What Is a Notary Signing Agent?
A Notary Signing Agent (NSA) is a notary public who specializes in handling loan document signings for title companies, lenders, and signing services. Unlike a standard notary who might notarize the occasional document for $2, a signing agent earns $75 to $200+ per appointment by guiding borrowers through their mortgage closing paperwork.
As an NSA, you are the final step in the mortgage process. You meet with borrowers at their home, office, or another location, walk them through 100-150 pages of loan documents, notarize the required signatures, and return the completed package to the title company or lender. It is a critical role that demands accuracy, professionalism, and knowledge of loan documents.
The key difference: A regular New York notary can charge a maximum of $2 per notarial act (one of the lowest state fees in the nation). A notary signing agent earns a flat fee per signing appointment — typically $100 to $200 — because the value is in the specialized loan document expertise, not just the notarization itself.
Why New York Is One of the Best States for Signing Agents
New York offers unique advantages that make it an exceptional market for notary signing agents:
| NY Advantage | Details |
|---|---|
| Population | 20+ million residents — massive client base |
| NYC Metro | Highest real estate volume in the U.S. |
| Property Values | Higher loan amounts = more complex closings = higher fees |
| Commercial Hub | Business and commercial real estate opportunities |
| No Bond Required | Unlike many states, NY does not require a surety bond |
| No Mandatory NSA Training | Training is recommended but not legally required |
| Statewide Authority | Your commission works in all 62 counties |
The New York City metro area alone processes thousands of real estate closings each month. Add Long Island, Westchester, the Hudson Valley, and upstate markets like Buffalo, Rochester, Syracuse, and Albany — and you have year-round demand for mobile signing agents.
Step 1: Get Your New York Notary Commission
Before you can become a signing agent, you need an active New York notary public commission. Here are the requirements:
NY Notary Commission Requirements
| Requirement | Details |
|---|---|
| Age | 18 years or older |
| Residency | New York resident OR maintain a business office in NY |
| Citizenship | U.S. citizen or permanent resident |
| Background | No felony convictions (unless pardoned or certificate of relief) |
| Exam | Pass the NY Notary Public Exam |
| Filing Fee | $60 to the county clerk |
| Commission Term | 4 years |
The New York Notary Exam
The exam is administered by the New York Department of State. Here is what to expect:
- Format: 40 multiple-choice questions
- Time Limit: 1 hour
- Passing Score: 70% (28 out of 40)
- Result: Pass/fail only (no numerical score reported)
- Validity: Results are valid for 2 years
- Topics Covered: NY Executive Law, general notary terms, duties and functions of a notary, prohibited acts
The exam covers notary law (Executive Law Article 6), identification requirements, types of notarial acts (acknowledgments, jurats, oaths, protests), and prohibited conduct. No pre-education is required, but study is strongly recommended.
Step 2: After Your Commission — Become a Certified Signing Agent
Once you have your NY notary commission in hand, follow these steps to launch your signing agent career:
Get NNA Certified
The National Notary Association (NNA) offers the industry-standard certification for signing agents:
- NNA Signing Agent Certification: $99/year (includes background check and screening)
- Background check required by most title companies and signing services
- Listed in the NNA's SigningAgent.com directory (how companies find you)
- Annual renewal keeps your certification active
Get Errors & Omissions (E&O) Insurance
E&O insurance protects you if a mistake occurs during a signing. Most signing services and title companies require it:
- Minimum recommended: $25,000 coverage
- Cost: Approximately $150-$300/year for $25K-$100K coverage
- Many NNA membership packages include E&O insurance
- Higher coverage ($100K+) recommended as your business grows
Complete Loan Signing Training
While New York does not legally require specialized loan signing training, it is practically essential:
- NNA Loan Signing System: Comprehensive training on all loan document types
- Notary2Pro: Popular third-party training program
- Loan Signing System by Mark Wills: Widely recommended by working agents
- Training teaches you HUD-1 settlements, closing disclosures, deeds of trust, promissory notes, and more
Pro Tip: Title companies and signing services prefer agents with formal training. Certification + training = more assignments and higher fees.
Step 3: Set Up Your Business
Startup Costs Breakdown
| Item | Estimated Cost |
|---|---|
| NNA Signing Agent Certification | $99 |
| E&O Insurance ($25K coverage) | $150-$300 |
| Laser Printer (duplex, reliable) | $150-$250 |
| Printer Ink/Toner (initial supply) | $50-$75 |
| Notary Supplies (stamps, journal, pens) | $50-$100 |
| Signing Agent Training Course | $150-$300 |
| Business Cards & Marketing Materials | $50-$100 |
| Total Startup Investment | $700-$1,225 |
For under $1,200, you can launch a business with six-figure earning potential. Compare that to virtually any other career requiring similar investment — the ROI is extraordinary.
Essential Equipment
- Dual-tray laser printer — You will print loan packages (100-150 pages each)
- Blue and black ink pens — Always carry extras for borrowers
- Notary stamp — Required for all notarizations
- Notary journal — Not legally required in NY but strongly recommended
- Professional bag or briefcase — First impressions matter
- Reliable vehicle — You are a mobile professional
- Smartphone with GPS — For scheduling and navigation
Income Potential: What NY Signing Agents Actually Earn
Here is where it gets exciting. Let us break down realistic earning potential for New York signing agents:
Per-Signing Fees
| Signing Type | Typical Fee Range |
|---|---|
| Standard Refinance | $75-$150 |
| Purchase Signing | $100-$200 |
| Reverse Mortgage | $150-$250 |
| Seller Package | $50-$75 |
| Loan Modification | $75-$125 |
| NYC Metro Premium | +$25-$75 above standard |
Monthly & Annual Income Projections
| Activity Level | Signings/Month | Avg Fee | Monthly Income | Annual Income |
|---|---|---|---|---|
| Part-Time (weekends) | 8-12 | $125 | $1,000-$1,500 | $12,000-$18,000 |
| Side Hustle (evenings + weekends) | 15-20 | $125 | $1,875-$2,500 | $22,500-$30,000 |
| Full-Time (starting) | 20-30 | $135 | $2,700-$4,050 | $32,400-$48,600 |
| Full-Time (established) | 30-40 | $150 | $4,500-$6,000 | $54,000-$72,000 |
| Top Earner (high volume) | 50-70+ | $175 | $8,750-$12,250 | $105,000-$147,000+ |
Full-time established agents in the NYC metro area routinely earn $8,000 to $15,000 per month. The key factors are volume, speed, accuracy, and direct relationships with title companies (which pay higher fees than signing services).
How to Find Signing Assignments
1. Signing Services (Best for Beginners)
Signing services act as middlemen between title companies and signing agents. They are the easiest way to start getting assignments:
- Snapdocs — The largest platform; create a profile and get matched with assignments
- Notarize — Digital-first platform with remote and hybrid signing options
- SigningOrder.com — Popular signing service marketplace
- NotaryRotary — Established directory and assignment platform
- CloseSimple — Growing platform with good NY coverage
Starting pay through signing services: $75-$125 per signing (they take a cut)
2. Title Companies (Higher Pay, Direct Relationships)
As you gain experience, build direct relationships with title companies:
- Higher fees ($125-$200+ per signing) since no middleman
- More consistent work from repeat clients
- Network at local real estate events, title company open houses
- Introduce yourself to closing coordinators with a professional packet
3. Direct Marketing (Build Your Brand)
- Create a simple website and Google Business Profile
- Join your local Chamber of Commerce
- Network with real estate agents, loan officers, and attorneys
- Business cards at real estate offices, law firms, and banks
- Social media presence (LinkedIn is especially effective)
Additional Income Streams for NY Notaries
Your notary commission opens doors beyond loan signings:
| Service | Potential Income | Details |
|---|---|---|
| Apostille Services | $50-$150 per document | Authentication for international use — huge demand in NYC |
| Estate Planning Notarizations | $50-$100 per appointment | Wills, trusts, powers of attorney — work with elder law attorneys |
| Mobile Notary Services | $25-$75 per trip + fees | Hospitals, nursing homes, prisons — convenience premium |
| Wedding Officiating | $200-$500 per ceremony | NY notaries CAN perform marriages (check current law) |
| Mobile Fingerprinting | $15-$50 per person | Background checks for employers, licenses |
| Document Preparation | Varies | Assist (not advise) with form completion |
| I-9 Verification | $25-$50 per verification | Employment eligibility verification for remote hires |
Important: While NY notary fees are capped at $2 per signature for standard notarial acts, you can charge travel fees, convenience fees, and appointment fees for mobile services. The $2 cap applies only to the notarization itself.
Common Mistakes New Signing Agents Make
Avoid these pitfalls to build a successful and sustainable NSA business:
1. Skipping Professional Training
Even though NY does not require it, showing up to your first signing without understanding loan documents is a career-ending mistake. Invest in proper training before accepting your first assignment.
2. Underpricing Your Services
New agents often accept low-ball fees ($50-$75) to get experience. While some initial lower-fee signings are acceptable for building a track record, do not stay at rock-bottom pricing. Know your market value, especially in the NYC metro area.
3. Poor Communication
Title companies and signing services judge you on responsiveness. Answer calls and texts promptly, confirm appointments immediately, and provide ETAs when running late. Your reliability is your reputation.
4. Sloppy Document Handling
One missed signature, one wrong date, one skipped notarization — and the entire loan package gets rejected. Triple-check every page. Develop a systematic review process.
5. Not Building Direct Relationships
Signing services are great for starting out, but they keep a significant portion of the fee. Transition to working directly with title companies as soon as you have the experience and track record to justify it.
6. Ignoring the Business Side
Track your mileage, expenses, and income from day one. You are self-employed — set aside 25-30% for taxes. Consider forming an LLC for liability protection.
Building Your NSA Business: A 90-Day Launch Plan
| Timeline | Action Items |
|---|---|
| Week 1-2 | Pass the NY notary exam. Start FREE exam prep here |
| Week 3-4 | File commission with county clerk, pay $60 fee, take oath of office |
| Week 5-6 | Get NNA certified ($99), obtain E&O insurance, complete signing agent training |
| Week 7-8 | Set up equipment (printer, supplies), create profiles on Snapdocs, NotaryRotary, and other platforms |
| Week 9-10 | Accept first assignments, practice with sample loan packages |
| Week 11-12 | Build direct relationships — visit title companies, attend real estate networking events |
| Month 4+ | Scale: increase volume, raise rates, expand marketing |
NY-Specific Rules to Remember
- $2 fee cap per notarial act — but signing agent fees are separate from notary fees
- No surety bond required in New York (saves you money vs. other states)
- No mandatory NSA-specific training — but training is practically required by the industry
- Statewide authority — your commission works in all 62 NY counties
- 4-year commission term — renew before expiration to avoid gaps in your business
- Journal not required by law — but keep one anyway for your protection
- Remote Online Notarization (RON) — New York has been expanding RON capabilities; stay current on developments
Start Your New York Signing Agent Career Today
The path from NY notary to six-figure signing agent is clear, affordable, and achievable. With startup costs under $1,200 and earning potential of $100,000+, this is one of the best return-on-investment career moves you can make in 2026.
Step 1 starts with passing your NY notary exam. Our completely free exam prep has everything you need.
Our free study materials include:
- Complete topic coverage for the NY notary exam
- Hundreds of practice questions with detailed explanations
- Executive Law Article 6 specifics
- AI-powered study assistance for instant help on any topic
- Study plans tailored to your schedule
Do not pay for expensive prep courses. Everything you need to pass is available FREE — and once you pass, the signing agent career path awaits.