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West Virginia Real Estate Salesperson — Requirements & Free Practice

US-WV · License preparation

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Real Estate Salesperson License

Salesperson licensure includes active and inactive status under 174 CSR 1. Section 30-1-18 authorizes status rules; this survey records the implemented statuses. The temporary charitable authorization under §30-1-21 is expressly an exemption from licensure, rather than a distinct salesperson license. A salesperson conducts brokerage activity under the affiliated broker’s supervision.

Licensing authority: West Virginia Real Estate Commission · Application information

Additional concurrent license for another brokerage
No examination is required for this applicant pathway.
Application
Obtain new broker’s verification; apply with Second License as candidate type; upload the verification and pay the license fee.
Existing license
Currently licensed in West Virginia; seek concurrent affiliation with more than one company.
No new testing
174 CSR 1 §4.8 expressly imposes no further requirement beyond the license fee. The form instruction to enter today’s date for national and state pass dates does not require a new examination.

Official no-examination sources

Effective from 2026-09-22.

Salesperson licensure by inactivation of an existing broker license
No examination is required for this applicant pathway.
Application
Request broker-license inactivation, file application and pay proper salesperson fee.
Existing license
Hold a West Virginia broker license and apply during its term.
Waiver
174 CSR 1 §10.2 expressly excuses the salesperson examination.

Official no-examination sources

Effective from 2026-09-22.

New licensure after cancellation for failure to renew
Age
At least 18 (§30-40-11(b)).
Application
Prescribed online application; disclose Social Security number, professional-license history, convictions and pending charges; pay applicable fees; include valid driver’s-license copy.
Approval window
Three months or two examination attempts, whichever comes first; reapply thereafter (174 CSR 1 §4.3).
Background check
Fingerprint-based state and national criminal check at applicant’s expense; a West Virginia State Bar good-standing letter may replace the check for an attorney (§30-40-11(f)). Request records within three months before application; records expire three months after receipt (174 CSR 1 §5.3). Applicants with criminal history require Commission approval (§5.6).
Broker affiliation
Obtain sponsoring-broker verification and act only under the affiliated broker’s direct supervision and control (§30-40-17(b)).
Cancellation
Failed to renew by December 31 of expiration year; all requirements for a new license, including examination, apply (174 CSR 1 §8.3).
Entity issuance
A license in an entity’s name is issued only through a member or officer; each member or officer engaging in the business must hold a salesperson or associate-broker license (§30-40-13(b)–(c)).
Fitness
Trustworthy, of good moral character and competent (§30-40-11(d)).
General education
High school diploma or equivalent (§30-40-11(c)).
Handbook conflict
The 2026 rule §4.3 and handbook pages 1 and 9 control the three-month/two-attempt window. The handbook Quick Reference instead says: "Candidates are permitted unlimited exam attempts within the one year authorization period." It also says: "A passing exam score is good for one year." These statements conflict with the rule and Commission instructions; the controlling rule governs.
License application window
Pay license fee and submit complete documents within three months of passing; one extension of up to three months is available for demonstrated good cause (174 CSR 1 §4.7).
Prelicense education
90 approved clock-hours (six semester hours), completed within three years before application; upload the official course completion certificate (§30-40-14; Commission Initial Salesperson instructions).
Placement on inactive status
No examination is required for this applicant pathway.
Application
Submit the Change of Broker/License Status Update Form with inactive option selected.
Broker return
Responsible broker signs and returns the certificate for inactive status.
Renewal
Renew annually; inactive licensees do not practice and are exempt from continuing education.

Official no-examination sources

Effective from 2026-09-22.

Initial licensure by examination
Age
At least 18 (§30-40-11(b)).
Application
Prescribed online application; disclose Social Security number, professional-license history, convictions and pending charges; pay applicable fees; include valid driver’s-license copy.
Approval window
Three months or two examination attempts, whichever comes first; reapply thereafter (174 CSR 1 §4.3).
Background check
Fingerprint-based state and national criminal check at applicant’s expense; a West Virginia State Bar good-standing letter may replace the check for an attorney (§30-40-11(f)). Request records within three months before application; records expire three months after receipt (174 CSR 1 §5.3). Applicants with criminal history require Commission approval (§5.6).
Broker affiliation
Obtain sponsoring-broker verification and act only under the affiliated broker’s direct supervision and control (§30-40-17(b)).
Entity issuance
A license in an entity’s name is issued only through a member or officer; each member or officer engaging in the business must hold a salesperson or associate-broker license (§30-40-13(b)–(c)).
Fitness
Trustworthy, of good moral character and competent (§30-40-11(d)).
General education
High school diploma or equivalent (§30-40-11(c)).
Handbook conflict
The 2026 rule §4.3 and handbook pages 1 and 9 control the three-month/two-attempt window. The handbook Quick Reference instead says: "Candidates are permitted unlimited exam attempts within the one year authorization period." It also says: "A passing exam score is good for one year." These statements conflict with the rule and Commission instructions; the controlling rule governs.
License application window
Pay license fee and submit complete documents within three months of passing; one extension of up to three months is available for demonstrated good cause (174 CSR 1 §4.7).
Prelicense education
90 approved clock-hours (six semester hours), completed within three years before application; upload the official course completion certificate (§30-40-14; Commission Initial Salesperson instructions).
Late renewal on active status
No examination is required for this applicant pathway.
Deadline
Renew by December 31 of expiration year and pay applicable late fees; no practice while expired.
Education
Seven hours of approved instruction for each year covered by previous license, confirmed by responsible broker. Continuous licensure since July 1, 1969 is exempt; the first-renewal exemption after both examinations applies only to renewal by June 30 of that fiscal year.
Fee
Pay the prescribed salesperson renewal fee; 174 CSR 2 §2.4(b) states $75.
Nonresident credits
For active nonresident renewal, 174 CSR 1 §8.5(c) accepts credits from a comparable jurisdiction that recognizes West Virginia credits.
Status
Renew on active status.
Late renewal on inactive status
No examination is required for this applicant pathway.
Deadline
Renew by December 31 of expiration year and pay applicable late fees; no practice while expired.
Education
Inactive licensees are exempt from continuing education but must renew and may not practice.
Fee
Pay the prescribed salesperson renewal fee; 174 CSR 2 §2.4(b) states $75.
Nonresident credits
For active nonresident renewal, 174 CSR 1 §8.5(c) accepts credits from a comparable jurisdiction that recognizes West Virginia credits.
Status
Renew on inactive status.
Licensure based on licensure in another jurisdiction
Active license
Hold an active comparable salesperson license obtained by examination and full compliance with its original jurisdiction’s requirements (§30-40-15(a)); apply at that examination-qualified level (174 CSR 1 §7.5).
Application
Online application, driver’s-license copy, license certifications, sponsoring-broker verification, and fees.
Approval window
Three months or two examination attempts, whichever comes first; reapply thereafter (174 CSR 1 §4.3).
Background check
Fingerprint-based state and national criminal check at applicant’s expense; a West Virginia State Bar good-standing letter may replace the check for an attorney (§30-40-11(f)). Request records within three months before application; records expire three months after receipt (174 CSR 1 §5.3). Applicants with criminal history require Commission approval (§5.6).
Broker affiliation
Obtain sponsoring-broker verification and act only under the affiliated broker’s direct supervision and control (§30-40-17(b)).
Certifications
Provide license history from every jurisdiction where licensed, obtained within 60 days before application (174 CSR 1 §7.3).
Discipline
Disclose all other-jurisdiction disciplinary actions (§30-40-15(b)(4)).
Education waiver
The Commission’s salesperson instructions for applicants licensed elsewhere expressly require no prelicensing education.
Favorable evaluation
For applicants qualifying under §30-1-27, evaluate under that statute or this rule, whichever is more favorable (174 CSR 1 §7.8).
License application window
Submit complete license application and fee within three months after passing (174 CSR 1 §7.7).
Nonresident service
Nonresidents must irrevocably appoint the executive director as agent for service (§30-40-15(b)(5)).
Prior examination
Show the comprehensive examination used for the other-jurisdiction license; the state source names no particular registered nationwide exam for this slot. Another jurisdiction’s own examination is a condition.
Reciprocity
The original jurisdiction must afford the same privilege to West Virginia licensees; recognition is subject to Commission approval (§30-40-15(a)).
Reactivation with a new broker
No examination is required for this applicant pathway.
Application
Submit Change of Broker/License Status Update Form and required documents and fees.
Broker
Join a new responsible broker and pay the change-of-broker fee.
Education
Show the continuing education required for active status when the license was renewed (174 CSR 1 §8.5(b)); current instructions request seven hours.
Inactive license
Hold an inactive salesperson license and apply to activate.

Official no-examination sources

Effective from 2026-09-22.

Reactivation with the same broker
No examination is required for this applicant pathway.
Application
Submit Change of Broker/License Status Update Form and required documents and fees.
Broker
Return to the same responsible broker.
Education
Show the continuing education required for active status when the license was renewed (174 CSR 1 §8.5(b)); current instructions request seven hours.
Inactive license
Hold an inactive salesperson license and apply to activate.

Official no-examination sources

Effective from 2026-09-22.

Renewal on active status
No examination is required for this applicant pathway.
Deadline
Renew by June 30; licenses expire on June 30 regardless of issue date.
Education
Seven hours of approved instruction for each year covered by previous license, confirmed by responsible broker. Continuous licensure since July 1, 1969 is exempt; the first-renewal exemption after both examinations applies only to renewal by June 30 of that fiscal year.
Fee
Pay the prescribed salesperson renewal fee; 174 CSR 2 §2.4(b) states $75.
Nonresident credits
For active nonresident renewal, 174 CSR 1 §8.5(c) accepts credits from a comparable jurisdiction that recognizes West Virginia credits.
Status
Renew on active status.
Renewal on inactive status
No examination is required for this applicant pathway.
Deadline
Renew by June 30; licenses expire on June 30 regardless of issue date.
Education
Inactive licensees are exempt from continuing education but must renew and may not practice.
Fee
Pay the prescribed salesperson renewal fee; 174 CSR 2 §2.4(b) states $75.
Nonresident credits
For active nonresident renewal, 174 CSR 1 §8.5(c) accepts credits from a comparable jurisdiction that recognizes West Virginia credits.
Status
Renew on inactive status.
Temporary authorization to complete a deceased or incapacitated sole proprietor broker’s existing business
No examination is required for this applicant pathway.
Approval
Commission permission is discretionary based on the circumstances.
Credential scope
Limited permission under the existing salesperson license, not a separately named temporary broker credential.
Existing license
Designated salesperson already licensed with the sole-proprietor broker.
Limit
Complete and close then-existing business, including signed contracts, for no more than six months from approval; transfer to a new broker is also permitted.

Official no-examination sources

Effective from 2026-09-22.

Transfer to a different responsible broker
No examination is required for this applicant pathway.
Application
Submit prescribed transfer application, new broker’s sworn confirmation and Series 2 fee.
Notice
Notify current broker in writing.
Practice
Do not practice after the old affiliation ends until the new affiliation is approved (§30-40-17(b)(2)).

Official no-examination sources

Effective from 2026-09-22.

Universal recognition for an accompanying military spouse
Broker affiliation
Obtain sponsoring-broker verification and act only under the affiliated broker’s direct supervision and control (§30-40-17(b)).
Criminal history
No disqualifying criminal history; the statute preserves criminal-history-check requirements (§30-1-27(b)(9), (f)(3)).
Disciplinary history
No revocation or surrender under investigation. Other discipline must be corrected and fully resolved to the Commission’s satisfaction; unresolved matters delay issuance or denial (§30-1-27(b)(6)–(7)).
Eligibility
Be married to an active-duty U.S. armed-forces member and accompany the member to an official permanent change of station to a West Virginia military installation (§30-1-27(a)(2)).
Favorable evaluation
174 CSR 1 §7.8 requires evaluation under §30-1-27 or the rule, whichever is more favorable.
Fees
Pay applicable West Virginia fees (§30-1-27(b)(8)).
Implementation documents
The Commission’s instructions for applicants licensed elsewhere request online application, license history, criminal check, driver’s-license copy and sponsoring-broker verification.
License
Hold current same-discipline, same-practice-level licensure in another state as determined by the Commission; good standing in every state where licensed (§30-1-27(b)(1)–(2)).
Original qualifications
The original licensing state verifies satisfaction of its minimum education and applicable experience or supervision requirements (§30-1-27(b)(4)).
Prior examination
Previously pass any examination required for that other-state license (§30-1-27(b)(5)); no particular nationwide exam is identified, and another state’s own examination is a condition.
State exam discretion
Section 30-1-27(d) permits the Commission to require its law examination. The Commission’s Licensing page requires it of all applicants licensed elsewhere, so it is a leaf.
Universal recognition for a West Virginia resident
Broker affiliation
Obtain sponsoring-broker verification and act only under the affiliated broker’s direct supervision and control (§30-40-17(b)).
Criminal history
No disqualifying criminal history; the statute preserves criminal-history-check requirements (§30-1-27(b)(9), (f)(3)).
Disciplinary history
No revocation or surrender under investigation. Other discipline must be corrected and fully resolved to the Commission’s satisfaction; unresolved matters delay issuance or denial (§30-1-27(b)(6)–(7)).
Eligibility
Establish residence in West Virginia (§30-1-27(a)(1)).
Favorable evaluation
174 CSR 1 §7.8 requires evaluation under §30-1-27 or the rule, whichever is more favorable.
Fees
Pay applicable West Virginia fees (§30-1-27(b)(8)).
Implementation documents
The Commission’s instructions for applicants licensed elsewhere request online application, license history, criminal check, driver’s-license copy and sponsoring-broker verification.
License
Hold current same-discipline, same-practice-level licensure in another state as determined by the Commission; good standing in every state where licensed (§30-1-27(b)(1)–(2)).
Original qualifications
The original licensing state verifies satisfaction of its minimum education and applicable experience or supervision requirements (§30-1-27(b)(4)).
Prior examination
Previously pass any examination required for that other-state license (§30-1-27(b)(5)); no particular nationwide exam is identified, and another state’s own examination is a condition.
State exam discretion
Section 30-1-27(d) permits the Commission to require its law examination. The Commission’s Licensing page requires it of all applicants licensed elsewhere, so it is a leaf.

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

West Virginia Real Estate Salesperson Licensing Examination — State Law

Provider
Pearson VUE
Format
Computer-based written examination
Time limit
60 minutes
Passing score
Salesperson 70% as printed in the handbook; scores are equated scaled scores.
Examination outline
  • I. GENERAL POWERS & DUTIES OF THE REAL ESTATE COMMISSION
    • A. Audits
    • B. Complaints, Investigations, Hearings
    • C. Penalties for violations and cost of proceedings
    • C. Penalties for violations and cost of proceedings — 1. Fines and other disciplinary action
    • C. Penalties for violations and cost of proceedings — 2. Suspension and revocation
  • II. LICENSING
    • A. License Maintenance
    • A. License Maintenance — 1. Renewal
    • A. License Maintenance — 2. Transfer
    • A. License Maintenance — 3. License Status (Active, Inactive, Canceled, Expired)
    • A. License Maintenance — 4. Continuing Education
    • B. Activities requiring license
    • C. Exemptions from licensure
  • III. REAL ESTATE PRACTICE
    • A. Scope of Practice and Fees
    • B. Advertising Rules
    • C. Trust Fund
  • IV. AGENCY RELATIONSHIPS
    • A. Notice of Agency Form
    • B. Types of Agency
  • V. WEST VIRGINIA FAIR HOUSING
Examination sources