New York Real Estate Practice Test
50 questions covering New York-specific real estate law — Article 12-A, agency disclosure, designated agency, Human Rights Law, rent regulation, co-op/condo, Martin Act, transfer taxes, and DOS regulations.
New York Real Estate Exam: Article 12-A and DOS Regulations
The New York real estate salesperson exam, administered by the New York Department of State (DOS), is a 75-question multiple-choice examination with a time limit of 1.5 hours. To pass, candidates must correctly answer at least 70% of the questions. New York's exam is unique among large states because it is not a bifurcated national/state exam — instead, all 75 questions are integrated, and roughly 25-30% of the content is New York-specific law and practice. This means you'll encounter questions about New York agency disclosure and rent regulation laws alongside general questions about property ownership and contracts, all within a single testing session.
The legal foundation for real estate licensing in New York is Article 12-A of the Real Property Law, which establishes the Department of State's authority to license and regulate real estate brokers and salespersons, sets educational requirements (77 hours of approved pre-licensing education for salespersons), and defines the standards of practice and grounds for license suspension or revocation. Candidates must know the distinction between a broker and a salesperson, the requirement that a salesperson may only operate under the supervision of a licensed broker, and the circumstances under which a license may be denied or revoked — including convictions for certain crimes, demonstration of untrustworthiness, and violation of fair housing laws.
New York's agency disclosure law, enacted in 1986 and substantially revised since, is a major topic on the state exam. The law requires licensees to provide a written Agency Disclosure Form to all prospective buyers, sellers, tenants, and landlords at the first substantive contact, explaining the difference between a seller's agent, a buyer's agent, a broker's agent, and a dual agent (with dual agency requiring informed written consent). New York also permits designated agency, where a broker may designate different affiliated licensees to represent the buyer and seller in the same transaction, with the broker acting as a dual agent. This nuanced system is tested in detail.
Perhaps no topic is more uniquely New York than rent regulation. The state's Rent Stabilization Law and the Emergency Tenant Protection Act govern rent increases, lease renewal rights, and eviction protections for millions of tenants in New York City and surrounding counties. Understanding the difference between rent-controlled and rent-stabilized apartments, the role of the Rent Guidelines Board, and how rent regulation affects property valuation and marketing is critical. The exam also covers cooperative (co-op) and condominium ownership — New York has more co-ops than any other state — including the distinct legal nature of co-op shares (personal property, not real property), the role of the co-op board, and the due diligence required for co-op purchases. Other New York-specific content includes the Martin Act (New York's powerful securities and real estate fraud statute), the state's Property Condition Disclosure Statement (PCDS), and applicable transfer taxes. Our 50-question New York practice test covers every one of these topics in depth.