Georgia, New Jersey & Arizona Agents: Your State-Specific Forms Library Is Live
The Real Estate Forms Library opened with four states — California, Texas, Florida, and New York — because those four together cover roughly a third of the licensed agents in the country. Today it grows by three. Georgia, New Jersey, and Arizona are now live: all 12 core forms, each fully re-drafted around the state's own statutes, agency regime, and license rules, each delivered as a fill-in-the-blank PDF built for actual transaction use.
That makes seven states and 84 live state-specific editions in the catalog. If you hold a license in Atlanta, Newark, Phoenix, or anywhere else in those three states, this post is the rundown of what changed and why the state-specific drafting matters more than the generic template that was on your desk last week.
Why state-specific actually matters (not marketing fluff)
A "universal" real estate form is a liability wearing the form's clothes. The core problems are always the same:
Agency law is state law. The question of who you represent, when you owe disclosure, and whether dual agency is even permissible is answered differently across the Hudson than it is across the Delaware. New York uses RPL § 443's statutory agency disclosure form. Texas replaced dual agency entirely with the intermediary-relationship regime under TRELA. Florida presumes transaction brokerage — limited, non-fiduciary representation — unless the client affirmatively establishes another relationship in writing. A form that gets those mechanics right in one state is malpractice bait in the next.
Seller disclosure is statutory, and the statutes disagree. New York's Property Condition Disclosure Statement is now mandatory for residential sales after the 2024 amendment to Article 14 took out the old $500-credit escape hatch. California's Transfer Disclosure Statement under Civil Code § 1102 is its own beast with its own format. Texas's seller's disclosure notice under Property Code § 5.008 covers most resales but has its own enumerated exemptions. Georgia, by contrast, doesn't have a general statutory property-condition disclosure form at all — which means the common-law duty to disclose known latent defects is doing all the work, and the paperwork you use becomes the only evidence you were paying attention.
License law tells you what must be in writing. Texas Occupations Code § 1101.806(c) makes commission agreements unenforceable unless they're written and signed. New York's General Obligations Law § 5-703 does the same with fewer exceptions. The statute of frauds is a floor, not a ceiling, and states stack their own requirements on top of it.
E-signature law, team-name regulation, referral-fee disclosure duties — all of it varies. A form that hasn't thought about your state has thought about nobody's.
That's why every state edition in this library gets re-drafted. Not a find-and-replace on the state name — a real pass through the state's agency statute, license law, disclosure requirements, and drafting conventions.
What just went live in Georgia
Georgia practice is governed top to bottom by the Brokerage Relationships in Real Estate Transactions Act — BRRETA, O.C.G.A. §§ 10-6A-1 through 10-6A-14. The Georgia editions in the library are built around that statute from the first page.
The headline form is the Dual Agency Disclosure and Informed Consent — Georgia Edition. O.C.G.A. § 10-6A-12 requires written consent containing five specific elements before a broker can act as a dual agent: a description of the transactions covered, a statement that the clients' interests are or could be adverse, a statement that the dual agent will disclose adverse material facts actually known except for confidential information, a statement that the parties do not have to consent, and a statement that the consent has been read and understood. Miss any of those and the consent fails. Georgia's designated-agency rule (O.C.G.A. § 10-6A-13) is the flip side: properly structured, designated agency is statutorily not dual agency, which is exactly the kind of thing a form needs to handle correctly. This one does, and also flags the license-discipline hook in § 43-40-25 for acting for multiple parties without consent.
The Seller Property Condition Disclosure Statement — Georgia Edition is arguably the most important form in the Georgia set. Georgia has no general statutory residential disclosure form, which means sellers and their agents are operating under common-law duties and the broker's BRRETA duty to disclose known adverse material facts to prospective buyers. A comprehensive written disclosure is the only real way to protect both sides of the transaction in that environment.
The other ten Georgia editions — Exclusive Right to Sell, Exclusive Buyer Representation Agreement, Lead-Based Paint Disclosure, Addendum to Purchase Agreement, Counteroffer Form, Independent Contractor Agreement (Agent–Broker), Referral Agreement (Broker-to-Broker), Real Estate Team Agreement, Commission Disbursement Authorization, and Termination of Listing Agreement — all take the same approach: Georgia statute and GREC rules in the drafting, generic 50-state appendix out.
What just went live in New Jersey
New Jersey's regulatory machinery is built around the Consumer Information Statement. N.J.A.C. 11:5-6.9 requires licensees in residential transactions (one-to-four-family dwellings and vacant one-family lots) to deliver the CIS before the first substantive discussion of a consumer's real estate needs. Every listing agreement, buyer-agency agreement, and sales contract must contain a Declaration of Business Relationship identifying whether the firm is acting as seller's agent, buyer's agent, disclosed dual agent, or transaction broker. That's not optional and not a courtesy — that's the framework.
The New Jersey editions are drafted to supplement the CIS, never to replace it. The Dual Agency Disclosure and Informed Consent — New Jersey Edition walks the consumer through what disclosed dual agency means under the CIS framework, what duties get limited and what survives, and documents the informed written consent N.J.A.C. 11:5-6.9 requires. License discipline for undisclosed dual agency runs through N.J.S.A. 45:15-17 — the form says so.
The rest of the New Jersey set integrates the Law Against Discrimination overlay (one of the broadest fair-housing statutes in the country, broader than federal FHA in several dimensions), attorney-review custom in residential resales, and the Full Disclosure Act for new and subdivision sales. Every form in the set carries New Jersey-specific drafting notes tied to the current rules.
What just went live in Arizona
Arizona's regime lives in two places: A.R.S. § 32-2153 (the license discipline statute) and the Commissioner's Rules at A.A.C. R4-28-1101. The combination produces a rule that's crisp — Arizona permits limited dual representation, but only with the knowledge and prior written consent of both parties, and the rules separately require a written disclosure of whom the licensee represents before a party signs a contract.
The Dual Agency Informed Consent — Arizona Edition is built around that requirement from the first paragraph. It documents the prior written consent, states plainly what the limited dual representative can and cannot do, acknowledges the Commissioner's Rules disclosure requirement, and includes the Arizona-specific notes both sides of the transaction need to see.
Arizona's other distinctive features show up across the set: community property with right of survivorship, homestead protections, spousal joinder requirements on conveyances, and the constitutional role of licensed escrow agents in residential closings. The Exclusive Right to Sell — Arizona Edition and Exclusive Buyer Representation Agreement — Arizona Edition both carry drafting notes that account for those mechanics.
The full 12-form Arizona set is live: both listing and buyer agreements, the disclosures, the addendum, counteroffer, termination, and all four brokerage-and-team forms.
What got removed from the generic template
Agents sometimes ask why the state edition is worth the cost when the generic 50-state version was already in the library. Three concrete subtractions answer that question best.
No 50-state appendix. The generic template shipped with a 50-state variation notes section — helpful as a survey, useless in a live transaction. The Georgia edition doesn't need to summarize Texas's intermediary regime or Florida's transaction-broker presumption. The state editions trade that survey chapter for substantive state-specific drafting notes that live next to the provisions they affect. The result is a shorter, denser document that spends its pages on the rules you actually have to follow.
No placeholder citation. Where a state has a known statute, the Georgia, New Jersey, and Arizona editions cite it and describe what it requires. Where a rule is established practice rather than statute — attorney review in New Jersey, escrow-agent closing custom in Arizona — the notes say that instead of inventing a citation. A form that fabricates legal authority is worse than one that says "practice varies; confirm with counsel."
No association-form language. None of the state editions reproduce Georgia Association of REALTORS® GAR form text, New Jersey REALTORS® standard form language, or Arizona Association of REALTORS® provisions. Those forms are member benefits with their own licensing terms. The library's editions are independently drafted templates meant to be reviewed and adapted with your broker and, where appropriate, Georgia, New Jersey, or Arizona counsel — not association forms repackaged.
If you already own the generic version of a form, the state edition is a replacement, not an add-on.
How to use a state edition responsibly
A form is only as good as the workflow around it. Three practices matter across all seven live states.
First, run your brokerage's forms committee or legal review before first use — not after. The state editions are drafted professionally, but brokerages have policies (commission splits, team structures, marketing approvals, designated-agency protocols) that need to be reflected in the blanks and elections. A form signed without that review is a form you can't fully stand behind in a dispute.
Second, don't mix states mid-transaction. If the listing was taken on a New Jersey edition and the buyer's agent sends over a generic counteroffer, use the New Jersey counteroffer anyway. The whole point of the state system is that the disclosures, agency references, and citations are internally consistent — mixing editions reintroduces the very problem the state set solves.
Third, keep the executed copies. A signed disclosure or consent form isn't protection unless you can produce it three years later when someone files a complaint. Build the file retention into your transaction-coordination checklist the same day you put the new editions into circulation. New Jersey's recordkeeping rules, Georgia's GREC file requirements, and ADRE's document retention expectations all assume you actually kept the paper.
Format and pricing
Every state edition follows the same format as the original four: a fill-in-the-blank PDF rendered at professional print quality, with numbered sections, integrated drafting commentary in the margins (the parts a forms committee would flag), signature blocks with the right number of lines for the actual party structure, and a one-page summary of the state's legal framework at the top of the document. No 50-state appendix — if you're using the Georgia edition, you don't need Texas's intermediary rules taking up space in the back.
Price is $2.00 per form. The product catalog lists every live edition. Hub pages for the 12 form types aggregate every state: see the full exclusive right to sell listing agreement hub or seller disclosure hub as examples, then filter into the state edition you need.
What's next
The state expansion cadence continues until all 51 jurisdictions are live — Georgia, New Jersey, and Arizona bring us to 7. Illinois and North Carolina are next, followed by Pennsylvania, Virginia, Washington, Colorado, Michigan, Ohio, Tennessee, South Carolina, Maryland, and Massachusetts, then the rest of the country, with DC wrapping the sequence. Once the 51-state map is filled in, the library moves into new form types — escalation addenda, escrow instructions, open house sign-in and liability waivers, FSBO commission agreements, lease listing agreements, property management agreements — each built in all 51 jurisdictions at launch.
Every state edition that went live today replaces a generic template that didn't know your state's statute. That's the whole point. If you practice in Georgia, New Jersey, or Arizona, your forms library just caught up with the license you're actually practicing under.