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Georgia Real Estate Salesperson — Requirements & Free Practice

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Salesperson’s License

Georgia salesperson licensure, including examination, nonresident eligibility, reactivation and reinstatement pathways.

Licensing authority: Georgia Real Estate Commission · Application information

Continuation after release and transfer to a new sponsoring broker
No examination is required for this applicant pathway.
Affiliation
Affiliate with a new broker and mail the approved Change Application before engaging in brokerage; otherwise apply for inactive status.
Fees
Provide timely notice and the required complete application; late or incomplete changes may incur the rule’s fees.
License Held
Existing salesperson license released by the prior broker.

Official no-examination sources

Effective from 2026-09-22.

Conversion of broker or associate broker licensure to salesperson licensure
No examination is required for this applicant pathway.
Application
Use the Change of License Type form and pay the $170 fee; the existing renewal period and continuing education do not change.
License Held
Licensed broker or associate broker surrendering that license to obtain a salesperson license. The broker license is an applicant condition.
Restriction
Suspension or revocation prevents the application under O.C.G.A. 43-40-12(k).

Official no-examination sources

Effective from 2026-09-22.

Retention or restoration subject to a qualifying examination disciplinary order
Discretion
The order determines whether and when the applicant must take the examination and which qualifying-examination portions must be retaken; no ordinary renewal examination is imposed merely by this route’s existence.
Order
Applicant or licensee is subject to a Commission order requiring the qualifying examination for the salesperson license.
Other Requirements
Comply with the order, educational requirements, fees and applicable restoration restrictions.
Licensure by examination — nonresident without reciprocal eligibility
Age
At least 18 years old to receive a salesperson license.
Application
Submit the complete approved application, lawful-presence documentation, required fees and attachments. Apply within 12 months of passing; after three months the rule requires a doubled original application fee.
Criminal History
Certified GCIC report or equivalent resident-jurisdiction report obtained no more than 60 days before applying; required convictions and disciplinary actions must be disclosed with certified documents and are subject to Commission review.
General Education
High school graduate or holder of a certificate of equivalency.
Military Processing
Military spouses and transitioning service members may seek expedited processing while meeting the ordinary requirements. Eligible honorably discharged veterans may request preference points under Rule 520-1-.04(3).
Nonresident Consent
Consent to Commission service of process, agree to Georgia law and rules, and cooperate with investigations.
Postlicense Education
Complete the approved 25-hour salesperson postlicense course in the first year, including its course assessment; this applies even on inactive status. A qualifying nonresident substantially similar postlicense course may satisfy the requirement.
Prelicense Education
Complete a Commission-approved 75-hour salesperson course, or approved 10-quarter-hour/6-semester-hour college or law-school equivalency, or an approved substantially equivalent 75-hour course from another licensing jurisdiction. Teaching credit or Sales I, II and III completed before January 1, 1993 may satisfy the Board rule equivalencies. Course assessments are educational conditions.
Residency
Nonresident applicant without an eligible current license in the jurisdiction of residence.
Status
Choose active or inactive status. Active status requires affiliation with a Georgia-licensed broker and a signed sponsoring-broker statement; brokerage must await the broker receiving the wall certificate. Inactive status does not permit brokerage services for others.
Licensure by examination — Georgia resident
Age
At least 18 years old to receive a salesperson license.
Application
Submit the complete approved application, lawful-presence documentation, required fees and attachments. Apply within 12 months of passing; after three months the rule requires a doubled original application fee.
Criminal History
Certified GCIC report or equivalent resident-jurisdiction report obtained no more than 60 days before applying; required convictions and disciplinary actions must be disclosed with certified documents and are subject to Commission review.
General Education
High school graduate or holder of a certificate of equivalency.
Military Processing
Military spouses and transitioning service members may seek expedited processing while meeting the ordinary requirements. Eligible honorably discharged veterans may request preference points under Rule 520-1-.04(3).
Postlicense Education
Complete the approved 25-hour salesperson postlicense course in the first year, including its course assessment; this applies even on inactive status. A qualifying nonresident substantially similar postlicense course may satisfy the requirement.
Prelicense Education
Complete a Commission-approved 75-hour salesperson course, or approved 10-quarter-hour/6-semester-hour college or law-school equivalency, or an approved substantially equivalent 75-hour course from another licensing jurisdiction. Teaching credit or Sales I, II and III completed before January 1, 1993 may satisfy the Board rule equivalencies. Course assessments are educational conditions.
Residency
Georgia resident.
Status
Choose active or inactive status. Active status requires affiliation with a Georgia-licensed broker and a signed sponsoring-broker statement; brokerage must await the broker receiving the wall certificate. Inactive status does not permit brokerage services for others.
Nonresident fee lapse reinstatement with maintained resident jurisdiction license
No examination is required for this applicant pathway.
Fees
Pay the fee required of an original applicant; satisfy required Georgia broker affiliation and applicable application requirements.
Lapse
Nonresident Georgia salesperson license lapsed for failure to pay renewal fees.
License Held
Maintained an active license in the jurisdiction of residence for the entire lapse period and met its continuing education requirements. That license and its own examination are applicant conditions.

Official no-examination sources

Effective from 2026-09-22.

Postlicense reinstatement within the statutory six month concession
No examination is required for this applicant pathway.
Affiliation
Active status requires broker sponsorship; otherwise request inactive status.
Education
Complete the approved course and its school assessment within six months of lapse; the unidentified school course examination is an education condition.
Enrollment
Enrolled within the first year and paid course fees; apply the statutory unfinished-course, medically certified incapacitation or canceled-course circumstances.
Fees
The current Board form permits no reinstatement fee when enrolled by the due date and completed the course and its examination within six months.
Lapse
Salesperson license lapsed for failing to finish the first-year postlicense course.

Official no-examination sources

Effective from 2026-09-22.

Postlicense reinstatement outside the statutory concession
Age
At least 18 years old to receive a salesperson license.
Application
Submit the complete approved application, lawful-presence documentation, required fees and attachments. Apply within 12 months of passing; after three months the rule requires a doubled original application fee.
Criminal History
Certified GCIC report or equivalent resident-jurisdiction report obtained no more than 60 days before applying; required convictions and disciplinary actions must be disclosed with certified documents and are subject to Commission review.
Current Board Form
The current Post License Course Reinstatement form states: "If these conditions are not met, the salesperson must pay an application fee of $100.00 if the application is received within four months of the day the license lapsed or $100.00, plus $25.00 for every month or a portion of a month beyond the first four months the license was lapsed." The form describes course completion and fees without separately asking for a new qualifying-exam score. Under this contract, the obtained statutory examination requirement remains in the tree and the Board form’s demand is recorded here.
General Education
High school graduate or holder of a certificate of equivalency.
Lapse
Postlicense course lapse not reinstated within the statutory concession; the obtained enacted text requires original-applicant examination and 25 hours of approved education before reinstatement.
Military Processing
Military spouses and transitioning service members may seek expedited processing while meeting the ordinary requirements. Eligible honorably discharged veterans may request preference points under Rule 520-1-.04(3).
Postlicense Education
Complete the approved 25-hour salesperson postlicense course in the first year, including its course assessment; this applies even on inactive status. A qualifying nonresident substantially similar postlicense course may satisfy the requirement.
Prelicense Education
Complete a Commission-approved 75-hour salesperson course, or approved 10-quarter-hour/6-semester-hour college or law-school equivalency, or an approved substantially equivalent 75-hour course from another licensing jurisdiction. Teaching credit or Sales I, II and III completed before January 1, 1993 may satisfy the Board rule equivalencies. Course assessments are educational conditions.
Status
Choose active or inactive status. Active status requires affiliation with a Georgia-licensed broker and a signed sponsoring-broker statement; brokerage must await the broker receiving the wall certificate. Inactive status does not permit brokerage services for others.
Statutory Edition
The current codification could not be obtained. This pathway follows the obtained enacted 1996 text under the contract’s earlier-official-text fallback; applicants should use the Board’s current form to determine the implementation it applies.
Reactivation of inactive licensure through continuing education
No examination is required for this applicant pathway.
Affiliation
Submit the Change Application with broker affiliation and signature; brokerage waits until the affiliated broker receives the certificate.
Education
Complete the CE that would have been required during inactive periods, or provide evidence it was completed for each renewal period.
License Held
Existing inactive salesperson license.

Official no-examination sources

Effective from 2026-09-22.

Reactivation by requalifying as an original applicant
Age
At least 18 years old to receive a salesperson license.
Application
Submit the complete approved application, lawful-presence documentation, required fees and attachments. Apply within 12 months of passing; after three months the rule requires a doubled original application fee.
Criminal History
Certified GCIC report or equivalent resident-jurisdiction report obtained no more than 60 days before applying; required convictions and disciplinary actions must be disclosed with certified documents and are subject to Commission review.
Education Alternative
Rule 520-1-.05(2)(e) allows activation through CE instead; the examinations are involved in the original-applicant requalification pathway.
General Education
High school graduate or holder of a certificate of equivalency.
License Held
Inactive salesperson license; applicant elects original-applicant requalification instead of completing the inactive-period CE.
Military Processing
Military spouses and transitioning service members may seek expedited processing while meeting the ordinary requirements. Eligible honorably discharged veterans may request preference points under Rule 520-1-.04(3).
Postlicense Education
Complete the approved 25-hour salesperson postlicense course in the first year, including its course assessment; this applies even on inactive status. A qualifying nonresident substantially similar postlicense course may satisfy the requirement.
Prelicense Education
Complete a Commission-approved 75-hour salesperson course, or approved 10-quarter-hour/6-semester-hour college or law-school equivalency, or an approved substantially equivalent 75-hour course from another licensing jurisdiction. Teaching credit or Sales I, II and III completed before January 1, 1993 may satisfy the Board rule equivalencies. Course assessments are educational conditions.
Status
Choose active or inactive status. Active status requires affiliation with a Georgia-licensed broker and a signed sponsoring-broker statement; brokerage must await the broker receiving the wall certificate. Inactive status does not permit brokerage services for others.
Reapplication after denial and lapse or affirmation of the denial
Age
At least 18 years old to receive a salesperson license.
Application
Submit the complete approved application, lawful-presence documentation, required fees and attachments. Apply within 12 months of passing; after three months the rule requires a doubled original application fee.
Criminal History
Certified GCIC report or equivalent resident-jurisdiction report obtained no more than 60 days before applying; required convictions and disciplinary actions must be disclosed with certified documents and are subject to Commission review.
Exam Condition
The rule requires retaking any qualifying examination required for the license; examination-free reciprocity eligibility, if established independently, belongs to the separate reciprocal route.
General Education
High school graduate or holder of a certificate of equivalency.
Military Processing
Military spouses and transitioning service members may seek expedited processing while meeting the ordinary requirements. Eligible honorably discharged veterans may request preference points under Rule 520-1-.04(3).
Postlicense Education
Complete the approved 25-hour salesperson postlicense course in the first year, including its course assessment; this applies even on inactive status. A qualifying nonresident substantially similar postlicense course may satisfy the requirement.
Prelicense Education
Complete a Commission-approved 75-hour salesperson course, or approved 10-quarter-hour/6-semester-hour college or law-school equivalency, or an approved substantially equivalent 75-hour course from another licensing jurisdiction. Teaching credit or Sales I, II and III completed before January 1, 1993 may satisfy the Board rule equivalencies. Course assessments are educational conditions.
Prior Decision
Application denied and no hearing requested within 60 days, or denial affirmed after the requested hearing.
Status
Choose active or inactive status. Active status requires affiliation with a Georgia-licensed broker and a signed sponsoring-broker statement; brokerage must await the broker receiving the wall certificate. Inactive status does not permit brokerage services for others.
Licensure by reciprocity — eligible incoming or nonresident licensee
No examination is required for this applicant pathway.
Application
Use the current reciprocal application; pay the $170 license fee and submit lawful-presence verification and a secure verifiable identity document.
Certified History
Provide an original certified licensing history issued within the past 12 months from every licensing body that licensed the applicant, documenting the licensing examination, education, good standing and disciplinary history. The Commission may accept certified electronic data.
Criminal History
Certified GCIC report or equivalent resident-jurisdiction report obtained no more than 60 days before applying; required convictions and disciplinary actions must be disclosed with certified documents and are subject to Commission review.
Discipline
Prior convictions or discipline require the certified records and Commission review; incomplete reciprocity certification requires the Georgia qualifying examination.
Exception
The Board excludes applicants applying as Florida residents from this no-examination application; those applicants use the Georgia supplement route.
License Held
Currently licensed in good standing, not lapsed or expired, after passing the real estate licensing examination of the other jurisdiction. That jurisdiction’s own examination is an applicant condition, not a Georgia requirement leaf.
Military Processing
Military spouses and transitioning service members may seek expedited processing while meeting the ordinary requirements. Eligible honorably discharged veterans may request preference points under Rule 520-1-.04(3).
Nonresident Consent
If a nonresident, designate the Commissioner for service of process, agree to Georgia law and rules, and cooperate with Commission investigations.
Postlicense Education
Complete the approved 25-hour salesperson postlicense course in the first year, including its course assessment; this applies even on inactive status. A qualifying nonresident substantially similar postlicense course may satisfy the requirement.
Status
Choose active or inactive status. Active status requires affiliation with a Georgia-licensed broker and a signed sponsoring-broker statement; brokerage must await the broker receiving the wall certificate. Inactive status does not permit brokerage services for others.

Official no-examination sources

Effective from 2026-09-22.

Licensure by examination after failure to qualify for reciprocity
Age
At least 18 years old to receive a salesperson license.
Application
Submit the complete approved application, lawful-presence documentation, required fees and attachments. Apply within 12 months of passing; after three months the rule requires a doubled original application fee.
Criminal History
Certified GCIC report or equivalent resident-jurisdiction report obtained no more than 60 days before applying; required convictions and disciplinary actions must be disclosed with certified documents and are subject to Commission review.
General Education
High school graduate or holder of a certificate of equivalency.
Military Processing
Military spouses and transitioning service members may seek expedited processing while meeting the ordinary requirements. Eligible honorably discharged veterans may request preference points under Rule 520-1-.04(3).
Postlicense Education
Complete the approved 25-hour salesperson postlicense course in the first year, including its course assessment; this applies even on inactive status. A qualifying nonresident substantially similar postlicense course may satisfy the requirement.
Prelicense Education
Complete a Commission-approved 75-hour salesperson course, or approved 10-quarter-hour/6-semester-hour college or law-school equivalency, or an approved substantially equivalent 75-hour course from another licensing jurisdiction. Teaching credit or Sales I, II and III completed before January 1, 1993 may satisfy the Board rule equivalencies. Course assessments are educational conditions.
Prior Examination
Examinations of another licensing jurisdiction are applicant evidence; the current Georgia qualifying examination is required.
Prior License
Applicant has been licensed elsewhere but the certification does not meet all requirements of Rule 520-1-.04(3)(g).
Status
Choose active or inactive status. Active status requires affiliation with a Georgia-licensed broker and a signed sponsoring-broker statement; brokerage must await the broker receiving the wall certificate. Inactive status does not permit brokerage services for others.
Licensure by reciprocity — applicant subject to the Georgia supplement requirement
Georgia Salesperson Supplement Examination
Application
Apply to PSI for the Georgia Supplement Exam and attach certified licensing history no more than one year old. The ordinary reciprocal form cannot be used; receive the Georgia license through the PSI test center after passing.
Certified History
Provide an original certified licensing history issued within the past 12 months from every licensing body that licensed the applicant, documenting the licensing examination, education, good standing and disciplinary history. The Commission may accept certified electronic data.
Criminal History
Certified GCIC report or equivalent resident-jurisdiction report obtained no more than 60 days before applying; required convictions and disciplinary actions must be disclosed with certified documents and are subject to Commission review.
Discipline
Prior convictions or discipline require the certified records and Commission review; incomplete reciprocity certification requires the Georgia qualifying examination.
Implementation Difference
The older Board nonresident guidance also describes this exception for an individual licensed in Florida. The current reciprocal application and PSI bulletin expressly identify residency as the trigger.
License Held
Currently licensed in good standing, not lapsed or expired, after passing the real estate licensing examination of the other jurisdiction. That jurisdiction’s own examination is an applicant condition, not a Georgia requirement leaf.
Military Processing
Military spouses and transitioning service members may seek expedited processing while meeting the ordinary requirements. Eligible honorably discharged veterans may request preference points under Rule 520-1-.04(3).
Nonresident Consent
If a nonresident, designate the Commissioner for service of process, agree to Georgia law and rules, and cooperate with Commission investigations.
Postlicense Education
Complete the approved 25-hour salesperson postlicense course in the first year, including its course assessment; this applies even on inactive status. A qualifying nonresident substantially similar postlicense course may satisfy the requirement.
Residency
Applying as a Florida resident and otherwise qualifying for reciprocity.
Status
Choose active or inactive status. Active status requires affiliation with a Georgia-licensed broker and a signed sponsoring-broker statement; brokerage must await the broker receiving the wall certificate. Inactive status does not permit brokerage services for others.
Reinstatement of a previously active license within two years
No examination is required for this applicant pathway.
Application
Pay the required renewal and reinstatement fees, file the approved reinstatement application with lawful-presence documentation if not already filed, and disclose brokerage conducted while lapsed.
Education
Active reinstatement requires CE that would have applied during lapse; inactive reinstatement does not require CE until activation.
Lapse
Nonpayment of renewal fees, within two years of lapse.
Online Restriction
The current Board page allows online active reinstatement only when fewer than 30 days overdue, previously active, and all CE is posted. Other online reinstatements are inactive; after a year use the paper application.
Practice
Do not perform brokerage until the affiliated broker receives the certificate.
Prior Status
Previously active license; requesting active reinstatement.

Official no-examination sources

Effective from 2026-09-22.

Reinstatement by retaking the salesperson qualifying examination
Affiliation
Choose active or inactive status. Active status requires affiliation with a Georgia-licensed broker and a signed sponsoring-broker statement; brokerage must await the broker receiving the wall certificate. Inactive status does not permit brokerage services for others.
Alternative
The fee and education pathways may excuse this applicant from retesting; those conditions determine which pathway the applicant uses.
Exam
Retake the qualifying salesperson examination, expressly including its national portion.
Fees
Pay the applicable examination and reinstatement fees and submit the required application and attachments.
Lapse
License lapsed for unpaid renewal fees; applicant elects examination instead of the fee/education reinstatement alternatives available under Rule 520-1-.05(4)(c)-(f).
Reinstatement of an inactive license to active within two years
No examination is required for this applicant pathway.
Application
Pay the required renewal and reinstatement fees, file the approved reinstatement application with lawful-presence documentation if not already filed, and disclose brokerage conducted while lapsed.
Education
Active reinstatement requires CE that would have applied during lapse; inactive reinstatement does not require CE until activation.
Lapse
Nonpayment of renewal fees, within two years of lapse.
Online Restriction
The current Board page allows online active reinstatement only when fewer than 30 days overdue, previously active, and all CE is posted. Other online reinstatements are inactive; after a year use the paper application.
Practice
Do not perform brokerage until the affiliated broker receives the certificate.
Prior Status
Previously inactive license; requesting active reinstatement.

Official no-examination sources

Effective from 2026-09-22.

Reinstatement of inactive licensure within two years
No examination is required for this applicant pathway.
Application
Pay the required renewal and reinstatement fees, file the approved reinstatement application with lawful-presence documentation if not already filed, and disclose brokerage conducted while lapsed.
Education
No continuing education is required for this inactive reinstatement; later activation requires the applicable education.
Lapse
Nonpayment of renewal fees, within two years of lapse.
Online Restriction
The current Board page allows online active reinstatement only when fewer than 30 days overdue, previously active, and all CE is posted. Other online reinstatements are inactive; after a year use the paper application.
Practice
Do not perform brokerage until the affiliated broker receives the certificate.
Prior Status
Previously inactive license; requesting inactive reinstatement.

Official no-examination sources

Effective from 2026-09-22.

Requalification after lapse longer than five years
Age
At least 18 years old to receive a salesperson license.
Application
Submit the complete approved application, lawful-presence documentation, required fees and attachments. Apply within 12 months of passing; after three months the rule requires a doubled original application fee.
Criminal History
Certified GCIC report or equivalent resident-jurisdiction report obtained no more than 60 days before applying; required convictions and disciplinary actions must be disclosed with certified documents and are subject to Commission review.
General Education
High school graduate or holder of a certificate of equivalency.
Lapse
Lapsed more than five years for unpaid fees or failure to meet postlicense education requirements.
Military Processing
Military spouses and transitioning service members may seek expedited processing while meeting the ordinary requirements. Eligible honorably discharged veterans may request preference points under Rule 520-1-.04(3).
Postlicense Education
Complete the approved 25-hour salesperson postlicense course in the first year, including its course assessment; this applies even on inactive status. A qualifying nonresident substantially similar postlicense course may satisfy the requirement.
Prelicense Education
Complete a Commission-approved 75-hour salesperson course, or approved 10-quarter-hour/6-semester-hour college or law-school equivalency, or an approved substantially equivalent 75-hour course from another licensing jurisdiction. Teaching credit or Sales I, II and III completed before January 1, 1993 may satisfy the Board rule equivalencies. Course assessments are educational conditions.
Reciprocity Alternative
The current missed-renewal application states that applicants currently licensed elsewhere may qualify through reciprocity; eligibility for that separate route must be established.
Status
Choose active or inactive status. Active status requires affiliation with a Georgia-licensed broker and a signed sponsoring-broker statement; brokerage must await the broker receiving the wall certificate. Inactive status does not permit brokerage services for others.
Reinstatement after two to five years through prelicense education
No examination is required for this applicant pathway.
Affiliation
Active reinstatement requires sponsoring broker affiliation and receipt of the certificate before brokerage.
Education
Complete the salesperson prelicense course within one year before applying and paying reinstatement fees. The course and its assessment are educational conditions.
Fees
Pay the required renewal and reinstatement fees; submit the current reinstatement form and required documents.
Lapse
License lapsed for longer than two years and less than five years.

Official no-examination sources

Effective from 2026-09-22.

Renewal of active salesperson licensure
No examination is required for this applicant pathway.
Affiliation
Maintain active Georgia broker affiliation.
Current License
Renew an existing active salesperson license for the four-year renewal period.
Education
Complete 36 hours of approved continuing education in the renewal period, including at least three hours of license law; applicable statutory grandfathering and approved nonresident equivalents remain conditions. CE does not require a licensing examination.
Fee
Pay renewal fee by the renewal deadline; mail-in fee $125, online fee $100.

Official no-examination sources

Effective from 2026-09-22.

Renewal of inactive salesperson licensure
No examination is required for this applicant pathway.
Current License
Renew an existing inactive salesperson license.
Education
Postlicense requirements still apply. Continuing education must be met before later activation unless requalifying as an original applicant.
Fee
Pay the four-year renewal fee by the due date.
Practice
Inactive licensure permits no brokerage services for others.

Official no-examination sources

Effective from 2026-09-22.

Continuation of licensure after moving out of Georgia
No examination is required for this applicant pathway.
Consents
Apply to change resident status to nonresident; sign Consent to Jurisdiction and agreement to cooperate with investigations.
License Held
Existing Georgia salesperson license; licensee moves residency out of Georgia.
Status
Maintain Georgia broker affiliation and comply with nonresident requirements, or elect inactive status; brokerage is restricted until the proper status is established.

Official no-examination sources

Effective from 2026-09-22.

Restoration after surrender or revocation as an original applicant
Age
At least 18 years old to receive a salesperson license.
Application
Submit the complete approved application, lawful-presence documentation, required fees and attachments. Apply within 12 months of passing; after three months the rule requires a doubled original application fee.
Criminal History
Certified GCIC report or equivalent resident-jurisdiction report obtained no more than 60 days before applying; required convictions and disciplinary actions must be disclosed with certified documents and are subject to Commission review.
Disciplinary Review
Original-applicant requirements and applicable prior disciplinary restrictions and Commission review apply. An unresolved notice of hearing or recovery-fund repayment obligation remains an applicant condition.
General Education
High school graduate or holder of a certificate of equivalency.
Military Processing
Military spouses and transitioning service members may seek expedited processing while meeting the ordinary requirements. Eligible honorably discharged veterans may request preference points under Rule 520-1-.04(3).
Postlicense Education
Complete the approved 25-hour salesperson postlicense course in the first year, including its course assessment; this applies even on inactive status. A qualifying nonresident substantially similar postlicense course may satisfy the requirement.
Prelicense Education
Complete a Commission-approved 75-hour salesperson course, or approved 10-quarter-hour/6-semester-hour college or law-school equivalency, or an approved substantially equivalent 75-hour course from another licensing jurisdiction. Teaching credit or Sales I, II and III completed before January 1, 1993 may satisfy the Board rule equivalencies. Course assessments are educational conditions.
Prior License
Former salesperson license surrendered or revoked.
Status
Choose active or inactive status. Active status requires affiliation with a Georgia-licensed broker and a signed sponsoring-broker statement; brokerage must await the broker receiving the wall certificate. Inactive status does not permit brokerage services for others.

Georgia Salesperson Supplement Examination

Provider
PSI Services LLC
Format
Computer administered written examination
Exam questions
52 scored items in three published sections; experimental questions may be added
Examination outline
  • I. State Laws and Rules (16 Items)
    • A. Unfair Practices
    • B. Substantive Regulations
    • C. Qualifications and Fees
    • D. Fair Housing Laws
    • E. Real Estate Education, Research and Recovery Fund
    • F. Investigation and Hearing Process
    • G. Commission Organization and Procedures
    • H. Required Licensure
  • II. Real Estate Practice In Georgia (21 Items)
    • A. Real Estate Practice
    • B. Sales Contracts
    • C. Listings and Agency
    • D. Property Management
    • E. Community Association Management
  • III. Finance and Closing (15 Items)
    • A. Finance
    • B. Closing Procedures
Examination sources

Real Estate Salesperson Examination — National Portion (Real Estate Principles and Practices)

Provider
PSI Services LLC
Format
National portion of a state real estate salesperson examination delivered by PSI; a minimum score must be achieved on each portion, and a candidate who fails one portion (state or national) retakes only that portion
Exam questions
80 scored questions (80 points), plus one to ten unscored experimental items
Examination outline
  • I. Property Ownership (Sales 10%, Broker 10%) (10%)
    • A. Real and personal property; conveyances
    • B. Land characteristics and legal descriptions: 1. Metes and bounds method of legal property description; 2. Lot and block (recorded plat) method of legal property description; 3. Government survey (rectangular survey) method of legal property description; 4. Measuring structures (linear and square footage); 5. Land measurement
    • C. Encumbrances and effects on property ownership: 1. Types of liens and their effect on the title and value of real property; 2. Easements, rights of way and licenses, including their effect on the title, value and use of real property; 3. Encroachments and their effect on the title, value and use of real property; 4. Potential encumbrances on title, such as probate, leases, or adverse possession; 5. Property rights that may be conveyed separately from use of the land surface, such as mineral and other subsurface rights, air rights, or water rights
    • D. Types of ownership: 1. Ownership in severalty/sole ownership; 2. Implications of ownership as tenants in common; 3. Implications of ownership in joint tenancy; 4. Forms of common-interest ownership, such as Timeshares, Condominiums and Co-ops; 5. Property ownership held in a trust or by an estate; 6. Ownership by business entities; 7. Life Estate ownership
  • II. Land use Controls (Sales 5%, Broker 5%) (5%)
    • A. Government rights in land: 1. Government rights to impose property taxes and special assessments; 2. Government rights to acquire land through eminent domain, condemnation and escheat
    • B. Government controls on land use
    • C. Private controls: 1. Deed conditions or restrictions on property use; 2. Subdivision covenants, conditions and restrictions (CC&Rs) on property use; 3. Condominium and owners’ associations regulations or bylaws on property use
  • III. Valuation (Sales 8%, Broker 8%) (8%)
    • A. Appraisals: 1. Appraisals for valuation of real property; 2. Situations which require appraisal by a licensed or certified appraiser and brokerage-related actions that constitute unauthorized appraisal practice; 3. General steps in appraisal process
    • B. Estimating Value: 1. Economic principles and property characteristics that affect value of real property; 2. Sales or market comparison approach to property valuation and appropriate uses; 3. Cost approach to property valuation and appropriate uses; 4. Income analysis approach to property valuation and appropriate uses
    • C. Comparative Market Analysis (CMA): 1. Competitive/Comparative Market Analysis (CMA), BPO or equivalent; 2. Automated Valuation Method (AVM), appraisal valuation and Comparative Market Analysis (CMA)
  • IV. Financing (Sales 10%, Broker 9%) (10%)
    • A. Basic Concepts and Terminology: 1. Loan financing (for example, points, LTV, PMI, interest, PITI); 2. General underwriting process (e.g., debt ratios, credit scoring and history); 3. Standard mortgage/deed of trust clauses and conditions; 4. Essential elements of a promissory note
    • B. Types of Loans: 1. Conventional loans; 2. Amortized loans, partially amortized (balloon) loans, interest-only loans; 3. Adjustable-rate mortgage (ARM) loans; 4. Government Loans (a. FHA insured loans; b. VA guaranteed loans; c. USDA/Rural Development loan programs); 5. Owner financing (for example, installment or land contract/contract for deed); 6. Reverse-mortgage loans; 7. Home equity loans and lines of credit; 8. Construction loans; 9. Rehab loans; 10. Bridge loans
    • C. Financing and Lending: 1. Real Estate Settlement Procedures Act (RESPA), including kickbacks; 2. Truth-in-Lending Act (Regulation Z), including advertising; 3. Requirements and time frames of TRID (TILA-RESPA Integrated Disclosures); 4. Equal Credit Opportunity Act; 5. Lending Process (application through loan closing); 6. Risky loan features, such as prepayment penalties and balloon payments
  • V. Contracts (Sales 19%, Broker 19%) (19%)
    • A. General Contract Law: 1. General principles of contract law; 2. Elements necessary for a contract to be valid; 3. Effect of the Statute of Frauds; 4. Offer and a contract; 5. Enforceability of contracts; 6. Void, voidable and unenforceable contracts; 7. Bilateral and unilateral contracts; 8. Nature and use of option agreements; 9. Notice, delivery, acceptance and execution of contracts; 10. Appropriate use, risks, and advantages of electronic signatures and paperless transactions; 11. Rights and obligations of the parties to a contract; 12. Possible remedies for breach or non-performance of contract; 13. Termination, rescission and cancellation of contracts
    • B. Purchase and Lease Contracts: 1. Addenda and amendments to contracts; 2. Purchase agreements; 3. Contract contingencies and methods for satisfying them; 4. Leases and rental agreements; 5. Lease-purchase agreements; 6. Types of leases
    • C. Proper handling of multiple offers and counteroffers
  • VI. Agency (Sales 13%, Broker 13%) (13%)
    • A. Agency and non-agency relationships: 1. Agency relationships and how they are established; 2. Types of listing contracts; 3. Buyer brokerage/tenant representation contracts; 4. Other brokerage relationships, including transaction brokers and facilitators; 5. Powers of attorney and other assignments of authority; 6. Conditions for termination of agency or brokerage service agreements
    • B. Agent Duties: 1. Fiduciary duties of agents; 2. Agent's duties to customers/non-clients, including honesty and good faith
    • C. Agency Disclosures: 1. Disclosure of agency/representation; 2. Disclosure of possible conflict of interest or self-interest
  • VII. Property Disclosures (Sales 7%, Broker 7%) (7%)
    • A. Property Condition: 1. Seller's property condition disclosure requirements; 2. Property conditions that may warrant inspections or a survey; 3. Red flags that warrant investigation of public or private land use controls
    • B. Environmental and Government Disclosures: 1. Environmental issues requiring disclosure; 2. Federal, state, or local disclosure requirements regarding the property
    • C. Disclosure of material facts and material defects
  • VIII. Property Management (Sales 3%, Broker 5%) — items marked (BROKER ONLY) in this area are not part of the salesperson examination (3%)
    • A. Duties and Responsibilities: 1. Procurement and qualification of prospective tenants; 2. Fair housing and ADA compliance specific to property management; 3. How to complete a market analysis to identify factors in setting rents or lease rates (items 4. Property manager responsibility for maintenance, improvements, reporting and risk management; 5. Handling landlord and tenant funds; trust accounts, reports and disbursements; and 6. Provisions of property management contracts are marked BROKER ONLY)
    • B. Landlord and tenant rights and obligations
  • IX. Transfer of Title (Sales 6%, Broker 6%) (6%)
    • A. Types of deeds
    • B. Title Insurance and Searches: 1. Title insurance policies and title searches; 2. Potential title problems and resolutions; 3. Marketable and insurable title
    • C. Closing Process: 1. When transfer of ownership becomes effective; 2. Process and importance of recordation; 3. Settlement procedures (closing) and parties involved; 4. Home and new construction warranties
    • D. Special Processes: 1. Special issues in transferring foreclosed properties; 2. Special issues in short sale transactions; 3. Special issues in probate transactions
  • X. Practice of Real Estate (Sales 12%, Broker 12%) — subsection D. Supervisory Responsibilities is marked (BROKER ONLY) and is not part of the salesperson examination (12%)
    • A. Antidiscrimination: 1. Federal Fair Housing Act general principles and exemptions; 2. Protected classes under Federal Fair Housing Act; 3. Protections against discrimination based on gender identity and sexual orientation; 4. Prohibited conduct under Federal Fair Housing Act (Redlining, Blockbusting, Steering, Disparate Treatment); 5. Fair housing advertising rules; 6. Americans with Disabilities Act (ADA) obligations pertaining to accessibility and reasonable accommodations
    • B. Legislation and Regulations: 1. Licensees’ status as employees or independent contractors; 2. Antitrust laws and types of violations, fines and penalties; 3. Do-Not-Call List rule compliance; 4. Proper use of Social Media and Internet communication and advertising
    • C. Duties and Responsibilities: 1. Protection of confidential personal information (written, verbal or electronic); 2. Duties when handling funds of others in transactions; 3. Licensee responsibility for due diligence in real estate transactions
  • XI. Real Estate Calculations (Sales 7%, Broker 6%) (7%)
    • A. Calculations for Transactions: 1. Seller’s net proceeds; 2. Buyer funds needed at closing; 3. Real property tax and other prorations; 4. Real property transfer fees; 5. PITI (Principal, Interest, Taxes and Insurance) payments estimate given loan rate and term
    • B. General Concepts: 1. Equity; 2. Rate of return/Capitalization rate; 3. Loan-to-Value ratio; 4. Discount points and loan origination fees
Examination sources