Frequently Asked Questions

Detailed answers about California Broker of Record services, pricing, onboarding, and DRE compliance.

These answers are written for California BOR prospects and are informed by California DRE publications, DRE license records, Loom Realty operating experience, and Loom Realty's published service tiers. They are not legal, tax, insurance, accounting, MLS, or banking advice.

General BOR Questions

What is a Broker of Record?

A Broker of Record is the licensed broker responsible for supervising real estate activity conducted under the brokerage. In California, real estate activities that require a license include sales, leasing, renting, soliciting tenants, negotiating leases, and collecting rents for others. A BOR arrangement gives a property management company, leasing operator, salesperson, or team a responsible broker structure without requiring the business owner to become the broker personally.

Is Broker of Record the same as broker sponsorship?

In practical terms, yes. Prospects often search for Broker of Record, BOR, sponsoring broker, broker sponsorship, or responsible broker. The business question is the same: who is the licensed California broker supervising the activity, reviewing the compliance framework, and taking responsibility for the brokerage relationship? Loom Realty uses the phrase Broker of Record because it is clearer for property management and leasing businesses.

Is a Designated Broker of Record the same as a Broker of Record?

Yes. In California, "Broker of Record," "Designated Officer," "designated broker-officer," and "Designated Broker of Record" refer to the same supervisory role: the licensed broker responsible for supervising a company's real estate activity. For a corporation, the DRE term is designated officer under Business and Professions Code Section 10159.2.

Who needs a Broker of Record in California?

Common BOR clients include property management companies, leasing operators, short-term rental and co-hosting businesses, owner-operators beginning to manage for other owners, sales teams, and companies whose broker is retiring or leaving. If your business is performing licensed real estate activity for compensation and does not have its own active broker, you should review whether a BOR relationship is required before continuing operations.

When should I contact Loom Realty about BOR services?

Contact Loom Realty before you launch, switch brokers, sign management agreements, advertise licensed services, accept client funds, onboard salespeople, or begin managing for owners other than yourself. The cleanest timing is before public marketing and before money starts moving, because insurance, entity records, DRE filings, advertising, trust fund workflow, and document-signing authority are easier to set up correctly at the beginning than to repair later.

Why is Loom Realty credible as a BOR service?

Loom Realty is led by David Levine Bramante, President & Operations, and Kayla Jane Bramante, Vice President & Broker, CA DRE #02017652. Public DRE records identify Kayla as a licensed California broker. Loom Realty also brings operating history from real brokerage work: 70+ exclusive listings sold, nearly $100M in exclusive sales volume, nearly 530 units sold, DRE audit experience, transaction file experience, and practical property management and leasing supervision systems.

What areas do you cover?

Loom Realty provides Broker of Record service statewide in California. The company is headquartered in Calabasas, but BOR supervision, onboarding, file review, insurance tracking, compliance communication, and monthly client check-ins can be handled remotely for qualified clients in Los Angeles, San Francisco, San Diego, Orange County, Sacramento, the Inland Empire, the Central Coast, and other California markets.

Do you provide global Broker of Record services?

No. Loom Realty is focused on California Broker of Record services. If a company searches for global Broker of Record services because it is expanding into California, Loom can review the California portion of the structure, DRE filing needs, broker supervision, insurance, advertising, trust fund workflow, and onboarding requirements.

Pricing & Tiers

How much do BOR services cost?

The most common tier is Management & Leasing at $500/month plus a $500 one-time onboarding fee. Real Estate Sales is $1,000/month. Full Service is $1,500/month. Management & Leasing is intentionally priced for property management companies, owner-operators, leasing operators, and rental portfolio businesses that need broker supervision, compliance structure, and ongoing monthly communication without paying for a sales-heavy brokerage model.

What is included in the $500/month Management & Leasing tier?

The Management & Leasing tier includes broker supervision for property management and leasing activity, compliance onboarding, a written compliance manual, DRE-oriented file standards, advertising review, trust fund handling review, AOA and AAGLA form access as applicable, insurance and corporate document tracking, and monthly BOR check-ins. It is built for operators who need a real compliance structure, not just a broker name.

Can I switch tiers?

Yes. A client can usually move between Management & Leasing, Real Estate Sales, and Full Service if the business model changes. The key issue is matching the tier to the activity being supervised. For example, a management-only company that starts doing sales should review whether it needs the Full Service tier before taking on sales activity.

What is the initial agreement term?

BOR services generally start with an initial 3-month agreement, then continue month-to-month unless the written BOR agreement states otherwise. Even after the initial term, supervision cannot be turned off casually; a clean transition still needs time for records, trust funds, documents, consumer-facing materials, license updates, and DRE filing realities.

What payment methods do you accept?

Monthly BOR service is paid by ACH or credit card. Loom Realty does not accept paper checks for monthly BOR service because recurring electronic billing creates a cleaner record, reduces administrative friction, and helps keep the account status current for ongoing broker supervision.

Designated Officer & Entity Structure

What is a Designated Officer in California real estate?

A Designated Officer, also called a designated broker-officer, is the licensed real estate broker designated on a California real estate corporation license to supervise the corporation's licensed activity. Business and Professions Code Section 10159.2 is the core California statute for that corporate broker supervision role, and DRE Form RE 201 is used in the corporation licensing process.

Is a Broker of Record the same as a Designated Officer?

Broker of Record is the broader business and industry term. For a California real estate corporation, the Broker of Record serves as the Designated Officer. Same supervisory function, but Designated Officer is the precise DRE term for the broker-officer responsible for a corporation license.

What's the difference between a Broker of Record and a Designated Officer?

Broker of Record is the broader industry phrase for the responsible supervising broker. Designated Officer is the DRE term used for the broker designated on a California real estate corporation license. In a corporate BOR structure, the Broker of Record is the Designated Officer.

Can my LLC be a licensed real estate company in California?

No. California does not license LLCs as real estate brokers. Business and Professions Code Section 10158 provides for real estate licenses issued to individuals and corporations. An LLC cannot itself hold a California real estate broker license or perform licensed acts itself.

Do I need a corporation to have a Designated Officer?

Yes. The Designated Officer structure applies to a California real estate corporation license. If a business wants its own licensed real estate entity, the standard path is a corporation with a licensed broker designated as the officer responsible for supervision. Loom may discuss individual-license affiliation only as a limited, temporary bridge for an already-licensed owner-operator while the corporation is formed or qualified.

Compliance & DRE Requirements

What California law makes broker supervision important?

California Business and Professions Code Section 10131 defines many activities that require a real estate broker license, including selling, leasing, renting, soliciting tenants, negotiating leases, and collecting rents for real property for others. DRE guidance also states that a salesperson without a responsible broker may not perform acts requiring a real estate license. That is why BOR structure matters before a company starts operating, not after a complaint appears.

What is the risk of operating before broker supervision is set up?

The risk is not just a technical licensing issue. Operating before the broker relationship is clear can affect advertising, authority to sign documents, compensation, trust fund handling, agent supervision, consumer disclosures, complaint response, and DRE filing history. California Business and Professions Code Section 10130 addresses acting in a broker capacity without a license, Section 10131 defines broker activities, and Section 10137 restricts real estate compensation payments to properly licensed people. A BOR structure is meant to prevent those issues from becoming operational problems.

What does responsible broker supervision actually include?

Real broker supervision is more than putting a license number on a website. A useful BOR relationship should include written policies, file review, advertising review, trust fund procedures, insurance tracking, document standards, client communication, and escalation procedures for complaints or disputes. The DRE Broker Compliance Evaluation Manual is built around the kinds of questions a broker may be asked during a compliance review, which is why Loom focuses on documentation and process.

Do you help with DRE audits?

Yes. Loom Realty has DRE audit experience and has built its BOR service around audit-ready habits: organized files, clear transaction records, trust fund review, advertising review, and written procedures. No BOR can guarantee an audit outcome, but a structured file and supervision system is materially better than trying to reconstruct records after the DRE asks for them.

What if we get a DRE complaint?

A DRE complaint should be handled quickly, calmly, and with documents. Loom Realty helps gather the relevant file, communications, lease or management documents, accounting records, advertising, and timeline. Complaints are often made worse by missing records, inconsistent explanations, or unclear supervision. The goal is to respond with a complete, organized, factual record.

Do you review advertising?

Yes. Advertising review is part of BOR supervision. A client should expect review of business names, license references, websites, listings, social media, lead pages, email marketing, and consumer-facing materials. The practical standard is simple: the public should be able to understand who is providing the service, under what broker authority, and how to contact the responsible parties.

Property Management Companies

Do property management companies need a broker of record in California?

Often, yes. If the company leases, rents, solicits tenants, negotiates leases, collects rent, or manages real property for others for compensation, the activity commonly falls within California broker licensing rules. Managing only your own property is different from managing property for other owners. The line gets especially important for owner-operators, family-and-friend arrangements, co-hosting businesses, and rental portfolio operators who begin serving third-party owners.

Do short-term rental managers and co-hosting companies need BOR review?

They should review it early. A short-term rental or co-hosting business may look like hospitality, but the risk changes when the operator manages units for other owners, markets rental availability, collects guest or owner funds, coordinates leasing or occupancy terms, or handles money that belongs to someone else. Loom Realty reviews the actual workflow: who owns the units, who signs agreements, who receives funds, what is advertised, whether trust funds exist, and whether the activity needs licensed broker supervision.

Can I manage my own rental properties without a broker?

Generally, managing your own investment property is different from managing property for another owner for compensation. The risk begins when an owner-operator starts collecting rent, leasing, negotiating, advertising, or managing on behalf of other owners. That transition can happen gradually, which is why Loom Realty asks early questions about ownership, unit count, locations, payment flow, trust funds, and who signs documents.

How does trust fund compliance work with a BOR?

Trust fund compliance is one of the highest-risk areas for property managers. The DRE trust fund guide explains requirements for receiving, depositing, recording, reconciling, and accounting for money that belongs to others. For BOR clients, Loom Realty reviews trust account workflow, documentation, signing authority, owner reserves, security deposit handling, and monthly reconciliation habits. This is compliance infrastructure, not casual bookkeeping advice.

Can you help with trust account setup?

Loom Realty can discuss the broker supervision and document-signing workflow, but clients should also involve their bank, CPA, attorney, and insurance advisor. A trust account process has to match the business model: who receives funds, who has signatory authority, what software is used, how owner ledgers are maintained, how tenant deposits are tracked, and how monthly reconciliations are documented.

What if a tenant, owner, or vendor files a complaint?

The first step is documentation. Loom Realty wants the management agreement, lease, notices, ledger, trust account records, emails, maintenance notes, advertising, insurance documents, and a plain-language timeline. A professional BOR process should make those records easier to assemble. That is one reason Loom asks clients to keep insurance, corporate documents, BOR agreements, and monthly issue updates organized in the client vault.

Getting Started

How quickly can we get started?

Plan for a 4-6 week California DRE review window after complete paperwork is ready and filed. Loom Realty recommends signing roughly two months before the desired BOR start date so the BOR agreement, insurance paperwork, entity information, license details, and DRE paperwork can be completed. For example, if you want a May 1 start date with Loom Realty as BOR, signing around March 1 gives a cleaner runway.

What documentation do I need to provide?

Expect to provide business entity documents, E&O insurance, general liability insurance, workers compensation coverage if applicable, agent or team roster, DRE license numbers, service locations, unit count, management agreements, lease or form workflow, advertising examples, trust account information if client funds are handled, and disclosure of pending or past DRE complaints, investigations, claims, disputes, or litigation.

What insurance do BOR clients usually need?

BOR clients should expect to provide current Errors & Omissions insurance, general liability insurance, and workers compensation coverage if they have employees. The specific insurance program should be reviewed with the client insurance advisor, but Loom Realty tracks insurance status, policy dates, and whether Loom/Kayla are properly reflected where required by the BOR agreement. Insurance lapses are treated as a compliance issue, not a paperwork detail.

Can we discuss registration, trust accounts, ownership changes, and MLS access on the first call?

Yes. The first call should clarify entity structure, ownership, transfer plans, trust account workflow, document-signing authority, service areas, unit count, insurance, DRE filing needs, and MLS expectations. Loom Realty can explain BOR supervision and DRE workflow, but legal, tax, entity-formation, banking, insurance, and MLS membership decisions should also be reviewed with the qualified advisor or association responsible for that topic.

What is the onboarding process?

The usual sequence is fit review, document checklist, onboarding payment, BOR agreement, insurance and entity review, compliance onboarding, DRE filing preparation, advertising and file standard review, and then ongoing monthly supervision. The client portal is designed to support this by tracking BOR agreement status, insurance, corporate documents, billing, unit count, locations, claims, disputes, and monthly issue updates.

Switching Brokers

How do I switch real estate brokerages in California?

A switch usually requires reviewing your current agreement, giving any required notice, confirming the new broker relationship, preparing the correct DRE change filing, updating business materials, and moving open files into the new supervision structure. DRE licensing change forms include RE 214 for salesperson changes, RE 204 for broker changes, and RE 204A for corporation changes. The correct path depends on the license and entity structure.

My broker is retiring. What do I do?

Start immediately. A retiring or departing broker creates operational risk because licensed activity still needs responsible broker supervision. Loom Realty can review your business model, open files, current agreements, trust fund workflow, insurance, and DRE filing needs. Waiting until the retirement date can create avoidable gaps in advertising, lease signing, rent collection, file review, and consumer-facing disclosures.

Can I change my Broker of Record at any time?

You can change brokers, but the practical answer depends on your current BOR agreement, notice requirements, pending transactions, open property management files, trust funds, agent roster, business entity, and DRE filing path. A clean switch is planned. It is not just a signature swap; the new broker needs to understand what activity is being supervised.

What happens to pending transactions or open management files when I switch?

Open files need review. Pending sales, active leases, management agreements, tenant ledgers, trust funds, security deposits, advertising, and owner communications may all need to be brought into the new supervision structure. Loom Realty reviews open matters during onboarding so the transition is documented and the new broker is not supervising unknown files.

Forms, MLS & Service Limits

What forms are included?

Forms depend on the tier. Management & Leasing may include AOA and AAGLA forms access as applicable. Sales-oriented tiers may include CAR and AIR CRE forms access as applicable. Applicable libraries are available through logged-in client accounts after onboarding. Forms access is not a substitute for legal advice, and clients are still responsible for using the correct documents, completing them accurately, and escalating unusual legal issues to counsel.

Do you provide MLS access?

No. MLS access is typically handled through local REALTOR associations or MLS organizations, and requirements vary by market. Loom Realty provides broker supervision and compliance structure; clients must arrange MLS or association access separately. This is especially important for clients in San Francisco, San Diego, Orange County, Los Angeles, and other local markets with different MLS norms.

What does Loom Realty not do as a BOR service?

Loom Realty does not operate the client business, provide leads, run marketing campaigns, provide office space, act as the client attorney, provide tax advice, act as an insurance broker, serve as the client bank, or guarantee DRE outcomes. The service is broker supervision and compliance infrastructure: scope review, onboarding, file standards, advertising review, trust fund workflow review when applicable, monthly communication, issue escalation, and document tracking.

Do you provide training?

Loom Realty provides compliance orientation, file standards, advertising review expectations, trust fund workflow review, and a written compliance manual. That is different from business coaching, sales training, property management operations training, or employee training. Clients should already know how to operate their business or have their own operational advisors.

Do you provide office space?

No. BOR services are supervisory and compliance-oriented. Loom Realty does not provide physical office space, staffing, lead generation, marketing production, accounting services, legal services, tax services, insurance brokerage, or MLS membership. The service is focused on broker supervision and the related compliance framework.

California Service Areas

Do you provide BOR services in Los Angeles?

Yes. Loom Realty is headquartered in Calabasas and provides Broker of Record services throughout Los Angeles County, including Los Angeles, Long Beach, Glendale, Pasadena, Burbank, Santa Monica, the San Fernando Valley, and surrounding cities. LA-area clients often need careful attention to local rent control, property management forms, advertising, and owner communication.

Do you provide BOR services in San Francisco and the Bay Area?

Yes. Loom Realty provides statewide California BOR services, including San Francisco, Oakland, San Jose, Berkeley, and surrounding Bay Area markets. Recent prospective clients have asked about business registration, future ownership transfer, trust account setup, document signing, and MLS access. Those are exactly the kinds of issues that should be discussed early in a BOR fit review.

Do you provide BOR services in San Diego and Orange County?

Yes. Loom Realty serves San Diego County and Orange County property management, leasing, short-term rental, and co-hosting operators. A common fit is a newly licensed salesperson or experienced operator with an active LLC who wants to keep independent branding while getting DRE supervision, trust fund review, and compliance structure.

Can you serve property managers outside Southern California?

Yes. Loom Realty can serve qualified California clients remotely, including Sacramento, the Inland Empire, Riverside County, San Bernardino County, the Central Valley, the Central Coast, and Northern California. The main question is not distance from Calabasas; it is whether the client can maintain clean records, communicate consistently, and follow the supervision system.

Sources & Verification

For primary-source verification, review the following California DRE resources and public records:

Still Have Questions?

Contact us to discuss your specific situation and BOR needs.

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