DOS + Licensing
20%of exam
Agency + Practice
20%of exam
Fair Housing
20%of exam
Contracts + Disclosures
25%of exam
Property + Taxes
15%of exam
Quick Facts
- Exam
- Salesperson
- Agency
- NY Department State
- Questions
- 75 MCQ
- Time
- 1.5 hours
- Result
- Pass/Fail only
- Education
- 77 hours
- Exam fee
- $15
- Score valid
- 2 years
- Portal
- eAccessNY
CE Stack
Renewal CE mixes ethics, law, agency, fairness.
22.5 totalFair housingEthicsLegal mattersAgency
Salesperson vs Broker
Salesperson
- Broker supervised
- Cannot operate alone
- Commission through broker
Broker
- Accepts listings
- Supervises licensees
- May operate firm
Supervised vs responsible
License Picker
- Start career→77-hour course
- Course complete→School final
- Schedule exam→eAccessNY
- Pass exam→Apply online
- Need activation→Sponsoring broker
- Renew license→22.5 CE
Exam Facts
- Exam
- DOS qualifying test
- Format
- Multiple choice
- Questions
- 75 scored
- Time
- 90 minutes
- Results
- Pass or fail
- Score
- No numeric score
- Validity
- Two years
- Retake
- Reschedule in eAccessNY
Course vs State Exam
Course exam
- School administered
- Proctored requirement
- Education completion
State exam
- DOS qualifying
- eAccessNY scheduled
- Pass/Fail result
School vs DOS
License Path
- Age
- At least 18
- Education
- 77 approved hours
- Course exam
- School proctored
- State exam
- Schedule online
- Sponsor
- Licensed NY broker
- Photo ID
- Current NYS ID
- Application
- Broker authorizes
- License term
- Two years
DOS Powers
- Article 12-A
- License law
- Secretary
- Sets rules
- DLS
- Licensing division
- Education
- Approves schools
- Investigation
- Reviews complaints
- Hearing
- Administrative process
- Suspension
- Temporary loss
- Revocation
- License removal
CE Rules
- Total CE
- 22.5 hours
- Cycle
- Every renewal
- Fair housing
- 3 hours
- Agency
- 1 hour
- New salesperson
- 2 agency hours
- Ethics
- 2.5 hours
- Legal matters
- 1 hour
- Implicit bias
- 2 hours
- Cultural competency
- 2 hours
Fiduciary OLD CAR
Clients get OLD CAR; customers get honesty.
ObedienceLoyaltyDisclosureConfidentialityAccountingReasonable care
Client vs Customer
Client
- Principal
- Fiduciary duties
- Confidentiality owed
Customer
- Non-client
- Honesty owed
- Fair dealing
Fiduciary vs fairness
Agency Duties
- Loyalty
- Client first
- Obedience
- Lawful instructions
- Disclosure
- Material facts
- Confidentiality
- Protect secrets
- Accounting
- Track funds
- Care
- Competent diligence
- Honesty
- All parties
- Fair dealing
- Customers too
Dual vs Designated
Dual agency
- One broker both
- Consent required
- Limited advocacy
Designated agency
- Separate agents
- Same broker
- Informed consent
One advocate vs assigned
Agency Disclosure
- DOS-1736
- Buyer/seller form
- DOS-2156
- Fair housing form
- Landlord form
- Rental agency disclosure
- First contact
- Early disclosure
- Signature
- Acknowledges receipt
- Refusal
- Document refusal
- Dual agency
- Informed consent
- Designated agent
- Separate in-house agents
Practice Rules
- Salesperson
- Cannot operate alone
- Listings
- Broker accepts
- Commission
- Through broker
- Advertising
- Broker identified
- Team ads
- No brokerage confusion
- Trust funds
- No commingling
- Records
- Broker retains
- Unlicensed acts
- Discipline risk
NY Adds More
Federal seven are only the floor.
Source incomeAgeMilitary statusGender identity
Federal vs NY Fair Housing
Federal
- Seven classes
- HUD enforcement
- National floor
New York
- Broader classes
- DHR enforcement
- Source income
Floor vs broader
Fair Housing Picker
- Voucher applicant→Source income
- Child household→Familial status
- Disability need→Accommodation
- Neighborhood steering→Discrimination
- Panic sale pitch→Blockbusting
- Complaint punishment→Retaliation
Protected Classes
- Race
- Federal and NY
- Color
- Federal and NY
- Religion
- Creed included
- National origin
- Federal and NY
- Sex
- Federal and NY
- Disability
- Reasonable accommodation
- Familial status
- Children protected
- Age
- NY protected
- Marital status
- NY protected
- Military status
- NY protected
- Sexual orientation
- NY protected
- Gender identity
- NY protected
- Source income
- NY protected
Prohibited Conduct
- Refusal
- Deny housing
- Different terms
- Unequal conditions
- Advertising
- Discriminatory preference
- Steering
- Channel protected buyers
- Blockbusting
- Panic selling
- Redlining
- Area-based denial
- Retaliation
- Punish complaints
- Voucher refusal
- Source-income issue
PCDS vs Inspection
PCDS
- Seller knowledge
- Before contract
- Not warranty
Inspection
- Buyer diligence
- Professional review
- Independent tests
Disclosure vs diligence
Disclosure Picker
- Agency relationship→DOS-1736
- Fair housing notice→DOS-2156
- 1-4 family sale→PCDS
- Pre-1978 housing→Lead disclosure
- Seller learns defect→Revised PCDS
- Buyer borrows→TRID disclosures
Disclosures
- PCDS
- Seller condition form
- PCDS timing
- Before buyer contract
- PCDS basis
- Seller actual knowledge
- Flood history
- Current PCDS topic
- Flood insurance
- Current PCDS topic
- Lead paint
- Pre-1978 federal
- Agency
- Relationship disclosure
- Fair housing
- Anti-discrimination notice
- Smoke detector
- Closing affidavit
Contract + Closing
- Offer
- Buyer proposal
- Acceptance
- Creates agreement
- Consideration
- Exchange value
- SOF
- Writing required
- Attorney role
- Contract review
- Contingency
- Condition precedent
- Time essence
- Strict deadline
- Title search
- Find defects
- Recording
- Constructive notice
Joint Tenancy TTIP
Survivorship needs TTIP unities.
TimeTitleInterestPossession
Co-op vs Condo
Co-op
- Personal property
- Shares plus lease
- Board approval
Condo
- Real property
- Unit deed
- Common elements
Shares vs deed
Ownership Picker
- Married co-owners→Entirety
- Unequal shares→TIC
- Survivorship wanted→Joint tenancy
- NYC apartment shares→Co-op
- Unit deed→Condo
- Limited use right→Easement
Ownership
- Fee simple
- Maximum ownership
- Life estate
- Ends at death
- TIC
- Separate shares
- Joint tenancy
- Survivorship plus unities
- Entirety
- Married owners
- TTIP
- Four unities
- Co-op
- Shares plus lease
- Condo
- Unit real property
- Easement
- Use another land
Taxes + Rentals
- State transfer
- $2 per $500
- Mansion tax
- $1M residences
- NYC RPTT
- City transfer tax
- STAR
- Homeowner tax relief
- Assessment
- Local taxable value
- Security deposit
- One month max
- Deposit return
- 14 days
- Rent control
- Pre-1947 rules
- Rent stabilization
- Regulated increases
Common Traps
PCDS Credit
Old $500 credit ≠ Current disclosure required
Exam Results
Pass/Fail only ≠ No percentage report
Salesperson Authority
Broker accepts listings ≠ Salesperson negotiates only
Co-op Ownership
Shares plus lease ≠ Not unit deed
Source Income
Voucher protected ≠ Refusal discriminatory
Security Deposit
One month maximum ≠ Not last month too
Agency Form
Disclosure receipt ≠ Not employment agreement
Mansion Tax
Buyer pays ≠ $1M residences
Last Minute
- 1.75 questions; 90 minutes
- 2.Results are pass/fail only
- 3.77 hours before licensing
- 4.Salesperson needs sponsoring broker
- 5.Article 12-A = license law
- 6.DOS-1736 = agency disclosure
- 7.NY fair housing exceeds federal
- 8.Source income includes vouchers
- 9.PCDS credit rule is gone
- 10.Co-op = shares plus lease
- 11.State transfer = $2/$500
- 12.Security deposit max one month
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