Pennsylvania Real Estate Salesperson Exam 10-Question Diagnostic Practice Test

Q: How many questions are on the Pennsylvania real estate exam, and what is the passing score?

The Pennsylvania real estate salesperson licensing exam administered by Pearson VUE consists of 110 to 120 multiple-choice questions divided into two sections: an 80-question National Core section (120 minutes) and a 30 to 40-question Pennsylvania State Law section (60 minutes), plus 10 to 15 unscored experimental pretest items. To pass, you must score at least 75% on both portions independently: at least 60 correct out of 80 on the National section, and at least 75% on the Pennsylvania State portion (typically 23 out of 30 or 30 out of 40 scored items).

Q: How hard is the Pennsylvania real estate exam?

The Pennsylvania State Real Estate Commission (SREC) salesperson exam has an average first-time pass rate between 58% and 68%. While the National section covers universal real estate concepts, the Pennsylvania State portion is notoriously strict on the Real Estate Licensing and Registration Act (RELRA), 49 Pa. Code Chapter 35 regulations, the Section 608 Consumer Notice rule, 5 permitted business agency relationships, Recovery Fund statutory limits ($20k/$100k), and judicial foreclosure procedures.

Q: How much does the Pennsylvania real estate exam cost?

The Pearson VUE exam fee is $49 to $56 per attempt. Once you pass, the initial Pennsylvania salesperson license application fee is $107 (consisting of a $72 biennial license fee, $25 Real Estate Recovery Fund assessment, and $10 application fee). Candidates also need a Pennsylvania State Police PATCH criminal record check ($22) and must complete 75 hours of approved prelicensing education ($250 to $550).

Q: What is the Section 608 Consumer Notice, and when must it be given?

Under Section 608 of RELRA and 49 Pa. Code § 35.336, the written Consumer Notice is a mandatory statutory disclosure that must be presented at the "initial interview"—defined as the first communication where a substantive discussion occurs regarding the consumer's specific real estate needs, financial capabilities, or personal motivations. If the discussion takes place by phone, the licensee must recite the oral disclosure verbatim, then deliver the written form at the first face-to-face meeting. If the consumer refuses to sign the acknowledgment, the licensee must document the refusal on the form and retain it for at least 6 months.

Q: What are the 5 permitted business relationships in Pennsylvania?

Under RELRA § 606.1, Pennsylvania authorizes five specific business relationships: 1) Seller Agency (exclusive fiduciary loyalty to seller); 2) Buyer Agency (exclusive fiduciary loyalty to buyer); 3) Dual Agency (neutral representation of both buyer and seller with written informed consent); 4) Designated Agency (the employing broker assigns separate licensees to represent buyer and seller exclusively while the broker acts as a dual agent); and 5) Transaction Licensee (non-agent facilitator providing ministerial acts without fiduciary loyalty, advocacy, or confidentiality).

Q: How does the Pennsylvania Real Estate Recovery Fund work?

Governed by RELRA §§ 801–803, the Recovery Fund protects consumers who secure a final civil court judgment against a licensed broker or salesperson for fraud, misrepresentation, or deceit. The statutory payout limits are $20,000 per transaction/claim and a $100,000 aggregate lifetime cap per licensee. Payment from the Fund triggers AUTOMATIC SUSPENSION of the licensee's license on the payment date. To reactivate, the licensee must repay the Fund in full plus 10% annual compound interest.

Q: What are the mandatory clauses in a Pennsylvania Agreement of Sale?

Under 49 Pa. Code § 35.333, every Pennsylvania Agreement of Sale must include: 1) The specific zoning classification (unless zoned exclusively single-family residential); 2) A notice informing the consumer of the Pennsylvania Real Estate Recovery Fund; 3) A conspicuous statement that broker commissions are fully negotiable; and 4) A statutory disclosure regarding the Pennsylvania Sewage Facilities Act (Act 537) if the property relies on an individual on-lot sewage disposal system.

Q: What is the escrow deposit deadline for earnest money in Pennsylvania?

Under 49 Pa. Code § 35.321, an employing broker must deposit earnest money and escrow funds into a dedicated, non-interest-bearing (or interest-bearing with written consent) escrow account in an insured Pennsylvania financial institution by the end of the next business day following notification of offer acceptance. If an offer is pending, the broker may hold an uncashed check provided the purchase contract explicitly authorizes it.

Q: How is the Pennsylvania Realty Transfer Tax calculated and split?

The Commonwealth of Pennsylvania levies a 1% state Realty Transfer Tax (72 P.S. § 8101-C). Local municipalities and school districts typically levy an additional 1% (with the exception of Philadelphia, which levies a 3.278% local tax, bringing the total to 4.278%). By standard Pennsylvania real estate custom, the 2% combined transfer tax is divided equally (50/50) between buyer and seller, though the parties may agree to an alternative split in the contract.

Q: What are the requirements to get a real estate license in Pennsylvania?

To earn a Pennsylvania real estate salesperson license, you must: 1) Be at least 18 years of age; 2) Successfully complete 75 hours of approved prelicensing education (30 hours of Real Estate Fundamentals + 45 hours of Real Estate Practice); 3) Obtain a PATCH criminal background check within 90 days; 4) Pass both the National and Pennsylvania State portions of the Pearson VUE exam with at least 75%; and 5) Submit a license application sponsored by a licensed Pennsylvania employing broker.

Question 1

Under Section 608 of the Real Estate Licensing and Registration Act (RELRA), when MUST a Pennsylvania licensee provide the written Consumer Notice to a prospective buyer or seller?

Accepted Answer

A. At the initial interview, defined as the first substantive dialogue regarding specific real estate needs or financial qualifications.

Answer

B. Immediately prior to drafting or submitting the first formal written Agreement of Sale.

Answer

C. Within 3 business days following the mutual execution of an exclusive agency contract.

Answer

D. Only when entering into a dual agency arrangement involving two clients of the same brokerage.

Question 2

A consumer engages a licensed Pennsylvania broker to assist in purchasing a home as a "Transaction Licensee." Which of the following statements accurately characterizes the legal duties owed by the transaction licensee to this consumer?

Accepted Answer

B. The licensee performs ministerial administrative acts and must disclose known material defects, but owes NO fiduciary duties of loyalty or advocacy.

Answer

A. The licensee owes full fiduciary duties of undivided loyalty, obedience, and strict confidentiality regarding all negotiations.

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C. The licensee is legally deemed a subagent of the seller and must advocate for the seller's highest possible price.

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D. The licensee cannot accept any compensation unless designated as an attorney-in-fact by the Court of Common Pleas.

Question 3

A consumer in Pittsburgh obtains a $45,000 final fraud judgment against a licensed Pennsylvania salesperson. After attempting unsuccesfully to satisfy the judgment against the salesperson's personal assets, the consumer applies to the Pennsylvania Real Estate Recovery Fund. What is the statutory maximum amount payable from the Fund for this single claim, and what immediate disciplinary consequence applies to the salesperson's license?

Accepted Answer

A. Maximum payout is $20,000 per claim, and the salesperson's license is automatically suspended on the effective date of payment.

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B. Maximum payout is $45,000 per claim, and the salesperson is placed on 12 months formal probation.

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C. Maximum payout is $100,000 per claim, and the employing broker must forfeit their master license.

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D. Maximum payout is $10,000 per claim, and the salesperson must complete 30 hours of ethics coursework.

Question 4

Two competing real estate brokerages in Allentown engage in a bitter dispute regarding the division of a $36,000 co-broke commission fee. One broker files a formal grievance with the State Real Estate Commission (SREC) demanding that the Commission arbitrate the dispute and award the fee. How must the SREC respond under RELRA?

Accepted Answer

B. The SREC will dismiss the grievance because the Commission is statutorily prohibited from setting commission rates or arbitrating commission disputes between licensees.

Answer

A. The SREC must schedule a formal administrative hearing before an administrative law judge within 30 days.

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C. The SREC will order the disputed funds placed into the state treasury until mediation is completed.

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D. The SREC will automatically divide the commission 50/50 pursuant to standard Commonwealth guidelines.

Question 5

A Pennsylvania salesperson receives a $10,000 earnest money check from a prospective buyer alongside a written purchase offer on Monday afternoon. The seller formally accepts and signs the agreement of sale on Tuesday at 4:00 PM. By what deadline must the broker deposit the earnest money check into the brokerage escrow account?

Accepted Answer

A. By the close of business on Wednesday (the end of the next business day following acceptance).

Answer

B. Within 5 calendar days following mutual acceptance of the contract.

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C. Immediately within 24 hours of receiving the physical check on Monday.

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D. At least 10 business days prior to the scheduled date of closing.

Question 6

In a Philadelphia brokerage, Broker Bob designates Salesperson Alice to represent the seller and Salesperson Bill to represent the buyer in the purchase of the same residential property. Under Pennsylvania designated agency law, which of the following statements correctly identifies the legal representation status of the participants?

Accepted Answer

A. Alice represents the seller exclusively, Bill represents the buyer exclusively, and Broker Bob acts as a dual agent supervising both licensees without advocating for either party.

Answer

B. Both Alice and Bill are classified as dual agents and must remain neutral during all negotiations.

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C. Broker Bob is the exclusive agent for both parties, while Alice and Bill become transaction licensees.

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D. Designated agency is strictly prohibited in Pennsylvania; the brokerage must refer the buyer to a competitor.

Question 7

Under Pennsylvania real estate licensing regulations, an Agreement of Sale for real property MUST include which of the following mandatory statutory clauses unless the property is zoned exclusively for single-family dwellings?

Accepted Answer

A. The specific zoning classification of the property and whether the current use complies with applicable zoning laws.

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B. A mandatory 10-day attorney approval clause granting unconditioned cancellation rights.

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C. A certification that the property has undergone radon mitigation within the preceding 12 months.

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D. A waiver releasing the broker from all liability for latent structural defects.

Question 8

A broker and a seller in Erie execute an exclusive right-to-sell listing agreement. The contract contains a clause stating: "This agreement shall automatically renew for additional 90-day periods unless either party provides 30 days written notice of cancellation prior to the expiration date." Under Pennsylvania law, what is the legal validity of this clause?

Accepted Answer

A. The automatic renewal clause is completely void and illegal; Pennsylvania regulations strictly prohibit automatic renewal provisions in exclusive listing contracts.

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B. The clause is valid as long as the cancellation notice period is at least 30 days.

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C. The clause is enforceable provided the initial listing term did not exceed 180 days.

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D. The clause is valid only if initialed separately by the employing broker.

Question 9

A residential property in Lancaster County sells for $400,000. In Pennsylvania, what is the state-level Realty Transfer Tax imposed by the Commonwealth, and how is the combined state and local transfer tax customarily allocated at closing unless negotiated otherwise in the agreement of sale?

Accepted Answer

A. The Commonwealth levies a 1% state transfer tax ($4,000), and the total transfer tax (typically 2% combined state and municipal) is customarily divided equally (50/50) between buyer and seller.

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B. The Commonwealth levies a 3% state transfer tax ($12,000), which is statutorily mandated to be paid 100% by the buyer.

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C. The Commonwealth levies no state transfer tax, leaving transfer taxation entirely to county sheriffs.

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D. The Commonwealth levies a flat fee of $500 regardless of sales price, paid exclusively by the seller.

Question 10

A homeowner in Bucks County defaults on a mortgage loan. The lender files a foreclosure lawsuit in the Court of Common Pleas, obtains a judgment, and the county sheriff sells the property at a public Sheriff's Sale. Following confirmation of the sale and delivery of the Sheriff's Deed, what statutory right of redemption does the former mortgagor possess under Pennsylvania state law?

Accepted Answer

A. The former mortgagor has ZERO statutory right of redemption once the sheriff's sale is concluded and the deed is delivered.

Answer

B. The former mortgagor has 6 months to redeem the property by paying the winning auction bid plus 10% interest.

Answer

C. The former mortgagor has 12 months to reclaim the title by paying all accrued property taxes and court costs.

Answer

D. The former mortgagor has 30 days to petition the SREC for an emergency stay of eviction.

Pennsylvania Real Estate Practice Exam & 2026 SREC Licensure Guide

4 Legal Concepts That Catch Candidates on the PA State Exam

Section 608 Consumer Notice & 6-Month Refusal Rule

Automatic Renewal Ban & Bold Negotiable Fee Rule

Next-Business-Day Escrow Deposit Mandate

Recovery Fund $20k/$100k Caps & Automatic Suspension

The 3 Tested SREC Pennsylvania State Law Domains

Pennsylvania Real Estate Commission, Licensing & Statutory Governance (RELRA)

Pennsylvania Real Estate Practice, Agency Relationships & Disclosures

Pennsylvania Real Estate Finance, Taxes, Property Law & Foreclosure

Free 10-Question Pennsylvania Diagnostic Test

Under Section 608 of the Real Estate Licensing and Registration Act (RELRA), when MUST a Pennsylvania licensee provide the written Consumer Notice to a prospective buyer or seller?

How to Get Your Pennsylvania Real Estate License in 5 Steps

75-Hour Prelicensing

PATCH Clearance

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