Under the 2026 SVN International Corp. FDD, an SVN Franchise Business is a locally owned commercial real estate brokerage operating from one approved location under the SVN® System. Licensed personnel originate and execute Approved Services; SVNIC controls service scope, brand standards, systems, location rules, supplier requirements, reporting, and cross-market procedures.
The franchisee runs the brokerage, supervises its team, develops client relationships, markets assignments, executes transactions, and records results. SVN International Corp. supplies the brand, network, operating standards, marketing resources, technology access, training, and support. Approved suppliers and third-party platforms support the office where the SVN System requires them.
At December 31, 2025.
None reported for 2023–2025.
Where a majority of work is contemplated.
Licensed supervision must remain in place.
What does an SVN franchise actually sell?
The core offering is Commercial Real Estate Services for sellers, buyers, lessors, tenants, property owners, investors, occupiers, and other permitted clients. The franchisee may sell only Approved Services under the SVN Marks and must stay within the Franchise Agreement, licensing rules, current Policies, and Manuals.
Commercial Real Estate Services cover listing, co-listing, selling, purchasing, exchanging, auctioning, leasing, renting, consulting, expert-witness work, managing commercial real property, vacant-land transactions, and permitted mortgage-loan brokerage. The official commercial real estate services page shows current consumer-facing service families.
A unit can work on different sides of a commercial transaction depending on the engagement: for an owner seeking a sale or lease, a buyer seeking an acquisition, or a tenant seeking space. The disclosure does not impose one property-type focus or a fixed operating mix among sales, leasing, management, auction, referral, consulting, and other permitted work.
Approved Services
- Commercial Real Estate Services
- Approved Residential Portfolio Sales
- Ancillary Services listed or later approved
Conditional paths
- Ancillary Services need SVNIC approval
- Residential portfolio work needs prior approval
- Cross-PMA brokerage can trigger co-listing rules
Outside Services
Insurance, title work, real estate syndicating, mortgage banking, escrow, and appraisal sit outside the branded Franchise Business unless SVNIC consents and its separation rules are followed.
How does work move through an SVN office?
The brokerage path is assignment origination, service-and-jurisdiction screening, approved marketing and network distribution, licensed execution, closing or service completion, then System reporting and recordkeeping. Property Management Services create a continuing service cycle rather than a one-time closing.
Originate demand
- Actor
- Franchisee, Managing Director, Broker in Charge, or Authorized Salesperson.
- Action
- Develops relationships, receives inquiries, earns listings, or identifies buyer, tenant, owner, or investor demand.
- Required system/asset
- Approved branding, licensed office, local channels, SVN network access.
- Output
- A client opportunity or assignment to qualify.
Qualify service and geography
- Actor
- Broker in Charge and Authorized Salespersons.
- Action
- Checks Approved Services, licensing, property location, Primary Market Area rules, and Special Accounts restrictions.
- Required system/asset
- Franchise Agreement, Policies, Manuals, licenses.
- Output
- Accepted assignment, co-listing path, referral, or decline.
Market the assignment
- Actor
- Authorized Salespersons and supervised support staff.
- Action
- Creates proposals, brochures, listings, and digital promotion under SVN Branding Guide and publication procedures.
- Required system/asset
- SVN User Account, SVN Dashboard/Intranet, and approved web processes.
- Output
- Market-ready material distributed through permitted channels.
Execute the work
- Actor
- Licensed Authorized Salespersons with Broker in Charge supervision.
- Action
- Sources counterparties, coordinates diligence, negotiates terms, and follows co-listing rules when applicable.
- Required system/asset
- Licenses, client files, approved technology, market data.
- Output
- Executed transaction or approved service engagement.
Close or continue service
- Actor
- Franchisee team and permitted outside professionals or vendors.
- Action
- Completes the sale, lease, auction, referral, consulting work, or continues Property Management Services.
- Required system/asset
- Transaction documents, approvals, applicable service records.
- Output
- Completed service or ongoing management cycle.
File and report
- Actor
- Franchisee and designated office personnel.
- Action
- Files transaction data, reports Gross Receipts, maintains records, and supports audits and remittances.
- Required system/asset
- SVN User Account, System reporting software, accounting records, EFT if required.
- Output
- Required reports and an auditable record.
Who performs each function after opening?
The franchisee remains responsible for the office and employment decisions and must personally supervise the SVN Business. Day-to-day management may be delegated to a Managing Director, but a licensed Broker in Charge must remain in place at all times, and Authorized Salespersons must maintain required licenses.
Franchisee / owner
- Develops and operates the Franchise Business.
- Personally supervises the SVN Business.
- Controls hiring and employment practices.
- Maintains office, licenses, insurance, and records.
Broker in Charge / Managing Director
- Broker in Charge provides continuous licensed supervision.
- Managing Director may run day-to-day operations by written authority.
- Required leadership changes are reported to SVNIC.
Authorized Salespersons
- Senior Advisors, Advisors, Associate Advisors, and other licensed personnel execute client work.
- Support staff can assist with marketing, administration, and records.
- The franchisee, not SVNIC, controls employment practices.
The FDD does not support calling the model absentee. Personal supervision is required even if a Managing Director handles daily operations. The Broker in Charge is a separate licensed role that must be filled continuously.
Which systems and supplier relationships shape daily operations?
SVNIC can require purchases from approved suppliers, can approve one supplier for a category, and can change specifications. The office also depends on the SVN System for transaction filing, marketing resources, collaboration, Google enterprise tools, and other technology, while the franchisee supplies compliant hardware, connectivity, and local systems.
Item 8 gives SVNIC broad sourcing authority, including single-supplier approval. The Franchise Agreement reserves sole-supplier authority for SVNIC or an affiliate, while Item 1 says no affiliate currently provides products or services to franchisees. The FDD does not identify one universal sole-source vendor for every daily input, so current classifications must be checked by category.
What does SVNIC control, and what remains with the franchisee?
The franchisee controls staffing, local relationships, day-to-day client execution, and ordinary office decisions within the Franchise Agreement. SVNIC retains contractual control over the Marks, Approved Services, Manuals, supplier approvals, technology specifications, advertising standards, site approval, reporting, and cross-market rules.
Franchisee decisions
- Hire and manage local employees and contractors.
- Develop clients and pursue permitted assignments.
- Propose an office location and equip it within standards.
- Execute negotiations and service through licensed personnel.
SVNIC controls
- Approved Services and consent-required activities.
- Branding, advertising, websites, and listing publication.
- Suppliers, technology, System access, specifications, and records.
- Location approval, co-listing procedures, and Special Accounts.
Does the franchisee receive an exclusive territory?
No. The assigned Primary Market Area is nonexclusive and generally represents where more than 50% of the franchisee's Commercial Real Estate Services are performed. SVNIC can license other SVN offices in the same PMA and use other channels.
Approved Services may be offered outside the Primary Market Area where the franchisee is properly licensed, but out-of-PMA Commercial Real Estate Services can require SVNIC consent and co-listing. Special Accounts under SVNIC or affiliate agreements cannot be solicited or serviced by the franchisee. An additional office outside the PMA requires a separate SVN Franchise and Franchise Agreement.
What does Item 20 show about the outlet network?
Item 20 reports 138 franchised outlets at year-end 2023, 121 in 2024, and 115 in 2025, with zero company-owned outlets in each year. The disclosed end-of-year franchised outlet count fell by 23 across the three-year series.
Franchised versus company-owned outlets; counts reported as of December 31.
The disclosed system remained fully franchised at year-end while the count moved from 138 to 115. The chart does not attribute the change to any single cause.
Item 20 also says 24 franchisees collectively operate 36 satellite locations under addenda that SVNIC no longer offers; those satellites are excluded from the outlet charts. They are legacy locations, not current separate Franchise Agreements, so they should not be added to the 115-outlet figure as separate franchised outlets.
Because Item 20 shows no company-owned outlets, a buyer cannot use a corporate-store cohort as an operating benchmark. Verify the current active-office list, legacy satellites, recent transfers and closures, and nearby SVN Advisors available for co-listing.
Which operating questions remain worth verifying?
The FDD defines the control structure but leaves unit-level details to current Manuals, local law, office scale, and changing SVNIC specifications. Diligence should confirm the actual people, tools, supplier categories, and cross-market procedures that would apply to the proposed office.
- Service scope: exact Approved Services, Property Management Services, Approved Residential Portfolio Sales, and Ancillary Services contemplated for the office.
- Leadership: Broker in Charge, Managing Director, supervising owner, and licenses required for each Authorized Salesperson.
- Technology: current SVN User Account functions, SVN Dashboard tools, Buildout requirements, reporting software, data access, upgrades, and user rules.
- Suppliers: which current categories are mandatory, single-source, SVNIC-supplied, approved, or merely preferred.
- PMA mechanics: Primary Market Area, nearby SVN offices, co-listing requirements, and Special Accounts restrictions.
- Marketing: listing-publication procedures, website approvals, local advertising review, and Shared Value Network workflow.
- Footprint: current offices versus Item 20, including legacy satellites and 2026 openings, transfers, or closures.
What is the practical operating model?
SVN is a locally operated commercial real estate brokerage model in which client assignments generate commissions, fees, and other permitted compensation from Approved Services. The franchisee's central responsibility is supervising a licensed team that originates and fulfills assignments; the strongest dependency is SVNIC's control of service scope, branding, technology, supplier standards, reporting, and cross-market procedures.
The key structural distinction is the nonexclusive Primary Market Area: it organizes where most work is expected but does not grant exclusive customer or office rights, and out-of-area work can trigger consent and co-listing rules. The largest undisclosed operating question is the exact current unit-level technology and supplier configuration, which can change through the Manuals, Policies, and written System specifications.