Legal and Regulatory - St Louis Real Estate News

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 →

Housing Bill Gains Momentum…But Will It Actually Lower Prices?

By Dennis Norman, on March 18th, 2026

Congress Advanced a Big Housing Bill…But It Has Not Become Law Yet

If you are a homeowner, homebuyer, builder, or real estate investor, this is a bill worth watching…but let’s get the facts straight first. H.R. 6644 has not passed Congress yet. The House passed its version of the bill in February, then the Senate passed an amended version in March and sent it back to the House. So, while this housing package has real momentum, it is not law at this point.

The reason this matters is because the Senate did not just rubber-stamp the House bill. It replaced Continue Reading →

New HUD Proposal Could Change Housing Assistance Rules. Here’s What St. Louis Needs to Know.

By Karen Moeller, on March 9th, 2026

On March 2, 2026, the U.S. Department of Housing and Urban Development published a Notice of Proposed Rulemaking titled “Establishing Flexibility for Implementation of Work Requirements and Term Limits.”

This is a proposed rule, not a final regulation. It does not immediately change eligibility for housing assistance. Instead, it would allow local housing authorities and certain HUD-assisted property owners to implement work requirements and time limits for some households receiving federal housing assistance if they choose to do so. Here is what that means and why it matters locally.

What HUD Is Proposing

If finalized, the rule would give Public Continue Reading →

STORM DAMAGE IN 2025? You May Be Owed Up to $5,000 Back on Your Missouri Taxes 💰

By Sandie Hea, on March 5th, 2026

If you own a home in Missouri and your home was hit by the March 2025 hailstorm — the one that left roofs and siding looking like they’d been blasted by a machine gun — or the devastating May 7, 2025 tornado, there is a significant tax opportunity you should not overlook.

Missouri offers a HOMESTEAD DISASTER TAX CREDIT AFFIDAVIT for homeowners who incurred an insurance deductible on their primary residence due to a qualifying 2025 disaster. The form is Missouri Department of Revenue Form 5926 – Homestead Disaster Tax Credit Affidavit

Here is what matters.

If you Continue Reading →

Missouri-Based Veterans United Sued in Federal Class Action…Same Attorneys Behind Sitzer and Moehrl Cases

By Dennis Norman, on February 19th, 2026

A newly filed federal class action lawsuit in Missouri is taking aim at Columbia, Missouri based Veterans United Home Loans, alleging illegal steering practices, undisclosed kickbacks, and violations of federal consumer protection laws. Because the company is headquartered in Missouri and operates nationwide, this case could have meaningful implications for home buyers, agents, and lenders right here in the St. Louis area.

The lawsuit, filed in the U.S. District Court for the Western District of Missouri, claims Veterans United and related entities engaged in practices that allegedly steered VA borrowers to affiliated real estate agents and back to Veterans United Continue Reading →

If Radon Is So Dangerous, Why Do We Only Talk About It When You Sell Your House?

By Sandie Hea, on February 14th, 2026

A balanced, investigative look at the science, skepticism, and real-world decisions facing homeowners

Section 1: The Radon Paradox — Why Does This Only Come Up When You Sell a House?

If radon is truly the second leading cause of lung cancer, why don’t we hear about it the way we hear about smoking, air pollution, or even mold? Why does the topic seem to surface mostly during home inspections and real estate transactions — then disappear from everyday conversation?

Many homeowners notice this contradiction. During a purchase, radon suddenly feels urgent, technical, and sometimes expensive. Outside a sale, it Continue Reading →

Federal RECA Claims Reopened for Some St. Louis Residents Impacted by Manhattan Project Radiation

By Dennis Norman, on February 8th, 2026

RECA Claims - Manhattan Project - Coldwater Creek

There is a limited window for St. Louis area residents to seek federal compensation for serious illnesses tied to historic radiation exposure, and time is not on their side. The Radiation Exposure Compensation Act, commonly known as RECA, was reauthorized in July 2025 and the deadline to file a claim is December 31, 2027. For many families in North County and surrounding areas impacted by Manhattan Project waste, this program may finally provide long overdue financial relief.

RECA is a federal law administered by the U.S. Department of Justice Radiation Exposure Compensation Program. It was created as a non adversarial Continue Reading →

Fake Deeds and 17 Homes: The St. Louis Title Fraud Case Every Homeowner Should Understand

By Karen Moeller, on February 4th, 2026

A recent federal case shows how ownership can be challenged on paper and why a few simple safeguards matter more than most people realize.

Here’s something I didn’t expect to see in a federal indictment this year: 17 St. Louis homes allegedly transferred using fake deeds. Not sold. Not foreclosed. Just reassigned on paper through forged documents. If you’re wondering how that could even happen, you’re not alone. I had the same question. So I dug into how our recording system actually works, where the gaps are, and what homeowners should know.

According to prosecutors, stolen Continue Reading →

Dual Agency in Missouri: The Limitation Buyers and Sellers Often Miss

By Karen Moeller, on January 23rd, 2026

Dual agency is legal in Missouri, but it is frequently misunderstood. At first glance, it can sound efficient. One agent. One transaction. Fewer moving parts. What is often overlooked is the trade-off. When dual agency is established, the agent must step back from full advocacy for both the buyer and the seller.That limitation is significant, and it fundamentally changes the agent’s role in the transaction.

Understanding that shift is essential before agreeing to dual agency.

What dual agency means in Missouri

In Missouri, dual agency occurs when the same brokerage represents both the buyer Continue Reading →

The Radiation Exposure Compensation Act: Practical Guidance for St. Louis Residents Who May Qualify

By Karen Moeller, on January 9th, 2026

RECA Radiation Settlement for St Louisa's

You may have seen recent news about the federal Radiation Exposure Compensation Act, often referred to as RECA. For many St. Louis–area families, this is not an abstract policy discussion. It is personal.

The challenge is that most people do not know what the law actually covers, who it applies to, or whether it is worth looking into at all. This article is not about fear, speculation, or legal advice. It is about practical, factual guidance.

What RECA is and what it is not

The Radiation Exposure Compensation Act is a federal compensation program, Continue Reading →