one making the representation, and when the representation itself contains nothing so unreasonable as to create a doubt in the mind of the one to whom it is made, the hearer may rely upon it without an investigation when an investigation would be so difficult as to render it improbable that the hearer would ascertain the falsity of the representation by such an investigation. The tendency of modern decisions is to restrict, rather 8 than to enlarge, the doctrine of caveat emptor. In weighing the policy between suppressing fraud and discouraging inattention by purchasers, the court reasoned that "it is the lesser of two evils to encourage negligence in the foolish than to encourage fraud in the deceitful."9 Therefore, despite the many years in which courts placed responsibility on purchasers to protect themselves, Kentucky courts have carved out exceptions to the general rule of caveat emptor.10 Generally, exceptions under common law require that real estate brokers refrain from affirmatively making fraudulent misrepresentations.11 However, this shift in policy did not impose any duties of disclosure on real estate brokers.12 Thus, real estate brokers could theoretically remain silent and allow a purchaser to buy property with substantial defects without fear of liability.13 However, the Kentucky General Assembly changed the rules of disclosure for residential real estate transactions in 1992.14 B. The General Assembly's Relaxation of Caveat Emptor In 1992, the Kentucky General Assembly relaxed the "strict adherence to the concept of buyer beware" by passing a law which imposed a duty to disclose on all sellers of single family residential dwellings which are listed by real estate brokers.15 The law requires that real estate brokers provide the seller with a form pertaining to the following: 7. Borden v. Litchford, 619 S.W.2d 715, 717 (Ky. Ct. App. 1981). 8. 294 S.W. 805, 807 (Ky. 1927) (involving an action for damages against the vendor for misrepresentation that the basement of the property purchased did not leak and was dry). 9. Id. at 808. 10. See Craig v. Keene, 32 S.W.3d 90, 91 (Ky. Ct. App. 2000) (citing Bryant v. Troutman, 287 S.W.2d 918, 921 (Ky. 1956)) ("Fraud, if proven, is an exception to caveat emptor."). 11. See United Parcel Serv. Co. v. Rickert, 996 S.W.2d 464, 469 (Ky. 1999) ("Fraud may be committed either by intentionally asserting false information or by willfully failing to disclose the truth."). 12. See McAlister, 262 S.W. at 285 (noting that absent the element of fraud there is no liability for the broker). 13. Id. 14. Shepard v. Willhite, No. 2004-CA-001518-MR, 2006 WL 2517065, at *2 (Ky. Ct. App. Sept. 01, 2006). 15. Id. at *2. 412 NORTHERN KENTUCKY LAW REVIEW [Vol. 36:3 (a) basement conditions and whether it leaks, (b) roof condition and whether it leaks, (c) source and condition of water supply, (d) source and condition of sewage service, (e) working condition of component system, and 16 (f) other matters the commission deems appropriate. The seller has three options when he is presented with the form by a real estate broker.17 When the licensee requests the seller to complete the form, the seller may complete the form and sign it. If the seller chooses not to complete the form, he may sign the section that states: "THE SELLER REFUSES TO COMPLETE THIS FORM AND ACKNOWLEDGES THE AGENT SHALL SO INFORM THE BUYER." Or, the seller may decide not to either complete or sign the form. In this event the licensee signs the form after the statement that reads: "THE SELLER HAS REFUSED TO COMPLETE THIS FORM AND HAS REFUSED TO 18 ACKNOWLEDGE HIS FAILURE TO COMPLETE THE FORM. The passage of this law imposed a duty of disclosure on sellers that previously did not exist under common law. This responsibility of disclosure is primarily placed on the sellers, who have the choice as to whether to complete the form or leave it blank.19 The real estate broker's only responsibility is to deliver the form to the purchaser, who can then make a decision based on its contents.20 It should be noted that Kentucky has recently changed the law and now allows real estate brokers to fill out the form with the express permission of their client.21 However, in order to avoid liability based on a theory of misrepresentation or fraudulent concealment, discussed later in this article, a real estate broker should refrain from filling out any portion of the seller's disclosure form. This form has impacted the area of liability both for sellers of property and their real estate brokers. Regardless of how the form is filled out, this law represents a clear departure from Kentucky common law, which does not require any type of affirmative disclosure to purchasers.22 Liability arising from issues regarding the seller's disclosure form will be discussed in more detail under the section of this article concerning fraudulent concealment. 16. KY. REV. STAT. ANN. § 324.360(3) (West 2008). 17. VIRGINIA L. LAWSON, KENTUCKY REAL ESTATE LAW 146 (Dave Shaut ed., Thomson South- Western 2004). 18. Id. at 146-47 (citing KY. REV. STAT. ANN. § 324.360(8) (West 2008) and 201 KY. ADMIN. REGS. 11:121(5) (2008)). 19. KY. REV. STAT. ANN. § 324.360(4) (West 2008). 20. Id. § 324.360(5). 21. Id. § 324.360(9). 22. See id. § 324.360. 2009] REAL ESTATE BROKER LIABILITY 413 III. MODERN APPROACHES TO REAL ESTATE BROKER LIABILITY IN KENTUCKY A. Real Estate Brokers and Agency Law 1. Relationships between Principal Brokers, Sales Associates, and their Clients When a brokerage firm represents a client, whether it is a buyer or a seller, an agency relationship is formed.23 The seller or buyer is called the principal while the real estate broker is referred to as an agent.24 When an agency relationship is formed, the principal is required to fulfill certain fiduciary duties.25 A breach of fiduciary duty can lead to liability for both a real estate broker and the sales associates under his or her supervision.26 2. Liability Arising from an Agency Relationship Once a fiduciary relationship, such as a principal and agent, exists, Kentucky law imposes certain fiduciary duties upon the agent (and/or the principal). However, agents have historically represented the seller as opposed to the buyer.27 Thus, real estate brokers typically have owed fiduciary duties to the seller but not to the purchasers.28 Recently, the trend in Kentucky has been to allow real estate brokers to determine the types of agency relationships that his or her office will offer to clients.29 Thus, real estate brokers may represent buyers or sellers exclusively or represent both types of customers.30 Furthermore, Kentucky law permits dual agency relationships, where the real estate broker represents both the buyer and the seller simultaneously in a transaction.31 Kentucky law imposes several duties owed by real estate brokers to their principal. A real estate broker must: (1) exert best efforts and exercise best judgment; (2) advise the principal fully of facts within his knowledge; and (3) possess and employ that degree of skill in the business that is usually possessed and exercised by persons professing that particular calling.32 Furthermore, real 23. LAWSON, supra note 17, at 153. 24. Id. 25. Id. at 154. 26. See id. at 100-01. 27. See Dallon, supra note 1, at 415. 28. Id. at 416. 29. LAWSON, supra note 17, at 158. 30. Id. 31. See KY. REV. STAT. ANN. § 324.121(4) (West 2008). 32. Smith v. Fid. & Columbia Trust Co., 12 S.W.2d 276, 277 (Ky. 1928). 414 NORTHERN KENTUCKY LAW REVIEW [Vol. 36:3 estate brokers have an obligation of mutual good faith and fair dealing.33 Lastly, a real estate agent must act in compliance with the principal's instructions and in accordance with customs prevailing in the community.34 Additionally, the Kentucky Administrative Regulations lists several fiduciary duties owed to clients, which mirrors those duties created under common law.35 The Kentucky Real Estate Commission has power to punish violations of fiduciary duties as improper conduct.36 Therefore, a real estate broker who breaches his fiduciary duties may face both damages under Kentucky common law, as well as disciplinary action taken by the Kentucky Real Estate Commission.37 3. Litigation arising from Agency Relationships with the Seller A seller agency relationship is usually formed when the parties enter into a listing contract.38 Once this relationship has been formed, an agent who fails to act in accordance with his fiduciary duties may face claims from a dissatisfied customer.39 The following section provides guidance to real estate brokers who represent sellers, and the practitioners who represent real estate brokers, by pointing out areas in which litigation has arisen and giving case specific examples as to how courts have approached these disputes. a. Authority of the Real Estate Broker There are three categories of agency relationships: (1) general, (2) special, and (3) universal.40 While general and special agents have broad authority, a special agent's authority is very narrow.41 A real estate broker is considered a 33. Crabtree v. Bd. of Trs. of Immanuel Baptist Church, 512 S.W.2d 311, 313 (Ky. 1974) (citing Odem Realty Co. v. Dyer, 45 S.W.2d 838, 840 (Ky. 1932)); see also Johnson v. Lowery, 270 S.W.2d 943, 944 (Ky. 1954) ("[A] real estate broker is the type of agent who owes his principal absolute good faith and utmost fair dealing in transactions between them."); Jones v. Todd, 256 S.W.2d 533, 534 (Ky. 1953) (finding that a broker owes principal duties of absolute good faith and utmost fair dealing and was required to advise principal fully of all facts within his knowledge); Hurt v. Sands Co., 33 S.W.2d 653, 654 (Ky. 1930) ("The broker is an agent, and owes to his principal absolute good faith and the utmost fair dealing."). 34. Shatz Realty Co. v. King, 10 S.W.2d 456, 458 (Ky. 1928). 35. See 201 KY. ADMIN. REGS. 11:121(4) (2008). 36. Id. (noting the agent is in violation if he fails "to satisfy one or more of the following fiduciary duties owed to the licensee's client: (a) loyalty, (b) obedience to follow lawful instructions, (c) disclosure, (d) confidentiality, (e) reasonable care and diligence, and (f) accounting"). 37. LEE B. HARRIS, KENTUCKY REAL ESTATE PROFESSIONALS AND THE LAW § 4:6 (2004), http://government.westlaw.com/kyrealestate/ (follow "Chapter 4" hyperlink; then follow "6. Ky. Real Estate Prof. and the Law § 4:6 (2004)" hyperlink). 38. LAWSON, supra note 17, at 158. 39. See Johnson, 270 S.W.2d at 945. 40. HARRIS, supra note 37, § 4:3. 41. Id. (citing Charleston Elec. Supply Co. v. Keyser Coal Co., 281 S.W. 185, 186 (Ky. 1926)) ("A universal agent is one authorized to transact all of the business of his principal of every kind. A 2009] REAL ESTATE BROKER LIABILITY 415 "special agent of limited authority."42 Thus, a real estate broker is "strictly confined to his instructions, and has only such powers as are actually given or implied from those given."43 In a typical situation, a real estate broker only has authority to show the property and receive offers, but does not have authority to bind the seller to a contract.44 However, as evidenced below, real estate brokers sometimes take on additional duties within a real estate transaction. In Crabtree v. Board of Trustees of Immanuel Baptist Church, the court found that a real estate broker who exceeds his authority breaches his duty of good faith and fair dealing owed to his principal and is thus not entitled to commission.45 The court also implied that the seller might have had grounds for damages against the real estate broker under such circumstances.46 The real estate broker in Crabtree brought suit against his principal for the commission he claimed was owed for his services in the facilitation of a real estate transaction.47 The prospective purchaser paid a deposit in accordance with the sales contract which provided that the deposit was to be held as liquidated damages if the purchaser failed to pay the total price of the property upon delivery of a good, fee simple title.48 The real estate broker returned the purchaser's deposit without the seller's permission, and, thus, prevented the seller from obtaining the deposit as damages when the prospective purchaser subsequently breached the contract.49 The court found that the real estate broker's actions amounted to a breach of good faith and fair dealing, and held that the seller might have had grounds for damages, but lost the right to recover by releasing the purchaser from his obligations under the contract.50 Given the potential for liability, real estate brokers should take care to abide by their principal's instructions. However, it may not always be clear when a real estate broker is acting in accordance with his principal's orders, especially when additional duties are taken on by the broker. Therefore, to avoid liability, a real estate broker should ask his principal to specifically outline the parameters of his authority, preferably in writing.51 general agent is an agent who is empowered to transact all of the business of his principal of a particular kind or in a particular place. A special agent is one authorized to act only in a specific transaction."). 42. Id. (quoting Gaines v. Murphy, 239 S.W.2d 453, 455 (Ky. 1951)). 43. Gaines, 239 S.W.2d at 455 (citing Crowe v. McLear, 255 S.W. 261, 262 (Ky. 1923)). 44. LAWSON, supra note 17, at 154. 45. Crabtree, 512 S.W.2d at 313. 46. Id. 47. Id. at 312. 48. Id. 49. Id. at 312-13. 50. Id. at 313. 51. See LAWSON, supra note 17, at 154. 416 NORTHERN KENTUCKY LAW REVIEW [Vol. 36:3 b. Negligence in an Agency Relationship To recover under a claim of negligence, a plaintiff must establish: "(1) a duty on the part of the defendant; (2) a breach of that duty; and (3) consequent injury."52 Kentucky courts have held that a real estate broker has a duty to exercise the standard of care that a reasonable professional would exercise in the same or a similar situation.53 The court in Smith v. Fidelity & Columbia Trust Co. recognized that a breach of a real estate broker's principal duties could give rise to an action for negligence when it set forth that: [L]ike any other agent for pay, it is the broker's duty to advise his principal fully of all the facts within his knowledge affecting the matter in hand reasonably calculated to influence his judgment, and to make an honest and diligent effort to accomplish the purpose of the agency. The broker is likewise under a duty to possess and employ that degree of skill in the business that is usually possessed and exercised by persons 54 professing that particular calling. However, the court held that as long as a real estate broker acts in good faith, there can be no liability for a "mistake of judgment that did not result from a failure to know or do that which a person of ordinary prudence under similar circumstances would know or do."55 In this case, the seller claimed that the real estate broker advised him to part with a piece of property for a lower price than what the purchaser would have paid.56 The court found that the real estate broker did not act negligently, since the purchaser never indicated that he would have paid considerably more for the property.57 The court based this decision, in part, as a matter policy in that such a ruling would hinder a real estate broker's willingness to assist and advise their clients during transactions, thus depriving the public of their expertise.58 A fiduciary relationship represents one of the few areas in which a real estate broker can be held liable for negligence, thus exposing him or her to a greater degree of liability than found under other types of business relationships. Outside of a fiduciary relationship, a real estate broker has no duties under which a claim of negligence can be brought. Thus, while real estate brokers should always exercise a great deal of care in their endeavors, they should make additional efforts to know and practice within the standards that are custom in their community and profession when acting in a fiduciary relationship. 52. Mullins v. Commonwealth Life Ins. Co., 839 S.W.2d 245, 247 (Ky. 1992). 53. See Smith, 12 S.W.2d at 277; Shatz Realty Co., 10 S.W.2d at 458. 54. Smith, 12 S.W.2d at 277. 55. Id. 56. Id. at 276. 57. Id. at 277-78. 58. Id. at 278. 2009] REAL ESTATE BROKER LIABILITY 417 c. Fraudulent Representation of the Purchasers Financial Standing A fraudulent misrepresentation of a material fact by the real estate broker to his principal constitutes a breach of his fiduciary duties.59 Such actions represent a clear failure on the part the real estate broker to deal in good faith with the seller.60 This type of breach has arisen when a real estate broker misrepresents the financial standing of a potential purchaser in order to hasten a real estate transaction. In Croxton's Executors v. Henry & Fleenor, the court set forth that a real estate broker who "represents to the seller that the purchaser is financially able to perform his part of the contract, when in fact he is not, is not entitled to his commission" if the purchaser abandons the contract.61 Moreover, the court held that the rule applied if the real estate broker either knew of the purchaser's financial standing or recklessly made representations to the seller "in ignorance of the facts."62 In Croxton's Executors, the real estate broker produced a purchaser who entered into a contract for sale with the owners of the property.63 The sellers paid the real estate broker $500 in commission.64 Within a few days after the creation of the contract, the purchaser informed the seller that he was not capable of purchasing the property.65 The sellers then sued the real estate broker for return of the commission.66 The trial court held that the plaintiff failed to state a claim upon which relief could be granted.67 However, the court of appeals remanded the case to trial court for determination of the truth of the seller's allegations.68 Statements affirmatively made by real estate brokers are held under a great deal of scrutiny under Kentucky law. This reflects the general policy, which protects the public from fraudulent misrepresentations, even under circumstances in which the recipient of such representations could have used greater care.69 Thus, a real estate broker can almost always be held liable under circumstances in which his or her statements are not in accordance with the truth. 59. See Croxton's Ex'rs v. Henry & Fleenor, 235 S.W. 753, 754 (Ky. 1921) ("Any fraud or misrepresentation on the part of the broker which misleads or deceives the seller about a material element in the sale will destroy the broker's right to the commissions from sales which are not consummated . . . ."). 60. See Hollins v. Joe Guy Hagan Realtors Co., LLC, No. 2005-CA-000184-MR, 2006 WL 1946866, at *2 (Ky. Ct. App. July 14, 2006) (quoting BLACK'S LAW DICTIONARY 713 (8th ed. 2004)). 61. Croxton's Ex'rs, 235 S.W. at 754. 62. Id. 63. Id. at 753. 64. Id. 65. Id. 66. Id. 67. Croxton's Ex'rs, 235 S.W. at 753. 68. Id. at 754. 69. Bunch, 294 S.W. at 807-08. 418 NORTHERN KENTUCKY LAW REVIEW [Vol. 36:3 4. Litigation arising from Agency Relationships with the Purchaser regarding Breach of Good Faith and Fair Dealing Historically, the agency theory was not helpful to purchasers because real estate brokers, as agents of the sellers, owed no fiduciary duties to the purchasers.70 However, today it is more common for real estate brokers to also represent buyers.71 As a buyer's agent, the real estate broker owes fiduciary duties exclusively to the buyer.72 Kentucky law also permits dual agency relationships, where the real estate broker represents both the buyer and the seller in a transaction.73 Under this type of relationship, the real estate broker would owe fiduciary duties to both parties.74 As previously discussed, a real estate broker must not breach his/her fiduciary duties good faith and fair dealing in a fiduciary relationship.75 Therefore, due to the duties that have arisen under the types of relationships mentioned above, real estate brokers must now also be on guard against liability to purchasers under agency law. The court in Jones v. Todd relied on precedent to establish that due to the agency relationship involved, a real estate broker owes the purchaser a duty of absolute good faith and utmost fair dealing and is required to advise the purchaser of all facts within his knowledge.76 Furthermore, the court held that a purchaser is "entitled to rely upon the representations made by his agent, and [is] not required to make an independent investigation."77 Jones v. Todd involved a real estate broker employed by man seeking a suitable tract of timberland.78 The real estate broker told the purchaser that he knew of a tract of land which was about 1,000 acres and that the owner had refused an offer of $100,000 for the land.79 The real estate broker arranged a meeting between the purchaser and the alleged owner of the tract.80 After observing the land for himself, the purchaser decided to enter a contract for sale for the property.81 However, it turned out the alleged owner only owned 250 acres of the land and that several people asserted ownership over the entire property.82 As a result, the purchaser became involved in several lawsuits.83 70. See Dallon, supra note 1, at 416. 71. See LAWSON, supra note 17, at 159. 72. Id. 73. KY. REV. STAT. ANN. § 324.121(4) (West 2008). 74. See LAWSON, supra note 17, at 159. 75. See Johnson v. Lowery, 270 S.W.2d 943, 944 (Ky. 1954); Jones v. Todd, 256 S.W.2d 533, 534 (Ky. 1953); Hurt v. Sands Co., 33 S.W.2d 653, 654 (Ky. 1930). 76. Jones, 256 S.W.2d at 533. 77. Id. at 534. 78. Id. at 533-34. 79. Id. at 534. 80. Id. 81. Id. 82. Jones, 256 S.W.2d at 533-34. 83. Id. 2009] REAL ESTATE BROKER LIABILITY 419 The real estate broker sued for a commission of $500.84 The trial court found that the real estate broker acted fraudulently during the transaction, and relieved the purchaser from liability.85 On appeal, the real estate broker claimed that he could not be sued for fraud because: (1) the purchaser went onto the land himself and thus did not rely on the his representations; (2) he merely acted as agent in finding an owner of timberland willing to sell; and (3) the purchaser should have surveyed the land and title before purchasing.86 The appeals court affirmed the trial court's decision and dismissed the real estate broker's claims.87 The court of appeals considered him to be an agent of the purchaser, and as such he was under a duty to act in good faith and share information within his knowledge.88 Further, the court in Johnson v. Lowery held that a fiduciary relationship will protect a principal from the deceitful acts of her real estate broker, even under circumstances in which the principal had "equal opportunity" to investigate.89 The real estate broker in Johnson had a long-standing business relationship with the plaintiff, and agreed to sell the plaintiff a home he owned.90 The real estate broker told the plaintiff that the value of the property was $26,000.00.91 After purchasing the property, the purchaser later learned that the property's true value was $17,000.92 The plaintiff sued the real estate broker for fraudulent misrepresentation and recovered $9,000.93 The plaintiff brought suit for the difference between the value as represented by real estate broker and alleged actual value of property.94 The trial court found that the real estate broker violated his duty to act with absolute good faith and utmost fair dealing by falsely representing that the property was worth more than its actual value.95 On appeal, the real estate broker argued that, even in cases involving a fiduciary relationship, a misrepresentation as to value is not a substantial basis for a lawsuit based on deceit, especially under circumstances in which the purchaser had equal opportunity to ascertain the value of the property for himself.96 The real estate broker claimed that his assertion concerning the price of the property was "sales talk" or "puffing" and that puffing is a routine sales practice, hence purchasers must exercise his/her own judgment when assessing opinions expressed during a sales transaction.97 Nevertheless, the court of 84. Id. 85. Id. 86. Id. 87. Id. at 535. 88. Jones, 256 S.W.2d at 534-35. 89. Johnson, 270 S.W.2d at 945. 90. Id. at 944. 91. Id. 92. Id. 93. Id. at 945. 94. Id. 95. Johnson, 270 S.W.2d at 945. 96. Id. at 944. 97. Id. at 945. 420 NORTHERN KENTUCKY LAW REVIEW [Vol. 36:3 appeals affirmed the lower court's decision and held that "when the rule pertaining to false representation concerning value comes in conflict with the rule requiring utmost good faith by a fiduciary, the former rule must yield."98 The cases above demonstrate that the duty owed to purchasers to act in good faith is just as far reaching as the duty found in situations where the real estate broker represents a seller. Thus, the representations made by a real estate broker under these circumstances are held to a higher standard than what would be found in a situation in which no fiduciary relationship existed.99 Furthermore, while a duty to disclose information typically does not exist when a real estate broker deals with a purchaser, it would appear that such a duty exists when the real estate broker represents a purchaser as his client.100 Therefore, it is incumbent upon real estate brokers to recognize the duties placed on them in their fiduciary relationships with both buyers and sellers. In order to avoid breaching these duties, a real estate broker should disclose all information within his or her knowledge regarding the real estate at issue in a transaction. 5. Conclusion The preceding section represents liability claims, which have been brought under agency law in Kentucky. Real estate brokers should take note that when they represent a client in a real estate transaction there is the possibility that they could incur liability for fraud, negligence, and failure to act in accordance with the seller's instructions. Furthermore, real estate brokers should also disclose all information within their knowledge and represent the value of property as clearly and accurately as possible to their principal. Nevertheless, this section does not represent all circumstances in which a real estate broker could be held liable under agency law, but instead represents a few scenarios, which have been published by the Kentucky court system. Therefore, to further guard against liability, real estate brokers should always understand and recognize the duties placed on them in their agency relationships and be familiar with the practices commonly used within their community and profession.101 B. Litigation in Non-Agency Relationships The majority of litigation involving real estate brokers arises between purchasers and real estate brokers in non-agency relationships.102 Thus, this section of the article is representative of the current state of real estate broker liability in Kentucky. Under the current state of the law, liability to purchasers is 98. Id. 99. See id. 100. See Jones v. Todd, 256 S.W.2d 533, 534 (Ky. 1953). 101. See Smith, 12 S.W.2d at 277. 102. LAWSON, supra note 17, at 146. 2009] REAL ESTATE BROKER LIABILITY 421 limited to fraudulent misrepresentation and fraudulent concealment, as will be discussed below. 1. Fraudulent Misrepresentation Kentucky courts have held real estate brokers liable for fraudulent misrepresentation. The tort of fraud, also known as misrepresentation or deceit, requires an intentional misrepresentation of material fact.103 Under Kentucky law, the plaintiff "must establish six elements of fraud by clear and convincing evidence, as follows: (1) material representation; (2) which is false; (3) known to be false or made recklessly; (4) made with inducement to be acted upon (5) acted in reliance thereon and; (6) causing injury."104 The following sections explain each element of fraud in Kentucky and provide examples in case law of how these elements have been applied in real estate transactions. It should be noted that not all of the following cases involve real estate brokers, but some instead deal with disputes between sellers and purchasers of property. However, these cases still serve as examples of how courts have applied the law in this area, and presumably how the law would be applied to real estate brokers in the same situation. a. Material Representation The materiality of a representation refers to whether it "is likely to affect the conduct of a reasonable man and be an inducement of the contract."105 In simpler terms, the determination hinges on whether a person "would have purchased the property for price paid had they been apprised of these conditions."106 Some of the conditions that courts have determined to be material includes: water quality or supply,107 zoning,108 the adequacy of the septic system,109 termite 103. RESTATEMENT (SECOND) OF TORTS § 525 (1977). 104. United Parcel Serv. Co. v. Rickert, 996 S.W.2d 464, 468 (Ky. 1999) (citing Wahba v. Don Corlett Motors, Inc., 573 S.W.2d 357, 359 (Ky. Ct. App. 1978)). 105. McHargue v. Fayette Coal & Feed Co., 283 S.W.2d 170, 172 (Ky. 1955). 106. Kaze v. Compton, 283 S.W.2d 204, 207 (Ky. 1955). 107. See Isaacs v. Cox, 431 S.W.2d 494, 496 (Ky. 1968) ("Misrepresentations, if any, as water quality or supply, were material."). 108. See Amaro v. Drees Co., No. 2001-CA-000179-MR, 2003 WL 1786463, at *2 (Ky. Ct. App. Mar. 28, 2003) (citing Evergreen Land Co. v. Gatti, 554 S.W.2d 862, 864 (Ky. Ct. App. 1977)) ("[A] misrepresentation regarding the zoning of a land contract is not material per se unless the variance is such that the buyer will obviously be unable to use the property for its intended purpose. When homebuyers have specific concerns about the nature of the surrounding land due to the health of their child and desire to live in a rural suburb, the fact that a development restriction is not as it was represented could very well be material to the homebuyers."). 109. See Young v. Vista Homes, Inc., 243 S.W.3d 352, 363 (Ky. Ct. App. 2007) ("We conclude Vista Homes' representations concerning the number of bedrooms imposed upon it a duty to disclose material facts concerning the adequacy of the septic system."). 422 NORTHERN KENTUCKY LAW REVIEW [Vol. 36:3 damage and water leakage,110 damage to the foundation,111 and misrepresentations as to compliance with administrative requirements.112 It can also be presumed that since the Kentucky legislature enumerated specific conditions in Kentucky Revised Statutes § 324.360, information pertaining to those conditions are considered material.113 Blackshire v. Remax Realty supports this notion.114 Blackshire held that failure to meet the disclosure requirements under Kentucky Revised Statutes § 324.360 would support a claim of fraud.115 Sellers obviously are liable for fraud in concealing or misrepresenting material conditions regarding the property at issue.116 Under this line of reasoning, it is highly likely that Kentucky courts would also find fraud under circumstances in which the real estate broker knowingly either misrepresented or concealed the conditions enumerated in Kentucky Revised Statutes § 324.360.117 Nevertheless, real estate brokers cannot be held liable for misrepresenting or concealing conditions for which they have no knowledge.118 Therefore, while liability in this area is focused on a seller's misrepresentation or concealment of material conditions, a real estate broker who has actual knowledge of those conditions might also be held liable for misrepresenting or concealing the conditions.119 Real estate brokers should always disclose their knowledge of material conditions to relevant parties in a real estate transaction in order to avoid liability in this area. These issues are more fully discussed below. b. Knowledge of Falsity or made Recklessly "Intent to deceive is a necessary element of actionable fraud."120 It is clear under Kentucky law that a person who knowingly makes a false representation 110. See Blackshire v. Remax Realty, No. 2002-CA-000890-MR, 2004 WL 405732, at *4 (Ky. Ct. App. Mar. 5, 2004) (discussing that circumstances prove existence of issues material fact). 111. See Davis v. Taylor, No. 2003-CA-001042-MR, 2004 WL 1300032, at *3 (Ky. Ct. App. June 11, 2004) (addressing that the defendant's representations as to the foundations condition made out the prima facie case for fraud). 112. See Evola Realty Co. v. Westerfield, 251 S.W.2d 298, 300-01 (Ky. 1952) (holding that fraud could be predicated if statement was made with knowledge that house could not be constructed in compliance with even minimum requirements of F.H.A). 113. See KY. REV. STAT. ANN. § 324.360 (West 2008) (disclosure form). 114. See Blackshire, 2004 WL 405732, at *3. 115. Id. (citing Munday v. Mayfair Diagnostic Lab., 831 S.W.2d 912, 915 (Ky. 1985)) ("KRS 324.360 requires a disclosure of all facts known to the seller regarding the property to be sold on a Seller Disclosure Form. Where, as here, the law requires disclosure of latent defects, failure to disclose such defects is concealment and may give rise to a claim of fraud."). 116. See, e.g., Davis, 2004 WL 1300032, at *3. 117. See KY. REV. STAT. ANN. § 324.360 (West 2008) (disclosure form). 118. Evola Realty Co. v. Westerfield, 251 S.W.2d 298, 301 (Ky. 1952). 119. See id. at 300-01. 120. Farmers Bank & Trust Co. of Georgetown, Ky. v. Willmott Hardwoods, Inc., 171 S.W.3d 4, 11 (Ky. 2005) (citing Smith v. Barton, 266 S.W.2d 317, 318 (Ky. 1954)). 2009] REAL ESTATE BROKER LIABILITY 423 can be liable for fraud.121 Black's Law Dictionary defines knowledge as "an awareness or understanding of a fact or circumstance; a state of mind in which a person has no substantial doubt about the existence of a fact."122 Further, a real estate broker can also be held liable for representations made recklessly.123 The term recklessness should not be thought of as an extreme form of negligence in this context.124 Recklessness under fraudulent misrepresentation is described as a high degree of awareness of probable falsity or serious doubts as to the truth of the matter.125 In the real estate context, courts have held that a real estate broker commits fraud when he asserts that something is true when lacking knowledge as to whether it is true or untrue.126 Therefore, the plaintiff can establish fraud when a representation is known to be false or made recklessly.127 In Evola Realty Co. v. Westerfield, the court held that the real estate broker must have knowingly made false representations in order to be liable for fraud, but would not allow the defendant to escape liability merely because his representations related to future events.128 The purchasers in Evola Realty Co. brought suit against a real estate broker for falsely representing that their home would be built in accordance with Federal Housing Administration specifications.129 There was evidence that the defendant knew he could not perform this promise due to shortages in supplies arising from the war effort at the time.130 The plaintiff recovered $2,000 in damages from the defendants.131 On appeal, the real estate broker claimed the alleged misrepresentation relied upon by the purchaser related to the future and contended there was no proof of an intention not to perform in accordance with the representations.132 Nevertheless, the court held that a purchaser may bring a claim of fraud under circumstances in which the real estate broker fails to fulfill a promise, if the promise by the real estate broker was made for the purpose of deceiving him or her.133 The court set forth that in order to sustain an action for fraud, the plaintiff was required to produce evidence that the real estate broker did not fulfill his promise, and that he knew at the time he made the promise that he could not 121. See KY. REV. STAT. ANN. § 324.360 (West 2008). 122. BLACK'S LAW DICTIONARY 888 (8th ed. 2004). 123. United Parcel Serv. Co., 996 S.W.2d at 468-69. 124. DAN B. DOBBS, THE LAW OF TORTS 1346 (West Group 2004) (2000). 125. Ball v. E.W. Scripps Co., 801 S.W.2d 684, 689 (Ky. 1990). 126. Bunch v. Bertram, 294 S.W. 805, 808 (Ky. 1927). 127. Crawley v. Terhune, 437 S.W.2d 743, 745 (Ky. 1969); see also United Parcel Serv. Co., 996 S.W.2d at 468. 128. Evola Realty Co. v. Westerfield, 251 S.W.2d 298, 300-01 (Ky. 1952). 129. Id. at 299-300. 130. Id. at 300. 131. Id. at 299. 132. Id. at 300. 133. Id. at 300-01 ("[F]raud may be founded upon the nonperformance of a promise, where promise is made for the purpose of accomplishing deceit."). 424 NORTHERN KENTUCKY LAW REVIEW [Vol. 36:3 fulfill it.134 The court believed that there was ample evidence to support the assertion that the house was not built in accordance with F.H.A. specifications.135 However, the case was remanded for a determination as to whether the defendant knew that his statements were false.136 The court in Crawley v. Terhune also held that some evidence of fraudulent conduct is required in order to hold a real estate broker liable.137 Evidence was presented in this case that while the house was being built, and the plaintiffs were considering its purchase, the real estate broker assured the plaintiffs several times that the house would have a dry basement.138 Despite the real estate broker's promise, the purchasers began experiencing problems with water in the basement within months after moving into the home.139 The plaintiffs sued both the builder-owner and the real estate broker predicating their claim against the builder-owner on breach of an implied warranty, and their claim against the real estate broker on deceit.140 The plaintiffs alleged that the real estate broker made statements "under circumstances that [did] not justify a belief in its truth."141 The case went to the jury, which returned a verdict against both defendants, and they were jointly and severally liable for $6,000.142 However, the court of appeals held that there was no proof that the real estate broker had knowledge of the basements faulty construction, or that he should have known that it would not be dry.143 Thus, the plaintiffs failed to establish the knowledge element of fraud.144 As demonstrated above, fraud requires a plaintiff to not only prove that the defendant's statements were in fact false, but also that defendant acted in a manner that was fraudulent.145 The element of recklessness broadens liability since the real estate broker may not necessarily know whether his representation is true or false. Thus, in order to avoid liability, a real estate broker should refrain from making representations that stray away from facts which are directly within their knowledge or facts which have been disclosed to them by the seller. As it will be discussed later, a real estate broker has a right to rely on statements made by the seller, unless he knows that such statements are false.146 Therefore, a real estate broker should always ask when in doubt about a particular fact. Doing so may insulate him against liability for recklessness.147 134. Evola Realty Co., 251 S.W.2d at 301. 135. Id. 136. Id. at 302. 137. See Crawley v. Terhune, 437 S.W.2d 743, 745 (Ky. 1969). 138. Id. at 744. 139. Id. 140. Id. 141. Id. at 745. 142. Id. at 744. 143. Crawley, 437 S.W.2d at 745. 144. Id. 145. Id. 146. Smith v. Fid. & Columbia Trust Co., 12 S.W.2d 276, 277 (Ky. 1928). 147. See id. 2009] REAL ESTATE BROKER LIABILITY 425 c. Made with inducement to be acted upon This element can be established when a real estate broker makes statements recklessly or with knowledge of their falsity for the purpose of inducing the purchaser to buy a home. Proof of this element may be established by testimony, documentation, or entirely from circumstantial evidence.148 Davis v. Taylor provides a good example of how a real estate broker can be held liable based on circumstantial evidence alone.149 The real estate broker in this instance represented to the purchaser that the house was in great condition.150 However, the purchaser later discovered that the foundation of the home was in serious disrepair.151 The purchaser confronted the real estate broker about this problem, and was given the response "it's no longer my problem."152 The following paragraphs highlight a portion of the court's analysis of the circumstances under which the transaction took place: Although there is no direct evidence that Taylor knew about the rotten floor joists, there was considerable circumstantial evidence in the record arguably indicating his knowledge. For example, in evaluating Taylor's comment that "it's no longer my problem," a jury could have reasonably inferred that he knew of the poor condition of the structure. As a result of Taylor's failure to provide Davis with a Seller's Disclosure Statement (a knowing violation of KRS 324.360), a jury also could have believed that he had something to hide from the potential buyer. In noting his experience as a realtor/appraiser, the jury could have been skeptical about his testimony that he failed to make any inquiries about the condition of the property upon purchasing it himself. Even if a jury were not persuaded that Taylor had actual knowledge of the floor problem . . . [t]he record contains sufficient evidence- including Taylor's own testimony-that Taylor recklessly misrepresented the condition of the property in order to hasten and to induce Davis's purchase . . . When asked during his deposition why he touted the property as being in "excellent condition" in light of his admitted lack of knowledge about its actual condition, Taylor responded, "[It] was a 153 bad choice of words." As evidenced in Davis, there are a great number of factors a jury can consider just from the circumstances alone in a case dealing with fraud.154 The court in this situation considered both statements made before and after the 148. United Parcel Serv. Co., 996 S.W.2d at 468. 149. See Davis v. Taylor, No. 2003-CA-001042-MR, 2004 WL 1300032, at *1 (Ky. Ct. App. June 11, 2004). 150. Id. at *1. 151. Id. 152. Id. 153. Id. at *2. 154. Id. 426 NORTHERN KENTUCKY LAW REVIEW [Vol. 36:3 transaction, and inferred knowledge from the defendant's failure to properly utilize the seller's disclosure form.155 Thus, even if a real estate broker's statements or actions are not part of an attempt to fraudulently induce a purchaser, a jury may nevertheless take such facts into consideration. Therefore, a real estate broker should guard his words carefully at all times during and after the transaction, and strive to act in accordance with the aforementioned statutory law and administrative regulations. d. Acted in reliance thereon "[A] claimant may establish detrimental reliance in a fraud action when he acts or fails to act due to fraudulent misrepresentations."156 Thus, this is a subjective element that focuses on the purchaser's belief in the real estate brokers statements.157 A purchaser will not be able to recover under a claim of fraudulent misrepresentation if he does not believe the real estate brokers statements, or has knowledge to the contrary.158 Although the case below deals with sellers as opposed to real estate brokers, it effectively illustrates the issue of reliance in a real estate transaction. The Kentucky Supreme Court in Ross v. Powell, reinforced the reliance element of fraud in a real estate transaction.159 In this case, both the purchasers' and the sellers' real estate agents recommended that the house be inspected for termites due to its age.160 The inspection showed evidence of termites, but the inspector assured the sellers that there was "no evidence of damage."161 The sellers then contacted a pest control company to treat the infestation and signed a seller disclosure form pursuant to Kentucky Revised Statutes § 324.360.162 The form disclosed evidence of termite infestation, but stated that there was no apparent damage.163 The form also indicated that a later inspection confirmed a termite infestation but "reported only minor visible damage."164 The home was later treated for termites.165 The form also disclosed that "the roof had leaked, had substantial damage and had been repaired" and "that the basement had leaked and had also been repaired."166 155. Davis, 2004 WL 1300032, at *2. 156. United Parcel Serv. Co., 996 S.W.2d at 469. 157. See, e.g., Wilson v. Henry, 340 S.W.2d 449, 451 (Ky. 1960) (citing Snyder v. Rhinehart, 118 S.W.2d 543, 547 (Ky. 1938); Cox v. Lilly, 254 S.W. 759, 760 (Ky. 1923)) ("The very essence of actionable fraud or deceit is the belief in and reliance upon the statements of the party who seeks to perpetrate the fraud . . . ."). 158. Wilson, 340 S.W.2d at 451. 159. Ross v. Powell, 206 S.W.3d 327, 329-30 (Ky. 2006). 160. Id. at 329. 161. Id. 162. Id. 163. Id. 164. Id. 165. Ross, 206 S.W.3d at 329. 166. Id. 2009] REAL ESTATE BROKER LIABILITY 427 The purchasers hired their own inspector who inspected the entire home and reported that there was no visible damage to the house.167 A subsequent inspection by an inspector employed by the purchasers evidenced a carpenter ant infestations and previous treatment for wood destroying insects.168 The company recommended additional treatment.169 Despite the results of the inspections, the purchasers went through with the transaction.170 Following the purchase of the home, they brought suit claiming that the sellers committed fraud by misrepresenting the condition of the leaky roof and the presence of live termites along with extensive termite damage.171 The circuit court granted the defendant's motion for summary judgment and the court of appeals affirmed.172 The Kentucky Supreme Court also affirmed the grant of summary judgment in favor of the sellers, holding in part that the purchasers did not rely on representations by the sellers.173 In supporting its ruling, the court focused on the purchaser's inspections of the premises and its own admissions that it used great care in examining the property, and it had relied completely on its own judgment and the findings of its inspectors.174 The court held that the purchasers had knowledge of the insect infestations and were on notice of potential problems with the house before the closing.175 The above case exemplifies the importance of encouraging the purchaser to make an independent inspection of the property.176 In many situations this could relieve the real estate broker of liability since a court can look to another basis for the purchaser's reliance aside from the real estate broker's statements alone. Thus, it is to a real estate broker's advantage to encourage as much transparency between the parties as possible. e. Injury and Damages In a cause of action based on fraud, the purchaser will claim injury based on the grounds that the real estate broker represented the property at a value higher than what it was actually worth.177 The purchaser does not have to prove the 167. Id. 168. Id. 169. Id. 170. Id. 171. Ross, 206 S.W.3d at 329. 172. Id. 173. Id. at 331. 174. Id. 175. Id. 176. Id. 177. Evola Realty Co. v. Westerfield, 206 S.W.2d 298, 301 (Ky. 1952); see also Johnson v. Lowery, 270 S.W.2d 943, 944 (Ky. 1954) (involving an action by realty broker's principal against broker for difference between true value as represented by broker and alleged actual value of property sold to principal by broker; evidence was sufficient to sustain finding by the master commissioner and chancellor that broker, while occupying a fiduciary relationship with principal, had knowingly misrepresented value of such property). 428 NORTHERN KENTUCKY LAW REVIEW [Vol. 36:3 amount of damages with certainty, but only needs to establish with certainty the existence of damages.178 If all the other elements of fraud are proven, the jury will hold the real estate broker liable for an amount which would "fairly and reasonably" compensate the purchasers for the cost required to make the property "substantially conform to precise representations as they were made" by the real estate brokers.179 2. Puffery and Statements Relating to the Future Real estate brokers have reached mixed results by claiming their statements were puffery or sales talk when a purchaser alleges fraud. "Puffing involves expressing opinions, not asserting something as a fact."180 Courts have distinguished facts and opinions by setting forth that "whatever is susceptible of exact knowledge is a matter of fact, while that not susceptible is generally regarded as an expression of opinion."181 In order to sustain an action for misrepresentation, the assertion must be a "matter of material fact as distinguished from assertion of or expression of opinion."182 The court in Davis v. Taylor held that the real estate broker's representations crossed the line between opinion and fact.183 In this case, the plaintiff made allegations that the seller, a licensed real estate broker and the owner of that property, fraudulently represented the condition of the property, and failed to disclose the actual condition of the home."184 Taylor described the property as being in "excellent condition."185 In reality, the house suffered from considerable damage to the foundation.186 The court held that the defendant "was under a duty to disclose the truth rather than a prerogative "to puff."187 The real estate broker's statements about the house "far surpassed the type of innocuous commentary recognized by the court as 'mere puffing' and instead cumulatively constituted a prima facie claim of fraud."188 178. United Parcel Serv. Co. v. Rickert, 996 S.W.2d 464, 469 (Ky. 1999) (citing Kellerman v. Dedman, 411 S.W.2d 315, 317 (Ky. 1967)) ("[I]t is not necessary to prove the amount of damages with certainty, but only to establish with certainty the existence of damages. Thereafter, the jury may determine the fair and reasonable estimate of the particular injury."). 179. Id. 180. BLACK'S LAW DICTIONARY 1269 (8th ed. 2004). 181. Pitney Bowes, Inc. v. Sirkle, 248 S.W.2d 920, 922 (Ky. 1952). 182. McDonald v. Goodman, 239 S.W.2d 97, 99 (Ky. 1951) ("[M]ere expression of opinion is not sufficient to sustain a cause of action for misrepresentation or deceit . . . ."). 183. Davis v. Taylor, No. 2003-CA-001042-MR, 2004 WL 1300032, at *3 (Ky. Ct. App. June 11, 2004). 184. Id. at *1. 185. Id. 186. Id. 187. Id. at *3. 188. Id. 2009] REAL ESTATE BROKER LIABILITY 429 The facts were not clear as to whether the defendant knew about the condition of the foundation.189 Thus, this case provides an important example of how a real estate broker should refrain from making broad statements about the condition of the property without any basis in fact. Such actions could easily lead to liability based on recklessness. Another issue related to puffery and sales talk deals with whether a statement made by a real estate broker is a "future promise or an opinion of a future event" as opposed to "an existing or past fact."190 Kentucky courts have held that a misrepresentation must relate to an existing or past fact in order to be used as a basis for fraud.191 If the alleged misrepresentation relates to a future promise or an opinion of a future event, then it is not actionable.192 The court in Pedigo v. Bybee193 distinguished between the facts of the case under review and another case, Osborne v. Howard194 regarding opinions of future events and representations relating to existing or past facts. Both cases involved: (1) a sale of real property; (2) inspections of the premises by purchasers who later became suspicious; and (3) purchasers who requested and received assurances from the vendors that their misgivings were groundless.195 In the Osborne case the representations were little more than the expression of an opinion of what might happen in the future. There, Howard sold to Osborne a farm. Although the purchaser made only a cursory examination of it, it caused him to suspect that the soil was poor. Both of the men were farmers and competent to judge the quality of the soil. Osborne stated that he thought the soil looked thin but Howard said that it had been a dairy farm for twelve years, was well rested, and had only been worked for two years. He stated that it would make a thousand pounds of tobacco to the acre or ten barrels of corn. This was no more than the expression of an opinion concerning future 196 events and amounted to little more than 'puffing.' The court in Pedigo distinguished the case before it from Osborne by pointing out that the: [A]ppellees requested specific knowledge as to a fact which could have been established by past performance, that is, whether the house leaked when it rained. The only time appellant was present when it was raining 189. Davis, 2004 WL 1300032, at *3. 190. Radioshack Corp. v. ComSmart, Inc., 222 S.W.3d 256, 262 (Ky. Ct. App. 2007) (citing Edward Brockhaus & Co. v. Gilson, 92 S.W.2d 830, 834 (Ky.1936)). 191. Id. 192. Id. at 262 (citing Rivermont Inn, Inc. v. Bass Hotels & Resorts, Inc., 113 S.W.3d 636, 640 (Ky. Ct. App. 2003)); Church v. Eastham, 331 S.W.2d 718, 719 (Ky. 1960); McHargue v. Fayette Coal & Feed Co., 283 S.W.2d 170, 172 (Ky. 1955). 193. Pedigo v. Bybee, 253 S.W.2d 21, 23 (Ky. 1952). 194. Osborne v. Howard, 242 S.W. 852, 852 (Ky. 1922). 195. Pedigo, 253 S.W.2d at 23 (citing Osborne, 242 S.W. at 852-53). 196. Id. 430 NORTHERN KENTUCKY LAW REVIEW [Vol. 36:3 and when he might have determined for himself whether the house leaked, he was not requested to make an examination, nor was he invited into the house by Mrs. Pedigo in order that he might see for 197 himself. The lower court's decision in favor of the plaintiff was affirmed.198 The main difference between these two cases was that the seller's representation in the first case rested on a prediction that could only be proven or disproven in the future, while the latter case dealt with a representation that related to a fact that could have easily been ascertained in the present.199 Furthermore, both cases took into consideration whether the plaintiff had equal opportunity to observe the property, and thus make judgments as to its value.200 The court seemed to lean more in favor of holding the defendant liable under circumstances in which the plaintiff was forced to rely solely on the defendant's representations.201 The cases above demonstrate that a real estate broker should be careful when making statements about the future if the basis of those statements rests on facts that can be ascertained in the present. If such statements cross the line between puffery and fraud, the real estate broker can then be found liable. Thus, it would be wise for a real estate broker to refrain from speculation about future events, since such assertions can be used against him. A better approach would be to allow the purchaser to inspect the property himself and come to his own conclusions. 3. Fraudulent Concealment "Where the law imposes a duty of disclosure, a failure of disclosure may constitute concealment," and may give rise to a claim of fraud.202 The tort of fraudulent concealment arises when there is: (1) duty to disclose; (2) a failure to disclose the facts; (3) the incomplete information induces the buyer to buy; and, (4) the buyer suffers damages as a result of the concealed facts.203 However, this doctrine does have limitations.204 Silence alone is not considered fraudulent in the absence of a duty to disclose.205 Furthermore, silence will not constitute 197. Id. 198. Id. at 24. 199. Id. at 23. 200. Id. 201. Pedigo, 253 S.W.2d at 23. 202. Munday v. Mayfair Diagnostic Lab., 831 S.W.2d 912, 915 (Ky. 1985); Bryant v. Troutman, 287 S.W.2d 918, 920 (Ky. 1956) ("In sale of real estate the intentional suppression of facts known to seller and unknown to purchaser is ground for an action for deceit if purchaser was damaged by reason of the fraudulent concealment."). 203. Blackshire v. Remax Realty, No. 2002-CA-000890-MR, 2004 WL 405732, at *3 (Ky. Ct. App. March 5, 2004) (citing Smith v. General Motors Corp., 979 S.W.2d 127, 129 (Ky. Ct. App. 1998)). 204. Smith, 979 S.W.2d at 129. 205. Id. (citing Hall v. Carter, 324 S.W.2d 410, 412 (Ky. 1959)); see also Kaze v. Compton, 283 S.W.2d 204, 208 (Ky. 1955) ("[A]ctionable fraud or misrepresentation by a vendor may arise 2009] REAL ESTATE BROKER LIABILITY 431 fraud when facts are open to common observation or discoverable by the exercise of ordinary diligence, or under circumstances in which information is equally accessible to both parties.206 a. Sources of Liability for Fraudulent Concealment The source of liability for real estate brokers in Kentucky arises under statute.207 Prior to the General Assembly passing legislation concerning disclosure, there was no common law duty to disclose information to a purchaser. Now, Kentucky law imposes a duty to disclose on all sellers of single-family residential dwellings of residential real estate, which are listed by real estate brokers.208 In turn, the real estate broker is required by law to disclose the information on the form to the purchaser, or if the seller fails to fill out the form, to inform the purchaser that the form was not completed.209 It has quickly become obvious that the use of the form reduced the risk of claims of nondisclosure for both the licensees and the sellers.210 Nevertheless, the form has also generated liability for real estate brokers who fail to disclose to information on the form.211 Kentucky courts have not clearly established any other basis for a duty to disclose. However, the court in Givan did take into consideration authority aside from that found in KRS 324.360.212 Givan involved a dispute between a seller and a real estate broker concerning breach of fiduciary duties.213 The plaintiffs alleged that the real estate broker had a duty to ascertain the financial standing of the purchaser.214 The plaintiffs pointed to National Association of Realtors Code of Ethics, which outlines the duties of realtors in general terms.215 One of the duties enumerated required the real estate broker to avoid concealment of pertinent facts.216 Yet, the court did not expressly establish this document as a basis for imposing a duty to disclose.217 Therefore, it is unclear how much weight a Kentucky court would apply to the National Association of Realtors Code of Ethics when considering fraudulent concealment. Nevertheless, even if it was used as a basis for imposing a duty, the result would be essentially the same as when courts utilize Kentucky Revised Statute § from concealment or failure to disclose a hidden condition or material fact if, under the circumstances, there was an obligation to disclose it during the transaction."). 206. Bryant, 287 S.W.2d at 920-21. 207. See KY. REV. STAT. ANN. § 324.360 (West 2008). 208. Id. 209. Id. 210. LAWSON, supra note 17, at 146. 211. Id. 212. Givan v. Aldemeyer/Stegman/Kaiser, Inc., 788 S.W.2d 503, 504-05 (Ky. Ct. App. 1990). 213. Id. at 504. 214. Id. 215. Id. at 504-05. 216. Id. at 505. 217. Id. 432 NORTHERN KENTUCKY LAW REVIEW [Vol. 36:3 324.360. This is because the current National Association of Realtors Code of Ethics sets forth that "[f]actors defined as "non-material" by law or regulation or which are expressly referenced in law or regulation as not being subject to disclosure are considered not "pertinent" for purposes of Article 2."218 Therefore, the National Association of Realtors seems to rely on statute or regulation for imposing disclosure requirements on real estate brokers. Lastly, Kentucky law authorizes the Kentucky Real Estate Commission to sanction a real estate broker for "failing to disclose known defects which substantially affect the value of the property."219 As of now, this statute has not been used by the courts to impose an additional duty on real estate brokers to disclose. Therefore, as stated above, there is no basis for liability under fraudulent disclosure, except for that found under Kentucky Revised Statute § 324.360. This basis for liability is limited by the fact that the real estate broker only has to facilitate the exchange of information between the parties; the responsibility for inspecting the property and completing the form rest solely on the seller. Limiting liability under this tort is in accordance with Kentucky common law since a real estate broker has never had a duty to independently gather and disclose information to the purchaser. b. Case Law on Fraudulent Concealment The court in Shepard v. Willhite ruled in favor of the sellers and the real estate broker on the grounds that there was no latent defect for which the plaintiffs were unaware.220 In this case, the plaintiff toured the home prior to purchasing it and "noticed several dehumidifiers and a dusty, damp type smell."221 The plaintiffs then inquired as to possible water damage.222 They were told about two water incidents, which had been included in the sellers disclosure form.223 Despite the sellers' refusal to make repairs to the basement in order to prevent leakage, the plaintiffs closed on the property.224 There were no problems until several years later when flooding caused severe damage to the home.225 The plaintiffs then sued both the sellers and the real estate broker on the grounds that they were fraudulently induced to purchase the property.226 218. CODE OF ETHICS AND STANDARDS OF PRACTICE OF THE NATIONAL ASSOCIATION OF REALTORS STANDARD OF PRACTICE 2-5 (2008). 219. KY. REV. STAT. ANN. § 324.160(4)(b) (West 2008). 220. Shepard v. Willhite, No. 2004-CA-001518-MR, 2006 WL 2517065, at *3 (Ky. Ct. App. Sept. 01, 2006). 221. Id. at *1. 222. Id. 223. Id. 224. Id. 225. Id. at *2. 226. Shepard, 2006 WL 2517065, at *2. 2009] REAL ESTATE BROKER LIABILITY 433 The court set forth that caveat emptor is the general rule in real estate transactions, but also acknowledged that the rule had been relaxed by the statutory duty to disclose.227 Thus, the court reasoned that liability for fraud could be found under circumstances in which the purchaser failed to disclose and, as a result, the buyer was induced to purchase the property and damaged as a result of the concealed facts.228 The court found that the evidence conclusively established that the plaintiffs were provided with the opportunity to find any potential problems with the basement, and were aware that the basement had water problems in the past.229 In Blackshire v. Remax Realty, the court held that the circumstances raised material questions of fact as to whether the real estate agents concealed defects in a home he sold.230 The court relied on Kentucky Revised Statutes § 324.360 and its disclosure requirements in coming to this conclusion.231 In this case, the homeowner claimed that he informed the real estate agent of a problem with the pool leaking.232 He testified that the real estate agent assured him that the problem would be taken care of prior to the sale.233 Thus, the homeowner claimed that this induced him not to put the pool problems on the Seller Disclosure Form.234 The realty agent admitted that he and his nephew drained and painted the pool.235 It was also uncontroverted that the pool was drained and in the process of being painted when the buyers made a final walk-through of the home.236 Additionally, the homeowner did disclose that the basement leaked on the seller's disclosure form, but included the language "contract signed to repair" based on the assumption that the real estate agent would take care of the problem.237 There was evidence that the agent took only minimum steps which failed to correct the leaking problem.238 Furthermore, termite damagewas not disclosed due to another alleged promise by the agent to take care of the problem.239 Lastly, there was evidence that water leakage in the pool house was 227. Id. 228. Id. ("[T]he seller fails to disclose and the buyer is thereby induced to purchase the property and is damaged as a result of the concealed fact."). 229. Id. at *3. 230. Blackshire v. Remax Realty, No. 2002-CA-000890-MR, 2004 WL 405732, at *3 (Ky. Ct. App. Mar. 5, 2004). 231. Id. 232. Id. at *1. 233. Id. 234. Id. 235. Id. 236. Blackshire, 2004 WL 405732, at *1. 237. Id. at *2. 238. Id. 239. Id. 434 NORTHERN KENTUCKY LAW REVIEW [Vol. 36:3 covered up as well, although it was disputed as to whether the homeowner or the agent was responsible.240 The plaintiffs alleged that the real estate agent warranted to the homeowner "that he would 'take care of necessary repairs to the home prior to the sale," but instead "concealed the defect or performed partial and ineffective repairs," thus depriving them of the opportunity inspect.241 The plaintiffs also claimed that they relied on the disclosure form.242 The trial court granted the defendants' motion for summary judgment.243 However, the court of appeals reversed the lower courts judgment and remanded for determination as to whether the real estate broker concealed and improperly repaired the property at issue.244 The cases above demonstrate two major issues under fraudulent disclosure. First, proper disclosure can effectively limit liability for a real estate broker. As demonstrated in Shepard, a purchaser cannot purchase a home with knowledge of defects, and then later claim that the real estate broker acted fraudulently.245 Secondly, as demonstrated in Blackshire, the more the real estate broker involves himself in the process of completing the disclosure form, the greater the possibility is that he or she can be held liable for fraud.246 Thus, a real estate broker should refrain from completing any portion of the disclosure form and act with extreme caution if he or she actually dictates what should and shouldn't be included in the disclosure form.247 4. Violations of Good Faith and Fair Dealing Kentucky courts have historically implied a duty on the behalf of a real estate broker to deal fairly and honestly with his clients.248 However, at least one Kentucky court has gone a step further and extended this protection to sellers involved in non-agency relationship as well. In Givan v. Aldemeyer/Stegman/Kaiser, Inc., the court of appeals held that "when a broker acts as an intermediary between a seller and a prospective buyer, a broker is under a duty to deal fairly and honestly with both parties, even in absence of a principal/agent relationship with them."249 The case involved a situation in which the seller and purchaser were represented by different real 240. Id. 241. Id. at *1. 242. Blackshire, 2004 WL 405732, at *1. 243. Id. 244. Id. at *4. 245. Shepard v. Willhite, No. 2004-CA-001518-MR, 2006 WL 2517065, at *3 (Ky. Ct. App. Sept. 01, 2006). 246. See Blackshire, 2004 WL 405732, at *3. 247. Id. 248. See Hurt v. Sands Co., 33 S.W.2d 653, 654 (Ky. 1930); see also Jones v. Todd, 256 S.W.2d 533, 534 (Ky. 1953). 249. Givan v. Aldemeyer/Stegman/Kaiser, Inc., 788 S.W.2d 503, 504 (Ky. Ct. App. 1990) (citing 12 C.J.S., Brokers § 107, at 307 (1980); Hughey v. Rainwater Partners, 661 S.W.2d 690, 691 (Tenn. Ct. App. 1983)). 2009] REAL ESTATE BROKER LIABILITY 435 estate brokers.250 The purchasers entered into a lease/purchase agreement with the sellers, but later failed to provide the down payment for the home.251 The sellers evicted the purchasers and subsequently had to make several repairs to the home before it could be sold to another purchaser.252 The seller sued both their own real estate broker and the purchaser's broker, claiming that they breached their fiduciary duties in failing to ascertain the financial standing of the purchasers.253 The trial court dismissed the seller's claim against the purchaser's real estate broker for lack of a duty owed to the sellers.254 Although the real estate broker claimed that he used proper precautionary measure in the evaluation of the purchaser's financial standing, the court of appeals remanded the case to determine his competency in the transaction.255 It is not clear how this cause of action will be applied outside of the situation outlined above involving financially unstable purchasers. Rogers v. Miller is the only state court decision to apply this case to real estate brokers, and it limited its application to allegations of dishonesty, misrepresentation, or unfair dealing.256 Without any other subsequent decisions to further define the scope of this approach to liability, it can be assumed that this interpretation will govern since it is in accordance with court precedent relating to misrepresentations of financial standing under agency law.257 5. Liability Based on Negligence in a Non-Agency Relationship Under Kentucky law, negligence is defined as a "failure to exercise ordinary care . . . that degree of care which a person of ordinary prudence is accustomed to bestow upon the matter in hand under similar circumstances and conditions."258 To recover under a claim of negligence, a plaintiff must establish "(1) a duty on the part of the defendant; (2) a breach of that duty; and (3) consequent injury."259 The existence of the duty element of the prima facie case serves as a gatekeeper for the otherwise extremely broad concept of negligence.260 Although Kentucky law is clear as to the duties real estate brokers 250. Givan, 788 S.W.2d at 504. 251. Id. 252. Id. 253. Id. 254. Id. 255. Id. at 505. 256. Rogers v. Miller, No. 2001-CA-001703-MR, 2003 WL 21241633, at *2 (Ky. Ct. App. May 30, 2003). 257. See Croxton's Executors v. Henry & Fleenor, 235 S.W. 753, 754 (Ky. 1921) ("[A]ny fraud or misrepresentations on the part of the broker which misleads or deceives the seller about a material element in the sale will destroy the broker's right to commissions from sales which are not consummated . . . ."); see also Hurt v. Sands Co., 33 S.W.2d 653, 654 (Ky. 1930); Jones v. Todd, 256 S.W.2d 533, 534 (Ky. 1953); Johnson v. Lowery, 270 S.W.2d 943, 944 (Ky. 1954). 258. Arnold v. Sauer, 202 S.W.2d 1001, 1004 (Ky. 1947). 259. Mullins v. Commonwealth Life Ins. Co., 839 S.W.2d 245, 247 (Ky. 1992). 260. Lee v. Farmer's Rural Elec. Co-op. Corp., 245 S.W.3d 209, 218 (Ky. Ct. App. 2007). 436 NORTHERN KENTUCKY LAW REVIEW [Vol. 36:3 owe to their principals, courts have not set forth any duties beyond those found in a fiduciary relationship between a real estate broker and a seller.261 Only two cases have directly addressed the issue of negligence in a non-agency dispute between a purchasers and a real estate broker. In Sparks v. Re/Max Allstar Realty, Inc., the court held that "making a recommendation does not amount to guarantee of performance" and that "professionals make recommendations to their clients."262 In this case, the purchasers of a home infested with termites brought a claim against the seller's real estate broker for alleged negligence in recommending a termite control company to perform an inspection.263 The court found that the real estate broker had not accepted any responsibility for the work of the termite control company, nor had he provided a guarantee.264 The court affirmed the lower court's grant of summary judgment in favor of the real estate broker.265 In Rogers v. Miller, the court held that the duty imposed upon real estate brokers to "deal fairly and honestly with both parties" did not impose a duty under which a negligence claim could be supported.266 The sellers in this case wished to retain a portion of the property to be sold.267 The parties agreed that the real estate agent would provide and complete the necessary documents.268 However, he failed to incorporate the new boundary lines into the contract.269 The contract simply stated, "[b]uyer wants property lines to be established in a professional manner."270 Consequently, the sellers renounced the contract.271 The purchasers brought an action against the seller's real estate agent and broker alleging that the agent negligently drafted the purchase contract.272 The trial court granted separate motions for summary judgment in favor of each defendant.273 The appeals court relied on the precedent set forth in Givan and held that the real estate broker was not liable since there were no allegations of dishonesty, misrepresentation, or unfair dealing.274 Furthermore, the court dismissed the plaintiffs' negligence claim on the grounds that they failed to 261. See Givan v. Aldemeyer/Stegman/Kaiser, Inc., 788 S.W.2d 503 (Ky. Ct. App. 1990). 262. Sparks v. Re/Max Allstar Realty, Inc., 55 S.W.3d 343, 349 (Ky. Ct. App. 2001). 263. Id. at 345-46. 264. Id. at 349. 265. Id. 266. Rogers v. Miller, No. 2001-CA-001703-MR, 2003 WL 21241633, at *2 (Ky. Ct. App. May 30, 2003). 267. Id. at *1. 268. Id. 269. Id. 270. Id. 271. Id. 272. Rogers, 2003 WL 21241633, at *1. 273. Id. 274. Id. at *1-2. 2009] REAL ESTATE BROKER LIABILITY 437 establish that the real estate broker owed them a recognized duty under current Kentucky law.275 Kentucky courts have yet to establish any duties existing outside of agency law under which a purchaser can sue for negligence. This is in accordance with Kentucky's general reluctance to hold real estate broker's liable to purchasers except under fraud. The issue of negligence will be discussed in more detail under the section of this article dealing with the future of real estate broker liability. 6. The Consumer Protection Act The Kentucky Consumer Protection Act (KRS § 367.110), defines unlawful acts as "unfair, false, misleading, or deceptive acts or practices in the conduct of any trade or commerce."276 Kentucky Revised Statute § 367.220(1) provides, in relevant part, that: Any person who purchases or leases goods or services primarily for personal, family or household purposes and thereby suffers any ascertainable loss of money or property, real or personal, as a result of the use or employment of another person of a method, act or practice declared unlawful by KRS. 367.170, may bring an action . . . to recover 277 actual damages . . . . Kentucky courts have been dismissive of claims under this statute against real estate brokers and real estate transactions in general.278 The court in Craig v. Keane emphasized the words "goods or services" within the statute, thus indicating that it did not apply to real estate transactions.279 Hence, there is no indication under Kentucky case law that the Consumer Protection Act applies to real estate transactions. Even so, plaintiffs already have grounds for liability under fraudulent misrepresentation. Thus, it would be unnecessary to apply this statute since purchasers already have means of recovery. 7. Conclusion Fraudulent misrepresentation and fraudulent concealment are the only grounds under which a purchaser can successfully bring suit in Kentucky, unless an agency relationship exists between the parties. Kentucky law has not established a duty under which a real estate broker can be held liable for negligence, nor is there any basis for liability under statutory authority aside from the seller's disclosure requirements under Kentucky Revised Statute § 275. Id. at *2. 276. KY. REV. STAT. ANN. § 367.170(1) (West 2008). 277. Id. § 367.220(1). 278. See Craig v. Keene, 32 S.W.3d. 90, 91 (Ky. Ct. App. 2000); see also Jaffee v. Davis, No. 2001-CA-000817-MR, 2003 WL 2002783, at *7 (Ky. Ct. App. May 2, 2003). 279. Craig, 32 S.W.3d. at 91. 438 NORTHERN KENTUCKY LAW REVIEW [Vol. 36:3 324.360(3). This is the current state of real estate broker liability under Kentucky law as it pertains to purchasers of property. However, many purchasers have brought suit under claims not yet recognized in Kentucky, arguing that liability should be expanded. The following section discusses whether Kentucky should expand real estate broker liability to encompass claims recognized in other jurisdictions, but not in Kentucky. IV. THE FUTURE OF REAL ESTATE BROKER LIABILITY IN KENTUCKY A. Negligent Misrepresentation The Restatement (Second) of Tort sets forth a definition of negligent misrepresentation: One who, in the course of his business, profession or employment, or in any other transaction in which he has a pecuniary interest, supplies false information for the guidance of others in their business transactions, is subject to liability for pecuniary loss caused to them by their justifiable reliance upon the information, if he fails to exercise reasonable care or 280 competence in obtaining or communicating the information. The Kentucky Supreme Court recently recognized the tort of negligent misrepresentation in Presnell.281 Presnell dealt with allegations by a contractor that a construction manager negligently supplied false information in its coordination of building renovations, thus costing the contractor a great deal of money.282 The trial court dismissed the plaintiff's claim because the defendants owed contractual duties to the owner of the building in which both parties were working, hence, there was not privity of contract between the plaintiff and the defendants.283 On appeal, the Kentucky Supreme Court dispensed with the requirement of privity because negligent misrepresentation "defines an independent duty for which recovery in tort for economic loss is available."284 The court remanded the case for a decision consistent with its opinion.285 The Kentucky Supreme Court also cited Seigle v. Jasper286 as a decision in which the tort action of negligent misrepresentation was recognized.287 It was the only case mentioned in which negligent misrepresentation was applied to a real estate transaction. In Seigle, the court held that "[w]here the abstracter knows, or should know, that his customer wants the abstract for the use of a 280. RESTATEMENT (SECOND) OF TORTS § 552 (1977). 281. Presnell Const. Managers, Inc. v. EH Const., LLC, 134 S.W.3d 575, 580 (Ky. 2004). 282. Id. at 576. 283. Id. at 579-80. 284. Id. at 582. 285. Id. at 583. 286. Seigle v. Jasper, 867 S.W.2d 476 (Ky. Ct. App. 1993). 287. Presnell Const. Managers, Inc., 134 S.W.3d at 580-81. 2009] REAL ESTATE BROKER LIABILITY 439 prospective purchaser, and the prospect purchases the land relying on the abstract, the abstracter's duty of care runs . . . not only to his customer but to the purchaser."288 The plaintiffs in this case sought to take out a loan to purchase a piece of property.289 The plaintiffs agreed that the defendant attorney would perform the title examination for their loan, and paid his attorney's fees as a part of their closing costs paid through the bank at the time their real estate loan was closed.290 The attorney failed to discover that the property was encumbered by the existence of an easement.291 The plaintiffs brought claims of fraud and breach of warranty against the vendor and alleged that the attorney who prepared the title opinion respecting property acted negligently.292 The court reversed the lower courts grant of summary judgment in favor of the defendant attorney and remanded the case for further proceedings.293 There has been at least one subsequent case which featured parties analogous to those found in a relationship between a purchaser and a real estate broker. In Kentucky Farm Bureau Mut. Ins. Co. v. Blevins., Kentucky Farm Bureau sought a declaration as to whether it owed coverage and a defense to the Blevinses.294 The Blevinses had been sued by the purchasers of their home who claimed that they negligently misrepresented that the home was free of defects.295 The phrase "for the guidance of others in their business transactions" was central to the court's holding.296 The court held that negligent misrepresentation could not be established because this case involved a private sale of residential property as opposed to a business transaction as required by the definition of negligent misrepresentation in Kentucky.297 1. Negligent Misrepresentation's Application to Real Estate Broker's in Kentucky The Kentucky Supreme Court in Presnell provided few policy justifications for its decision, and little guidance as to how negligent misrepresentation will be applied in the future.298 Consequently, it is necessary to look at jurisdictions outside of Kentucky for guidance. The obvious case for application of this tort in most jurisdictions arises when the defendant has "expressly or implicitly 288. Seigle, 867 S.W.2d. at 482 (citing First Am. Title Ins. Co. v. First Title Serv. Co., 457 So.2d 467, 473 (Fla. 1984)). 289. Id. at 478. 290. Id. 291. Id. at 479. 292. Id. 293. Id. at 484. 294. Ky. Farm Bureau Mut. Ins. Co. v. Blevins, 286 S.W.3d 368, 369 (Ky. Ct. App. 2008). 295. Id. 296. Id. at 373. 297. Id. 298. Steven M. Henderson, Walking the Line Between Contract and Tort in Construction Disputes: Assessing the Use of Negligent Misrepresentation to Recover Economic Loss after Presnell, 95 KY. L.J. 145, 172 (2006-2007). 440 NORTHERN KENTUCKY LAW REVIEW [Vol. 36:3 undertaken to exercise care for the benefit of the plaintiff."299 Accordingly, the ordinary situation in which this tort is applied in other jurisdictions arises when a "defendant is retained for the very purpose of providing accurate information."300 However, several jurisdictions outside of Kentucky have taken a more expansive approach to this tort and applied it in the real estate broker context.301 The jurisdictions that impose liability on a real estate broker for negligent misrepresentation consider the broker as being "one who in the course of his or her business supplies information for the guidance of others."302 Therefore, there are two major issues at hand. The first is whether Kentucky law currently supports application of negligent misrepresentation in the real estate broker context. The second issue is whether application of this tort would is necessary considering the grounds for liability currently available under Kentucky law. a. Application of the Rule Under Current Kentucky Law Kentucky statutory law defines a real estate brokerage as: a single, multiple or continuing act of dealing in timeshares or options, selling or offering for sale, buying or offering to buy, negotiating the purchase, sale, or exchange of real estate, engaging in property management, leasing or offering for lease, renting or offering for rent, or referring or offering to refer for purpose of securing prospects, any real estate or the improvements thereon for others for a fee, 303 compensation, or other valuable consideration. Additionally, several Kentucky cases indicate that a "real estate broker may earn his commission 'either by producing a person who is not only then, but at all times, ready, able, and willing to purchase the property on the prescribed terms, or by obtaining from the customer a binding contract which the landowner himself may enforce.'"304 Thus, both statutory and case law supports the notion that a real estate broker's purpose is locating a suitable purchaser and facilitating the transaction between the parties. There is no indication that Kentucky law views real estate brokers as professionals that are specifically employed to supply information for the guidance of others in their business transactions. Nevertheless, it cannot be denied that real estate brokers do provide information to purchasers of real estate property. Despite this aspect of the profession, expanding this tort to any person who provides any type of information in a business transaction would impose liability on practically any 299. DAN B. DOBBS, THE LAW OF TORTS 1350 (West Group 2004) (2000). 300. Id. 301. See Dallon, supra note 1, at 422 n.154. 302. See id. at 422. 303. KY. REV. STAT. ANN. § 324.010(1) (West 2008). 304. Cox v. Venters, 887 S.W.2d 563, 565 (Ky. Ct. App. 1994) (quoting Shanklin v. Townsend, 431 S.W.2d 874, 876 (Ky. 1968)). 2009] REAL ESTATE BROKER LIABILITY 441 person dealing in business. It would appear that Kentucky courts have abided by a limited application of negligent misrepresentation; hence there is no indication that courts will apply this tort to a broad range of professionals.305 Kentucky Farm Bureau Mut. Ins. Co. provides guidance as to how the rule should be applied to real estate brokers in Kentucky.306 Although real estate brokers do supply information to purchasers of property, their roles are distinguishable from those found in Presnell307 and Seigle.308 Real estate brokers are not acting for the benefit of purchasers of real estate, but are instead acting on behalf of their client in the facilitation of a private transaction. The representations made by real estate brokers are not for the benefit of the purchaser, but instead are made for benefit of the seller in furtherance of a contract to sell the property. In Presnell309 and Seigle,310 it was very clear that the defendants were "retained for the very purpose of accurate information", and thus had "implicitly undertaken to use reasonable or professional care."311 The defendant in Presnell, acting in its capacity as a construction manager, had presumably taken on responsibility for providing truthful information to the contractor for its guidance in carrying out the duties and responsibilities enumerated under the contract with the owner.312 Moreover, the defendant in Seigle was employed specifically to investigate the title to the property, thus taking on the responsibility of exercising due care in the fulfillment of his duties.313 It would have been unjust for the defendants to escape liability under these circumstances, merely because privity did not exist between the parties. Furthermore, liability under negligent misrepresentation would be a great departure from a long history in which courts have been very reluctant to impose liability on real estate brokers. Currently, Kentucky law has not imposed any duties on real estate brokers beyond the obligation to deal fairly and honestly with all parties to the transaction with the exception of fiduciary relationships.314 Typically, liability can only be imposed when a real estate broker fails to provide 305. See Ann Taylor, Inc. v. Heritage Ins. Servs., Inc., 259 S.W.3d 494, 496 (Ky. Ct. App. 2008); Bd. of Trs. of Ky. Ret. Sys. v. Commonwealth, Bd. of Claims, 251 S.W.3d 334, 340 (Ky. Ct. App. 2008) (declaring the only published state decisions dealing with negligent misrepresentation following its recognition. Both courts above have applied the tort narrowly). 306. See Ky. Farm Bureau Mut. Ins. v. Blevins, 268 S.W.3d 368 (Ky. Ct. App. 2008). 307. Presnell Const. Managers, Inc., 134 S.W.3d at 575. 308. Seigle, 867 S.W.2d at 476. 309. Presnell Const. Managers, Inc., 134 S.W.3d at 575. 310. Seigle, 867 S.W.2d at 476. 311. See DAN B. DOBBS, THE LAW OF TORTS 1349 (West Group 2004) (2000). 312. Steven M. Henderson, Walking the Line Between Contract and Tort in Construction Disputes: Assessing the Use of Negligent Misrepresentation to Recover Economic Loss after Presnell, 95 KY. L.J. 145, 172 (2006-2007) ("[A]cting in the capacity of a construction manager and was presumably responsible for providing truthful information to the contract for his guidance in carrying out his responsibilities under the contract with the owner."). 313. See Seigle, 867 S.W.2d at 476. 314. Givan v. Aldemeyer/Stegman/Kaiser, Inc., 788 S.W.2d 503, 504 (Ky. Ct. App. 1990). 442 NORTHERN KENTUCKY LAW REVIEW [Vol. 36:3 a purchaser with information in which he or she has a statutory duty to disclose, or if he or she makes an affirmative statement that is known to be false or made recklessly.315 This type of liability is in accordance with the general rule in Kentucky which has historically placed responsibility on the purchaser to protect his or her interest in the absence of some type of fraud.316 Therefore, applying the tort of negligent misrepresentation to real estate brokers would expand liability far beyond precedent. b. Policy Considerations for Applying Negligent Misrepresentation to Real Estate Brokers Kentucky tort law offers adequate protection for purchasers against the acts of careless real estate brokers. Many cases which support a claim of negligent misrepresentation would also support a claim of fraudulent misrepresentation.317 Fraudulent misrepresentation allows purchasers to bring claims against real estate brokers who make reckless statements as to the condition of the property, but protects a real estate broker from liability who innocently shares representations of the seller to a purchaser without knowledge that information is incorrect.318 The tort of negligent misrepresentation "eliminates the need to prove that intent required to succeed in a fraud claim."319 Hence, "a broker may be liable even if the broker had no intention to deceive and even if the broker had no actual knowledge of the defective condition" of the property.320 Application of negligent misrepresentation would force real estate brokers to independently determine the veracity of a seller's statements concerning the property. Otherwise, the real estate broker would be open to liability for unknowingly providing information to a seller that later turned out to be false. As a result, real estate brokers would be less likely to share information with purchasers since they could not solely rely on the seller's representations. For these reasons, holding real estate brokers liable for negligent misrepresentation would hinder the real estate broker in the performance of his or her role as a facilitator between the seller and the purchaser. Therefore, fraudulent misrepresentation provides better grounds for liability than negligent misrepresentation since it allows sellers to recover from unethical real estate brokers without changing the role of the real estate broker. 315. See United Parcel Serv. Co. v. Rickert, 996 S.W.2d 464, 468 (Ky. 1999); Munday v. Mayfair Diagnostic Lab., 831 S.W.2d 912, 915 (Ky. 1992). 316. Yeager v. McLellan, 177 S.W.3d 807, 811-12 (Ky. 2005). 317. DAN B. DOBBS, THE LAW OF TORTS 1349 (West Group 2004) (2000). 318. See United Parcel Serv. Co. v. Rickert, 996 S.W.2d 464, 468 (Ky. 1999). 319. See Dallon, supra note 1, at 425. 320. Id. 2009] REAL ESTATE BROKER LIABILITY 443 B. Duty to Inspect A few jurisdictions have imposed a duty upon real estate brokers to inspect property listed for sale, and subsequently to disclose material defects that he or she should have discovered in such an inspection.321 However, these jurisdictions are in the minority.322 There is no indication that Kentucky law imposes an affirmative duty on real estate brokers to independently inspect property listed for sale or verify the truth of representations made by a seller. To the contrary, at least one case has set forth that "[e]very agent has the right to act upon the assumption that a prospective buyer or seller is both truthful and candid, unless he has notice or knowledge to the contrary."323 Aside from being a great departure from court precedent, the policy considerations as to whether a duty to inspect is reasonable or necessary also support the conclusion that this rule should not be applied to real estate brokers. Imposing a duty to inspect on real estate brokers would change the real estate broker's current role as a facilitator of a transaction to that of an independent inspector for the purchaser. On the other hand, "[r]equiring purchasers to arrange for their own inspections minimizes any confusion over loyalty, communication of the results, or the scope of the particular inspection."324 CONCLUSION Kentucky courts have historically been hesitant to impose liability on real estate brokers outside of fiduciary relationships. Although courts over the past fifty years have been far more willing to impose liability when the real estate broker has conducted his or her business in a fraudulent manner, this growth has been slow and has partially expanded as result of legislative action. Despite this moderate expansion, there is no indication that Kentucky courts will depart from their long held positions that primarily place responsibility on purchasers to protect themselves from economic injury absent fraudulent disclosure or fraudulent concealment. Therefore, it is unlikely that courts will impose a duty to inspect on real estate brokers or allow claims to be brought under the tort of negligent misrepresentation in the near future. 321. Id. (the duty to inspect the property listed for sale and to disclose material defects that the broker should have discovered in such an inspection). 322. Id. ("[M]ost jurisdictions do not impose a duty to inspect."). 323. Smith v. Fid. & Columbia Trust Co., 12 S.W.2d 276, 277 (Ky. 1928). 324. See Dallon, supra note 1, at 444-45.