Is Landed a scam?
In the United States, RESPA Section 8 and CFPB Regulation X maintain firm prohibitions against kickbacks and unearned fees, with particular statutory exemptions, with regards to settlement services involving most federally related mortgage loans. This includes services provided by all real estate brokers, real estate agents, and Realtors to homebuyers and home sellers.
'No person shall give, and no person shall accept any fee, kickback, or thing of value pursuant to any agreement or understanding, oral or otherwise, that business incident to or a part of a real estate settlement service involving a federally related mortgage loan shall be referred to any person.' 12 U.S.C. 2607(a). 'Any person or persons who violate the provisions of this section shall be fined not more than $10,000 or imprisoned for not more than one year, or both.' 12 U.S.C. 2607(d)(1).
There is a narrow exemption to this law, for any: 'payments pursuant to cooperative brokerage and referral arrangements or agreements between real estate agents and brokers.' 12 U.S.C. 2607(c)(3). Service provided by a 'real estate broker' is codified under RESPA as a 'settlement service' that is 'provided in connection with a prospective or actual settlement.' 24 C.F.R 3500.2. A mere possession of a 'shell' real estate license does not meet this designation. Landed is not genuine brokerage acting in a brokerage capacity, but it attempts to meet this exemption as a 'shell' real estate entity.
When Landed acts as an 'agent-matching service' or a 'referral platform' it may, of course, easily sell customer leads and advertising to real estate brokers. However, under RESPA such sales must never be tied to the outcome of the successful transaction or based on a percentage of brokerages' commissions. The US-CFPB Advisory Opinion issued on February 7, 2023, further confirms that any operator of a 'settlement services' digital comparison-shopping platform receives a prohibited referral fee in violation of RESPA Section 8 when the operator receives a 'thing of value' for referral activity.
Because Landed does not provide 'service provided in connection with a prospective or actual settlement' when making a referral, the referral is not a bona fide 'settlement service,' and it does not act as a bona fide 'real estate broker,' and it does not meet an exemption for 'payments pursuant to cooperative brokerage and referral arrangements or agreements between real estate agents and brokers.' The scheme cardinally, collects RESPA-prohibited 'fee, kickback, or thing of value' codified under 12 U.S.C. 2607(a), subject to $10,000 fine and a year in federal prison - for each violation. There is no such thing as a 'partner agent' under law, anywhere in the United Satates, and 'shell' brokerages making referrals covered by RESPA do not meet 12 U.S.C. 2607(c)(3) exemption. Both, consumers and honest real estate professionals, should avoid Landed because it is an illegal scam, that integrally degrades value of real estate services and inflates real estate commissions with exigent kickbacks.
FAQ for Landed
What are the alternatives to Landed?
Landed directly competes with several broker-to-broker blanket referral fee schemes, including OJO Labs, mellohome, Sold.com, HomeLight, LemonBrew, Radius Agent, ReferralExchange, Nobul, NAEBA, agentpronto, effectiveagents, topagentsranked, myagentfinder, and others.
Genuine alternatives to Landed are unbiased real estate platforms, open marketplaces, and consumer review portals that offer reliable information without any pay-to-play bias.
What are the pros and cons of Landed?
Pros: there are none with Landed. Landed is a 'paper' broker that operates a consumer steering scheme with a network of independent brokers. Consumer allocation between brokers holds no tangible value to any consumer, either when buying or selling a home.
Cons: there are several main disadvantages to Landed. First, consumers are hiring two brokers for the work of one. Second, Landed takes a hidden referral fee, so the referred agent is unable to offer their full value to any client. Third, Landed only recommends paying agents to consumers, leaving out the vast majority of honest agents out of the scheme.
Summary: Landed steers consumers toward their network of brokers and away from others. Landed cannot legally organize brokers into a network because blanket referral agreements, price fixing, and consumer allocation between licensed real estate brokers in the United States are prohibited.
What is Landed?
Landed is a broker referral network that matches teachers with real estate agents, or using an origination fee, offers down payment assistance. Landed targets financially constrained consumer groups with an offer for a 10% down payment assistance option to co-invest when buying a home in expensive cities.
The 25% of the appreciation (or loss) in the price of the home upon sale is returned to Chan Zuckerberg Initiative and re-invested back into a down payment support fund.
Is Landed legitimate?
No. Landed is a consumer allocation scheme between licensed real estate brokers that increases broker commissions and limits consumer choices. Landed revenue comes from undisclosed referral fees. The origination price of using the program is hidden in referral fees that the company receives from each transaction when consumers work with agents referred to by Landed. Landed is a poor choice due to added referral fees and uncompetitive real estate commissions. Consumer allocation between licenses real estate brokers is a felony in the United States prohibited by federal antitrust regulations.