Image Credit: ADOBE STOCK

Using an abbreviation on a Facebook page, rounding prices up and down in ads, and using the phrases "award-winning" and "team" have cost two BC realtors $12,000 after the regulator found they broke advertising rules.

According to two separate Feb. 26 BC Financial Services Authority decisions, both realtors failed to indicate their brokerage’s name on social media pages and used the term "award-winning" without a full explanation.

In the case of Whistler realtor John Ryan, the regulator also took issue with his use of abbreviations on his social media pages.

The decision says using "PREC" instead of "Personal Real Estate Corporation" was not acceptable, nor was using the word "Corp" instead of "corporation."

The BC Financial Services Authority, which refers to itself as the BCFSA throughout the decision, also said Ryan's use of the phrase "No one has sold more" on his website and social media pages needed to include qualifying information.

Ryan also wrote he was "consistently Whistler’s top-selling realtor" without providing source information to back it up.

The regulator also took aim at other statements Ryan had made on his website.

"Sold more developments off plan than any other agent" and "Consistently Whistler’s top performing agent" wasn't backed up with "qualifying information."

In his defence, Ryan argued all the statements he made were factually true and that he brought his website and social media into compliance straight away.

However, through a lengthy analysis of the advertising guidelines the BC Financial Services Authority disagreed.

READ MORE: BUY CANADIAN FIRST: Vernon man's Facebook page hub for consumers nationwide

"I... consider the inclusion of a disclaimer at the bottom of the website to have been ineffective in clarifying the source, date, or qualifying information for the claims made," the regulator says. "I therefore find that the presentation of the awards and ranking information on Mr. Ryan’s Facebook page and website was misleading."

The regulator also took issue that Ryan only had the full name of his brokerage in the "About" section on his Facebook page and that it had to be shown on the profile screen so the public didn't have to take "additional steps."

Ultimately, the BC Financial Services Authority fined him $6,000.

Separately, Vancouver realtor Sarmad Mehrbod also got into trouble for failing to identify his brokerage on his Facebook page and claiming he was the "Top 1% realtor in Van."

He also made multiple references to being part of a team when he wasn't registered as a team.

Testimonials on his website said: "We had a great experience. Their team was very patient," and "It’s been great working with Sam and his team."

The realtor also referred to himself as part of a team in a promotional video and made multiple other references to his "team."

In his defence, Mehrbod said he used someone to do his marketing who did not understand the use of the term "team" within the rules governing realtors.

The regulator didn't buy it.

The BC Financial Services Authority also took aim at his claims about how much he'd bought and sold property for.

"We just scored this beauty 40k below listed price," said one ad, when the property had sold for $36,000 under the asking price. Another ad said $60,000 under the asking price when it was $70,000.

"Negotiated $300k Below listing Price," said another ad.

However, the regulator pointed out that it was $300,000 below the original listing price and only $103,000 below the final listing price.

Multiple ads did a similar thing.

"While careful attempts were made to indicate the price clearly, there are some instances where minor round-ups in prices were made, I acknowledge that this is not acceptable and may (be) misleading," Mehrbod told the regulator.

Ultimately, the regulator fined Mehrbod $6,000 for publishing "false and misleading" statements on his website and social media accounts.

Eariler this year, the BC Financial Services Authority fined two other realtors $10,000 for their use of the term "award winning" and using the abbreviation PREC instead of Personal Real Estate Corporation.

To contact a reporter for this story, email Ben Bulmer or call (250) 309-5230 or email the editor. You can also submit photos, videos or news tips to the newsroom and be entered to win a monthly prize draw.

We welcome your comments and opinions on our stories but play nice. We won't censor or delete comments unless they contain off-topic statements or links, unnecessary vulgarity, false facts, spam or obviously fake profiles. If you have any concerns about what you see in comments, email the editor in the link above. SUBSCRIBE to our awesome newsletter here.

News from © iNFOnews, 2025