Legal and Regulatory - St Louis Real Estate News

An Insurance Quote Doesn’t Mean Your House Is Insurable

By Karen Moeller, on August 10th, 2026

In a competitive real estate market, buyers sometimes waive inspections to make their offer more attractive. They may decide they’re comfortable accepting the house as it sits, including the aging roof, outdated electrical panel or other conditions they might otherwise have investigated during an inspection period.

That’s a decision the buyer can make. It doesn’t mean the insurance company has made the same one.

Obtaining homeowners insurance often feels like a simple item on the home-buying checklist. Call an insurance agent, provide the property address and some information, receive a quote, send it to the lender and move Continue Reading →

Could Some Condo Buildings Become Increasingly Difficult to Finance?

By Karen Moeller, on August 3rd, 2026

Most buyers think getting approved for a mortgage means they’re ready to buy a home. With condominiums, that’s only half the equation.

Unlike a single-family home, purchasing a condo has always required lenders to look beyond the individual buyer. They also evaluate the condominium association itself. Recent changes by Fannie Mae and Freddie Mac place even greater emphasis on the financial health of the community, making the association’s finances and management more important than ever during the lending process.

The changes reflect lenders’ growing concern about deferred maintenance, reserve funding, insurance coverage, and the long-term financial stability of Continue Reading →

Congress Adds to Growing Scrutiny of Private Listing Networks

By Dennis Norman, on July 23rd, 2026

Private listing networks continue to attract increasing attention from lawmakers, regulators and the courts. What was once primarily an industry debate has become the subject of lawsuits, requests for federal investigations and now congressional interest. While none of these developments establish that anyone has violated antitrust laws, they do suggest that policymakers are taking a much closer look at where the industry is headed.

The latest development came this week when the House Judiciary Committee’s Subcommittee on the Administrative State, Regulatory Reform and Antitrust requested briefings from Compass CEO Robert Reffkin and MRED CEO Rebecca Jensen regarding their Continue Reading →

Why I See Missouri Amendments 4 and 5 Differently Than Missouri REALTORS®

By Dennis Norman, on June 30th, 2026

Karen Moeller wrote a good article explaining why Missouri REALTORS® is opposing Amendments 4 and 5, and I think she fairly laid out the association’s reasoning. I see the issues differently, though, particularly when looking beyond the narrow real estate industry concerns and looking at the broader public policy questions involved.

On Amendment 4, I understand why Missouri REALTORS® is concerned. Missouri’s initiative petition process was used in 2010 to prohibit real estate transfer taxes, and that was a good outcome for homeowners, property owners, and the real estate industry. I was glad to see that protection put Continue Reading →

The Invisible Glass Shell That Shapes Every Property

By Karen Moeller, on June 29th, 2026

Most people assume designing a home begins with a blank sheet of paper. In reality, long before an architect sketches the first floor plan or a builder estimates construction costs, every property is already constrained by rules that define the largest home the city will allow. Those rules apply whether you’re building a new home, planning an addition, or evaluating the redevelopment potential of an older property. The challenge is that most homeowners never see those limits, even though they influence nearly every significant building decision.

The easiest way to picture those limits is to imagine the city has Continue Reading →

The Zoning Rules Changed. Your House Didn’t.

By Karen Moeller, on June 27th, 2026

Why older homes sometimes don’t meet today’s zoning standards, and why that usually isn’t a problem.

Driving through Glendale recently, I noticed signs inviting residents to an open house about the city’s zoning code update. Like most drivers, I could have continued on without giving it another thought. Instead, I found myself wondering what would prompt a city to rewrite its zoning code.

As I read through the planning documents, one statistic immediately caught my attention. Nearly 45% of Glendale’s residential lots no longer conform to today’s zoning regulations.

My first reaction was probably the same one many Continue Reading →

Why Is the Missouri REALTORS® Association Taking Positions on Amendments 4 and 5?

By Karen Moeller, on June 27th, 2026

Over the past several weeks, the Missouri REALTORS® association has publicly taken positions opposing Amendments 4 and 5. Because many consumers may not understand why a real estate trade association would become involved in statewide ballot measures, I thought it would be helpful to explain the association’s role, summarize what the amendments would do using the official ballot language and constitutional text, and explain why the association has taken those positions.

Every election season brings ballot measures that attract support and opposition from a wide range of organizations. This year, one of those organizations is the Missouri REALTORS® association, Continue Reading →

Have We Been Thinking About Manufactured Housing All Wrong?

By Karen Moeller, on June 20th, 2026

A proposed federal rule change announced by HUD this month may not sound particularly exciting at first glance. In fact, most people would probably stop reading somewhere around the phrase “updating the definition of manufactured housing.”

That would be a mistake.

Because hidden inside this technical regulatory proposal is a much bigger question: Have we spent the last 50 years defining housing in a way that no longer makes sense?

If you ask ten people to explain the difference between a manufactured home, a modular home, a mobile home, and a prefab home, you are likely to Continue Reading →

Repair by a Licensed Contractor. Licensed by Whom?

By Karen Moeller, on June 18th, 2026

Imagine you’re selling your home.

The buyer completes their inspection, reviews the report, and asks for several repairs. One of the requests states that the work must be completed by a “licensed contractor.”

Seems straightforward enough.

After all, most people would agree that repairs identified during a home inspection should be completed by someone who knows what they’re doing. The phrase sounds reassuring. It suggests professionalism, competence, and accountability. Yet the more I thought about it, the more I realized that what appears to be a simple request may not be nearly as simple as it sounds.

Continue Reading →

Does the Property Have an HOA? That Might Be the Wrong Question.

By Karen Moeller, on June 4th, 2026

A buyer tells me they want backyard chickens. Another wants to park an RV in the driveway. A third wants to build a detached garage.

Their next question is often:

“Does the neighborhood have an HOA?”

It’s not a bad question. It’s just not the first question I’d ask.

In the St. Louis area, a property can have no HOA and still have restrictions on what you can do with it. A property can also have an HOA and fewer restrictions than you might expect.

That’s why I think buyers often focus on the wrong Continue Reading →

Missouri Just Passed A New Law Targeting “We Buy Houses” Deals And Contract Flipping

By Dennis Norman, on May 18th, 2026

Missouri Cracks Down on Real Estate Wholesaling: What SB 973 Means for Homeowners, Investors and Agents

Missouri lawmakers passed Senate Bill 973 late on the final day of the 2026 legislative session and, assuming Governor Kehoe signs it, parts of the bill will take effect August 28, 2026. While the legislation covers several real estate and tax foreclosure issues, one of the biggest changes for everyday consumers and investors is a new state law aimed directly at real estate wholesaling.

For years, wholesaling has existed in a gray area where some investors legitimately tied up properties they intended to close on or had the financial ability to complete the deal if needed, Continue Reading →

Missouri SB 1001 Died…But Many of Its Investor Restrictions Quietly Passed Through SB 973

By Dennis Norman, on May 16th, 2026

Missouri SB 1001 Died…But Parts Of It Quietly Passed In SB 973

UPDATE – 10:30pm May 16, 2026

After reviewing the final bills passed late on May 15, 2026, it turns out parts of SB 1001 were quietly inserted into SB 973, which passed on the final day of session and now awaits the governor’s signature.

The wholesaling disclosure provisions survived, and honestly, I’m generally okay with that part. Sellers should understand when they are dealing with a wholesaler, when contracts may be assigned, and who is making money on the deal.

The good news for investors is the institutional investor restrictions appear to have been stripped out before final passage. In Continue Reading →

Missouri Property Tax Reform Failed. Here’s What Homeowners Actually Need to Know Now

By Karen Moeller, on May 16th, 2026

For the second straight year, Missouri homeowners heard a familiar promise from Jefferson City: property tax relief is coming.

Then the legislative session ended, and once again, most homeowners were left exactly where they started. Confused, frustrated, and wondering whether the next reassessment notice is going to hit like a budget adjustment or a financial gut punch.

The problem is not simply that lawmakers failed to pass broader property tax reform this session. It is that many homeowners still do not fully understand how Missouri’s property tax system works in the first place.

That confusion has become Continue Reading →

Zillow’s Bombshell Lawsuit Against Compass and MRED Puts Private Listings Under Fire

By Dennis Norman, on May 12th, 2026

Zillow has filed a major federal antitrust lawsuit against MRED and Compass that could have far-reaching implications for private listings, MLS control and consumer access to homes for sale. The suit, filed in federal court in Chicago, accuses MRED and Compass of conspiring to block Zillow from enforcing its Listing Access Standards, policies Zillow adopted to limit the display of listings that were privately marketed before being entered into the MLS.

The lawsuit centers around private listing networks, or PLNs, which have become increasingly common since NAR weakened its Clear Cooperation Policy earlier this year. Compass has been one of Continue Reading →

Why Some Cities Require Occupancy Inspections … And Others Don’t

By Karen Moeller, on May 11th, 2026

One of the more confusing moments for many St. Louis homebuyers happens shortly before closing, when they learn the municipality wants to inspect the property before anyone can move in.

Then comes the obvious question:

Why does one city require an occupancy inspection while the next one doesn’t?

The answer has less to do with real estate contracts and more to do with how local governments approach housing safety, property maintenance, and code enforcement.

Occupancy inspections developed largely in older municipalities as a way to identify issues involving electrical systems, plumbing, structural concerns, overcrowding, or deferred Continue Reading →

You Can Have Chickens… Right? Why Backyard Chickens Aren’t as Simple as They Sound

By Karen Moeller, on May 4th, 2026

Backyard chickens are often treated as a simple lifestyle choice. In reality, they’re one of the fastest ways for a homeowner to discover how many layers of control exist over how property can be used. The assumption is straightforward: if you own the property, you should be able to decide how to use it. That assumption tends to hold, until it doesn’t. Chickens are where it often breaks down.

What seems like a small, personal decision quickly runs into a layered set of local rules, zoning restrictions, and legal limitations that vary not just by state, but by municipality and even Continue Reading →

Can Your Neighbors Stop You From Using Your Own Property? What Kirkwood’s Recent Dispute Reveals

By Karen Moeller, on May 3rd, 2026

Most homeowners assume that once they buy a property, they have control over what happens on it. In reality, that control exists within a system of rules that often don’t come into focus until something forces the issue.

That moment can be bigger, like the recent effort in Kirkwood to stop the demolition of a historic home. Or it can be something far more routine. A property condition that has existed for years, something as simple as how materials are stored or where they are placed, suddenly draws attention. A notice arrives outlining specific requirements and a timeline to Continue Reading →

A Real Estate Contract Can Bind You. That Doesn’t Mean It Protects You.

By Karen Moeller, on April 26th, 2026

It is not particularly difficult to create a binding real estate agreement.

Two parties can agree on terms, put them in writing, and sign. At that point, there is a contract.

What is much harder, and far more important, is understanding whether that contract actually protects you.

Buying or selling a home can look surprisingly straightforward from the outside. There are forms. There are signatures. There is a process that appears structured enough that, with the right documents, it might feel manageable to handle on your own.

That assumption is not limited to inexperienced buyers or Continue Reading →

Lead Paint Was Banned Decades Ago. So Why Is It Still Part of Buying and Selling a Home?

By Karen Moeller, on April 25th, 2026

“Why are we still dealing with this form? Lead paint was banned more than 50 years ago.”

It’s a fair question. It’s also based on a misunderstanding.

Most people hear “lead paint” and picture a kid eating paint chips off a windowsill in 1963.

The assumption is understandable. Lead paint was banned for residential use in 1978, and most homes have been painted over multiple times since then. The dramatic stories that shaped public awareness largely faded decades ago. It would be easy to assume the issue faded with them. It’s one of the only disclosures that isn’t Continue Reading →

Real Estate Fraud Is Exploding… and It’s Hitting Closings Where It Hurts Most

By Dennis Norman, on April 15th, 2026

Real estate fraud is not just a theoretical risk… it is a growing and very real threat, and the latest FBI data shows it is costing Americans hundreds of millions of dollars each year. According to the FBI’s Internet Crime Complaint Center (IC3) 2025 report, there were 12,368 real estate fraud complaints nationwide, resulting in more than $275 million in reported losses. That is a significant number, and while St. Louis is not singled out specifically, our local market is certainly not immune to these same risks.

One of the most concerning aspects of real estate fraud today involves wire Continue Reading →

Missouri Cracks Down on Sale-Leasebacks…Mandatory Warnings, Delays, and $10K Penalties

By Dennis Norman, on April 14th, 2026

A lesser-known but very significant part of Missouri Senate Bill 1001 could have a major impact on sale-leaseback transactions, a strategy often used by distressed homeowners and investors. While most attention has focused on wholesaling, this portion of the bill introduces strict new disclosure requirements designed to protect sellers who sell their home and then rent it back. Like the wholesaling provisions, this is part of the perfected bill that has passed the Senate and is now in the House, but has not yet become law.

Under SB 1001, any buyer involved in a sale-leaseback transaction must provide the seller Continue Reading →

Missouri SB 1001 Targets Real Estate Wholesalers…Here’s What It Means for Investors

By Dennis Norman, on April 14th, 2026

A major piece of legislation moving through Jefferson City could significantly impact real estate wholesalers and contract assignment deals in Missouri, and it’s something investors and flippers in the St. Louis market need to be watching closely. Senate Bill 1001, in its perfected form, has already passed the Missouri Senate and is now under consideration in the House, but it has not yet become law. If passed and signed, it will introduce new disclosure requirements that directly affect wholesalers assigning contracts.

The key provision for investors is the new requirement that any “wholesaler” entering into a contract to purchase residential Continue Reading →

Kirkwood Demolition Lawsuit Tossed…Court Says Neighbors Had No Right to Stop 751 N Taylor Ave Project

By Dennis Norman, on April 7th, 2026

A recent court decision involving the historic home at 751 North Taylor Avenue in Kirkwood makes one thing very clear…just because people don’t like what a property owner is doing doesn’t mean they have the legal right to stop it.

The case, Fogarty et al vs. Sorkin et al, was filed by neighbors and others trying to block the demolition of the Marquitz-Garesche House, a home built in 1858 and located in Kirkwood’s North Taylor Historic District. The plaintiffs pushed for a restraining order and injunction to stop the demolition, citing historic preservation and concerns about how the City of Continue Reading →

What Actually Happens Between “Clear to Close” and Closing Day

By Karen Moeller, on April 2nd, 2026

Everyone thinks the hard part of buying or selling a home is getting under contract. It isn’t.

By the time a transaction reaches the closing stage, most buyers and sellers assume the difficult work is behind them. The contract is signed, inspections are resolved, and financing is in place. There is a natural sense that the finish line is near and that what remains is largely procedural.

In reality, the final phase of a real estate transaction is often the most delicate. A closing is not a single event. It is a sequence of dependent steps, each requiring Continue Reading →

Vacant Land Fraud Is Exploding. And It’s Showing Up Across St. Louis.

By Karen Moeller, on March 28th, 2026

There’s a version of real estate fraud that doesn’t look dramatic on the surface. No broken locks. No forged checks passed across a closing table. No obvious signs that anything is wrong.

It usually starts with a clean, simple request.

“I own a piece of land. I’d like to sell it.”

And more often than it should, everyone believes them.

According to the Federal Bureau of Investigation, reports of vacant land fraud have increased by more than 500% over the past four years. That is not a minor uptick. That is a pattern, and it is reaching markets Continue Reading →

The Most Dangerous Part of Your Real Estate Transaction Isn’t the House

By Karen Moeller, on March 28th, 2026

We spend a lot of time talking about inspections, pricing strategies, and market timing, but the biggest financial risk in a real estate transaction today often has nothing to do with the property itself. It happens quietly, and by the time most people realize what’s going on, it’s already too late.

It’s cybercrime.

According to the Federal Bureau of Investigation’s latest Internet Crime Report, Americans lost more than $16 billion to cybercrime in 2024, a 33 percent increase from the year before. Real estate is not a small piece of that problem. It is one of the most targeted.

Why Real Continue Reading →

Credit Score Costs Surge as Hawley Launches Investigation Into FICO Pricing

By Dennis Norman, on March 25th, 2026

Missouri homebuyers could soon see relief from rising mortgage costs as Senator Josh Hawley takes aim at what he calls excessive pricing by credit scoring giant FICO. In a recent move, Hawley launched an investigation into the company’s pricing practices, citing concerns that sharp increases in credit score fees are contributing to housing affordability challenges, particularly for first-time buyers.

According to Hawley’s office, FICO recently doubled its per-score fee from $4.95 to $10.00, a more than 100% increase in just one year. Since most mortgage lenders rely on FICO scores for underwriting, and borrowers often have multiple credit pulls during Continue Reading →

Homeowners Beware: New Fraud Scheme Uses Stolen Identities to Tap Home Equity

By Dennis Norman, on March 23rd, 2026

Real Estate Fraud scheme - targets senior homeowners

There’s a growing type of real estate fraud happening across the country that every homeowner, especially seniors, should be aware of. A recent federal indictment outlines an alleged scheme in which criminals targeted property owners, stole their identities, and tried to obtain loans against homes without the owners’ knowledge. While this case happened outside of St. Louis, the tactics described are not unique to one market and could be attempted here as well.

According to the federal indictment (see full document below), the scheme allegedly involved multiple people working together to gather personal information from victims, create fake identification, and Continue Reading →

Federal Court Blocks FinCEN Rule on Cash Real Estate Deals…Big Win for Investors

By Dennis Norman, on March 20th, 2026

A major federal court decision just delivered a significant win for real estate investors and anyone involved in cash transactions. A U.S. District Court has vacated the FinCEN rule that would have required nationwide reporting of most non-financed residential real estate transactions involving entities and trusts, effectively shutting down the rule before it could fully reshape the investment landscape.

The rule, finalized in 2024 and effective December 1, 2025, would have required reporting on an estimated 800,000 to 850,000 transactions annually, with projected compliance costs ranging from approximately $428 million to $690 million in the first year alone. :contentReference[oaicite:0]{index=0} The Continue Reading →

Missouri Homeowners Hit With Nearly 34% Insurance Spike…Lawsuit Abuse May Be Part of the Problem

By Dennis Norman, on March 18th, 2026

lawsuit abuse and homeowners insurance cost

Homeowners across Missouri, including many in the St. Louis area, are feeling the squeeze from sharply rising insurance premiums, and a newly released report suggests legal system abuse may be playing a bigger role than many realize. According to the report, Missouri homeowners insurance premiums have jumped 33.9% from 2021 to 2024, adding yet another affordability challenge for buyers, sellers, and real estate investors.

While severe weather and rebuilding costs are often blamed for rising premiums, the report points to increasing litigation tied to property claims, particularly involving roofing, wind, and hail damage. These lawsuits can drive up claim costs Continue Reading →