On our guest card the client states how they heard about us.

I'm a licensed real estate agent in Texas. I have had the Apartment List issue arise numerous times. When people start searching for an apartment they obviously start their search on the internet. They may visit numerous apartment websites and after becoming frustrated with the misinformation online they contact a locator for assistance. The locator spends time qualifying the client to make sure they meet apartment's rental criteria. We gather accurate information that is time sensitive on pricing, availability and specials. We also find out floor level, view, extra fees over rent, etc. Locators may also offer resources to school ratings, crime statistics, and any other pertinent info that could help our client make a decision on where to apply. We also book tours or escort the client on tours. If the locator provided these services and their client leases they would have VALID claim they are the procuring cause of their client leasing at your community. Even if it is discovered they visited "Apartment List" prior to working with the locator. If the client was "sold" on your community just by viewing your listing on the Apartment List website then they would have applied and never contacted a locator.

I would use whatever the applicant listed as their referral source.

I wouldn’t pay it, the realtor can take it up with the applicant. You have the documentation.

He didn't do anything. Tell him you don't work with realtors or "locators" and if you didn't have a prior agreement stating so, like you probably do with apartment list, then he needs to kick rocks.

The procurement came from apartmentlist first. They get the referral. If a Realtor calls yelling at you, they need to refer back to our code of ethics.