When you must remove a seller from your text message list

The core rule: honor all opt-out requests

The fundamental principle of text message marketing, even for direct outreach like ours at Speed to Seller, is that consumers must have a clear and easy way to opt out. Once a homeowner indicates he or she no longer wishes to receive messages, you must stop sending them.

This is not about whether you think he or she is truly motivated or if you had a good conversation previously. The request to stop messaging takes precedence over all other considerations.

What counts as an opt-out request

An opt-out request can come in many forms. It could be explicit, like 'STOP,' 'UNSUBSCRIBE,' or 'DO NOT TEXT ME.' However, it can also be implicit.

For example, a reply like 'Take me off your list,' 'I'm not interested,' or even a vague 'Leave me alone' should be treated as an opt-out. Any message that clearly conveys a desire to cease communication, regardless of its exact wording, warrants removal.

The timing of removal

You should remove the seller from your text message list 'promptly' or 'without unreasonable delay' after receiving an opt-out request. While there is no universal hard rule for milliseconds, it generally means as soon as practically possible.

Most automated systems will handle common opt-out keywords instantly. For less common phrases, it means as soon as a human can process it, ideally within a business day. Do not send any further marketing texts after receiving an opt-out.

Maintaining records of opt-outs

It is a good habit to keep a record of when an opt-out request was received and when the contact was removed from your texting lists. This log can be important if there are ever questions about your compliance.

This record should include the date and time of the request, the content of the message, and confirmation that the number was placed on your internal do-not-contact list. Many CRM systems or text message platforms have features to help with this.

Consequences of non-compliance

Ignoring opt-out requests can lead to significant penalties under various telemarketing and consumer protection laws. These can include substantial fines per violation.

Beyond legal consequences, failing to respect a homeowner's wishes damages your reputation and the perception of investors in general. It is simply not good business practice to badger someone who has clearly stated he or she does not want to be contacted.

Not legal advice disclaimer

The information provided here is for informational purposes only and does not constitute legal advice. Compliance laws, such as the TCPA, can be complex and vary by jurisdiction. You should consult with a legal professional for advice regarding your specific circumstances and obligations.