The days are longer, birds are chirping and daffodils are blooming. And there’s another sure sign that spring has arrived – open house signs are popping up on every other street corner. Review these legal hotline FAQs about seller representation at an open house as you prepare yourself for open house season, and stay tuned for a follow-up FAQ focused on buyer issues. 
 
Do buyers have to sign a written agreement to walk through an open house? 

The general answer is no – you don’t need a buyer agreement just to allow buyers to walk through the open house. MLS rules require a written agreement to be signed with a buyer prior to touring a home when you are “working with” a buyer, but NAR has explained that there is a difference between “working with” a buyer and merely marketing your services or just talking to a buyer at an open house. Opening the door and letting them walk through does not trigger the written agreement. 

That said, the details of what you do and say could change that answer. If you are actively trying to sign them up as a buyer client, or if they ask you to help them write an offer if they like the property, at some point those conversations may cross the line to “working with” that buyer. Brokers should talk to agents about where that line might get crossed, and how to handle the situation if it arises. 

Do I need any sort of agency disclosure at the open house? 

Some states require specific agency disclosure signs at an open house; Pennsylvania does not. Of course if your broker has certain signage requirements, you should follow them. 

But remember that Pennsylvania law does require that a Consumer Notice be presented to a consumer at the time of the “first substantive discussion between a licensee and a consumer about the consumer’s real estate needs.” If a buyer attends your open house and there’s a discussion about things like their wish list and the amount of their mortgage pre-approval, you probably should be giving them a Consumer Notice at that time, since they’re telling you things that you might end up using against them. 

Can an unlicensed assistant cover my open house? 

No. Past guidance from the State Real Estate Commission indicates that they consider consumer-facing open houses to be a licensed activity, so a person without a license can’t host an open house. 

Can another agent at my brokerage cover my open house? 

Would this article be complete without an “it depends”?  

If your brokerage does not practice designated agency, then by law, every agent in the brokerage is deemed to represent every client of the brokerage. As far as the law is concerned, this means that any agent at the brokerage could potentially work on behalf of any client, which could include hosting an open house. Of course, check with your broker about whether they have any internal policies that you’d need to follow. 

But if your brokerage does practice designated agency, this means that the broker appoints one or more agents to represent a particular client to the exclusion of all other agents in the office. This means that only the broker and those agents designated for the seller represent the seller; every other agent in the office has no agency relationship with the seller. That being the case, the best practice would be to have that other agent designated on behalf of the seller, at least for this limited time period and purpose. Check with your broker to see exactly how they want to handle it, but designated agents for a seller are easily added and removed with the Change to Listing Contract (PAR Form CLC).   

Can an agent from a different brokerage cover my open house? 

The most likely answer to this one is “no.” Remember that an open house is a licensed activity. Just substitute any other licensed activity into that question and see how it feels. (E.g., “Can I ask an agent from a different brokerage to negotiate the contract for my client if I’m not available?”) 

When a seller signs a listing contract with you and your brokerage, it creates a fiduciary relationship between the brokerage/agent and the client. Asking some other agent at some other brokerage that has no agency relationship with the seller to cover some of your licensed responsibilities is problematic. For example, this agent would not actually be there to look out for your seller’s best interests if they have no contractual responsibility to the seller. In fact they might be obligated to work against your seller’s interests if they sign a buyer agency agreement to represent one of the buyers who sees the house. We strongly encourage brokers to discuss this potential scenario with brokerage counsel to determine if it may be helpful or necessary to create a brokerage policy on this issue. 

(Note that there could be acceptable scenarios in which two brokerages co-list a property or share client responsibilities in some other contractual relationship. Any of those relationships should be reviewed by the broker and/or brokerage counsel.) 

Let’s assume there’s someone who could cover my open house for me. Can I pay them? 

Not directly, no. Again, an open house is considered to be licensed activity. Licensees can only receive payment for licensed activity from their own broker. If Agent X in your office agrees to host the open house on your behalf, you could agree that she would get some compensation for doing so, but that compensation would have to come through the broker. For example, you might agree that a certain amount would be deducted from one of your transaction commissions and paid to Agent X by the broker (or whatever other arrangements your broker might permit), but you couldn’t just peel off some crisp $20s as a thank-you.  

PAR President David Dean discussed expanding housing access and opportunities in Pennsylvania on a webinar this week with Brittany Mellinger from the Pennsylvania Human Relations Commission. Mellinger has been with PHRC for five years and currently serves as the director of fair housing and commercial property. 

Here are a few highlights from the webinar. 

Fair Housing Laws 

“There are several different layers of fair housing laws,” Mellinger explained, emphasizing the importance of upholding fair housing practices from a legal standpoint. “Most real estate professionals are very familiar with our federal Fair Housing Act, which really forms the basis of our fair housing protections. But there are a few other federal laws that folks should be aware of.” 

Some of these include Section 504 of the Rehabilitation Act of 1973 and the Americans with Disabilities Act – both of which prohibit discrimination on the basis of disability.  

There’s also the Pennsylvania Human Relations Act, which covers discrimination in employment, housing, commercial property, education and public accommodations. The PHRC enforces this, and the act has been amended many times since its adoption in 1955. 

“To add an additional layer of complexity onto all of it, there are over 70 different local human relations ordinances in communities throughout Pennsylvania,” she added. “So, some at the borough or city level, and some at the county level. And more of these ordinances are added on every single year.” 

Protected Classes 

“In addition to our seven federally protected classes – race, color, religion, national origin, sex, familial status and disability – we also add some additional ones at the state level,” Mellinger said. “So the federal protected classes are really just the minimum, but in Pennsylvania, we add on age 40 and above, ancestry, as well as the use, handling and training of support animals for disability, which looks at support animals a little bit more broadly than our federal law does.” 

“There are also some key differences within our protected clauses at the federal and state levels. For example, Pennsylvania just passed the Crown Act, signed into law by Gov. Shapiro earlier this year. This ensures that race-based and protective hairstyles are protected under the class of race.” 

“PHRC also finalized regulations back in 2023 that further define the protected class of sex, defining it to include pregnancy status, childbirth status, breastfeeding status, sex assigned at birth, gender identity or expression and affection or sexual orientation, as well as difference in sex development.” 

Mellinger added that there may be further protected classes based on location and local human relations ordinances, such as veteran status, source of income protection, housing status and more. 

Residential or Commercial? 

The federal Fair Housing Act is broad in terms of types of housing covered, including anything from single-family homes to apartment complexes to public housing, student dorms, nursing homes, condos and some types of shelters. The state also has protections for commercial spaces. 

“While we receive far fewer complaints based on commercial properties than we do for housing, it is unlawful to deny rental of commercial property or to steer business owners as they’re seeking commercial properties for their business,” she noted. 

Fair Housing Changes 

Recently, there have been some federal rollbacks of protected classes and available fair housing resources. However, Mellinger stated, “I want to be clear: the PHRC is not backing off its commitment to affirmatively further housing and enforce our fair housing laws. We believe that these fair housing opportunities are worth fighting for, and that we should all have equal access to and opportunities in housing, no matter our identity.” 

Disability Discrimination in Housing 

Mellinger shared that some of the biggest mistakes the PHRC sees are in the space of providing equal access to housing for individuals with disabilities.  

In the 2024-2025 fiscal year, the PHRC received 131 housing complaints. Of those, 79 were on the basis of discrimination, 47 were on the basis of retaliation for exercising fair housing rights and 27 were on the basis of race. Many complaints were filed on more than one basis. 

“I want to issue a reminder that it’s important to not assume a person’s disability status,” she said. “Just because you can’t see someone’s disability, just because it’s not observable, it doesn’t mean it’s not real. There are a lot of disabilities that we don’t immediately see or understand as we’re getting to know someone or meeting them for the first time. But if someone’s providing appropriate documentation from a provider that states that they do have a disability-related need for a support animal and that documentation is credible, it should be accepted.” 

More Fair Housing Stats 

Further statistics from the PHRC’s Annual Report 2024-2025 include: 

• Allegheny County had the most fair housing complaints, followed by Lancaster County, Dauphin County and Philadelphia. 
• The most common closure was no probable cause, meaning there was not enough evidence to determine there was a violation of state law. 
• The PHRC mediated 109 cases with an average of $25,000 per resolution. 
• The PHRC hosted 12 Fair Housing and Power Hour webinars and provided over 60 workshops and trainings for the public. 

Learn More 

Dean and Mellinger also discussed steering, HOAs, condominiums, property management, student housing and the PHRC’s rural and civic engagement efforts. Learn more by viewing the webinar recording. 

Part of the traditional American dream is owning a big house, and data shows that homes in the U.S. have grown bigger, despite households getting smaller. But what size homes do Americans really want, and is bigger always better? 

The average newly built U.S. home now includes more than 940 square feet per person, up significantly from about 550 square feet per person in 1973, according to the Washington Post and U.S. Census data.  

However, the Washington Post reports that, according to the numbers, “After a brief initial burst of satisfaction with new homes, people typically report their life satisfaction returning to near its prior state. In many cases, it even declines.” 

When it comes to homes with higher square footage, homeowners can be especially unhappier. 

“Take features like home theaters, formal dining rooms and game rooms,” the Post says. “These often turn into expensive dead zones – pricey square footage that is very rarely used. Rather than social hubs, they serve as glorified storage for our stuff. Clutter is clearly equated with unhappiness.” 

In addition, larger suburban homes often come with more debt, longer commutes, more maintenance and other added stressors – not to mention an often-felt need to “keep up with the Joneses” and compare home sizes.  

In recent years, other data has shown that many Americans are seeking better homes instead of bigger ones, and builders often build bigger homes than buyers want.  

Still, bigger homes can bring a sense of lasting happiness to owners, and overall satisfaction often relies on other factors besides square footage – like family size, lifestyle, location and more. 

For many Americans, owning a larger home is an accomplishment to take pride in, a symbol of achievement, and a sign of what’s to come. Larger homes provide room to grow, host loved ones and create flexible spaces that support both work and relaxation. 

Ultimately, it’s up to each buyer to decide what size home best fits their needs, as what brings happiness and functionality to one household may not for another. 

“Although relatively few homeowners pursue projects with energy efficiency or decarbonization as a primary motivator, market spending on any improvement that ultimately impacts home energy use has expanded greatly in the past two decades,” says Harvard’s Joint Center for Housing Studies 2025 Improving America’s Housing report. 

More than a third (34%) of owner improvement expenditures in 2023 were for projects that affected energy use, including exterior and insulation, HVAC, electrical and water heaters/built-in equipment. That was up from 27% in 2003.  

For older homes, spending on energy-related projects is considerably higher. 

According to most recent 2023 data, the average homeowner of a home built before 1960 spent $1,7000 per year on energy-related projects (36% of total improvement spending), and that number was higher for homes built from 1980-1999 ($1,820) and from 2000-2009 ($1,780). In comparison, homeowners of homes built from 2010-2014 spent an average of $1,160, and those owning homes built from 2015-2019 spent $490. 

JCHS also reports that disaster-related home improvement spending has ticked up in the past two decades. In 2023, the U.S. experienced 28 weather- and climate-related disasters that reached or exceeded $1 billion in damages. From 2021-2023, homeowners spent $23 billion on average repairing disaster-related damage – up from less than $9 billion 20 years earlier.  

Considering 2024 disasters like Hurricanes Helene and Milton and the 2025 Los Angeles wildfires, JCHS predicts that disaster-related home improvement spending will continue to trend upward as more natural disasters fueled by climate change occur.  

While 60% of homeowners feel confident in their ability to control pests at home, only 22% are fully confident, according to a survey by Modern Pest Services.  

To remedy home pest problems, 97% said they’ve tried DIY solutions, including: 

1. Store-bought pesticides (72%) 
2. Traps (50%) 
3. Scents (e.g., lavender and peppermint) (44%) 

Still, 54% said they believe professional pest control works best, with the top reasons being expert pest identification, better traditional solutions and processes formulated for sustained, long-term effectiveness. 

Respondents mostly said they believe kitchens are susceptible to pests (60%), and nearly 1 in 10 blamed clutter for attracting pests. Still, 32% did not believe that monthly deep cleans would prevent pests.  

The top three things respondents believed about at-home pest control are: 

1. Cats are a good mouse deterrent (59%) 
2. Essential oils are a good repellent (29%) 
3. Mice love cheese (27%) 

Are these myths or facts? Modern Pest Control says: 

1. Cats may deter mice with their scent, but not all cats are active mice hunters, and pests can pose health risks to cats, too. 
2. Botanical insecticides that utilize essential oils like wintergreen, mint and citronella are approved for use around pets, children and food-handling areas. However, essential oils alone may not be effective enough for particularly pesky pests or full-blown infestations. 
3. Mice gravitate toward foods rich in carbohydrates and sugars with some moisture content, and they’re deterred by foods with pungent odors. They’re more likely to be drawn to peanut butter, candy, beef jerky or pet food. 

A third of Americans are struggling to pay their utility bills, and 22% missed at least one payment in 2025, according to a survey conducted last December by American Home Shield. Eleven percent reported missing multiple payments. 

The significant number of those struggling may be attributed to rising utility costs: 88% said their utility bills have increased, leaving 49% overwhelmed. Fifty-seven percent said they’re worried about the sustainability of rate hikes.  

Respondents most said that these utilities increased in cost: 

1. Electric (75%) 
2. Gas (42%) 
3. Water (36%) 

Electricity remains the biggest concern, and 70% said their electric bills are the most expensive. The average reported electric bill in December 2025 was $187. Looking ahead, 34% said they’re worried about affording electricity this summer.  

Moreover, consumers near major data centers may be paying more. Of the 14% of respondents who said they lived near one, 94% said their utilities have increased, on average by $68 more than the national average and by 15% more than the year before.  

With high utility bills, homeowners are taking actions to keep costs at bay. Respondents said they’re:  

1. Using fewer lights (62%)
2. Setting a lower home temperature (50%) 
3. Using LED light bulbs (49%) 
4. Unplugging unused appliances (42%) 
5. Winterizing their home (25%) 
6. Doing laundry less frequently (22%) 

To compensate for high utility expenses, they’re most commonly:  

1. Cutting back on leisure expenses (like restaurants) (36%) 
2. Taking on a second job or side hustle (26%) 
3. Cutting back on groceries (19%) 

The multifamily rental market is expected to cool as vacancies rise this year, according to the National Association of Home Builders. 

NAHB notes that many renters have been continuing to experience affordability challenges, choosing to stay in the rental market. This has been especially true in supply-constrained metros, like Philadelphia, where multifamily rents remained strong. On the other hand, rents weakened in other, supply-rich metros. 

“The national multifamily vacancy rate ran up to a record high 7.3% in December,” says Molly Boesel, senior principal economist at Cotality. “We’re past the peak of a multifamily construction surge, but a healthy supply of new units is still hitting the market and colliding with sluggish demand, causing vacancies to continue trending up.” 

According to NAHB, multifamily property values declined 4% in 2025 from 2024 and are roughly 28% below the 2022 high.  

The multifamily market is also seeing a rise in delinquency rates, though not nearly as high as office building delinquencies. 

“Looking ahead, multifamily starts are anticipated to fall 5% in 2026 to an annual pace of 392,000 units and decline an additional 6% in 2027 to a 367,000 rate, leveling off near pre-pandemic levels,” NAHB shares. 

At the start of 2026, approximately 90,300 office-to-apartment conversions were in the pipeline nationwide, up 28% year-over-year, per RentCafe. 

Office conversions now account for nearly half (47%) of all future adaptive reuse projects nationwide, helping offset post-pandemic office vacancies (which were close to 20% early last year). Hotel and industrial conversions trail behind (18% and 16%, respectively).  

On the list of metro areas with the most future office-to-apartments, Philly ranks no. 7. As of the start of 2026, the City of Brotherly Love had 2,697 office-to-apartment conversions in the pipeline – a 119% increase YOY. 

Philly’s total number of adaptive reuse conversions in the pipeline, for all building types, was 5,906. Of those, office conversions accounted for 45%. 

“Philadelphia makes one of the biggest jumps in this year’s rankings after placing 18^th last year, as office-to-apartment conversions gain traction in a city known for its historic building stock,” RentCafe notes. “With many downtown offices designated as landmark properties, conversions are often supported by preservation-focused incentives that allow buildings to be reused without altering their historic character.” 

It’s estimated that Philly has about 52 million square feet of office space suitable for residential conversion.  

Real estate agents can now renew their real estate licenses through the Pennsylvania Licensing System (PALS). The Pennsylvania State Real Estate Commission has emailed licensees to notify them that renewals are being accepted and must be completed by Sunday, May 31, 2026. 

Important things to know about the renewal process: 

• Agents cannot complete their renewals until their broker’s license is renewed.
• Update your profile. Log in to PALS and make sure your information is correct. 
• Complete your 14 hours of continuing education. All licensees must complete the 14-hour CE requirements. CE requirements are different depending on when your license was issued. Those who do not have copies of their transcripts should contact the schools where they took their courses.
• New agents should create an account in PALS. New licensees are required to take specific classes for their first CE cycle. 
• Renewals must be completed online by Sunday, May 31. If you miss the May 31 deadline, the SREC considers the license expired, and you must cease practice immediately or be subject to possible discipline. 

For details about CE requirements and other frequently asked questions, view PAR’s real estate license renewal resource page. 

About 44% of recent homebuyers say their overall happiness has improved since buying, but 23% agree that their financial situation has gotten worse since doing so, according to a survey of respondents who bought homes in recent years (2023-2025) by Clever. 

The survey found that more buyers are prioritizing affordability than in years past, with 62% of buyers reporting that finding an affordable home was a priority (up from 48% in 2024). The median target price buyers wanted to purchase was $310,000, but 38% said they exceeded their initial budgets, and 37% believed they overpaid.  

Although some recent buyers reported their financial situations worsening post-purchase, 87% said they were happy they purchased when they did, considering the expectation that home prices and interest rates will continue to rise. 

Additionally, 53% said they were more satisfied with their living space, and 46% said their overall quality of life improved after buying a home. Also, 29% said their mental health improved after getting through the stress of renting and homebuying. 

Still, homebuying was a bit more overwhelming for first-time buyers, who said that since purchasing their home, they’ve:  

• Had to make major lifestyle changes (56%) 
• Felt in over their head financially (51%) 
• Felt buyer’s remorse (34%) 
• Felt like they overpaid for their home (42%) 
• Taken on additional debt to maintain their lifestyle (31%) 
• Struggled to pay their mortgage on time (27%) 

Across all recent buyers, 82% said they made compromises when purchasing. Top homebuying priorities included: 

1. Affordability (45% did not compromise, 17% did) 
2. Good neighborhood (59% did not compromise, 2% did) 
3. Desirable location (55% did not compromise, 3% did) 
4. Safety/low crime rate (48% did not compromise, 3% did) 
5. Garage/dedicated parking (40% did not compromise, 3% did) 

The top homebuying regrets reported were finance-related:  

1. Interest rate too high (20%) 
2. Spent too much (13%) 
3. Home inspection missed problems (12%) 
4. Bought too quickly (11%) 
5. Home does not meet all needs (11%) 
6. Settled instead of waiting for a better choice (11%) 

If they could do it all over again, they would most likely: 

1. Be more patient (20%)
2. Save more money before buying (17%) 
3. Ask more questions (16%) 
4. Negotiate harder on price or terms (15%) 
5. Shop around for better interest rates (14%) 
6. Buy a different home (14%) 

Lastly, although fewer homebuyers said buying was easier than they expected (24% in 2025 compared to 40% in 2024), many said having a good real estate agent helped make the process smoother and easier overall. The top three reasons homebuying was easier than expected were: 

1. They had a good real estate agent (45%) 
2. The closing process was smooth and on time (42%) 
3. They found a home quickly (37%)