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

Pennsylvania is an attorney state with detailed consumer agency disclosure requirements and mandatory lead certification for rental properties. The exam is 110 questions — 80 national and 30 state-specific — with a 75% passing threshold.

Pennsylvania Exam Fast Facts - Questions: 110 (80 national + 30 state) - Passing score: 75% on each section (60 national, 23 state) - Time limit: 3.5 hours - Provider: PSI - Pre-license education: 75 hours (salesperson) - Governing body: Pennsylvania Real Estate Commission (PREC, under the Bureau of Professional and Occupational Affairs)

The Pennsylvania Real Estate Commission

PREC has 11 members: 6 licensees and 5 public members. The Commission enforces the Real Estate Licensing and Registration Act (RELRA, 63 P.S. §§ 455.101 et seq.).

Key PREC facts: - Salesperson licenses renew every 2 years; 14 hours of CE required (including a mandatory 2-hour Mandatory Continuing Education module) - New salespersons must complete a 14-hour post-license course within the first 2 years - The Pennsylvania Real Estate Recovery Fund provides compensation; max $20,000 per transaction, $100,000 per licensee - Background check required; certain criminal convictions may disqualify applicants

Pennsylvania Agency Law

Pennsylvania uses the Consumer Notice form — the required agency disclosure document. The Consumer Notice must be given at the first contact with a buyer or seller.

Pennsylvania recognizes: - Seller's agent: fiduciary duties to seller - Buyer's agent: fiduciary duties to buyer - Dual agent: represents both with written consent; limited duties - Transaction licensee: assists without fiduciary duties; owes honesty, care, and accounting

Pennsylvania's Consumer Notice is distinctive: it must list all possible relationships and allow the consumer to make an informed choice. The exam tests the specific information that must be included.

Pennsylvania's Attorney State Conventions

Pennsylvania closings typically involve attorneys, but unlike some other attorney states (NY, NJ, MA), Pennsylvania does not mandate attorney involvement for every transaction. Instead: - Attorneys are commonly used for title review and closing - Title companies also handle Pennsylvania closings - The exam tests which functions require attorney involvement and which do not

Pennsylvania Disclosure Requirements

Pennsylvania's Seller's Disclosure Law (SPDL) requires sellers to complete the Seller's Property Disclosure Statement for residential transactions. Delivery must occur before the buyer signs the purchase contract.

Buyer rescission rights: - Buyer has 3 business days after receiving the disclosure to rescind - If buyer receives the disclosure after signing a contract, the 3-day right still applies from the date of delivery

Pennsylvania-specific disclosures: - Lead paint: Federal requirement for pre-1978 homes - Radon: Pennsylvania has significant radon risk. Disclosure of known radon testing results is required. - Underground storage tanks: Must be disclosed if known - Sewage system: If the property uses an on-lot sewage system, seller must provide a sewage facilities inspection report

Pennsylvania Transfer Tax

Pennsylvania charges a realty transfer tax of 2% of the sale price (1% state + 1% local). This is split equally between buyer and seller (1% each) unless otherwise negotiated.

Transfers exempt from PA transfer tax: certain family transfers, corporate restructurings, and government conveyances.

Topics That Catch Candidates Off Guard

Consumer Notice vs. Agency Disclosure: Pennsylvania's consumer disclosure is called the "Consumer Notice," not an agency disclosure. Know the specific Pennsylvania terminology.

3-business-day rescission: Pennsylvania's 3-day window is shorter than some states (Ohio: 30 days; Indiana: 10 days). Know Pennsylvania's specific timeline.

Sewage facilities inspection report: Pennsylvania's requirement for on-lot sewage inspections is state-specific and frequently tested.

2% realty transfer tax split: Know the total rate (2%), who pays (split 50/50 by custom), and what's exempt.

Your 4-Week Pennsylvania Study Plan

Week 1: National — agency, contracts, ownership, land use, fair housing Week 2: National — financing, valuation, math, environmental (include radon) Week 3: Pennsylvania-specific — PREC, Consumer Notice, SPDL, realty transfer tax Week 4: Full practice exams. Target 80%+. Drill the 3-day rescission, sewage inspection requirements, and transfer tax rate.

Practice for the Pennsylvania Exam

[CARealestate.com/states/pennsylvania](https://carealestate.com/states/pennsylvania) has Pennsylvania-specific practice questions covering PREC rules, the Consumer Notice, the Seller's Property Disclosure Statement, and realty transfer tax. 5 free questions, no signup needed.

Pennsylvania's Consumer Notice terminology and the 3-day rescission window are the most commonly tested state-specific topics. The sewage facilities inspection requirement is less well-known but appears regularly on the state exam.