How to Pass the Massachusetts Real Estate Exam on Your First Try

Massachusetts has one of the most real-estate-attorney-heavy markets in the country, which means its exam covers the attorney's role in transactions extensively. The exam is 120 questions — 80 national and 40 state-specific — with a 70% passing threshold.

Massachusetts Exam Fast Facts - Questions: 120 (80 national + 40 state) - Passing score: 70% on each section (56 national, 28 state) - Time limit: 4 hours - Provider: PSI - Pre-license education: 40 hours (salesperson) - Governing body: Massachusetts Board of Registration of Real Estate Brokers and Salespersons (under the Division of Occupational Licensure)

The Massachusetts Board of Registration

The Board has 5 members (3 licensees, 2 public members) and enforces MGL Chapter 112, Sections 87PP through 87DDD.

Key Board facts: - Salesperson licenses renew every 2 years; 12 hours of CE required - No Recovery Fund in Massachusetts - Massachusetts requires a license applicant to be 18 years old and a high school graduate (or equivalent) - Background check required — certain felony convictions may disqualify applicants

Massachusetts as an Attorney State

In Massachusetts, real estate attorneys are central to every transaction:

• Purchase and Sale Agreement (P&S): In Massachusetts, the P&S is typically drafted by the seller's attorney — not the real estate agent. The agent uses an Offer to Purchase (a simpler document) initially.
• Title examination: A licensed attorney must perform the title search and issue a title opinion
• Closing: Attorneys (not title companies) handle Massachusetts closings

What agents can and cannot do in Massachusetts: - Agents CAN prepare an Offer to Purchase - Agents CANNOT draft a Purchase and Sale Agreement (that's the attorney's job) - Agents CANNOT conduct the closing or certify title

This distinction is heavily tested: when does an agent's work end and an attorney's work begin?

Massachusetts Agency Law

Massachusetts uses the Massachusetts Mandatory Licensee-Consumer Relationship Disclosure form. It must be presented at the first personal meeting about a specific property.

Massachusetts recognizes: - Seller's agent: fiduciary duties to seller - Buyer's agent: fiduciary duties to buyer - Facilitator: assists without representing either party (must be disclosed in writing) - Dual agent: represents both with written consent

The facilitator role in Massachusetts is distinct from a transaction broker — the licensee does not owe fiduciary duties but still has obligations of honesty and fair dealing.

Massachusetts Disclosure Requirements

Massachusetts requires disclosure of lead paint under the state's Lead Law (MGL Chapter 111) — one of the strictest lead laws in the country: - Applies to all pre-1978 properties - If a child under 6 lives in the property, lead paint hazards must be remediated (not just disclosed) - The owner must hire a licensed lead inspector and deleader if required

Smoke and carbon monoxide detector compliance: Massachusetts requires smoke and CO detector inspections at every residential sale. The seller must obtain a certificate of compliance from the local fire department.

Title V septic inspection: Sellers of properties with private septic systems must provide a Title V inspection report (conducted within 2 years of sale or 6 months if recently pumped).

Topics That Catch Candidates Off Guard

Offer to Purchase vs. P&S: The agent prepares the Offer; the attorney prepares the P&S. Many candidates mix up who handles what.

Title V septic inspection: This is Massachusetts-specific and appears on the state exam. Know the 2-year requirement.

Smoke detector compliance certificate: Required from the fire department before every residential sale. The seller is responsible for obtaining it.

Lead Law severity: Massachusetts's lead law requires remediation (not just disclosure) when children under 6 are present. This is stricter than federal law.

Your 4-Week Massachusetts Study Plan

Week 1: National — agency, contracts, ownership, land use, fair housing Week 2: National — financing, valuation, math, environmental Week 3: Massachusetts-specific — Board, attorney state rules, Offer vs. P&S, lead law Week 4: Full practice exams. Target 75%+. Drill smoke detector compliance, Title V inspection, and lead law requirements.

Practice for the Massachusetts Exam

[CARealestate.com/states/massachusetts](https://carealestate.com/states/massachusetts) has Massachusetts-specific practice questions covering Board rules, attorney state conventions, lead law, and disclosure requirements. 5 free questions, no signup needed.

The attorney state rules and the Massachusetts Lead Law are the two most unique aspects of Massachusetts real estate law. Candidates who prep on national content and assume Massachusetts works like other states often miss multiple state section questions.