VOW — Virtual Office Website

A VOW is a password-protected section of a REALTOR®'s website that allows registered consumers to access full MLS® listing data, including details not visible on public-facing sites. In BC, the requirement to offer VOW access under registration conditions is governed by the rules of the applicable real estate board (such as the Real Estate Board of Greater Vancouver or the BC Northern Real Estate Board), not by individual licensee discretion. Licensees operating a VOW must still comply with their obligations under the Real Estate Services Act (RESA) and BCFSA licensing requirements.

Registration is a mandatory condition imposed by BC real estate boards as part of their MLS® data-sharing rules, not a marketing choice made by the individual REALTOR®. By registering, the consumer agrees to terms of use that govern how they may access and use the MLS® data displayed on the VOW. This registration requirement helps boards track data usage and ensures consumers acknowledge the limitations and conditions attached to the information they receive.

Yes. A licensee in BC must enter into a VOW agreement with their real estate board before they are permitted to display MLS® listing data through a Virtual Office Website. The board's rules set out the technical and conduct standards the VOW must meet, including how consumer registration is handled and what data can be displayed. Licensees must also remain in good standing under the Real Estate Services Act (RESA) and hold an active licence issued or recognized by the British Columbia Financial Services Authority (BCFSA).

Yes. One of the key distinctions of a VOW compared to a standard public real estate website is that, once a consumer has registered and agreed to the terms of use, they may be given access to sold price information from the MLS® database. The availability of sold data is subject to the specific rules of the applicable real estate board, which set out what categories of data may be shared through the VOW. Licensees must follow those board rules precisely when configuring what information is displayed.

When a consumer registers for a VOW, the licensee or brokerage collects personal information such as the consumer's name and contact details, which triggers obligations under BC's Personal Information Protection Act (PIPA). Under PIPA, the brokerage must collect only the information reasonably necessary for the purpose of providing VOW access, obtain meaningful consent, and protect that information with appropriate safeguards. Brokerages must also have a privacy policy that explains how personal information collected through the VOW will be used, retained, and disclosed.

Registration on a VOW does not automatically constitute express consent to receive commercial electronic messages under Canada's Anti-Spam Legislation (CASL). Unless the consumer has separately provided express consent to receive marketing communications, or a valid implied consent relationship exists under CASL, a licensee must not send unsolicited commercial emails to VOW registrants. Licensees should ensure their VOW registration terms clearly distinguish between consent to access MLS® data and any separate consent to receive marketing messages.

Providing VOW access to a consumer does not, by itself, create an agency relationship between the licensee and that consumer. Under the Real Estate Services Act (RESA) and BCFSA rules on disclosure, a licensee must provide the appropriate disclosure of representation or disclosure of risks of unrepresented status at the earliest practical opportunity when they begin providing real estate services to a consumer. Licensees should be careful not to inadvertently cross from providing data access into providing real estate services before proper disclosure is made.

Yes. A VOW is part of a licensee's online presence and must comply with the advertising and identification rules established under the Real Estate Services Act (RESA) Rules and BCFSA conduct standards. For example, the VOW website must clearly identify the licensee and their brokerage, and must not include misleading representations about the nature of the service or the data provided. Licensees should review current BCFSA guidance on electronic advertising to ensure their VOW pages meet all applicable requirements.

No. The MLS® data accessed through a VOW is licensed to the brokerage for the purpose of providing listing information to registered consumers, and the board's VOW agreement strictly limits how that data may be used or redistributed. Sharing VOW data with third-party companies without board authorization would breach the brokerage's VOW agreement and could also raise concerns under BC's Personal Information Protection Act (PIPA) if consumer data is involved. Licensees and brokerages should consult their real estate board's VOW rules before any data-sharing arrangement is considered.

If a brokerage ceases operations or a licensee moves to a different brokerage, any personal information collected from VOW registrants remains subject to the obligations of BC's Personal Information Protection Act (PIPA), including requirements around retention, safeguarding, and proper disposal or transfer of personal information. The outgoing brokerage must handle the transition of that data in a manner consistent with PIPA and the terms disclosed to consumers at the time of registration. Consumers retain the right under PIPA to request access to or correction of their personal information regardless of changes in the brokerage's status.