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Massachusetts Real Estate Salesperson — Requirements & Free Practice

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Real Estate Salesperson License

Individual salesperson licensure requiring an application on board-furnished forms and payment of the prescribed fee.

Licensing authority: Massachusetts Board of Registration of Real Estate Brokers and Salespersons · Application information

Initial licensure under Massachusetts attorney examination exemption
No examination is required for this applicant pathway.
Application
Other applicable licensure and moral-character requirements remain. The Board advertises an attorney-broker application; the statutory examination exemption applies to any applicant for broker or salesman licensure.
Attorney Standing
Be an attorney at law of Massachusetts in good standing; §87SS and 254 CMR 2.00(3) exempt the applicant from examination.

Official no-examination sources

Effective from 2026-09-22.

Termination of probation, suspension or stayed suspension
No examination is required for this applicant pathway.
Application
Send written request with name, address, telephone, licence number and docket/case number to the Board. The Board reviews the agreement/decision and updates its records if compliant.
Discipline
Existing licence subject to probation, suspension or stayed suspension; comply with every term of the individual Consent Agreement or Final Decision. An individualized condition does not define a new statewide examination.

Official no-examination sources

Effective from 2026-09-22.

  • M.G.L. c.112 §87AAA

    §87AAA, power to reinstate suspended and reissue revoked licences

  • licensing faq

    How to request termination of probation, suspension or stayed suspension

Initial examination with out of state education waiver
Application
Submit the Board application and required supporting documents, including CORI, and pay the prescribed fees. An interview or independent qualification report may be requested under 254 CMR 2.00(8)–(9).
Education
The Board reviews and may waive the 40-hour Massachusetts education requirement; a current other-jurisdiction licence is necessary for this waiver.
Licence Fee
Under 254 CMR 2.00(5), pay the licence fee within 30 days of passage notice; otherwise re-examination is required unless the Board waives it for good cause.
Minimum Age
At least 18 years old (Board CIB p.3).
Moral Character
Evidence of good moral character and three unrelated endorsements. 254 CMR 2.00(7) says endorsers reside or have a place of business in Massachusetts; the Board CIB p.3 states: "They do not need to be Massachusetts residents." Classmates known only from the course may not endorse.
Nonresident Service Of Process
If nonresident, comply with §87WW by appointing the Board chairman to receive service of process. Residence does not create a separate licence identity.
Other Jurisdiction Examination
The Board’s reciprocity application page requires prior passage of an examination elsewhere; another jurisdiction’s examination is an applicant condition, not a Massachusetts requirement leaf.
Other Jurisdiction Licence
Hold a current licence from a jurisdiction for which the Board does not grant reciprocity and submit a certified letter of good standing from the original licensing jurisdiction.
Partial Pass
Both currently offered portions remain in this route even when one was already passed; only the failed portion must be retaken while the educational certificate remains valid. If the certificate expires and a new certificate is obtained, both portions must be retaken.
Prior Massachusetts Licence
Board CIB p.13: "LICENSEES WHO HAVE BEEN ISSUED A MASSACHUSETTS LICENSE IN THE PAST MUST RENEW OR REINSTATE THAT LICENSE. THEY MAY NOT BECOME LICENSED ANEW."
Statutory Citizenship Text
§87TT states that an applicant must show United States citizenship or the prescribed declaration of intention/certification, and that a subsequently licensed alien must present completed naturalization papers within five years. This is recorded as the controlling text’s applicant condition; no citizenship requirement is used as an examination leaf.
Tax Compliance
CIB p.4 requires, to the best of the applicant’s knowledge and belief, all state tax returns filed and state taxes paid, and a valid Social Security number and/or Tax Identification number.
Initial licensure by examination
Application
Submit the Board application and required supporting documents, including CORI, and pay the prescribed fees. An interview or independent qualification report may be requested under 254 CMR 2.00(8)–(9).
Education
Complete 40 classroom hours of Board-approved real estate instruction and obtain the school’s Massachusetts educational certificate.
Education Window
Apply for and pass both portions within two years of completing education, or within a Board-authorized period.
Licence Fee
Under 254 CMR 2.00(5), pay the licence fee within 30 days of passage notice; otherwise re-examination is required unless the Board waives it for good cause.
Minimum Age
At least 18 years old (Board CIB p.3).
Moral Character
Evidence of good moral character and three unrelated endorsements. 254 CMR 2.00(7) says endorsers reside or have a place of business in Massachusetts; the Board CIB p.3 states: "They do not need to be Massachusetts residents." Classmates known only from the course may not endorse.
Nonresident Service Of Process
If nonresident, comply with §87WW by appointing the Board chairman to receive service of process. Residence does not create a separate licence identity.
Partial Pass
Both currently offered portions remain in this route even when one was already passed; only the failed portion must be retaken while the educational certificate remains valid. If the certificate expires and a new certificate is obtained, both portions must be retaken.
Prior Massachusetts Licence
Board CIB p.13: "LICENSEES WHO HAVE BEEN ISSUED A MASSACHUSETTS LICENSE IN THE PAST MUST RENEW OR REINSTATE THAT LICENSE. THEY MAY NOT BECOME LICENSED ANEW."
Statutory Citizenship Text
§87TT states that an applicant must show United States citizenship or the prescribed declaration of intention/certification, and that a subsequently licensed alien must present completed naturalization papers within five years. This is recorded as the controlling text’s applicant condition; no citizenship requirement is used as an examination leaf.
Tax Compliance
CIB p.4 requires, to the best of the applicant’s knowledge and belief, all state tax returns filed and state taxes paid, and a valid Social Security number and/or Tax Identification number.
Reinstatement after expiration exceeding two years
No examination is required for this applicant pathway.
Application
Apply for reinstatement through eLIPSE with required documents, CORI, and payment; the Board will notify the applicant of further steps.
Continuing Education
For active status complete 12 hours of approved CE before applying, except Massachusetts attorneys in good standing; otherwise inactive status has its statutory conditions.
Expiration
Massachusetts licence expired more than two years; restore that licence rather than apply for licensure anew.

Official no-examination sources

Effective from 2026-09-22.

Renewal after expiration not exceeding two years
No examination is required for this applicant pathway.
Application
Use the Board renewal form/process and pay the prescribed fee; do not practise while expired.
Continuing Education
Verify completion of continuing education as required by §87XX½ and 254 CMR 2.00(14), with applicable statutory exemptions.
Expiration
Licence has expired for no more than two years; the Board routes longer-expired licences to reinstatement.

Official no-examination sources

Effective from 2026-09-22.

Initial examination following a Massachusetts accredited law school real property course
Application
Submit the Board application and required supporting documents, including CORI, and pay the prescribed fees. An interview or independent qualification report may be requested under 254 CMR 2.00(8)–(9).
Education
§87SS permits an applicant who successfully completed a real-property course while enrolled in an accredited Massachusetts law school to take the examination in place of the ordinary 40-hour course; obtain Board approval and an applicable authorization period.
Education Window
Apply for and pass both portions within two years of completing education, or within a Board-authorized period.
Licence Fee
Under 254 CMR 2.00(5), pay the licence fee within 30 days of passage notice; otherwise re-examination is required unless the Board waives it for good cause.
Minimum Age
At least 18 years old (Board CIB p.3).
Moral Character
Evidence of good moral character and three unrelated endorsements. 254 CMR 2.00(7) says endorsers reside or have a place of business in Massachusetts; the Board CIB p.3 states: "They do not need to be Massachusetts residents." Classmates known only from the course may not endorse.
Nonresident Service Of Process
If nonresident, comply with §87WW by appointing the Board chairman to receive service of process. Residence does not create a separate licence identity.
Partial Pass
Both currently offered portions remain in this route even when one was already passed; only the failed portion must be retaken while the educational certificate remains valid. If the certificate expires and a new certificate is obtained, both portions must be retaken.
Prior Massachusetts Licence
Board CIB p.13: "LICENSEES WHO HAVE BEEN ISSUED A MASSACHUSETTS LICENSE IN THE PAST MUST RENEW OR REINSTATE THAT LICENSE. THEY MAY NOT BECOME LICENSED ANEW."
Statutory Citizenship Text
§87TT states that an applicant must show United States citizenship or the prescribed declaration of intention/certification, and that a subsequently licensed alien must present completed naturalization papers within five years. This is recorded as the controlling text’s applicant condition; no citizenship requirement is used as an examination leaf.
Tax Compliance
CIB p.4 requires, to the best of the applicant’s knowledge and belief, all state tax returns filed and state taxes paid, and a valid Social Security number and/or Tax Identification number.
Reactivation of current inactive licence
No examination is required for this applicant pathway.
Application
Submit the Board reactivation/CE attestation with CE completion certificates. The current Board restoration page directs applications through eLIPSE.
Continuing Education
Show completion of 12 CE hours for the immediately preceding renewal period and compliance with applicable requirements; Massachusetts attorneys in good standing are exempt.
Current Inactive Licence
Hold a current inactive licence; this procedure does not renew or reinstate an expired licence.

Official no-examination sources

Effective from 2026-09-22.

Initial licensure by reciprocity
No examination is required for this applicant pathway.
Application
Submit Board reciprocity application and prescribed application/licence fees.
Criminal History
Supply notarized CORI and disclose convictions and professional discipline with certified records.
Current Licence
Provide the original jurisdiction’s certified good-standing letter specifying issue date, expiration date, issuance method, discipline, and licence status.
Nonresident Service Of Process
If nonresident, comply with §87WW by appointing the Board chairman to receive service of process. Residence does not create a separate licence identity.
Photo
Provide a recent passport-style color photograph.
Prior Examination
Have passed the examination in the qualifying licensing jurisdiction; that jurisdiction’s own examination is a condition, never a leaf of this Massachusetts route.
Qualifying Jurisdiction
Massachusetts lists Connecticut, Rhode Island, West Virginia, Nebraska, Iowa, Tennessee, Mississippi, Colorado, Georgia, Pennsylvania, New Mexico, and Oklahoma (Oklahoma applicants licensed for two years). The FAQ says thirteen states while the application page lists twelve; use the application page’s express list and obtain Board confirmation of eligibility. These are Massachusetts adoption conditions only.

Official no-examination sources

Effective from 2026-09-22.

Biennial active licence renewal
No examination is required for this applicant pathway.
Application
File renewal through eLIPSE, notarized CORI, and prescribed fee.
Continuing Education
Complete and certify 12 hours of approved continuing education in the preceding renewal period. §87XX½ exempts examination-exempt Massachusetts attorneys and requires reciprocal licensees to demonstrate home-state CE compliance.
Current Licence
Renew the existing licence on the applicable birthday renewal schedule; good moral character and absence of statutory disqualification remain relevant under §87XX.

Official no-examination sources

Effective from 2026-09-22.

Biennial inactive licence renewal
No examination is required for this applicant pathway.
Application
Renew the licence under §87XX; pay the prescribed fee and submit the Board renewal documentation.
Continuing Education
§87XX½ expressly exempts holders of inactive status from the CE requirement while inactive.
Status
An existing licence can be renewed inactive without CE certification; an inactive licence cannot be used to practise as a salesperson.

Official no-examination sources

Effective from 2026-09-22.

Massachusetts State Real Estate Laws and Real Estate Board Rules — Salesperson

Provider
PSI Services LLC
Format
Computer-administered written theory examination
Exam questions
40 scored questions (40 points); an additional 5–10 unscored experimental questions may be administered
Time limit
90 minutes
Passing score
Minimum 70%
Examination outline
  • I. DUTIES AND POWERS OF THE BOARD OF REGISTRATION OF REAL ESTATE BROKERS AND SALESPERSONS
    • A. Examination of records
    • B. Sanctions
    • B. Sanctions — 1. Fines
    • B. Sanctions — 2. License suspension and revocation
  • II. LICENSING REQUIREMENTS
    • A. Activities requiring a license
    • B. Types of licenses
    • B. Types of licenses — 1. Active, inactive, and expired
    • C. License renewal and continuing education
    • D. Board notifications
  • III. REQUIREMENTS GOVERNING LICENSEES
    • A. Advertising
    • B. Broker/salesperson relationship
    • C. Commissions
    • D. Disclosures
    • D. Disclosures — 1. Consumer/Licensee Relationship
    • D. Disclosures — 2. Conflict of interest
    • D. Disclosures — 3. Rental fee disclosures
    • E. Agency and Non-Agency Relationships
    • F. Handling of documents
    • G. Handling of monies
    • I. Home inspectors--licensee responsibility
  • IV. CONTRACTS
    • A. Offer to Purchase
    • B. Purchase and Sale agreement
    • C. Leases
    • D. Listing and Buyer Agreements
  • V. CONSUMER PROTECTION LAWS
    • A. Property disclosures
    • B. Misrepresentation
    • C. Privacy
    • D. Sanctions and enforcements
  • VI. ENVIRONMENTAL ISSUES AND HAZARDOUS MATERIALS
    • A. Lead
    • B. Private sewage disposal
    • C. Smoke and carbon monoxide detection
    • D. Wetlands and rivers protection
  • VII. MASSACHUSETTS FAIR HOUSING LAW
    • A. Protected classes that differ from Federal
    • B. MA specific exceptions
    • C. MA Commission Against Discrimination
    • D. ADA and other accommodations
  • VIII. LANDLORD TENANT LAW
    • A. Rental deposits, Receipts and Statement of Condition
    • B. State Sanitary Code
    • C. Short-term Vacation or Recreational Rentals
  • IX. ADDITIONAL TOPICS
    • A. Ownership
    • B. Condominiums, Cooperatives, and Timeshares
    • C. Registered Land
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