The legal framework for becoming, remaining, and working as a New York real estate licensee.
3 chapters · 14 lessons · 5 free practice questions
Read the rule, try the recall check, then continue to the next lesson.
Chapter 1
Authority and license structure
Learn why Article 12-A exists, how New York divides license roles, which work needs a license, and how supervision protects the public.
1How Article 12-A protects the public
Exam rule
Article 12-A is New York's real estate licensing law. It protects the public. The law requires a license for covered brokerage work, and it regulates how licensees behave. Enforcement runs through the Department of State and the Secretary of State, while the State Real Estate Board sits alongside them with rulemaking power of its own. That Board also prescribes course content and advises the Secretary on exam policy. Some subjects never leave the Secretary. They include client funds, property management and transaction records, and the Secretary administers the key license and solicitation rules as well. Brokers carry one more duty. They must adopt standardized operating procedures for prospective-homebuyer services, then post, retain and follow them.
Why it matters
Exam questions may separate three roles. The Department enforces the law. The Board has rulemaking and education duties. Some subjects stay with the Secretary alone. Identify the government body and its power before choosing an answer.
New York scenario
A consumer reports a broker's business practice. The Secretary of State may investigate and require relevant business information. The State Real Estate Board may advise on enforcement programs. It does not conduct the licensing investigation in place of the Department.
Common misconception: The State Real Estate Board has real but limited power. It is not the only regulator. Private real estate boards and multiple listing services do not replace state licensing authority.
Check your recall
Who enforces Article 12-A?
The Department of State administers and enforces Article 12-A through the Secretary of State.
What does the State Real Estate Board do?
It may make rules within its assigned authority, prescribe course content, advise on examination policy and assist with enforcement programs.
Which rulemaking subjects remain with the Secretary of State?
They include client funds, property management, transaction records and administration of key license and solicitation rules.
A broker performs covered real estate work for another person for compensation. The broker runs the brokerage and answers both to the public and to the licensees under supervision. An associate broker holds a broker license but works under another broker's name and supervision, and in that role follows the rules written for salespersons. A salesperson works only through a sponsoring broker. An office manager must be an associate broker with two active years in that role during the prior four years, and that manager carries the same supervision duty a broker does. Dual licensure is different again. It lets an associate broker keep a separate broker license while working under another broker. It is not dual agency.
Why it matters
The license category controls who may act alone, who supervises the work and who receives the business. Identify the role before applying a rule.
New York scenario
A Rochester associate broker manages a branch and also keeps a separate individual broker license. Each role must use the correct license and supervision.
Common misconception: An associate broker keeps the broker license. Work for the supervising brokerage still follows the salesperson rules.
Check your recall
What separates a broker from an associate broker?
Both hold broker licenses. The associate broker chooses to work under another broker's name and supervision.
What experience does an office manager need?
The person needs two active years as an associate broker during the four years before appointment.
What does dual licensure mean here?
An associate broker may work under a supervising broker and also retain a separate broker license.
3Licensed work, exemptions and related credentials
Exam rule
A license is needed once a person does listed work for someone else and expects pay. Listed work covers selling, buying, leasing, renting, negotiating and collecting rent, and it reaches some business sales, nonresidential mortgage loans and tenant relocation. Section 442-f gives the exemptions. Its clause names court appointees, public officers on duty and attorneys doing legal work. An owner may handle the owner's own property. Section 442-d stops an unlicensed person from suing for a commission. A broker license does not grant every property credential, because a real estate appraiser, a home inspector, an apartment information vendor and an apartment sharing agent each hold a different one. A nonresident applicant files an irrevocable consent. That consent accepts New York court power and service through the Secretary of State.
Why it matters
Use a simple test first. Ask whether the person acts for another, expects value and performs a listed activity. Then check any exemption.
New York scenario
An owner may sell her own Brooklyn home. Her unlicensed neighbor may not negotiate sales for several owners in return for referral money.
Common misconception: A salesperson may prepare a market analysis. The salesperson must not call it a certified appraisal. That title belongs to a licensed appraiser.
Check your recall
What three facts usually trigger Article 12-A?
The person acts for another, expects compensation and performs an activity listed in the broker definition.
Who appears in the statutory saving clause?
It includes court appointees, public officers on official duty and attorneys acting in their legal capacity.
What does a nonresident's irrevocable consent do?
It accepts New York court jurisdiction and names the Secretary of State as agent for service of process.
A salesperson does licensed work for the sponsoring broker. That broker must give regular, frequent and consistent guidance and oversight. A listing the salesperson negotiates belongs to the broker. Both of them keep the listing and deal records. Under Section 442-a, a salesperson may receive brokerage pay only from the associated broker, and another broker cannot use that salesperson without the sponsoring broker's knowledge. One violation does not always discipline the broker. Responsibility follows knowledge of the act, a failure to supervise, or keeping the benefits.
Why it matters
Supervision, listings, records and payment all point to the sponsoring broker. That connection solves many exam scenarios.
New York scenario
A buyer offers a Queens salesperson a bonus for an accepted offer. The salesperson may receive it only through the sponsoring broker.
Common misconception: Independent contractor status may affect taxes. It does not erase the broker's license-law duty to supervise brokerage work.
Check your recall
What supervision does section 175.21 require?
The broker must provide regular, frequent and consistent guidance, instruction, oversight and supervision.
Who accepts the listing and pays the salesperson?
The sponsoring broker accepts the brokerage business and is the only lawful source of brokerage compensation.
May another broker quietly use the salesperson's services?
No. The other broker may not accept those services without the sponsoring broker's knowledge.
Follow a license from education and application through fees, renewal, record changes, branch offices and changes of association.
1Age, education and broker experience
Exam rule
A salesperson applicant must be at least 18. The course is 77 hours of approved education, six of them on fair housing and discrimination, and the student also passes the school's proctored final and the state exam. A broker applicant must be at least 20 and complete 152 approved hours. Broker experience runs on points. Licensed salesperson experience needs at least two years and 3,500 points. Equivalent or combined experience generally needs 5,250 points, with at least three years for the equivalent route. A conviction is not an automatic bar. The Department applies the governing statutes, including Correction Law Article 23-A. An attorney admitted to the New York State bar may qualify for a broker license without the education, experience and examination requirements.
Why it matters
Three groups of numbers can look alike. Keep salesperson schooling, broker schooling and broker work history apart. For experience, multiply the number of qualifying activities by the point value in each worksheet category, then add the category totals. Years and points are separate requirements.
New York scenario
A salesperson with two qualifying years claims 13 completed residential sales worth 250 points each and 25 exclusive listings worth 10 points each. The worksheet gives 13 x 250 = 3,250 and 25 x 10 = 250, for 3,500 points. That reaches the licensed-salesperson point minimum if the Department accepts the claimed activity. Other broker requirements still apply.
Common misconception: The 22.5-hour continuing education total is for renewal. It never replaces the 77 or 152 qualifying hours.
Check your recall
What are the age and education minimums?
A salesperson needs age 18 and 77 hours. A broker needs age 20 and 152 hours.
How many broker experience points are required?
The licensed salesperson route needs 3,500 points. Equivalent or combined experience generally needs 5,250 points.
Does a criminal conviction automatically end the application?
No. The Department makes the required individual determination under the governing laws, including Article 23-A.
A salesperson applicant applies through eAccessNY and names a sponsoring broker, who must then authorize the application before the Department will review it. The state written exam is multiple choice and based on the 77-hour curriculum. The limit is 90 minutes. Counting starts at the end of the instructions. Results come back pass or fail, with no numeric score, and a passing result stays valid for two years. The salesperson license fee is $65. The broker license fee is $185, and a branch license is also $185. The written exam fee is $15. Before a final denial the Department gives written reasons, and the applicant then has 30 days to request a hearing in writing.
Why it matters
Exam and application facts change more often than basic property law. Learn them from the Department, including the exact fees and deadlines.
New York scenario
A candidate passes in March 2026 and applies in August 2027. The result is still within the published two-year validity period.
Common misconception: New York reports only pass or fail. A website that promises a numeric score is not describing the Department's result system.
Check your recall
How long is the state exam, and how is it scored?
Candidates receive 90 minutes after instructions. The result is reported only as pass or fail.
What are the main current fees?
The salesperson license is $65, the broker or branch license is $185, and the written exam is $15.
How does an applicant contest a proposed denial?
The applicant must request a hearing in writing within 30 days after receiving the notice.
A broker or salesperson license lasts two years. Renewal requires 22.5 approved hours during the prior two, and the total includes 3 hours of fair housing, 2.5 hours of ethical business practices, 2 hours each of implicit bias and cultural competency, and one hour on recent legal matters. Agency requires 1 hour. A salesperson's first term requires 2. The Department's FAQ excepts attorneys admitted to the New York State Bar from continuing education, and the former exemption for brokers with 15 years in the business no longer applies. There is no grace period for licensed work. An associate broker or salesperson also needs a sponsoring broker to renew, and a broker must affirm compliance with the brokerage's standard buyer-service procedures.
Why it matters
Do not memorize only 22.5. Exam questions often remove one required subject or let an expired licensee keep working.
New York scenario
A Buffalo salesperson finishes 22.5 hours but skips implicit bias. The total is high enough, yet the required subject is missing.
Common misconception: A licensee may have time to seek a late renewal, but may not perform licensed work while the license is expired.
Check your recall
Which subjects have set continuing education hours?
Fair housing, ethics, implicit bias, cultural competency, recent legal matters and agency each have minimum hours.
How much agency education applies at first renewal?
A salesperson's first two-year term requires two agency hours. Later terms generally require one hour.
May an expired licensee work during a renewal gap?
No. There is no grace period that permits licensed activity after the expiration date.
Real Estate Broker Frequently Asked Questions: FAQs: What are the Current Continuing Education Requirements?; FAQs: I have been a real estate licensee for many years. Am I exempt from the continuing education requirements?
4Keeping the license record current
Exam rule
A broker needs a definite business place and the required broker sign, with the current broker license displayed at the principal office. Each branch needs a $185 supplemental license, direct supervision and its own displayed license. The Department issues a salesperson license to the salesperson named on it and mails it to the business address. Every licensee carries a pocket card. It must be shown on demand. An unreported business-address change suspends the affected license until the Department lifts the suspension, and address changes outside renewal generally cost $10 per licensee. Name and broker-status changes use the required filing and fee. A licensee must report a covered felony or sex-offense judgment within five days after sentencing.
Why it matters
Maintenance rules look clerical, but missed filings can suspend a license. Connect each document with the person, place, fee and deadline.
New York scenario
A Syracuse firm moves without filing the required address change. Updating the website does not prevent the statutory suspension.
Common misconception: A home phone number on a business card does not make the residence a licensed office. The office itself must meet the licensing rules.
Check your recall
What does a regular branch office need?
It needs a supplemental license, direct supervision, a displayed branch license and the required business identification.
What happens after an unreported business-address change?
The affected license is suspended until the Department receives the filing and lifts the suspension.
What must a licensee do with the pocket card?
The licensee keeps the photo pocket card current and shows it when someone lawfully demands it.
Real Estate License Law: March 2026: Article 12-A, §§441-a(3) through (6), 441-a(9), 441-a(10), 441-a(12) and 441-b(1); 19 NYCRR 175.20 and 175.26
When a salesperson leaves, the former broker files the end of the association, and the salesperson returns all listing information at once. Licensed work stops. It resumes when the Department's record names a new broker, who files the association and pays the current $20 fee. A broker may not use another firm's salesperson without that broker's knowledge, and any extra license or association must appear in the Department's records. Suspension reaches further than one licensee. If the sponsoring broker's license is suspended or revoked, the salesperson's license is suspended too. It lasts until the association changes or the broker's suspension ends.
Why it matters
Authority follows the official association record. A pocket card, old listing file or handshake with a new broker cannot fill a gap.
New York scenario
A salesperson leaves Broker A on Monday and joins Broker B on Friday. She cannot present an offer on Wednesday.
Common misconception: The salesperson does not own listings obtained for the old brokerage. The information must be returned when the association ends.
Check your recall
Who files the termination notice?
The broker whose association with the salesperson ended files the notice with the Department.
What permits work for the new broker?
A new record of association must be filed so the Department's record shows the new sponsor.
What happens to listing information after departure?
The salesperson promptly turns over all listing information obtained during the former association.
Master advertising, client money, records, assistants, discipline and the seller disclosures named in the official syllabus.
1Advertising without hiding the brokerage
Exam rule
A broker needs the owner's permission before offering property for sale or lease. A salesperson, associate broker or team needs the responsible broker's approval before placing an ad. The property must be listed with that broker. To advertise another broker's exclusive listing, get that broker's permission and use an approved listing-credit phrase. The general rule calls for identification as a real estate broker or the broker or brokerage name, plus the required contact details. If the ad names a salesperson, associate broker or team, it must name the broker or brokerage too. License titles must be accurate. Classified and multi-property ads have a limited license-type exception. Business cards must include the business address, office telephone number, license type and broker or brokerage name. A team name must use team. It either gives the members' full licensed names or is followed at once by at or of and the full broker or brokerage name. Put the required identity on every website page and in the first email to a client or prospect. If a licensee pays a third party to advertise another broker's exclusive listing, a named advertising licensee may also need the word advertisement right after the name.
Why it matters
An ad should tell a consumer who is responsible for it. Test each ad for authority, identity, accurate status and honest property information.
New York scenario
Hudson Realty Group breaks the naming rule. A team name must say team and cannot use realty or group. Hudson Team at Example Brokerage works when the ad also gives the firm's required contact details.
Common misconception: A blind ad hides the responsible broker. A phone number alone does not reveal the brokerage behind the property.
Check your recall
How does an advertisement identify the responsible broker?
The general rule permits identification as a real estate broker or the broker or brokerage name, with the required contact details. An ad naming a salesperson, associate broker or team must also name the broker or brokerage.
What must a team advertisement show?
It uses the word team and either names its licensed members or immediately follows the team name with at or of and the full broker or brokerage name.
May a broker advertise another broker's exclusive listing?
Only with the exclusive listing broker's authorization and an approved listing-credit phrase. A paid third-party ad may also need the word advertisement after the advertising licensee's name.
A broker keeps a principal's money apart from business funds. It goes into a separate special escrow account at a federally insured bank within three business days, stays safe until deposit, and is accounted for and remitted within a reasonable time. For a covered sale of a one-to-four-family home, condo or co-op, keep the records listed in section 175.23 for three years. Give each signer an immediate copy of any instrument the broker prepared or supervised. A listing agreement cannot be a net listing. Section 442 allows payment to an associated licensed salesperson, a licensed New York broker, or a person who regularly works in brokerage outside New York. Narrow exceptions cover certain businesses owned only by associated licensees. Another covers a rebate to a consumer that does not pay for licensed work. Paying an ordinary unlicensed helper for transaction work is a barred commission split or kickback. Section 442-l separately bars an after-the-fact referral fee unless there is reasonable cause for it. Section 175.24 adds a rule for a broker in a multiple listing service. An exclusive residential listing must let the homeowner choose whether negotiated offers come through the listing broker or the selling broker.
Why it matters
Money and record rules protect the people who trusted the brokerage. Learn the account, deadline, delivery rule and lawful payee together.
New York scenario
A broker puts a buyer's deposit in the operating account for one day. The broker must never commingle client money with business funds, even for one day.
Common misconception: A seller's consent does not make a net listing valid. New York prohibits the agreement itself.
Check your recall
Where and when must client money be deposited?
It goes into a separate special account at a federally insured bank within three business days.
What records must a broker remember here?
Keep covered residential transaction records for three years and deliver broker-prepared signed instruments immediately.
Who may receive part of a brokerage commission?
Section 442 permits payment to an associated licensed salesperson, a licensed New York broker or a person regularly engaged in brokerage outside New York. Narrow entity and consumer-rebate exceptions also apply.
Real Estate Salesperson 77-Hour Curriculum: Subject 1, items K, M and N; key terms commingling, escrow, kickback, listing agreement, multiple listing service and net listing
3The boundary for unlicensed assistants
Exam rule
An unlicensed assistant may perform clerical work that falls outside the broker definition, such as answering calls, scheduling appointments, assembling closing papers and seeking loan-status reports. Gathering facts for a market analysis or appraisal is also allowed. Ads, flyers and contract forms may be prepared for broker approval, and the assistant may place signs and arrange repairs as directed. Training and supervision stay with the broker. Pay for unlicensed work may be a salary, an hourly rate or a fee per task. Payment tied to a completed transaction is different. It requires a salesperson license and must come from the broker. Showing, negotiating, listing and advising remain licensed work.
Why it matters
The title assistant does not decide the issue. Ask whether the task is clerical or whether it serves a consumer inside the transaction.
New York scenario
An assistant may schedule a showing and prepare an approved flyer. The assistant may not conduct the showing or discuss price and terms.
Common misconception: An assistant may gather facts for a market analysis. Only a licensee may explain those facts or advise the client.
Check your recall
Name three tasks an unlicensed assistant may perform.
The assistant may schedule appointments, assemble closing papers and prepare advertising for broker approval.
Which tasks remain with a licensee?
Showing property, obtaining listings, negotiating terms and giving transaction advice require a license.
How may an unlicensed assistant be paid?
Salary, hourly or task pay is suitable. Closing-based compensation requires licensure and payment through the broker.
Administrative discipline under section 441-c can include a reprimand, fine, suspension or revocation, and the common grounds are fraud, dishonest conduct, material application errors, misleading ads and incompetence. The fine may reach $2,000 instead of suspension or revocation. Before final discipline the Department gives written charges at least 10 days before a hearing, where the licensee may appear with counsel. Section 441-e also allows a suspension pending that hearing. After notice of suspension or revocation the license and pocket card return within five days. A sworn affidavit may explain a loss. Revocation blocks a new license for at least one year. A final decision goes to an Article 78 proceeding. A violation of Article 12-A can also be a misdemeanor.
Why it matters
Remember the order. A complaint or investigation comes first. Then come the charges, notice, hearing, decision, license return and possible court review.
New York scenario
A broker keeps making false claims in property ads. After checking the facts, the Department may charge the broker with false ads and untrustworthy conduct.
Common misconception: Discipline by the Department is not criminal punishment. The same act can lead to both, but each follows its own rules and penalties.
Check your recall
What administrative penalties can the Department impose?
It may reprimand, fine up to $2,000, suspend the license or revoke the license.
What process comes before ordinary discipline?
The Department gives written charges at least 10 days before a hearing and allows the licensee to be heard.
How is a final Department decision reviewed?
The licensee seeks judicial review through an Article 78 proceeding in New York Supreme Court.
Article 14 generally covers seller transfers of occupied or intended one-to-four-family homes. Unless an exemption applies, the seller completes the current DOS-1614-f statement, the buyer or buyer's agent receives it before the buyer signs a binding contract, and the signed statement is attached to that contract. It reports the seller's actual knowledge. The seller need not inspect the home or check public records just to fill out the form. Condo and co-op units fall outside the law. Some court-ordered, estate, family and never-occupied new-home transfers are exempt. It is not a warranty. It does not replace inspections. The old $500 credit is gone. New knowledge that makes an answer materially inaccurate requires a revised statement as soon as practicable, and that duty ends at title transfer or buyer occupancy, whichever comes first. A seller who actually knows of uncapped natural gas wells gives separate notice before the sale contract.
Why it matters
Remember scope, knowledge and timing. The form covers certain homes, reports what the seller actually knows and arrives before contract signing.
New York scenario
A seller learns before closing that an earlier flood answer was wrong. The seller sends a revised statement as soon as practicable.
Common misconception: Article 14 does not cover condo units or co-op apartments. It also exempts court-ordered transfers and some transfers between family members.
Check your recall
When must the property statement reach the buyer?
It must reach the buyer or buyer's agent before the buyer signs a binding contract of sale.
What does the statement say about inspections?
It is not a warranty and does not replace the buyer's professional inspections, tests or public-record checks.
When are uncapped natural gas wells disclosed?
A seller with actual knowledge informs the purchaser before entering the contract for the sale and purchase.
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5 selected questions from the 92-question mobile bank
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Question 1 of 5
foundation
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What is the main purpose of Article 12-A?
Choose the best answer before opening any lesson notes. Your first response is the best measure of recall.
Worked examplesChoose an answer and compare the reasoning behind each option.
Worked examples
Practice the reasoning, not just the answer
Worked example 1standard
Under Article 12-A, a homeowner files a written complaint about a broker's business practices. Which body can investigate it and require the broker's business records?
Choose an answer to see how the rule applies, or reveal the explanation to study the example.
1. Identify
Name the legal, financial or factual issue the question is testing.
2. Apply
Use the controlling rule. Ignore facts that do not change that rule.
3. Conclude
Choose the answer that follows the rule without adding assumptions.
Worked example 2advanced
An attorney admitted to the New York State Bar applies for a broker license. Which statement matches the Department of State's published guidance?
Choose an answer to see how the rule applies, or reveal the explanation to study the example.
1. Identify
Name the legal, financial or factual issue the question is testing.
2. Apply
Use the controlling rule. Ignore facts that do not change that rule.
3. Conclude
Choose the answer that follows the rule without adding assumptions.
Scenario labApply the rules to New York situations.
Scenario lab
See the rules in New York situations
Scenario 1
How Article 12-A protects the public
A consumer reports a broker's business practice. The Secretary of State may investigate and require relevant business information. The State Real Estate Board may advise on enforcement programs. It does not conduct the licensing investigation in place of the Department.
What the exam is testing
Article 12-A is New York's real estate licensing law. It protects the public. The law requires a license for covered brokerage work, and it regulates how licensees behave. Enforcement runs through the Department of State and the Secretary of State, while the State Real Estate Board sits alongside them with rulemaking power of its own. That Board also prescribes course content and advises the Secretary on exam policy. Some subjects never leave the Secretary. They include client funds, property management and transaction records, and the Secretary administers the key license and solicitation rules as well. Brokers carry one more duty. They must adopt standardized operating procedures for prospective-homebuyer services, then post, retain and follow them.
Scenario 2
Keeping the license record current
A Syracuse firm moves without filing the required address change. Updating the website does not prevent the statutory suspension.
What the exam is testing
A broker needs a definite business place and the required broker sign, with the current broker license displayed at the principal office. Each branch needs a $185 supplemental license, direct supervision and its own displayed license. The Department issues a salesperson license to the salesperson named on it and mails it to the business address. Every licensee carries a pocket card. It must be shown on demand. An unreported business-address change suspends the affected license until the Department lifts the suspension, and address changes outside renewal generally cost $10 per licensee. Name and broker-status changes use the required filing and fee. A licensee must report a covered felony or sex-offense judgment within five days after sentencing.
Scenario 3
Property condition and gas-well disclosures
A seller learns before closing that an earlier flood answer was wrong. The seller sends a revised statement as soon as practicable.
What the exam is testing
Article 14 generally covers seller transfers of occupied or intended one-to-four-family homes. Unless an exemption applies, the seller completes the current DOS-1614-f statement, the buyer or buyer's agent receives it before the buyer signs a binding contract, and the signed statement is attached to that contract. It reports the seller's actual knowledge. The seller need not inspect the home or check public records just to fill out the form. Condo and co-op units fall outside the law. Some court-ordered, estate, family and never-occupied new-home transfers are exempt. It is not a warranty. It does not replace inspections. The old $500 credit is gone. New knowledge that makes an answer materially inaccurate requires a revised statement as soon as practicable, and that duty ends at title transfer or buyer occupancy, whichever comes first. A seller who actually knows of uncapped natural gas wells gives separate notice before the sale contract.
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Official outline and exam focusWhat this subject covers and the distinctions to study.
Start here
What the official subject covers
1
Purpose of licensing and categories of license
2
Broker, associate broker, and salesperson responsibilities
3
Activities requiring a license and statutory exemptions
4
License maintenance, pocket cards, branches, and changes of association
5
Renewal, continuing education, advertising, and unlicensed assistants
6
Common violations, discipline, penalties, and Department of State cases
7
Property Condition Disclosure Act and uncapped natural gas well disclosure
The exam lens
A salesperson acts for and under the supervision of the representative broker.
Separate broker duties from salesperson duties in every scenario.
Do not use the former $500 property-condition disclosure credit rule. Current law requires the disclosure before contract, subject to exemptions.
What should you know about license law and regulations?
The legal framework for becoming, remaining, and working as a New York real estate licensee. This guide covers 14 lessons with New York scenarios, common mistakes, documents, worked examples, selected web practice and direct links to the sources used.
Key termsDefinitions and links to the glossary.
Subject vocabulary
Know these terms before the scenarios
Open any term for a direct definition, the exam cue, a New York example, the common mix-up and links to the source material.
Common misconceptionsKeep similar rules and concepts separate.
Exam traps
Misconceptions to correct now
1
How Article 12-A protects the public
The State Real Estate Board has real but limited power. It is not the only regulator. Private real estate boards and multiple listing services do not replace state licensing authority.
2
Supervision, listings and compensation
Independent contractor status may affect taxes. It does not erase the broker's license-law duty to supervise brokerage work.
3
Keeping the license record current
A home phone number on a business card does not make the residence a licensed office. The office itself must meet the licensing rules.
4
Client money, listing records and fees
A seller's consent does not make a net listing valid. New York prohibits the agreement itself.
5
Property condition and gas-well disclosures
Article 14 does not cover condo units or co-op apartments. It also exempts court-ordered transfers and some transfers between family members.
Forms and recordsWhat each document does and when it belongs in a transaction.
Forms and records
Know what each document does
The exam often gives you a document and asks who uses it, what it proves or when it belongs in the transaction.
License
Salesperson application
Shows the applicant, sponsoring broker, education, examination and required attestations.
Exam cue: A salesperson may not perform licensed work until the license is issued and active.
Brokerage
Standardized operating procedures
States whether the brokerage requires identification, an exclusive buyer agreement or mortgage preapproval before serving buyers.
Exam cue: The broker must publish and apply the procedures consistently.
Disclosure
Property Condition Disclosure Statement
Records the seller's statutory answers for covered residential property.
Exam cue: The statement is generally delivered before the buyer signs a binding contract, subject to statutory exemptions.
Records
Change of association and termination records
Documents the end of one broker relationship and any new sponsorship.
Exam cue: The salesperson cannot work independently between associations.
Primary sourcesFollow the original statutes, curriculum and source materials.
Primary sources
Verify the rule at its source
These are the government, statutory and other authoritative materials cited in the lessons and questions above.
About this guideRequired-course hours, lesson edition and scope.
Separate required course
3 of 77 course hours
New York assigns this time within its required pre-licensing course. It is not the time needed to use this exam-prep guide or mobile app.
14
lessons
92
mobile questions
5
free web samples
11
sources
Editorial record
Built from the mobile app's reviewed New York lesson and question bank, then checked against the official curriculum and cited sources.
Scope note
This guide supports exam study and issue recognition. It does not replace an approved 77-hour course or advice from an attorney, tax professional, lender, engineer, inspector or other qualified specialist.
