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Home > Add/Edit > Matrix Field Definitions
Matrix Field Definitions
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Field Definition
2nd LQ If the second-living-quarters is directly accessible through a door or by a heated hallway or stairway from the primary dwelling, then include the second-living-quarters heated living area in one of the "HLA Main," "HLA Upper," "HLA Third," "HLA Basement" or "HLA Lower" fields, which is added to the "Total HLA."

If the second-living-quarters is not directly accessible through a door or by a heated hallway or stairway from the primary dwelling, then report the square footage of the second-living-quarters using the “2nd LQ HLA” and “2nd LQ Non-HLA SqFt” fields, which are not added to the “Total HLA” and “Total Unheated SqFt.”

Use the “2nd Living Quarters” room level to describe a separate building or part of the home with accommodations for guests not included in any other room level reported.

The “2nd Living Quarters” bedrooms and bathrooms can be included in the “Total Bedrooms,” “Total Full Baths” and “Total Half Baths” fields. Use the “2nd Living Quarters” room level to describe a separate building or part of the home with accommodations for guests not included in any other room level reported. The “2nd Living Quarters” bedrooms and bathrooms can be included in the “Total Bedrooms,” “Total Full Baths” and “Total Half Baths” fields.
2nd LQ HLA
2nd LQ Non-HLA SqFt
Above Grade HLA

Includes finished, heated living area above-grade, and directly accessible from other living area through a door or by a heated hallway or stairway. 

 

This field is automatically populated with the sum of the values entered in to the HLA Main, HLA Upper, HLA Third, and HLA Lower fields.

Access Describes the type of street access available for land and commercial property.
Accessibility Features A list or description of the accessibility features included in the sale/lease.
Acres Cleared The number of acres cleared.
Acres Wooded The number of acres wooded.
Additional Information Indicates what documentation is available per request for the lots/acres/farms property category.
Additional Parcels A list of parcel IDs included in the sale, separated by commons, that are in addition to the primary ID listed in the "Parcel ID" field. 
Additional SqFt

Includes heated, unheated or unfinished SqFt not directly accessible from other living area through a door or  by heated hallway or stairway (e.g., second living quarters or basement not directly accessible from the main dwelling, detached garage, etc.).

 

Additional SqFt should be described in the Remarks or Agent Remarks.

Agency Cooperation The listing brokerage must choose whether to cooperate with buyer agents or sub agents or both. 
Agent / Own Member Participants and Subscribers must show their name(s) in the Seller field, and check "Yes" in the Agent/Owner field if they are the owners or have an ownership interest in the property submitted to the Service. If the owner is not obvious (i.e., ownership by a business entity and the Member Participant or Subscriber has an ownership interest), the Listing Brokerage shall make the disclosure in the Agent Remarks section. "Yes/No" field. Canopy MLS Rules and Regulations, Section 1.10.
Agent Remarks Agent Remarks are visible to all Canopy MLS Subscribers. Do not include combination lockbox codes or security system codes. 
Allow Internet Address Display Seller allows the display of the listing address on the Internet. Canopy MLS Rules and Regulations, Section 17.6
Allow Internet AVM Seller allows display of an automated estimate of the market value (or hyperlink to such estimate) in immediate conjunction with the listing. Canopy MLS Rules and Regulations, Section 17.7
Allow Internet Comment Seller allows third parties to write comments or reviews or display a hyperlink to such comments or reviews in immediate conjunction with the listing. Canopy MLS Rules and Regulations, Section 17.7
Allow Internet Listing Display Seller allows the display of the listing on the Internet. Canopy MLS Rules and Regulations, Section 17.6
Allow Syndication Seller allows the listing to be published on real estate marketing websites such as Realtor.com, CarolinaHome.com, and other sites specified by the listing brokerage’s preferences.
Annual NOI $ The amount of annual Net Operating Income for commercial property.
Annual Scheduled Income $ Amount of scheduled income for commercial property listed.
Appointment Phone Use the phone number cooperating brokers should call to schedule an appointment to show the property. Do not add "1-" in front of the area code
Approx. Lot Dimensions Enter actual dimensions for the listed property. It is permissible to enter "Per Survey," "Per Plat," "Per Tax Records" where appropriate. Call assessor, look up in public records, check deed, title, survey. The information is available. 
Approx. Acres Approximate acres means the approximate acreage of the listed property. 1 acre=43,560 SqFt. Calculate width times depth divided by 43,560 SqFt. If triangular - width times depth divided by two then divide by 43,560. If irregular, create triangles and use the triangular method by adding together the values calculated for each triangular section. Option: Check the online tax records or call the local assessor. 
Assumable Describes whether the current mortgage is assumable. Dropdown list.
Attachments Upload contract addenda, sketches, disclosures, etc. Multiple attachments can be uploaded as long as the sum total files size does not exceed 10MB. Adobe acrobat (PDF), Text (txt) and Rich Text (rtf) files can be uploaded. Attachments appear on agent reports only.
Auction / Bid Info If the listed property is subject to auction or bid, the listing must include an actual list price, assessed value, starting bid or market value in the List Price field. Canopy MLS Rules and Regulations, Section 1.2 #6
Auction / Bid Type Auction listings must be subject to an auctioneer or auction-firm license, and must include the auctioneer name and auctioneer license number in the Agent Remarks. Canopy MLS Rules and Regulations, Section 1.2 #6
Availability Date The date when a prospective tenant may take possession of the property for lease.
Bedrooms Septic The number of bedrooms permitted for septic system on listed property.
Block / Section The Plat Reference section of the "Offer to Purchase and Contract" (NCAR Standard Form 2-T) requires completion of the following fields when applicable: Lot/Unit, Block/Section, Subdivision/Condominium, Plat Book/Slide, Pages. 
Bonus ($) Be extremely careful when offering a bonus. Indicate whether the bonus is negotiable, who is offering the bonus and whether the bonus is contingent upon a full price offer. Bonuses w/o qualifying terms are treated as all other offers of compensation. Canopy MLS Rules and Regulations, Section 6.2
Builder Used to indicate the builder in both new construction and resale. Canopy MLS Rules and Regulations, Section 1 #7
Buyer Agency Compensation Compensation offered to cooperating brokerage. Compensation must be offered to a sub agent, buyer agent or both. In South Carolina compensation may also be offered to a Transaction Broker. Canopy MLS Rules and Regulations, Section 6.1
Buyer Agency Compensation Type (%/$) Compensation must be expressed as a percentage of the gross sales price or a flat dollar amount. Canopy MLS Rules and Regulations, Section 6.2
Can be Divided Describes if the listed lot/acreage/farm property can be subdivided. 
CDOM Cumulative Days on Market (“CDOM”) is displayed on every listing in the MLS system, and tracks the days on market for a property over multiple listings on the property. When a new listing is entered, the “CDOM” will only reset to zero if one of the following two actions occurs:  A) The previous listing status is closed; or B) The previous listing has been off market (expired or withdrawn) for more than 90 days.  Want to know more about how DOM, CDOM and List to Close (LTC) are calculated?
Ceiling Height Feet The "foot" value for the ceiling height.  If a ceiling is 8 feet 6 inches high, the value entered into this field will be "8"
Ceiling Height Inches The "inch" value for the ceiling height.  If a ceiling is 8 feet 6 inches high, the value entered into this field will be "6"
City Use the city in the physical address or mailing address.
City Taxes Paid To If the real property is assessed city taxes, select the city to which property taxes are paid here.  If the real property does not pay city-level property taxes (ie, it is only assessed county taxes), select "No City Taxes Paid".
Co List Agent MLS ID The secondary listing agent affiliated with the same or a different listing brokerage who contracts as the agent of a seller. Colistings with other licensees who are not Member Participants or Subscribers of Canopy MLS must not be entered into the MLS. Colisting agents with the same firm have add/edit privileges. A co-listing agent from a different firm does not have add/edit privileges. (Canopy MLS Rules and Regulations, Section 1.3)
Co List Agent Name
Co List Agent Team ID Canopy MLS has created the ability to add agents and listings to “Teams” in Matrix. We recognize that teams can be comprised of various agents, licensed assistants, and support staff. For additional information on Teams please click here
Commercial Location Describe the site where the commercial property is located. 
Community Features

Subdivision amenities that may be available to the listed property and may require membership or additional fees.

 

"55 and older" means qualified senior housing defined by HUD. Listing agents must submit a statement of qualification to Canopy MLS signed by a representative of the homeowners association (HOA), and witnessed (the witness does not have to be a representative of the HOA) when selecting "55 and older." Canopy MLS Rules and Regulations, Section 1 #7

 

A dog park is a place for dogs to exercise and play off-leash in a controlled environment under the supervision of their owners. Dog parks have varying features, although they typically offer a 4' to 6' fence, separate double-gated entry and exit points, adequate drainage, benches for humans, shade for hot days, parking close to the site, water, tools to pick up and dispose of animal waste in covered trash cans, and regular maintenance and cleaning of the grounds. 

 

Helipad means a helipad or heliport constructed and operated in compliance with appropriate Federal Aviation Administration, state and local regulations.


Sport Court is defined as a multi-sport or single-sport athletic space, typically constructed outdoors, where such games as basketball, volleyball, pickleball, other racquet sports, etc., and be played.

 

Game Court is defined as a space, typically constructed outdoors, where such games as bocce ball, shuffle board, horseshoes, etc., can be played.

Company Remarks Company Remarks are only visible to other agents who belong to the same company as the listing agent. Do not include combination lockbox codes or security system codes. Canopy MLS Rules and Regulations, Section 1.9
Compensation Compensation offered to cooperating brokerage. Compensation must be offered to a sub agent, buyer agent or both. In South Carolina compensation may also be offered to a Transaction Broker. Canopy MLS Rules and Regulations, Section 6.1
Compensation Type Compensation must be expressed as a percentage of the gross sales price or a flat dollar amount. Canopy MLS Rules and Regulations, Section 6.2
Complex Name In Matrix, the Subdivision field is used to indicate the presence of single family detached homes, while the Complex Name field is used to indicate the presence of single family attached homes. If the property is not located in a Complex, or if this is not a developed Complex that an agent or a consumer would be searching for, Canopy MLS recommends entering “None” in the Complex field. 
Confrm. Spcl. Assessment A Special Assessment that has been approved prior to Settlement whether or not it is fully payable at the time of Settlement (NCAR Standard Form 2-T).
Confrm. Spcl. Assessment Desc Describe the Confirmed Special Assessment that has been approved prior to Settlement whether or not it is fully payable at the time of Settlement. "Confirmed Special Assessment Description" is required when "Confirmed Special Assessment=Y."
Construction  
Construction Status

Construction Status is required IF New Construction = Y

 

"Proposed" means construction has not begun and there is no foundation.  

 

"Under Construction" means construction has begun, and a foundation is in place.  The listing must be changed from "Proposed" to "Under Construction" within 7 business days.  

 

"Completed" means the Certificate of Occupancy has been issued.

 

"Land/Home Package" means combining a land sale with the contract purchase price of a home that has been built or will be built on the land as with custom-built new construction (and manufactured homes that are classified as real property), and the “Construction Status” field must indicate “Land/Home Package.”

Construction Type

Describes the property's construction type as  manufactured, off-frame modular, on-frame modular or site built.

 

For information on the difference between manufactured and modular homes, click here.

Contact Name The Contact Name field is exclusive to the Rental property category only.  The Contact Name field provides the name of the person to contact regarding the Rental listing.
Contact Phone The Contact Phone field is exclusive to the Rental property category only.  The Contact Phone field provides the phone number of the person to contact regarding the Rental listing.
County County means the county where the real property exists. 
Cross Street  
Deed Reference The purpose of the "Deed Reference" field is not to identify the owner of the property, but to correctly identify the property offered for sale. The "Deed Reference" field must be filled in even for listings where the seller does not yet own the property. Obtained from the county Register of Deeds. Include the book and page, i.e., "10223-769." 
Directions Provides directions to the property. Directions appear on Customer Reports. Do not include confidential information, agent name or contact information. Do not include combination lockbox codes or security system codes. Text. Limited to 255 characters. Canopy MLS Rules and Regulations, Section 1#7
Documents All documents a buyer's agent would need to make an offer may be added here.  Residential Property Disclosure, Covenants and Restrictions, Deed, Septic Permit, Mineral, Oil and Gas rights are some examples.  Max file size 10MB. 
DOM “DOM” and “CDOM” accrue only when a listing is in “Active” status.  “DOM” and “CDOM” do not accrue when the listing is in any other statuses. Want to know more about how DOM, CDOM and List to Close (LTC) are calculated?  Click here
Doors and Windows Describes windows and exterior doors. Canopy MLS Rules and Regulations, Section 1#7
Driveway Describes the driveway composition and whether the driveway is shared. Canopy MLS Rules and Regulations, Section 1#7
Dwelling Habitable Residence YN is required.  Lots/acres/farms
Easements Select all that apply from the list.  Commercial
Elementary School The current public elementary school assignment for the listed property. 
Elevation Describes the elevation of the property above sea level.
Entry Level “Unit’s Level in Building” indicates the floor of the complex on which the front door of the unit is located. “Entry Level” indicates the level of the unit where the front door is located.  For example, a two-level unit located on the ninth floor of a mid-rise building would indicate “Unit’s Level in Building = 9,” and “Entry Level = Main.”
Equipment Describes fixtures (and personal property, if any) that conveys with the real property. Canopy MLS Rules and Regulations, Section 1#7
Expiration Date Listings automatically expire on the expiration date unless prior to that date the Listing Brokerage extends or renews the listing. If the Listing Brokerage renews or extends the listing after it has expired, the Listing Brokerage can either return the listing to active or enter a new listing. The Seller(s) must sign the extension or renewal of listing and the Listing Brokerage must report the extension or renewal to the MLS. Canopy MLS Rules and Regulations, Section 1.19
Exterior Covering Canopy MLS defines options provided in the Exterior Covering field and to give name-brand examples of each type. Canopy MLS Rules and Regulations, Section 1#7
Exterior Features Exterior Features includes permanent fixtures or amenities deeded to the property. For example, a boat slip in a subdivision is not considered an exterior feature unless it is deeded to the property. Canopy MLS Rules and Regulations, Section 1#7
Financial Info Describes a additional financial information associated with commercial property.
Fireplace Indicates whether the property includes a fireplace.
Fireplace Description Describes the location and characteristics of the fireplace. 
Fixtures Exception Fixtures Exception are items that are leased or not owned by the Seller, or that the Seller does not intend to convey. 
Fixtures Exception Description List items that are leased or not owned by the Seller, or that the Seller does not intend to convey. Free-form text. 255 characters. "Fixtures Exception Desc." is required if "Fixtures Exception=Y."
Flood Plain Indicates whether or not a commercial property is determined to be within a flood zone.
Floor Coverings Describes the floor coverings used in the property. 
Foundation Describes whether the foundation is a basement, crawl space or slab. 
Full Baths Full baths includes all finished bathrooms that include either a bathtub or shower.
Full Service Limited-service listings must be noted by indicating “no” in the Full Service field. This is to inform cooperating brokerages of the extent of the services the listing brokerage provides to the seller(s), and any potential for the seller(s) to ask the cooperating brokerages to provide some or all of these services.  Canopy MLS Rules and Regulations, Section 1.5. Click here to learn more about limited service listings.
Furnished  
Garage SqFt Includes attached and detached garage square footage, above- or below-grade.
Green Building Features "G" means green! Canopy MLS provides 27 ecofriendly, energy-efficient items in Matrix. There is a feature group called "Green Building Features" as well as items integrated into other feature groups all tagged with the letter "g," for example: g-Active Solar Heat, g-Solar, g-Engineered Wood Products, etc. Click here for definitions. 
Green Certification Entities that evaluate and certify a dwelling as environmentally friendly. Choices include: EarthCraft House, Energy Star Qualified, Environments for Living, LEED Home, NAHB National Green Building Standard, NC Healthy Built Homes. "Energy Star" was changed to "Energy Star Qualified" on 4/27/12. If a “Green Certification” is selected, then the certificate must be attached to the listing. For new-construction listings, the certificate must be attached to the listing upon reporting the listing as “Closed” status. For resale listings, the certificate must be attached to the listing at the time the listing is input into the MLS system. For more information, read the Greening the MLS policy
Gross Operating Income $ Gross Potential Income multiplied by Estimated Loss Percentage = XYZ
Gross Potential Income minus XYZ = Gross Operating Income
Half Baths Half baths include all finished bathrooms that do not include a bathtub nor a shower.
HERS Index The HERS Index is a scoring system established by the Residential Energy Services Network. The lower a home's HERS Index, the more energy efficient it is. For more information visit www.energystar.gov. Please attach a copy of the HERS Index rating certificate to the listing. If a HERS Index rating is provided, please attach a copy of the HERS Index rating certificate to the listing. For more information, read the Greening the MLS policy
High School The current public high school assignment for the listed property. 
HLA (Unit) Includes the total finished, heated living area above - and below -grade for a specified unit in a multi-family listing, and directly accessible from other living area through a door or by a heated hallway or stairway. 
HLA Basement Includes heated, finished, below-grade living area directly accessible by interior stairs, with earth adjacent to any exterior wall on that level. If earth is adjacent to any portion of a wall, the entire level is considered below-grade. 
HLA Lower Includes above or on-grade, heated, finished living area directly accessible from other living area through a door or by a heated hallway or stairway. A finished, heated garage cannot be counted as HLA. Enter 0 if there is no upper, third or lower level. The ceiling height must be at least seven feet, except under beams, ducts, etc. where the height must be at least six feet four inches [Note: In rooms with sloped ceilings (e.g., finished attics, bonus rooms, etc.) you may also include as living area the portion of the room with a ceiling height of at least five feet if at least one-half of the finished area of the room has a ceiling height of at least seven feet.]. 
If any portion of the dwelling is unpermitted, a listing broker may include that area in the total square footage determination so long as s/he clearly discloses in the Public Remarks the amount that is unpermitted, e.g., 3,750 total SqFt of which 850 SqFt is an unpermitted addition that otherwise meets the definition of living area. (Source: https://www.ncrec.gov/Pdfs/genupdate/the4s.pdf)
HLA Main
HLA Third
HLA Upper
HLA Total Includes finished, heated living area above and below-grade, and directly accessible from other living area through a door or by a heated hallway or stairway. 
HOA Email  
HOA Email 2  
HOA Fee  The amount of money paid to the neighborhood homeowner association.
HOA Fee 2 The amount of money paid to a secondary neighborhood homeowner association, if there is one.
HOA Fee Paid  Indicates whether HOA fees are paid monthly, quarterly, semi-annually or annually. 
HOA Fee Paid 2 If there is a secondary neighborhood homeowner association, this indicates whether those HOA fees are paid monthly, quarterly, semi-annually or annually. 
HOA Management  Provide the appropriate contact information so cooperating brokers can obtain subdivision documents.
HOA Management 2 Provide the appropriate contact information for a secondary homeowner association so cooperating brokers can obtain subdivision documents.
HOA Phone  The appropriate phone number to use to contact a representative of the homeowner association.
HOA Phone 2 The appropriate phone number to use to contact a representative of the secondary homeowner association.
HVAC Describes the heating and cooling systems present in the listed property. 
Images

Limited to photos or renderings of the property only. All graphics such as logos or messages are prohibited. Company or agent "for sale" signs must not be included in the photo of the property. Photos appear on Customer Reports and Websites. Photos must be in JPG format and limited to 6MB size.

 

Read the Canopy MLS Photo Policy here.

Read the Canopy MLS Photography Guide here.

Improvements Select all that apply from the list.  Lots/acres/farms
In City Inside City YN is required.  Commercial 
Interior Features  Describes the interior features of the property. 
Lake/Water Amenities

Select any lake or water amenities applicable to the listed property. All selections are considered to be deeded, leased or licensed to the property unless “neighborhood” is indicated. 

“Boat Slip – Deed” means the seller holds title to the boat slip, can prove ownership by presenting a copy of a Deed into Seller and has the legal right to convey the boat slip, by Deed, along with the real property offered for sale.

“Boat Slip – Lease/License” means the seller does not hold legal title to the boat slip, but rather, the boat slip is owned by another legal entity and the seller of the subject property was either provided an exclusive right to use the boat slip, which use could be assigned to a purchaser, or the seller purchased the right to use the boat slip, but does not have the right to assign or otherwise transfer that “right to use” to a purchaser. Listing agents should consult an attorney prior to selecting Boat Slip-Deed or Boat Slip – Lease/License to ensure the correct classification is made. 

“Boat Slip” is a legacy option and should only be used for searching.  

Land Included  
Latitude The latitude coordinate of the map location for a property.  For instructions on mapping a listing, click here.
Laundry Location  Describes the location of the laundry facilities. 
Lease Term  
Legal Description **Tax Legal Description** This is a required field that must be accurate and verifiable. A statement containing a designation by which land can be identified sufficiently to meet the requirements established by law. Appropriate legal descriptions include metes and bounds, reference to plat or map, or lot and block. 
List Agent MLS ID

Listing agent means the primary listing agent affiliated with the listing brokerage contracted as the agent of a seller

List Agent Name
List Agent Team ID

Canopy MLS has created the ability to add agents and listings to “Teams” in Matrix. We recognize that teams can be comprised of various agents, licensed assistants, and support staff. For additional information on Teams please click here

List Price The Listing Brokerage must include the full gross listing price stated in the listing agreement in the listing submitted to Canopy MLS. Canopy MLS Rules and Regulations, Section 1#8. 
Listing Type Canopy MLS only accepts Exclusive Right to Sell or Exclusive Agency listing agreements. [Select list.] Canopy MLS Rules and Regulations, Section 1#4
Longitude The longitude coordinate of the map location for a property.  For instructions on mapping a listing, click here.
Lot / Unit #

The Plat Reference section of the "Offer to Purchase and Contract" (NCAR Standard Form 2-T) requires completion of the following fields when applicable: Lot/Unit, Block/Section, Subdivision/Condominium, Plat Book/ Slide, Pages. 
 

Use Lot/Unit # only if needed for mailing address.

Lot Description  Describes the location of the lot on the street and any applicable views. Waterfront means the listed property has waterfront access.
Main Level Garage  
Marketing Date The Listing Brokerage must input each listing required to be submitted to the Service within 24 hours (excluding holidays and weekends) of the “Effective Date” (or if applicable the “Delayed Marketing Date” as it is known in North Carolina) or the beginning date of the term of the listing (for South Carolina). [Canopy MLS Rules and Regulations, Section 1.4] 
Max Lease $/SqFt Sq Ft Maximum Lease is required.  Commercial 
Max SqFt Available Sq Ft Available Maximum is required.  Commercial 
Middle School The current public middle school school assignment for the listed property. 
Min Lease $/SqFt Sq Ft Minimum Lease is required.  Commercial 
Min SqFt Available Sq Ft Available Minimum is required.  Commercial 
Min SqFt to Build Sq Ft Building Minimum is required. Lots/Acres/Farms 
Miscellaneous  
Model / Plan Used for model and/or plan names in new construction and resale. 
Monthly Rent Listings where a prospective buyer identified by the seller may be interested in purchasing the property, and if so, no commission will be paid to the listing brokerage. The named prospect exempted must be stated in the listing agreement. Canopy MLS Rules and Regulations, Section 1.17.
Named Prospects Exempted Listings where a prospective buyer identified by the seller may be interested in purchasing the property, and if so, no commission will be paid to the listing brokerage. The named prospect exempted must be stated in the listing agreement. Canopy MLS Rules and Regulations, Section 1.17.
New Construction New construction means the Certificate of Occupancy is no more than two years old and the home has never been lived in. New Construction does not include remodeling. 
Number of Bays  
Number of Buildings  
Number of Docks  
Number of Drive In Doors  
Number of Rentals  
Number of Stories  
Number of Units  
Occupant Type Occupant Type describes the type of occupant, i.e. Owner, Tenant, Vacant. Occupant Type is classified as confidential data field. A Member Participant or Subscriber shall not disclose confidential data fields to any consumer, whether orally, on a VOW, IDX website, or via any other means, unless the Member Participant or Subscriber is the Listing Brokerage. 
Office Inventory  Office inventory is an optional field used by some firms for internal coding purposes.
Office SqFt  
Operating Expenses $  
Other Income $  
Other Parking  
Other Rooms  
Outbuildings  
Owner Responsibilities  
Ownership When the Seller of a property does not hold title but has a contract to receive title on the property, the Listing Brokerage must indicate, "Seller does not yet own," in the "Ownership" field. Pick-list with one selection allowed. 
Ownership Type  
Pages The Plat Reference section of the "Offer to Purchase and Contract" (NCAR Standard Form 2-T) requires completion of the following fields when applicable: Lot/Unit, Block/Section, Subdivision/Condominium, Plat Book/Slide, Pages. 
Parcel ID The parcel identification number is assigned by the county assessor's office. 
Parking Describes whether the property has a carport, garage, the number of parking spaces and other parking features. A tandem garage is a two-car garage (double garage), built so that one car parks in front of the other.
Parking Total  
Pet Fee  
Pets  
Plat Book/Slide The Plat Reference section of the "Offer to Purchase and Contract" (NCAR Standard Form 2-T) requires completion of the following fields when applicable: Lot/Unit, Block/Section, Subdivision/Condominium, Plat Book/Slide, Pages. 
Plat Reference Pages The Plat Reference section of the "Offer to Purchase and Contract" (NCAR Standard Form 2-T) requires completion of the following fields when applicable: Lot/Unit, Block/Section, Subdivision/Condominium, Plat Book/Slide, Pages. 
Porch  
Potential Income $  
Pre Direction  Use this field for street names where the direction precedes the street name such as 101 N. Tryon Street.
Primary Residence Indicate whether the listed property is or is not the Seller's primary residence. Yes/No. Default is "Yes." Check out the explanation provided by the North Carolina Association of Realtors® (NCAR) Legal Department regarding the meaning of “Primary Residence.”
Project Name

Documentation required for complex and subdivision additions! Only complexes and subdivisions that have received preliminary plat approval may be added. Please email a copy of the deed or the approved plat map to [email protected], or fax to 704-940-3120. If the marketing name differs, you may email a photo or brochure to accompany the deed or plat map.

You may send a preliminary request through email or fax, but the name will only be entered once supporting documentation has been received.

Projected Closing Date

The "Proposed Completion Date" is required IF the field “Construction Status” has the option “Under Construction” selected.

Prop. Spcl. Assessment A Special Assessment that is under formal consideration but which has not been approved prior to Settlement (NCAR Standard Form 2-T).
Prop. Spcl. Assessment Desc Describe the Proposed Special Assessment that is under formal consideration but which has not been approved prior to Settlement. "Proposed Special Assessment Description" is required when "Proposed Special Assessment=Y."
Property Category Single family means residential real property that includes or is intended to include a residential, detached, one-unit dwelling. 
Proposed Completion Date The "Proposed Completion Date" is required IF the field “Construction Status” has the option “Under Construction” selected.
Property Type

"Describes the dwelling, land, or commercial property, i.e. 2 Story, Duplex, Farm, Business, etc. F.R.O.G. means Finished Room Over Garage. Know the Difference between Manufactured and Modular Homes 
The following information is from the NCREC 2008-2009 Update Course: 
Manufactured homes are frequently referred to as mobile homes. They typically are sold as personal property from the manufacturer and ownership is evidenced by a title issued by the Department of Motor Vehicles. They are built to federal standards only. If the mobile home is permanently affixed to real property and the hitch and wheels removed and an affidavit filed with the Department of Motor Vehicles certifying the foregoing, then the manufactured home is transmuted from personal property to real property.
Manufactured buildings on the other hand are frequently referred to as “modular homes.” While they too are constructed off-site and must comply with certain federal standards, once transported to the lot, they must be assembled/built by a licensed general contractor in accordance with State and local building code standards, or by someone who has posted a $5000 bond to assure Code compliance and who has obtained a building permit. Once properly installed on the property, a modular home becomes part of the real property. Licensees are expected to know the difference between manufactured homes, manufactured buildings, and stick-built structures and to make the appropriate disclosures to the world at large. This includes not only prospective buyers, but lenders and appraisers, as well. All manufactured homes and buildings will have a serial number and label permanently affixed verifying compliance with the applicable federal or state codes. Licensees should look for this compliance label and serial number. The HUD tags may be found on the outside bottom left corner of each section of a mobile home, as well as stamped into the metal underneath the kitchen sink cabinet or inside the frame of the master closet. On modular homes, the serial number may be found on or in the utility box.
On-Frame Modular versus Off-Frame Modular 
Look in crawl space to determine on-frame versus off-frame modular. An off-frame modular home has no steel frame underneath. Off-frame modular construction is not considered manufactured housing and must conform to all local building codes in the jurisdiction in which they are permanently located. On on-frame modular home has a steel frame underneath. On-frame modular construction is defined as having a permanent chassis, but no evidence of compliance with the June 15, 1976, Federal Manufactured Home Construction and Safety Standards."

Manufactured CrossMod™</b> applies to HUD code manufactured homes and not modular homes as the name implies. CrossMod homes have specific exterior and interior features to make them somewhat indistinguishable from site-built homes.  

Higher pitch roof lines
Eves, porches, dormers
Permanent foundations
Drywall throughout, including closets
Wood cabinets
Energy-efficient features
Attached garage or carport
The Manufactured Home Institute (MHI) is the trade organization for the manufactured housing industry, and trademarked the term CrossMod to broadly apply to this new type of manufactured housing due to different names being used for the same product by the manufactured housing and mortgage industries. 

In 2018 Fannie Mae implemented an offering known as MH Advantage, which allows favorable financing on CrossMod homes. You can find full details on the FannieMae website. The manufacturer places a Fannie Mae MH Advantage sticker next to the data plate to certify that the home meets the design features and elements. If the sticker is present, then the home qualifies for favorable financing which is the same as site-built financing. With MH Advantage the home can be purchased, re-sold or refinanced with the favorable financing. The appraiser will verify the home is MH Advantage by simply taking a picture of the MH Advantage sticker.  Also, Realtors(r), lenders, buyers can verify the homes are MH Advantage by viewing the sticker. These resources are for appraisers who would like to learn more about appraising MH Advantage:

Watch the FannieMae e-learning course.
For continuing education credits take the McKissock MH Advantage appraisal course.
There are more appraiser resources here.
Freddie Mac has a similar offering CrossMod, called CHOICE homes.  In most aspects CHOICE homes are similar to MH Advantage.  The Appraisal Institute also has a course that covers this type of housing:   https://www.appraisalinstitute.org/appraisal-institute-freddie-mac-unveil-new-valuation-course-on-manufactured-homes/.

 

Freestanding Retail means any stand-alone building.
Retail Center means strip malls and other attached, adjoining retail locations.
Retail means a shopping and entertainment establishment, including, but not limited to shopping malls, clothing stores, florists and other retail. 

Proposed Financing  Describes the types of financing options the seller will entertain. 
Proposed Foundation Describes whether the proposed foundation is a basement, crawl space or slab.  Lots/Acres/Farms
Public Remarks Describes the property. Elaborate when "other" is used elsewhere in the listing. Remarks appear on customer reports and websites. Do not include confidential info, agent or seller name, promotional or contact info. Do not include combination lockbox or security system codes. 
Rail Service  
Restrictions

Short-Term Rental: The North Carolina Vacation Rental Act defines a Vacation Rental as the rental of residential property for vacation, leisure, or recreation purposes for fewer than 90 days by a person who has a place of permanent residence to which he or she intends to return.  The act does not apply to rentals to persons temporarily renting a dwelling unit when traveling away from their primary residence for business or employment purposes.  

Want to know more about short-term rentals?

Restrictions Description  
Road Frontage  
Road Responsibility “Road Responsibility” indicates whether the road that serves the property is maintained by the state, municipal or county department of transportation (DOT), or is a private road, maintained by the developer, the HOA or the homeowner as a whole. A road that has been dedicated to public use but not yet maintained by the local unit of government or state is not a "publicly maintained road." If you do not know whether the road is publicly maintained, contact the local department of transportation.
Roof  
Room Level The Main level is typically the entry level. Main, Upper and Third and Lower-level rooms are above- or on-grade. Basement-level rooms may be used only for below-grade rooms. Use the “2nd Living Quarters” room level to describe a separate building or part of the home with accommodations for guests not included in any other room level reported. The “2nd Living Quarters” bedrooms and bathrooms can be included in the “Total Bedrooms,” “Total Full Baths” and “Total Half Baths” fields.
Room Types

List the rooms present on each Room Level.
 

Use the “2nd Living Quarters” room level to describe a separate building or part of the home with accommodations for guests not included in any other room level reported. The “2nd Living Quarters” bedrooms and bathrooms can be included in the “Total Bedrooms,” “Total Full Baths” and “Total Half Baths” fields. 

R-Value Ceiling  
R-Value Floor  
R-Value Wall  
Sale/Lease Includes  
Secondary Type  
Security Deposit  
Seller Concessions Seller Contributions and Concessions are costs which, in the market where the property is located, are customarily paid by the buyer but were paid by the seller in the transaction at hand.
Seller Contributions
Seller Name Seller(s) (excluding Canopy MLS members) can withhold their names. However, Canopy MLS members with ownership interest in the listed property must show their name(s) in the "Seller" field and click "Yes" in the Agent/Owner field. 
Seller Phone  The contact phone number for the seller. 
Sewer Describes the sewer services currently serving the listed property. 
Showing Instructions Select options to describe conditions for showings. All listings that indicate "call seller" must also indicate "no" in the Full Service field.
Smoking Allowed  
Special Conditions Canopy MLS defines selected choices in the "Special Conditions" field as follows: In Foreclosure Process (a foreclosure proceeding/lawsuit has actually been filed), Relocation (third party owns the property or must approve the purchase agreement), Transfer Due to Loan Default/Exempt from Property Disclosure (lender has completed the foreclosure and owns the property), Short Sale Subject to Lender or Other 3rd Party Approval (See Sec. 6.2.1). Multiselect list. Nine items may be selected. Read more about the "Special Conditions" field.
Sprinkler  
State  Only NC or SC [Dropdown list.]
Status All Canopy MLS Subscribers are obligated to report status changes, including final closings of sales, on listings submitted to the service, regardless of the level of service or type of listing agreement associated with the listing. The listing brokerage must input any change in listed price or other change in the original listing agreement, when authorized in writing by the seller(s), within two business days after the listing brokerage receives the authorized change. Closed sales must be reported to the MLS (“Sold” status) within 10 business days after the closing.
Street  
Street Direction  Street direction is used for names ending with a direction, as in Cabarrus Avenue NW. Select list.
Street Name The street name means the street name assigned by the local taxing or planning authority or U.S. Postal Service. No punctuation. Using a verifiable address ensures better mapping.
Street Number The street number means the street number assigned by the local taxing or planning authority or U.S. Postal Service. Using a verifiable address ensures better mapping. 
Street Type The street type means the street type assigned by the local taxing or planning authority or U.S. Postal Service. Streets with two suffixes are entered as in this example: “Park Road” as the Street Name and “Extension” as the Street Type. 
Style Style includes A-frame, cottage/bungalow, Cape Cod, contemporary, etc. Use "Arts and Crafts" for craftsman style; "cottage/bungalow" is similar but indicates a smaller home. If "other" is selected, the listing agent must provide a description in the Remarks. Only one style can be selected.
Sub Agency Compensation Compensation offered to cooperating brokerage. Compensation must be offered to a sub agent, buyer agent or both. [Numbers] Canopy MLS Rules and Regulations, Section 6.1.
Sub Agency Compensation Type Compensation must be expressed as a percentage of the gross sales price or a flat dollar amount. Canopy MLS Rules and Regulations, Section 6.2.
Subdivision Documentation required for complex and subdivision additions! Only complexes and subdivisions that have received preliminary plat approval may be added. Please email a copy of the deed or the approved plat map to [email protected], or fax to 704-940-3120. If the marketing name differs, you may email a photo, brochure or website to accompany the deed or plat map. If the property is not located in a subdivision, or if this is not a developed subdivision that an agent or a consumer would be searching for, Canopy MLS recommends entering “None” in the Subdivision field. 
Subject to CCRs Is the listed property subject to regulation by one or more owners' association(s) and/or governing documents which impose various mandatory covenants, conditions, and restrictions upon the lot, including, but not limited to obligations to pay regular assessments or dues and special assessments? If so, please upload the "Residential Property and Owners' Association Disclosure Statement" as an attachment to the listing.
Subject to HOA Is the listed property subject to regulation by one or more owners’ association(s) and/or governing documents which impose various mandatory covenants, conditions, and restrictions upon the lot, including, but not limited to obligations to pay regular assessments or dues and special assessments? If so, please upload the “Residential Property and Owners’ Association Disclosure Statement” as an attachment to the listing.
Subject to HOA Dues Is the listed property subject to regulation by one or more owners’ association(s) and/or governing documents which impose various mandatory covenants, conditions, and restrictions upon the lot, including, but not limited to obligations to pay regular assessments or dues and special assessments? If so, please upload the “Residential Property and Owners’ Association Disclosure Statement” as an attachment to the listing.
Suitable Use  
Syndication Remarks Remarks entered in this field will be sent to third party portals via ListHub or other partnership. Remarks entered here are not subject to MLS rules regarding branding or advertising in a listing, but are subject to all other rules. If no remarks are entered here, data from the regular “Remarks” field will automatically be distributed instead.
Tax Value  Tax value or assessed value is the value of property established for ad valorem tax purposes. 
Tenant Responsibilities  
Terms

Sold terms means the financing obtained by the buyer.
How can the listing agent obtain information regarding the financing terms of the transaction when they currently only receive closing disclosures for their seller?

With the new Consumer Financial Protection Bureau’s (CFPB) rules that went into effect Oct. 1, 2015, the North Carolina Offer to Purchase (OTP) form 2T was changed to include a new subparagraph 6(d) that authorizes the buyer’s lender(s), the parties’ real estate agent(s) and closing attorney to release and disclose any buyer’s closing disclosure, settlement statement and/or disbursement summary, or any information therein, to the parties to the transaction, their real estate agent(s) and buyer’s lender(s).

According to a CFPB spokesperson, there is no rule that prevents the disclosure of this information to all parties to the transaction.  If you need information that you do not have, ask for it.

Total Bedrooms

A bedroom should be at least 80 SqFt of Total Heated Living Area, accommodate typical bedroom furniture, permanent or fixed clothes storage, emergency egress (i.e., operable window that someone could climb through or an exterior door), and directly accessible from other living area through a door, or by a heated hallway or stairway. A bedroom should not be accessible only through another bedroom. (Note: this Canopy MLS definition may not agree with some loan products.)

 

  1. Any existing finished room counted or described as a bedroom that varies from this definition must be described in the "Public Remarks" field.
  2. Proposed structural changes to increase the number of bedrooms cannot be counted as bedrooms.
  3. Unfinished rooms cannot be counted as bedrooms.
  4. The number of rooms counted or described as bedrooms in a property listing shall not exceed the restrictions imposed by an onsite sewage system improvement permit. 
Total Parking  
Total Units  
Transaction Broker Compensation

“Transaction Brokerage Comp” and “Transaction Brokerage Comp Type” are required fields only for South Carolina listings for sale.  North Carolina does not allow transaction brokerage.  

South Carolina defines transaction brokerage as “a real estate brokerage firm that provides customer service to a buyer, a seller, or both in a real estate transaction. A transaction broker may be a single agent of a party in a transaction giving the other party customer service. A transaction broker also may facilitate a transaction without representing either party.” 

Transaction Broker Compensation Type (%/$) Compensation offered to cooperating brokerage. Compensation must be offered to a sub agent, buyer agent or both. Canopy MLS Rules and Regulations, Section 6.2
Transaction Type  
Type  Describes the dwelling, land, or commercial property, i.e. 2 Story, Duplex, Farm, Business, etc. F.R.O.G. means Finished Room Over Garage. 
Non-HLA SqFt: Basement Includes unheated or unfinished square footage below-grade, accessible by interior stairs, with earth adjacent to any exterior wall on that level that does not meet the NCREC criteria for living area but which contributes to the value of the dwelling. If earth is adjacent to any portion of a wall, the entire level is considered below-grade. Enter 0 if there is no Non-HLA SqFt. 
Non-HLA SqFt: Lower Includes unheated or unfinished square footage above- or on-grade directly accessible from other living areas through a door or by a heated hallway or stairway that does not meet the NCREC criteria for living area, but which contributes to the value of the dwelling.  Examples include, but are not limited to: unfinished attic (with permanent stairs), unfinished bonus rooms, enclosed porch, unheated sunroom, finished rooms that are unheated, and unfinished rooms that are heated). Enter 0 if there is no Non-HLA SqFt. 
Non-HLA SqFt: Main Includes unheated or unfinished square footage above- or on-grade directly accessible from other living areas through a door or by a heated hallway or stairway that does not meet the NCREC criteria for living area, but which contributes to the value of the dwelling.  Examples include, but are not limited to: unfinished attic (with permanent stairs), unfinished bonus rooms, enclosed porch, unheated sunroom, finished rooms that are unheated, and unfinished rooms that are heated). Enter 0 if there is no Non-HLA SqFt. 
Non-HLA SqFt: Third Includes unheated or unfinished square footage above- or on-grade directly accessible from other living areas through a door or by a heated hallway or stairway that does not meet the NCREC criteria for living area, but which contributes to the value of the dwelling.  Examples include, but are not limited to: unfinished attic (with permanent stairs), unfinished bonus rooms, enclosed porch, unheated sunroom, finished rooms that are unheated, and unfinished rooms that are heated). Enter 0 if there is no Non-HLA SqFt. 
Non-HLA SqFt: Total Includes unheated or unfinished square footage above- and below-grade directly accessible from other living area through a door or by a heated hallway or stairway that does not meet the NCREC criteria for living area but which contributes to the value of the dwelling.  Examples include but are not limited to  (e.g., unfinished attic (with permanent stairs), unfinished bonus rooms, enclosed porch, unheated sunroom,  and other unfinished rooms or finished rooms that are unheated, and unfinished rooms that are heated).
Non-HLA SqFt: Upper Includes unheated or unfinished square footage above- or on-grade directly accessible from other living areas through a door or by a heated hallway or stairway that does not meet the NCREC criteria for living area, but which contributes to the value of the dwelling.  Examples include, but are not limited to: unfinished attic (with permanent stairs), unfinished bonus rooms, enclosed porch, unheated sunroom, finished rooms that are unheated, and unfinished rooms that are heated). Enter 0 if there is no Non-HLA SqFt. 
Unit's Level In Building “Unit’s Level in Building” indicates the floor of the complex on which the front door of the unit is located. “Entry Level” indicates the level of the unit where the front door is located. For example, a two-level unit located on the ninth floor of a mid-rise building would indicate “Unit’s Level in Building = 9,” and “Entry Level = Main.”
Units Completed  
Units Projected  
Utilities Commercial  
Vacancy Rate  
Variable Rate Commission There are two forms of variable rate commissions. 1)X% for in-house sale and Y% for co-broke. 2) X% if the seller sells the property him/herself and Y% if the listing brokerage sells the property. Canopy MLS Rules and Regulations, Section 6.6.
Virtual Tour URL Branded  
Virtual Tour URL Unbranded Virtual tours are limited to photos of the property. Graphics, logos or messages are prohibited in unbranded tours. Company or agent "for sale" signs must not be included in the virtual tour. Do not include agent name or contact info. The virtual tour Universal Resource Locator (“URL”) may not contain any characters within the URL that could identify or direct a user back to the listing agent, listing brokerage or seller’s website, including a prohibition on any “favicon” that resembles the listing agent, listing brokerage or seller logo. Virtual tours appear on Customer Reports.  Read more.
Warehouse SqFt  
Water Describes the water services currently serving the listed property. Select Tap Fee if one must be paid to get a service line connected to the utility district feeder system. 
Waterbody Name

A selection in Waterbody Name is required when and of the following options are selected in the "Lot Description" or "Miscellaneous" fields: "Beachfront", "Lake Access", "Riverfront", "Waterfront", or "Waterview".  Select any lake or water body to which the listed property has waterfront access. Specific creeks and ponds will not be added and should be noted as "Creek" or "Pond" in the listing. 

Water Heater  Describes the type of water heater present in the listed property. 
Web URL Do not upload Web hyperlinks intended to solicit agents to your firm. Web hyperlinks appear only on Agent Reports.
Year Built

The earliest year in which any part of the structure was built. For example, if a home built in 1920 was completely rebuilt in 1999 but any part of the original structure remains, the year built is 1920.

 

For listings that are to be built, the “Year Built” field needs to be kept updated, and “Year Built” is based on the Certificate of Occupancy, not the building permit. 

Zip Use the Zip Code assigned by the U.S. Postal Service. Make sure the Zip Code is correct to ensure proper mapping. 
Zip +4  Locate the Zip+4 at USPS.com
Zoning This field refers to the zoning classification assigned by the local planning department, such as R3 or R4 in Mecklenburg County, O-I or RM-2 for Cabarrus, RA40 in Union County, etc. General descriptions such as "RES" or "COM" are not acceptable. 
Zoning Code This field refers to the zoning classification assigned by the local planning department, such as R3 or R4 in Mecklenburg County, O-I or RM-2 for Cabarrus, RA40 in Union County, etc. General descriptions such as "RES" or "COM" are not acceptable. 

 

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