Newsletters

JESSE PALMER, Certified Residential Appraiser, Davis County, Utah. In a stipulated order dated July 18, 2026, Mr. Palmer admits that he used the wrong appraisal report form in a divorce proceeding; that even though he was not given access to the subject property, he certified that he personally inspected it; and that he made other reporting errors in his appraisal report. Mr. Palmer admits that he made an extraordinary assumption about the good overall condition of the property, including information from his client about a remodel without inspecting the property and without establishing a reasonable basis for the extraordinary assumption. By using unverified data provided exclusively by a party with a direct vested interest, Mr. Palmer failed to maintain required independence and compromised the objectivity of the assignment results. The use of the unconfirmed conditions for the extraordinary assumption did not result in a credible analysis. Mr. Palmer also provided a flawed sales comparison report and made unsupported adjustments within the sales grid. He admits that his actions violated Utah law and the Uniform Standards of Professional Appraisal Practice. Mr. Palmer agreed to complete eight hours of mentorship training with a mentor approved by the Division. Docket number RE-2026-097 and Division Case number 166150.

JAMES P WEST, Certified Residential Appraiser, South Jordan, Utah. In a stipulated order dated June 22, 2026, Mr. West admits that he was contacted by a prospective buyer’s real estate sales agent to complete a drive-by appraisal of the subject property. Mr. West told the agent that due to time constraints, he could not complete a USPAP compliant appraisal but offered a limited appraisal consulting product instead. Mr. West issued a document entitled “Opinion of Value Letter.” The letter indicated an opinion of value substantially below the listed value of the property, included a certification that the opinion was prepared in conformity with USPAP, and identified his credential as a certified residential appraiser and his company name. The prospective buyer terminated the contract to purchase the property. Mr. West admits that his actions violated Utah law and USPAP. He agreed to complete four hours of mentorship training with a mentor approved by the Division. Docket number RE-2026-049 and Division Case number 164756.

WHITE GLASS LENDING, LLC, mortgage lending company, Sandy, Utah. In a stipulated order dated June 11, 2026, White Glass admits that it continued to engage in activities related to residential mortgage loans for a period of approximately 23 months after its license expired and before the license was reissued. White Glass indicates that the licensing gap was the result of administrative oversight and inadvertence and not a willful attempt to circumvent licensing requirements. White Glass admits that its unlicensed activities during this period violated Utah law. White Glass agreed to pay a civil penalty of $5,000. Docket number RE-2026-048 and Division Case number 142309.

BLAKE FLOYD COZZENS, principal broker, Cedar City, Utah. On March 27, 2025, Mr. Cozzens pleaded guilty in U.S. District Court to felony wire fraud and bank fraud. The Court ordered him to pay restitution of more than $2.1 million dollars. In a stipulated order dated July 7, 2026, Mr. Cozzens admits that he was the property manager for two HOAs and that he embezzled funds from the HOA bank accounts. He agreed to have his principal broker license revoked and that he should be prohibited from reapplying for any license with the Utah Division of Real Estate until all court ordered restitution has been paid in full. Docket number RE-25-5092 and Division Case number 158614.

STEPHANIE DICKSON, principal broker, Willard, Utah. Ms. Dickson represented sellers in marketing a home for sale. The sellers had not lived in the home for many years. The property was initially listed for sale. Later the property status at the listing service changed from “Pending sale” to “Contingent,” and then subsequently relisted for sale. The potential buyers performed a sewer scope that identified a material defect in the sewer line. The buyers requested approximately $50,000 in sewer-related repairs but ultimately cancelled the purchase contract. Ms. Dickson did not update the Seller’s Property Condition Disclosures to disclose the sewer defect as she did not consider the sewer issue a confirmed defect. Later, the property was again under contract for sale to another prospective buyer. The second prospective buyer paid for a home inspection. This inspector indicated that the sewer appeared to be clogged. Buyer’s agent submitted an addendum requesting that the sewer line be jetted and cleaned. Sometime after the second prospective buyer paid for a home inspection, Ms. Dickson sent Buyer’s agent a link to the earlier sewer scope video. Buyer scheduled a plumbing to inspect the sewer and provide a quote. The plumber determined that a portion of the sewer pipe had a negative slope. Buyers then cancelled this second purchase contract. In a stipulated order dated July 8, 2026, Ms. Dickson admits that her actions violate Utah law. She agreed to pay a civil penalty of $2,000 and to complete three hours of continuing education in addition to the continuing education required for her next license renewal. Docket number RE-2026-067 and Division Case number 169921.

AUSTIN MICHAEL HOWARD, sales agent, Cottonwood Heights, Utah. In a stipulated order dated August 16, 2026, Mr. Howard admits that he marketed property for a wholesaler as a perfect rental property that only needed some “TLC” despite being aware that the property had been condemned and could not be legally occupied in its condition at the time. The property went under contract. However, when the prospective buyer verified the condition of the property, they backed out of the purchase contract for material non-disclosure and demanded the return of their earnest money deposit. The wholesaler and Mr. Howard refused to refund the earnest money deposit. The prospective buyer sued in small claims court and the court ruled in the prospective buyer’s favor, issuing a judgment against the wholesaler. Mr. Howard admits that his conduct in this matter violated Utah law and administrative rules including misrepresentation, breach of fiduciary duty, dishonest dealing, failure to provide full disclosure, failure to use reasonable care and diligence, and failure to make reasonable efforts to verify the accuracy and content of the information and data used in the marketing of a property. Mr. Howard agreed to surrender his license to practice as a real estate sales agent and is prohibited from reapplying for licensure for a period of five years. Docket number RE-2026-098 and Division case number 166405.

REBECCA LEONCINI, sales agent, Salt Lake County, Utah. In a stipulated order dated August 19, 2026, Ms. Leoncini admits that she executed an exclusive right to sell and listing agreement with a buyer and a California based real estate brokerage. The subject property was located in Salt Lake County and was owned by her neighbor and friend (“Neighbor”). Her Neighbor was over the age of 65 and had an alleged cognitive degeneration. The agreement provided for a 3% commission to the California brokerage. Ms. Leoncini then listed the property on the MLS. During the listing period, Ms. Leoncini made changes to the listing without her Neighbor’s knowledge, including several price changes and offering concessions. She also changed the status to withdrawn without her Neighbor’s knowledge or permission. Prior to the expiration of the listing, Ms. Leoncini offered to purchase the property and her Neighbor agreed. Without authorization, she changed the status of the property to cancelled, directed her Neighbor to sign a For Sale By Owner commission agreement and agency disclosure. This agreement named the California brokerage as the listing brokerage and provided for a $25,000 listing commission. The for sale by owner agreement was not signed by either the California brokerage or by Ms. Leoncini and never became effective. Ms. Leoncini listed the California brokerage as the seller’s broker, and, in a subsequent purchase contract, as the buyer’s broker. The alternate purchase contracts also had different terms. Ms. Leocini obtained an interest free loan from her Neighbor but failed to disclose the loan to her lender when she purchased the property. She also created a duplicate listing for the property without her Neighbor’s knowledge or authorization. Ms. Leoncini took a commission for the sale in excess of the commission agreement, bypassing the California brokerage. Ms. Leoncini later sold the property and settled with her Neighbor in a related civil lawsuit. She admits that her conduct violated Utah law and administrative rules, including breach of fiduciary duty, accepting a commission from a person other than her principal broker, preparing a document that does not represent the true terms of an agreement, participating in a transaction in which a false device is used, and other violations. She agreed that her real estate sales agent license be revoked. Docket number RE-2025-129 and Division case number 149526.

JEFFREY LONGMORE, sales agent, Lehi, Utah. In a stipulated order dated July 30, 2026, Mr. Longmore admits that he acted as superintendent and oversaw the construction of a new home. Later, he and his wife resided in the home and had personal knowledge of water leaks occurring around windows during rainstorms. He contacted the window manufacturer to initiate repairs. Mr. Longmore listed the home for sale using his wife’s maiden name as seller. His wife executed a seller’s property condition disclosure form and answered “No” to questions regarding past or present water leakage. He did not review the seller disclosures prior to delivering them to the buyer. Mr. Longmore also did not disclose to the buyer prior to execution of the purchase contract that he is married to the seller and an indirect principal in the transaction. On the day before closing, Mr. Longmore did disclose his status as an indirect principal (being married to the seller) in an addendum. After taking possession of the property, the buyer experienced severe water intrusion into the basement during a rainstorm. He contacted the window manufacturer and learned that the manufacturer had been to the property approximately six times over two years to address water leaks. Mr. Longmore admits that his conduct violates Utah law and administrative rules. He agreed to pay a civil penalty of $5,000, with a credit for any amount of restitution paid to the buyer after the date of the stipulated order. Docket number RE-2026-059 and Division case number 160220.

DAO A LY, Principal broker, West Jordan, Utah.  Ms. Ly was part-owner and principal broker of a Utah real estate brokerage. Her co-owner discovered that she was conducting property management business in Arizona under the brokerage’s name and using the brokerage trust account for tenant security deposits and operating expenses before the brokerage was licensed to operate in Arizona. Her co-owner demanded that she shut down the Arizona operation. Ms. Ly formed a new company and became the principal broker for the new brokerage. She then transferred active listings from the original brokerage to her new brokerage, unaware that the listings belonged to the original brokerage. She then opened offices in Cedar City and Kanab but failed to register these offices with the Division. When she learned that she was required to register the branch offices with the Division, she proactively registered the offices with the Division. In a stipulated order dated August 19, 2026, Ms. Ly admits that her actions violated Utah law and administrative rules.  She agreed to pay a civil penalty of $8,000, to complete three hours of continuing education in addition to the continuing education required for her next license renewal, and that her license be placed on probation until April 30, 2028. Docket number RE-2026-102 and Division case numbers 163680 and 165303.

MICAH WILSON PEARSON, sales agent, Salt Lake City, Utah. On April 26, 2024, the State of Utah initiated criminal proceedings against Mr. Pearson. The charges included a felony charge of tax evasion. He hired an attorney to represent him against the charges, and on May 14, 2024, his attorney filed a notice of appearance with the Court to represent him in the criminal matter. On June 6, 2024, Mr. Pearson applied to renew his real estate sales agent license. He answered an application question indicating that he was not aware of any criminal charges that were pending at the time. This answer is a substantial misrepresentation. On July 22, 2025, Mr. Pearson pleaded guilty to tax evasion, a 2nd degree felony. The Court ordered him to pay restitution in the amount of $94,898. It is a violation for a real estate licensee to be convicted of any felony. In a hearing held on August 19, 2026, the Real Estate Commission found that Mr. Pearson violated Utah law, revoked his license, and ordered him to pay a civil penalty of $12,000. The civil penalty will be offset by any restitution paid during the two years following the entry of the Commission’s order. Mr. Pearson may not reapply for a license with the Division until the Court ordered restitution is paid, and not before at least three years from the date of the Commission’s order. Docket number RE-2026-001 and Division case number 163489.

JUSTIN ROGERS, sales agent, Salt Lake County, Utah.  In a stipulated order dated July 15, 2026, Mr. admits that he sent multiple harassing text messages to an individual, including explicit, intimate videos, as well as personal accusations and threats to ruin the person’s professional reputation. He also accessed a business Instagram account to make defamatory and harassing postings and admits to lying under oath during an evidentiary hearing for a civil stalking injunction. These actions violate Utah law and administrative rules.  Mr. Rogers agreed to pay a civil penalty of $3,000 and to complete three hours of continuing education in addition to the continuing education required for his next license renewal. Docket number RE-2026-094 and Division Case number 171799.

SCOTT LOREN RUTHERFORD, sales agent, Lindon, Utah.  In a stipulated order dated August 19, 2026, Mr. Rutherford admits that he pleaded guilty to a federal charge of conspiracy to commit wire fraud. He admitted under oath that he intentionally omitted material facts, failed to disclose commissions, and made representations with reckless indifference to their truth or falsity to induce investors. He personally received $305,904.28 in commissions on unbuilt properties. Mr. Rutherford did not report his guilty plea to the Division. He admits that he violated Utah law and administrative rules, agreed to have his license revoked, and agreed to pay a civil penalty of $8,000. Docket number RE-2026-096 and Division case number 164008.

JARED V SMART, sales agent, Salt Lake County, Utah. In a stipulated order dated July 15, 2026, Mr. Smart admits he received a check in the amount of $17,814.14. The funds were made out to the brokerage he was affiliated with and were intended to fund a new business association. Four months after receiving the check, he deposited it into his personal account. More than a year later, new owners acquired the brokerage and terminated their affiliation with Mr. Smart. The new owners discovered that the funds were missing and that the check was deposited directly into Mr. Smart’s personal checking account. After being confronted about the missing funds, Mr. Smart repaid the missing money. Records indicate that he deliberately failed to enter the check into the company’s QuickBooks register. Mr. Roger’s actions violate Utah law and administrative rules. He agreed to the revocation of his sales agent license and to pay a civil penalty of $4,000. Docket number RE-2026-092 and Division Case number 171973.

ASHLEY WEBB, sales agent, Sanpete County, Utah. Mr. Webb was involved in three transactions involving the same seller and the same buyer. In the first transaction, Mr. Webb entered into a buyer broker agreement and a limited agency consent agreement with a prospective buyer and submitted an offer to purchase a 20-acre parcel of farmland in Sanpete County. A few weeks later he signed a limited agency consent agreement with the seller. The parties agreed to and signed a purchase agreement. The transaction was concluded. Before the first transaction closed, Mr. Webb spoke to the buyer about submitting an offer to buy more property from the seller. Mr. Webb entered into an exclusive buyer broker agreement and agency disclosure with the buyer and a limited agency consent agreement with the buyer for the second transaction. Seller also agreed to a limited agency consent agreement and the transaction was concluded for 90.18 acres. In a third transaction, Mr. Webb also represented the same seller and the same buyer in a transaction for 132 acres. However, in this third transaction, Mr. Webb failed to obtain limited consent agency agreements from either the seller or the buyer. In a stipulated order dated July 15, 2026, Mr. Webb admits that he violated Utah law and administrative rules. He agreed to pay a civil penalty of $5,000, to complete three hours of continuing education in addition to the continuing education required for his next license renewal, and that his license would be on probation until March 31, 2029. Docket number RE-25-5807 and Division Case number RE-22-136858.

There were no disciplinary actions in the Timeshare industry in the third quarter.