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Pennsylvania Real Estate Salesperson — Requirements & Free Practice

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Builder-Owner Salesperson

Pennsylvania Builder-Owner Salesperson license; standard and reciprocal issuance are applicant pathways of this license identity.

Licensing authority: Pennsylvania State Real Estate Commission · Application information

Licensure by endorsement under 63 Pa.C.S. § 3111
No examination is required for this applicant pathway.
Case By Case
The Department states that Act 41 consideration occurs case by case when existing endorsement or reciprocity options do not provide a means of licensure.
Character
Good reputation for honesty, trustworthiness, integrity and competence under RELRA § 501(a); disclose convictions and submit consent to service of process and required fees under 49 Pa. Code § 35.221.
Competency
Demonstrate competency by Commission-determined methods, including continuing education or practice for at least two of the preceding five years. The statute identifies no particular examination for this competency determination.
Fees
Pay the fees prescribed by the Commission.
Foreign License
Current same or similar license from another state, territory or country; the Commission must find its licensing requirements substantially equivalent to or greater than Pennsylvania requirements.
Good Standing
Be in good standing without disqualifying conduct or discipline, unless the Commission determines in its discretion that the conduct or discipline should not bar licensure.

Official no-examination sources

Effective from 2026-09-22.

Reactivation after deployment following five years inactive
Age
At least 18 years old.
Character
Good reputation for honesty, trustworthiness, integrity and competence under RELRA § 501(a); disclose convictions and submit consent to service of process and required fees under 49 Pa. Code § 35.221.
Deployment
Section 3305(b) permits reactivation without penalty; it does not expressly waive the RELRA § 501(b) reexamination requirement.
Employment
Full-time employee of a builder-owner of single-family or multifamily dwellings; the employer must meet the statutory character qualifications and swear to employment and good reputation. Practice is limited to that employer’s real estate.
Military Status
Servicemember or accompanying spouse; apply within one month after deployment.
Prior License
Standard license inactive or expired for at least five years.
Score Window
Passing grades on each required salesperson examination part within three years before submitting the completed license application.
Reactivation after deployment before five years
No examination is required for this applicant pathway.
Character
Good reputation for honesty, trustworthiness, integrity and competence under RELRA § 501(a); disclose convictions and submit consent to service of process and required fees under 49 Pa. Code § 35.221.
Continuing Education
Applicable renewal requirements continue; § 3305(c) extends CE by up to six months after deployment.
Deployment
Renewal period fell during deployment; request reactivation within one month after deployment ends. Commission may reactivate without penalty.
Military Status
Servicemember or spouse who resided with the servicemember during deployment outside Pennsylvania.
Prior License
Inactive or expired standard license for less than five years; or reciprocal license with a current qualifying outside license.

Official no-examination sources

Effective from 2026-09-22.

Renewal for deployed servicemember or accompanying military spouse
No examination is required for this applicant pathway.
Character
Good reputation for honesty, trustworthiness, integrity and competence under RELRA § 501(a); disclose convictions and submit consent to service of process and required fees under 49 Pa. Code § 35.221.
Continuing Education
Ordinary real estate salespersons complete 14 approved hours in the preceding two-year cycle, including required first-renewal courses. Restricted salesperson forms are exempt under 49 Pa. Code § 35.382(c). Commission may waive continuing education for illness, emergency or hardship.
Deployment
May submit all renewal requirements before deployment outside Pennsylvania; application is processed when renewal opens. A qualifying servicemember or accompanying spouse receives a continuing-education extension of up to six months after deployment while meeting the other renewal requirements.
Prior License
Current standard license; renew biennially by May 31 of even-numbered years through PALS and pay the prescribed fee.

Official no-examination sources

Effective from 2026-09-22.

Reissuance after five years inactive
Age
At least 18 years old.
Character
Good reputation for honesty, trustworthiness, integrity and competence under RELRA § 501(a); disclose convictions and submit consent to service of process and required fees under 49 Pa. Code § 35.221.
Continuing Education
Meet applicable current reactivation requirements; ordinary salesperson must document required continuing education.
Employment
Full-time employee of a builder-owner of single-family or multifamily dwellings; the employer must meet the statutory character qualifications and swear to employment and good reputation. Practice is limited to that employer’s real estate.
Prior License
Standard license inactive or unrenewed for five years; pass the examination pertinent to this license before reissuance.
Score Window
Passing grades on each required salesperson examination part within three years before submitting the completed license application.
Reactivation of reciprocal license
No examination is required for this applicant pathway.
Application
Submit the Commission’s reactivation application and fees.
Character
Good reputation for honesty, trustworthiness, integrity and competence under RELRA § 501(a); disclose convictions and submit consent to service of process and required fees under 49 Pa. Code § 35.221.
Prior License
Previously issued reciprocal license was not renewed.
Qualifying License
Hold the equivalent of a current standard license where the principal place of business is located; reactivate without reexamination.

Official no-examination sources

Effective from 2026-09-22.

Reactivation of standard license before five years
No examination is required for this applicant pathway.
Application
Pay reactivation fee and provide required documents through PALS.
Character
Good reputation for honesty, trustworthiness, integrity and competence under RELRA § 501(a); disclose convictions and submit consent to service of process and required fees under 49 Pa. Code § 35.221.
Continuing Education
Ordinary salesperson must document 14 approved hours completed during the preceding two years; those courses cannot also count toward renewal in the same cycle. Restricted forms are exempt under § 35.382(c).
Prior License
Inactive or expired standard license; completed reactivation application must be received before five years elapse.

Official no-examination sources

Effective from 2026-09-22.

Reciprocal licensure
No examination is required for this applicant pathway.
Affiliation
Provide the required supervising broker or builder-owner sworn statement; reciprocal salesperson practice must remain in the affiliation required for this license.
Attestations
Certify familiarity with Pennsylvania law, consent to disciplinary-record disclosure and service of process, and disclose current investigations or disciplinary proceedings.
Character
Good reputation for honesty, trustworthiness, integrity and competence under RELRA § 501(a); disclose convictions and submit consent to service of process and required fees under 49 Pa. Code § 35.221.
Foreign License
Current equivalent license in another jurisdiction, with substantially comparable qualifications or reciprocal treatment; provide official good-standing, disciplinary-history, office and employing-broker certifications. Maintain the qualifying license and principal place of business outside Pennsylvania.
Statutory Parity
RELRA § 602(e) and 49 Pa. Code § 35.223(b) or the corresponding restricted-license rule may impose equivalent additional education, experience or examination requirements where reciprocal treatment is not comparable. No identifiable current examination is named for that residual case; it remains an applicant condition.

Official no-examination sources

Effective from 2026-09-22.

Conversion of reciprocal license to standard license
Pennsylvania Real Estate Salesperson Licensing Examination — State-specific examination
Character
Good reputation for honesty, trustworthiness, integrity and competence under RELRA § 501(a); disclose convictions and submit consent to service of process and required fees under 49 Pa. Code § 35.221.
Education
For ordinary salesperson conversion § 35.272(c) exempts the education/examination-application requirements of § 35.272(a) and (b); builder-owner conversion requires only the Pennsylvania examination.
Examination
Pass only the Pennsylvania salesperson state-specific examination.
Prior License
Already holds this Pennsylvania reciprocal license; moves principal place of business to Pennsylvania or fails to maintain the qualifying outside license. Notify the Commission within 30 days.
Relicensure after revocation
Age
At least 18 years old.
Character
Good reputation for honesty, trustworthiness, integrity and competence under RELRA § 501(a); disclose convictions and submit consent to service of process and required fees under 49 Pa. Code § 35.221.
Commission Discretion
Permission for relicensure after revocation is discretionary under 49 Pa. Code § 35.251.
Employment
Full-time employee of a builder-owner of single-family or multifamily dwellings; the employer must meet the statutory character qualifications and swear to employment and good reputation. Practice is limited to that employer’s real estate.
Prior License
License was revoked; normally wait at least five years, petition the Commission and meet all current licensing qualifications, including the applicable examination requirements. Earlier reinstatement may occur only by Commonwealth Court order.
Score Window
Passing grades on each required salesperson examination part within three years before submitting the completed license application.
Renewal of current reciprocal license
No examination is required for this applicant pathway.
Character
Good reputation for honesty, trustworthiness, integrity and competence under RELRA § 501(a); disclose convictions and submit consent to service of process and required fees under 49 Pa. Code § 35.221.
Continuing Education
Reciprocal license holders are exempt from Pennsylvania continuing education under RELRA § 602(h)(2) and 49 Pa. Code § 35.382(c).
Prior License
Current reciprocal license; renew biennially with application and fee.
Qualifying License
Provide certification that the equivalent license remains current and in good standing where the principal place of business is located.

Official no-examination sources

Effective from 2026-09-22.

Renewal of current standard license
No examination is required for this applicant pathway.
Character
Good reputation for honesty, trustworthiness, integrity and competence under RELRA § 501(a); disclose convictions and submit consent to service of process and required fees under 49 Pa. Code § 35.221.
Continuing Education
Ordinary real estate salespersons complete 14 approved hours in the preceding two-year cycle, including required first-renewal courses. Restricted salesperson forms are exempt under 49 Pa. Code § 35.382(c). Commission may waive continuing education for illness, emergency or hardship.
Prior License
Current standard license; renew biennially by May 31 of even-numbered years through PALS and pay the prescribed fee.

Official no-examination sources

Effective from 2026-09-22.

Standard initial licensure
Age
At least 18 years old.
Character
Good reputation for honesty, trustworthiness, integrity and competence under RELRA § 501(a); disclose convictions and submit consent to service of process and required fees under 49 Pa. Code § 35.221.
Employment
Full-time employee of a builder-owner of single-family or multifamily dwellings; the employer must meet the statutory character qualifications and swear to employment and good reputation. Practice is limited to that employer’s real estate.
Score Window
Passing grades on each required salesperson examination part within three years before submitting the completed license application.
Standard licensure for an applicant recently licensed elsewhere
Pennsylvania Real Estate Salesperson Licensing Examination — State-specific examination
Age
At least 18 years old.
Certification
Provide a certification of licensure/good standing dated within 90 days of examination registration, with required educational documentation.
Character
Good reputation for honesty, trustworthiness, integrity and competence under RELRA § 501(a); disclose convictions and submit consent to service of process and required fees under 49 Pa. Code § 35.221.
Employment
Full-time employee of a builder-owner of single-family or multifamily dwellings; the employer must meet the statutory character qualifications and swear to employment and good reputation. Practice is limited to that employer’s real estate.
Prior License
Actively licensed as a broker, salesperson or builder-owner salesperson in another jurisdiction within the preceding five years. The national portion is waived; pass the Pennsylvania salesperson state-specific examination.
Score Window
Passing grades on each required salesperson examination part within three years before submitting the completed license application.

Real Estate Salesperson

Pennsylvania Real Estate Salesperson license; standard and reciprocal issuance are applicant pathways of this license identity.

Licensing authority: Pennsylvania State Real Estate Commission · Application information

Licensure by endorsement under 63 Pa.C.S. § 3111
No examination is required for this applicant pathway.
Case By Case
The Department states that Act 41 consideration occurs case by case when existing endorsement or reciprocity options do not provide a means of licensure.
Character
Good reputation for honesty, trustworthiness, integrity and competence under RELRA § 501(a); disclose convictions and submit consent to service of process and required fees under 49 Pa. Code § 35.221.
Competency
Demonstrate competency by Commission-determined methods, including continuing education or practice for at least two of the preceding five years. The statute identifies no particular examination for this competency determination.
Fees
Pay the fees prescribed by the Commission.
Foreign License
Current same or similar license from another state, territory or country; the Commission must find its licensing requirements substantially equivalent to or greater than Pennsylvania requirements.
Good Standing
Be in good standing without disqualifying conduct or discipline, unless the Commission determines in its discretion that the conduct or discipline should not bar licensure.

Official no-examination sources

Effective from 2026-09-22.

Reactivation after deployment following five years inactive
Affiliation
An employing Pennsylvania-licensed broker must attest to good character and certify active supervision and training.
Age
At least 18 years old.
Character
Good reputation for honesty, trustworthiness, integrity and competence under RELRA § 501(a); disclose convictions and submit consent to service of process and required fees under 49 Pa. Code § 35.221.
Deployment
Section 3305(b) permits reactivation without penalty; it does not expressly waive the RELRA § 501(b) reexamination requirement.
Education
High school graduate or equivalent; 75 hours of qualifying basic real estate instruction within five years of the examination, subject to the statutory transition for education begun before the 2018 amendment. A real-estate major or equivalent bachelor’s coursework, or a juris doctor, satisfies the approved education alternative.
Education Conflict
49 Pa. Code § 35.272(a)(2) and (b)(3) still state 60 hours and ten years. RELRA § 521, amended in 2018, controls the new 75-hour/five-year requirement; the Board’s implementing guide and March 2026 handbook apply it.
Examination Authorization
Apply for each required examination through Clarus and provide proof of education; Pearson VUE authorizes scheduling after eligibility review.
Military Status
Servicemember or accompanying spouse; apply within one month after deployment.
Prior License
Standard license inactive or expired for at least five years.
Score Window
Completed license application must reach the Commission within three years of passing; when exam parts are passed on different dates the handbook starts the window with the first part.
Reactivation after deployment before five years
No examination is required for this applicant pathway.
Character
Good reputation for honesty, trustworthiness, integrity and competence under RELRA § 501(a); disclose convictions and submit consent to service of process and required fees under 49 Pa. Code § 35.221.
Continuing Education
Applicable renewal requirements continue; § 3305(c) extends CE by up to six months after deployment.
Deployment
Renewal period fell during deployment; request reactivation within one month after deployment ends. Commission may reactivate without penalty.
Military Status
Servicemember or spouse who resided with the servicemember during deployment outside Pennsylvania.
Prior License
Inactive or expired standard license for less than five years; or reciprocal license with a current qualifying outside license.

Official no-examination sources

Effective from 2026-09-22.

Renewal for deployed servicemember or accompanying military spouse
No examination is required for this applicant pathway.
Character
Good reputation for honesty, trustworthiness, integrity and competence under RELRA § 501(a); disclose convictions and submit consent to service of process and required fees under 49 Pa. Code § 35.221.
Continuing Education
Ordinary real estate salespersons complete 14 approved hours in the preceding two-year cycle, including required first-renewal courses. Restricted salesperson forms are exempt under 49 Pa. Code § 35.382(c). Commission may waive continuing education for illness, emergency or hardship.
Deployment
May submit all renewal requirements before deployment outside Pennsylvania; application is processed when renewal opens. A qualifying servicemember or accompanying spouse receives a continuing-education extension of up to six months after deployment while meeting the other renewal requirements.
Prior License
Current standard license; renew biennially by May 31 of even-numbered years through PALS and pay the prescribed fee.

Official no-examination sources

Effective from 2026-09-22.

Military applicant with unmet education requirements
Affiliation
An employing Pennsylvania-licensed broker must attest to good character and certify active supervision and training.
Age
At least 18 years old.
Character
Good reputation for honesty, trustworthiness, integrity and competence under RELRA § 501(a); disclose convictions and submit consent to service of process and required fees under 49 Pa. Code § 35.221.
Education
Commission may substitute relevant military training and experience for unmet educational requirements under 63 Pa.C.S. §§ 3303(a) and 3304.
Education Conflict
49 Pa. Code § 35.272(a)(2) and (b)(3) still state 60 hours and ten years. RELRA § 521, amended in 2018, controls the new 75-hour/five-year requirement; the Board’s implementing guide and March 2026 handbook apply it.
Examination Authorization
Apply for each required examination through Clarus and provide proof of education; Pearson VUE authorizes scheduling after eligibility review.
Military Status
Document status as a servicemember, veteran or qualifying military spouse.
Other Qualifications
Pass all examinations otherwise required for this license and meet every noneducational qualification; issuance remains discretionary.
Practice
At least two years of active practice within the previous five years; credit relevant military service and official duties.
Score Window
Completed license application must reach the Commission within three years of passing; when exam parts are passed on different dates the handbook starts the window with the first part.
Reissuance after five years inactive
Affiliation
An employing Pennsylvania-licensed broker must attest to good character and certify active supervision and training.
Age
At least 18 years old.
Character
Good reputation for honesty, trustworthiness, integrity and competence under RELRA § 501(a); disclose convictions and submit consent to service of process and required fees under 49 Pa. Code § 35.221.
Continuing Education
Meet applicable current reactivation requirements; ordinary salesperson must document required continuing education.
Education
High school graduate or equivalent; 75 hours of qualifying basic real estate instruction within five years of the examination, subject to the statutory transition for education begun before the 2018 amendment. A real-estate major or equivalent bachelor’s coursework, or a juris doctor, satisfies the approved education alternative.
Education Conflict
49 Pa. Code § 35.272(a)(2) and (b)(3) still state 60 hours and ten years. RELRA § 521, amended in 2018, controls the new 75-hour/five-year requirement; the Board’s implementing guide and March 2026 handbook apply it.
Examination Authorization
Apply for each required examination through Clarus and provide proof of education; Pearson VUE authorizes scheduling after eligibility review.
Prior License
Standard license inactive or unrenewed for five years; pass the examination pertinent to this license before reissuance.
Score Window
Completed license application must reach the Commission within three years of passing; when exam parts are passed on different dates the handbook starts the window with the first part.
Reactivation of reciprocal license
No examination is required for this applicant pathway.
Application
Submit the Commission’s reactivation application and fees.
Character
Good reputation for honesty, trustworthiness, integrity and competence under RELRA § 501(a); disclose convictions and submit consent to service of process and required fees under 49 Pa. Code § 35.221.
Prior License
Previously issued reciprocal license was not renewed.
Qualifying License
Hold the equivalent of a current standard license where the principal place of business is located; reactivate without reexamination.

Official no-examination sources

Effective from 2026-09-22.

Reactivation of standard license before five years
No examination is required for this applicant pathway.
Application
Pay reactivation fee and provide required documents through PALS.
Character
Good reputation for honesty, trustworthiness, integrity and competence under RELRA § 501(a); disclose convictions and submit consent to service of process and required fees under 49 Pa. Code § 35.221.
Continuing Education
Ordinary salesperson must document 14 approved hours completed during the preceding two years; those courses cannot also count toward renewal in the same cycle. Restricted forms are exempt under § 35.382(c).
Prior License
Inactive or expired standard license; completed reactivation application must be received before five years elapse.

Official no-examination sources

Effective from 2026-09-22.

Reciprocal licensure
No examination is required for this applicant pathway.
Affiliation
Provide the required supervising broker or builder-owner sworn statement; reciprocal salesperson practice must remain in the affiliation required for this license.
Attestations
Certify familiarity with Pennsylvania law, consent to disciplinary-record disclosure and service of process, and disclose current investigations or disciplinary proceedings.
Character
Good reputation for honesty, trustworthiness, integrity and competence under RELRA § 501(a); disclose convictions and submit consent to service of process and required fees under 49 Pa. Code § 35.221.
Foreign License
Current equivalent license in another jurisdiction, with substantially comparable qualifications or reciprocal treatment; provide official good-standing, disciplinary-history, office and employing-broker certifications. Maintain the qualifying license and principal place of business outside Pennsylvania.
Statutory Parity
RELRA § 602(e) and 49 Pa. Code § 35.223(b) or the corresponding restricted-license rule may impose equivalent additional education, experience or examination requirements where reciprocal treatment is not comparable. No identifiable current examination is named for that residual case; it remains an applicant condition.

Official no-examination sources

Effective from 2026-09-22.

Conversion of reciprocal license to standard license
Pennsylvania Real Estate Salesperson Licensing Examination — State-specific examination
Character
Good reputation for honesty, trustworthiness, integrity and competence under RELRA § 501(a); disclose convictions and submit consent to service of process and required fees under 49 Pa. Code § 35.221.
Education
For ordinary salesperson conversion § 35.272(c) exempts the education/examination-application requirements of § 35.272(a) and (b); builder-owner conversion requires only the Pennsylvania examination.
Examination
Pass only the Pennsylvania salesperson state-specific examination.
Prior License
Already holds this Pennsylvania reciprocal license; moves principal place of business to Pennsylvania or fails to maintain the qualifying outside license. Notify the Commission within 30 days.
Relicensure after revocation
Affiliation
An employing Pennsylvania-licensed broker must attest to good character and certify active supervision and training.
Age
At least 18 years old.
Character
Good reputation for honesty, trustworthiness, integrity and competence under RELRA § 501(a); disclose convictions and submit consent to service of process and required fees under 49 Pa. Code § 35.221.
Commission Discretion
Permission for relicensure after revocation is discretionary under 49 Pa. Code § 35.251.
Education
High school graduate or equivalent; 75 hours of qualifying basic real estate instruction within five years of the examination, subject to the statutory transition for education begun before the 2018 amendment. A real-estate major or equivalent bachelor’s coursework, or a juris doctor, satisfies the approved education alternative.
Education Conflict
49 Pa. Code § 35.272(a)(2) and (b)(3) still state 60 hours and ten years. RELRA § 521, amended in 2018, controls the new 75-hour/five-year requirement; the Board’s implementing guide and March 2026 handbook apply it.
Examination Authorization
Apply for each required examination through Clarus and provide proof of education; Pearson VUE authorizes scheduling after eligibility review.
Prior License
License was revoked; normally wait at least five years, petition the Commission and meet all current licensing qualifications, including the applicable examination requirements. Earlier reinstatement may occur only by Commonwealth Court order.
Score Window
Completed license application must reach the Commission within three years of passing; when exam parts are passed on different dates the handbook starts the window with the first part.
Renewal of current reciprocal license
No examination is required for this applicant pathway.
Character
Good reputation for honesty, trustworthiness, integrity and competence under RELRA § 501(a); disclose convictions and submit consent to service of process and required fees under 49 Pa. Code § 35.221.
Continuing Education
Reciprocal license holders are exempt from Pennsylvania continuing education under RELRA § 602(h)(2) and 49 Pa. Code § 35.382(c).
Prior License
Current reciprocal license; renew biennially with application and fee.
Qualifying License
Provide certification that the equivalent license remains current and in good standing where the principal place of business is located.

Official no-examination sources

Effective from 2026-09-22.

Renewal of current standard license
No examination is required for this applicant pathway.
Character
Good reputation for honesty, trustworthiness, integrity and competence under RELRA § 501(a); disclose convictions and submit consent to service of process and required fees under 49 Pa. Code § 35.221.
Continuing Education
Ordinary real estate salespersons complete 14 approved hours in the preceding two-year cycle, including required first-renewal courses. Restricted salesperson forms are exempt under 49 Pa. Code § 35.382(c). Commission may waive continuing education for illness, emergency or hardship.
Prior License
Current standard license; renew biennially by May 31 of even-numbered years through PALS and pay the prescribed fee.

Official no-examination sources

Effective from 2026-09-22.

Standard initial licensure
Affiliation
An employing Pennsylvania-licensed broker must attest to good character and certify active supervision and training.
Age
At least 18 years old.
Character
Good reputation for honesty, trustworthiness, integrity and competence under RELRA § 501(a); disclose convictions and submit consent to service of process and required fees under 49 Pa. Code § 35.221.
Education
High school graduate or equivalent; 75 hours of qualifying basic real estate instruction within five years of the examination, subject to the statutory transition for education begun before the 2018 amendment. A real-estate major or equivalent bachelor’s coursework, or a juris doctor, satisfies the approved education alternative.
Education Conflict
49 Pa. Code § 35.272(a)(2) and (b)(3) still state 60 hours and ten years. RELRA § 521, amended in 2018, controls the new 75-hour/five-year requirement; the Board’s implementing guide and March 2026 handbook apply it.
Examination Authorization
Apply for each required examination through Clarus and provide proof of education; Pearson VUE authorizes scheduling after eligibility review.
Score Window
Completed license application must reach the Commission within three years of passing; when exam parts are passed on different dates the handbook starts the window with the first part.
Standard licensure for an applicant recently licensed elsewhere
Pennsylvania Real Estate Salesperson Licensing Examination — State-specific examination
Affiliation
An employing Pennsylvania-licensed broker must attest to good character and certify active supervision and training.
Age
At least 18 years old.
Certification
Provide a certification of licensure/good standing dated within 90 days of examination registration, with required educational documentation.
Character
Good reputation for honesty, trustworthiness, integrity and competence under RELRA § 501(a); disclose convictions and submit consent to service of process and required fees under 49 Pa. Code § 35.221.
Education
High school graduate or equivalent; 75 hours of qualifying basic real estate instruction within five years of the examination, subject to the statutory transition for education begun before the 2018 amendment. A real-estate major or equivalent bachelor’s coursework, or a juris doctor, satisfies the approved education alternative.
Education Conflict
49 Pa. Code § 35.272(a)(2) and (b)(3) still state 60 hours and ten years. RELRA § 521, amended in 2018, controls the new 75-hour/five-year requirement; the Board’s implementing guide and March 2026 handbook apply it.
Examination Authorization
Apply for each required examination through Clarus and provide proof of education; Pearson VUE authorizes scheduling after eligibility review.
Prior License
Actively licensed as a broker or salesperson in another jurisdiction within the preceding five years. The national portion is waived; pass the Pennsylvania salesperson state-specific examination.
Score Window
Completed license application must reach the Commission within three years of passing; when exam parts are passed on different dates the handbook starts the window with the first part.

Pennsylvania Real Estate Salesperson Licensing Examination — State-specific examination

Examination outline
  • I. REAL ESTATE COMMISSION (5 ITEMS)
    • A. Duties and powers
    • B. Complaints, investigations, hearings, and appeal
    • C. Real Estate Recovery Fund
  • II. LICENSURE (8 ITEMS)
    • A. Qualifications
    • B. Activities requiring a license
    • C. License renewal and reactivation
    • D. Change of employment
    • E. Exemption from licensure
  • III. AGENCY AND DISCLOSURE (10 ITEMS)
    • A. Agency disclosures
    • B. Duties of licensees
    • C. Agency relationships
    • D. Compensation
  • IV. REGULATIONS GOVERNING THE ACTIVITIES OF LICENSEES (11 ITEMS)
    • A. Advertising
    • B. Broker/Salesperson relations
    • C. Funds and accounts
    • D. Prohibited conduct
    • E. Suspension and revocation
  • V. MISCELLANEOUS (6 ITEMS)
    • A. Property disclosures
    • B. Documents, contracts, and forms
    • C. Pennsylvania Human Relations Action
    • D. Time-shares, planned communities, and condominiums
    • E. Rentals, leasing, and property management
Examination sources

Real Estate Salesperson Examination — National/General Portion

Provider
Pearson VUE
Format
General (national) portion of a state real estate salesperson examination delivered by Pearson VUE; scored separately from the state portion with a pass/fail result, and a candidate who passes one part and fails the other retakes only the failed part
Exam questions
85 items: 80 scored items and 5 pretest items that are not counted toward the score
Examination outline
  • I. REAL PROPERTY CHARACTERISTICS, LEGAL DESCRIPTIONS, AND PROPERTY USE (SALES 11; 6 KNOWLEDGE, 3 APPLICATION, 2 ANALYSIS)
    • A. Real property vs. personal property (3 items): 1. Fixtures, trade fixtures, emblements; 2. Attachment, severance, and bill of sale
    • B. Characteristics of real property (2 items): 1. Economic characteristics (a. Scarcity; b. Modification / Improvement; c. Permanence of Investment / Fixity; d. Area Preference / Situs); 2. Physical characteristics (a. Immobility; b. Indestructibility; c. Non-homogeneity / Uniqueness)
    • C. Legal descriptions (3 items): 1. Methods used to describe real property; 2. Survey
    • D. Public and private land use controls – encumbrances (3 items): 1. Public controls – governmental powers (a. Police power, eminent domain, taxation, escheat; b. Zoning ordinances); 2. Private controls, restrictions, and encroachments (a. Covenants, conditions, and restrictions (CC&Rs), HOAs; b. Easements; c. Licenses and encroachments)
  • II. FORMS OF OWNERSHIP, TRANSFER, AND RECORDING OF TITLE (SALES 9; 5 KNOWLEDGE, 2 APPLICATION, 2 ANALYSIS)
    • A. Ownership, estates, rights, and interests (5 items): 1. Forms of ownership; 2. Freehold estate (a. Fee simple absolute; b. Fee simple defeasible, determinable, and condition subsequent; c. Life estate; d. Bundle of rights); 3. Leasehold estates and types of leases (a. Estate for years and from period to period (periodic estate); b. Estate at will and estate at sufferance; c. Gross, net, percentage leases, etc.); 4. Liens and lien priority; 5. Air, surface and sub-surface rights
    • B. Deed, title, transfer of title, and recording of title (4 items): 1. Elements of a valid deed; 2. Types of deeds; 3. Title transfer (a. Voluntary alienation; b. Involuntary alienation); 4. Recording the title (a. Constructive and actual notice; b. Title abstract and chain of title; c. Marketable title and cloud on title; d. Attorney title opinion, quiet title lawsuit, and title insurance)
  • III. PROPERTY VALUE AND APPRAISAL (SALES 11; 6 KNOWLEDGE, 3 APPLICATION, 2 ANALYSIS)
    • A. Concept of value (4 items): 1. Market value vs. market price; 2. Characteristics of value; 3. Principles of value
    • B. Appraisal process (2 items): 1. Purpose and steps to an appraisal; 2. Federal oversight of the appraisal process
    • C. Methods of estimating value and Broker Price Opinions (BPO) (5 items): 1. Sales comparison approach (market data); 2. Cost approach (a. Improvements and depreciation; b. Physical deterioration, functional, and economic obsolescence; c. Reproduction or replacement costs); 3. Income approach; 4. Gross rent and gross income multipliers; 5. Comparative Market Analysis (CMA); 6. Broker Price Opinion (BPO); 7. Assessed value and tax implications
  • IV. REAL ESTATE CONTRACTS AND AGENCY (SALES 16; 7 KNOWLEDGE, 6 APPLICATION, 3 ANALYSIS)
    • A. Types of contracts (1 item): 1. Express vs. implied; 2. Unilateral vs. bilateral
    • B. Required elements of a valid contract (3 items): 1. Voluntary; 2. Agreement / Promise; 3. Legally competent parties; 4. Lawful consideration; 5. Legal act / Purpose
    • C. Contract performance (3 items): 1. Executed vs. executory; 2. Valid vs. void; 3. Voidable vs. unenforceable; 4. Breach of contract, rescission, and termination; 5. Liquidated, punitive, or compensatory damages; 6. Statute of Frauds; 7. Electronic contracts and digital signatures; 8. Time is of the essence
    • D. Sales contract (2 items): 1. Offer and counteroffer; 2. Earnest money and liquidated damages; 3. Equitable title; 4. Contingencies; 5. Disputes and breach of contract; 6. Option contract and installment sales contract
    • E. Types of agency and licensee-client relationships (2 items)
    • F. Creation and termination of agency (2 items)
    • G. Licensee obligations to parties of a transaction (3 items)
  • V. REAL ESTATE PRACTICE (SALES 10; 5 KNOWLEDGE, 3 APPLICATION, 2 ANALYSIS)
    • A. Responsibilities of broker (2 items): 1. Practicing within scope of expertise; 2. Unauthorized practice of law
    • B. Brokerage agreements between the broker and principal (seller, buyer, landlord, or tenant) (3 items): 1. Seller representation – Types of listing agreements (a. Exclusive right-to-sell and exclusive agency listing; b. Non-exclusive or open listing; c. Net listing (conflict of interest); d. Multiple listing service (MLS)); 2. Buyer representation; 3. Property management agreement (a. Accounting for funds; b. Property maintenance; c. Leasing property; d. Collecting rents and security deposits); 4. Termination of agreements; 5. Services, fees, and compensation
    • C. Fair Housing (3 items): 1. Equal opportunity in housing; 2. Protected classes; 3. Fair housing laws; 4. Illegal practices, enforcement, and penalties; 5. Prohibited advertising; 6. Housing and Urban Development (HUD); 7. Americans with Disabilities Act (ADA)
    • D. Risk management (2 items): 1. Supervision; 2. Compliance with federal regulations; including Privacy and Do Not Contact; 3. Vicarious liability; 4. Antitrust laws; 5. Fraud and misrepresentation; 6. Types of insurance (a. Errors and Omissions; b. General Liability)
  • VI. PROPERTY DISCLOSURES AND ENVIRONMENTAL ISSUES (SALES 9; 5 KNOWLEDGE, 3 APPLICATION, 1 ANALYSIS)
    • A. Property conditions and environmental issues (5 items): 1. Hazardous substances (a. Lead-based paint; b. Asbestos, radon, and mold; c. Groundwater contamination and underground storage tanks; d. Waste disposal sites and brownfields; e. Flood plains, flood zones, and flood insurance); 2. Clean Air and Water Acts; 3. Environmental Protection Agency (EPA) (a. Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA); b. Superfund Amendment and Reauthorization Act (SARA); c. Environmental site assessments (including Phase I and II studies) and impact statements; d. Wetlands protection)
    • B. Environmental and property disclosure obligations and liability (4 items)
  • VII. FINANCING AND SETTLEMENT (SALES 7; 4 KNOWLEDGE, 2 APPLICATION, 1 ANALYSIS)
    • A. Financing concepts and components (2 items): 1. Methods of financing (a. Mortgage financing – conventional and non-conventional loans; b. Seller financing – land contract/contract for deed); 2. Lien theory vs. title theory and deed of trust; 3. Sources of financing (primary and secondary mortgage markets, and seller financing); 4. Types of loans and loan programs; 5. Mortgage clauses
    • B. Lender Requirements (1 item): 1. FHA requirements; 2. VA requirements; 3. USDA Loan requirements and rural development financing; 4. Conventional requirements; 5. Buyer qualification and Loan to Value (LTV); 6. Hazard and flood insurance; 7. Private mortgage insurance (PMI) and mortgage insurance premium (MIP)
    • C. Federal Financing Regulations and Regulatory Bodies (2 items): 1. Truth-in-Lending and Regulation Z; 2. TILA-RESPA Integrated Disclosures (TRID) (a. Consumer Financial Protection Bureau (CFPB); b. Loan Estimate (LE); c. Closing Disclosure (CD)); 3. Real Estate Settlement Procedures Act (RESPA) (a. Referrals; b. Rebates); 4. Equal Credit Opportunity Act (ECOA); 5. Mortgage fraud and predatory lending
    • D. Settlement and closing the transaction (2 items)
  • VIII. REAL ESTATE MATH CALCULATIONS (SALES 7; 4 APPLICATION, 3 ANALYSIS)
    • A. Property area calculations (1 item): 1. Square footage; 2. Acreage total
    • B. Property valuation (1 item): 1. Comparative Market Analysis (CMA); 2. Net Operating Income (NOI); 3. Capitalization rate; 4. Equity in property; 5. Establishing a listing price; 6. Assessed value and property taxes
    • C. Commission/compensation (1 item)
    • D. Loan financing costs (1 item): 1. Interest; 2. Loan to Value (LTV); 3. Fees; 4. Amortization, discount points, and prepayment penalties
    • E. Settlement and closing costs (1 item): 1. Purchase price and down payment; 2. Monthly mortgage calculations- principal, interest, taxes, and insurance (PITI); 3. Net to the seller; 4. Cost to the buyer; 5. Prorated items; 6. Debits and credits; 7. Transfer tax and recording fee
    • F. Investment (1 item): 1. Return on investment; 2. Appreciation; 3. Depreciation; 4. Tax implications on investment
    • G. Property management calculations (1 item): 1. Property management and budget calculations; 2. Tenancy and rental calculations
Examination sources