Pass Your Massachusetts Real Estate Exam the First Time

How hard is the Massachusetts real estate exam?

Massachusetts has one of the lowest pre-licensing requirements at just 40 hours, but the exam is no easier for it. First-attempt pass rate runs roughly 60-65%. The state portion tests Massachusetts-specific topics including Chapter 93A (Consumer Protection Act), Title 5 (septic disclosure), and the lead paint disclosure that don't appear in national prep.

How many questions are on the Massachusetts real estate exam?

120 questions total: 80 national questions and 40 state-specific questions. Both portions count.

What's the passing score on the Massachusetts real estate exam?

70% on each portion. You need at least 56 of 80 national questions and 28 of 40 state questions correct.

How long do I have to take the Massachusetts real estate exam?

240 minutes (4 hours). Generous pacing for 120 questions.

What does the Massachusetts real estate exam cost?

$54 per attempt through PSI. Application fee through the Massachusetts Board of Registration of Real Estate Brokers and Salespersons (REB) is $150. Background check ~$50.

Total cost including 40 hours of pre-licensing ($300-$600): roughly $554-$854. Massachusetts is one of the more affordable states given its low pre-licensing requirement.

What's covered on the MA-specific portion?

The 40 state questions concentrate on:

1. Massachusetts license law (Chapter 112). REB rules, license categories.
2. Chapter 93A (Consumer Protection). Massachusetts's strong consumer protection statute affecting real estate.
3. Title 5 (Septic Disclosure). Mandatory septic system inspection and disclosure.
4. Lead Paint Disclosure. MA's strict lead paint disclosure rules (more aggressive than federal).
5. Smoke and CO detector compliance. MA-specific compliance and disclosure.
6. Property condition disclosures. MA disclosure requirements.

What if I fail the Massachusetts real estate exam?

You can retake it. PSI allows retakes after a brief wait. Score report shows weak content areas.

What's Title 5?

Title 5 is Massachusetts's regulation governing septic systems. Properties using septic systems must:

• Have the system inspected before sale
• Disclose the inspection results to the buyer
• Bring failing systems into compliance (often costly: $20K-$50K replacement)

The licensee must:

• Identify properties on septic
• Inform sellers of the inspection requirement
• Disclose Title 5 status to buyers

Title 5 generates 3-5 exam questions.

What's Chapter 93A?

Chapter 93A is Massachusetts's Consumer Protection Act. It prohibits:

• Unfair or deceptive practices in trade or commerce
• Misrepresentation about products or services
• Failure to disclose material facts

Chapter 93A applies to real estate transactions. Violations can result in:

• Treble damages
• Attorney fees
• Injunctive relief

The exam tests Chapter 93A in scenarios involving misrepresentation or non-disclosure.

Do I need a sponsoring broker before taking the MA exam?

No. You can take the exam without a sponsoring broker, but you cannot activate your license without affiliating with a Massachusetts-licensed broker.

How long until I get my MA license after passing?

REB processes complete applications within 2-4 weeks. Required: passing scores, $150 fee, sponsoring broker, background check.

How much do real estate agents make in Massachusetts?

Median agent income $60,000. Brokers $88,000. Top earners in Boston and inner suburbs can clear $300K+. Massachusetts's median home price is $580,000.

What's REB's role?

The Massachusetts Board of Registration of Real Estate Brokers and Salespersons (REB), within the Division of Professional Licensure, regulates real estate licensing. REB:

• Licenses Salespersons and Brokers
• Approves pre-licensing course providers
• Investigates complaints
• Enforces Massachusetts General Laws Chapter 112

The Massachusetts Salesperson exam combines 80 national questions and 40 state-specific questions in 240 minutes.

Question breakdown

National portion: 80 questions, 56 correct to pass (70%)

Standard PSI national content.

Massachusetts portion: 40 questions, 28 correct to pass (70%)

Topics:

• MA license law (10-12 questions)
• Chapter 93A consumer protection (5-7 questions)
• Title 5 septic disclosure (3-5 questions)
• Lead paint disclosure (3-5 questions)
• Smoke/CO detector compliance (3-4 questions)
• Property disclosures (4-6 questions)

Time management

240 minutes for 120 questions = 120 seconds per question. Generous pacing.

Cost structure

• Pre-licensing (40 hours): $300-$600
• Exam: $54
• License: $150
• Background check: ~$50
• Total: $554-$854

Retake rules

Retakes allowed. $54 per attempt.

National Exam Topics (80 questions)

1. Property Ownership — Estates, deeds, easements
2. Land Use Controls — Zoning, government powers
3. Valuation — Three approaches, CMA
4. Financing — Mortgages, FHA/VA, RESPA, TILA
5. Agency — Agency relationships
6. Contracts — Listing agreements, purchase contracts
7. Closing — Closing procedures, prorations
8. Practice — Working with buyers and sellers, fair housing, advertising, math

Massachusetts State Exam Topics (40 questions)

1. MA License Law — REB rules, license categories
2. Chapter 93A — Consumer Protection Act
3. Title 5 — Septic system disclosure
4. Lead Paint Disclosure — MA's specific lead paint rules
5. Property Disclosures — General disclosure requirements

Why this list matters

Each state topic generates 3-7 questions. Skip Title 5 or Chapter 93A and you've left major points on the table.

What this list doesn't tell you

PSI writes scenario-based questions. Practice questions, not just topic review.

Massachusetts offers Salesperson and Broker licenses under Massachusetts General Laws Chapter 112, regulated by the REB.

Salesperson License Requirements

• Be at least 18 years old
• Have a high school diploma or GED
• Complete 40 hours of REB-approved pre-licensing education
• Pass the Massachusetts real estate Salesperson exam through PSI
• Submit a Salesperson license application with the $150 fee
• Complete fingerprint-based background check
• Affiliate with a Massachusetts-licensed Broker

The 40-hour requirement is one of the lowest in the country, making MA fast and affordable to license.

Broker License Requirements

• Hold an active Salesperson license for at least 1 year
• Have demonstrable active practice during that year
• Complete 30 hours of broker pre-licensing education
• Pass the Broker exam
• Submit a Broker license application

Continuing Education

MA requires 12 hours of CE every 2 years to renew. Mandatory topics include MA-specific updates.

Reciprocity

MA has limited reciprocity. Out-of-state licensees should check with REB.

Mistake 1: Underestimating Chapter 93A

Massachusetts's Consumer Protection Act tests heavily. National prep doesn't cover it.

The fix: Memorize Chapter 93A's prohibitions and consequences (treble damages).

Mistake 2: Skipping Title 5 (septic) rules

Title 5 is unique to MA. The exam tests inspection requirements, disclosure, and compliance.

The fix: Memorize Title 5 timing and requirements.

Mistake 3: Lead paint disclosure errors

MA's lead paint rules are stricter than federal. The exam tests MA-specific provisions.

The fix: Study MA's lead paint disclosure requirements separately from federal.

Mistake 4: Skipping smoke/CO detector compliance

MA requires specific smoke and CO detector compliance documented before sale.

The fix: Memorize compliance requirements and consequences for non-compliance.

Mistake 5: Skipping math practice

Math woven into scenario questions catches candidates.

The fix: Do at least 50 practice math problems.

What separates pass from fail

Pass: studied Chapter 93A, mastered Title 5, understood lead paint and smoke detector rules.

Fail: relied on national prep, skipped MA-specific topics.

Massachusetts's 40-hour pre-licensing requirement is brief. Plan to put in 25-35 hours of additional exam prep.

Week 1: Foundation and assessment

Day 1-2: Cold practice exam. Day 3-7: MA license law, REB rules.

Week 2: MA-specific deep dive

Day 8-10: Chapter 93A. Memorize prohibitions, consequences (treble damages). Day 11-12: Title 5 septic disclosure. Memorize inspection requirements. Day 13-14: Lead paint and smoke/CO detector rules.

Week 3: Simulation and refinement

Day 15-17: National content review (focus on weak areas from cold exam). Day 18-19: Full timed practice exam. Day 20: Targeted review. Day 21: Light review, exam day next.

Three things every plan should include

1. At least 1 timed simulated exam.
2. At least 50 Chapter 93A and Title 5 practice questions.
3. At least 50 math problems.

Title 5 (310 CMR 15.000) is Massachusetts's regulation governing on-site sewage disposal systems (septic systems). About 25% of Massachusetts homes use septic systems, particularly in suburban and rural areas. The exam tests Title 5 3-5 times.

What Title 5 requires

Properties using septic systems must:

• Have the system inspected at the time of sale (or within 2 years prior)
• Pass the inspection (or upgrade if it fails)
• Disclose inspection results to the buyer
• File a copy of the inspection report with the local Board of Health

What's inspected

A Title 5 inspection evaluates:

• Tank condition
• Distribution box
• Soil absorption system
• Setback distances from wells, water bodies
• System capacity vs. property use
• Maintenance history

The inspector is a Title 5 Certified System Inspector approved by the state.

Pass, fail, conditional pass

The inspection results in:

• Pass: System operates properly. No further action.
• Conditional pass: System works but has issues that must be addressed within a specified time.
• Fail: System must be upgraded or replaced before sale (or buyer accepts in writing).

A failed Title 5 inspection can require $20,000-$50,000 in upgrades. This significantly affects deals.

Buyer's rights

If the inspection fails, the buyer typically has the right to:

• Cancel the contract
• Negotiate a price reduction
• Require seller to upgrade the system before closing
• Accept the property in its current condition (with disclosure)

The licensee's role

A real estate licensee in a Title 5 transaction must:

• Identify whether the property has septic
• Inform the seller of the inspection requirement
• Disclose Title 5 status to the buyer
• Ensure the inspection occurs in time
• Confirm the buyer receives the inspection report

Sample exam questions

Q: A Massachusetts seller's septic system fails Title 5 inspection 30 days before scheduled closing. What are the seller's primary options?

A: Upgrade the system before closing, negotiate a price reduction with the buyer accepting the failed system in writing, or have the contract terminated.

Q: A Massachusetts licensee represents a buyer purchasing a property with septic. The Title 5 inspection report wasn't provided to the buyer before closing. What is the consequence?

A: The buyer may have grounds to rescind or sue for damages. The licensee may face REB disciplinary action for failing to ensure proper disclosure.

Why this matters for your career

If you practice real estate in Massachusetts, particularly in suburban Worcester County, Cape Cod, the South Shore, or the Berkshires, Title 5 transactions will be common. Failure to handle Title 5 properly:

• Delays closings
• Triggers contract disputes
• Creates liability exposure

The exam tests Title 5 because it's a substantive part of MA real estate practice.

Step 1: Confirm your sponsoring Broker

You cannot operate as a licensed Salesperson without affiliating with a Massachusetts-licensed Broker.

Step 2: Submit your license application via REB

Required: passing scores, completed application, $150 license fee, sponsoring Broker designation, background check authorization.

Step 3: Background check

MA requires fingerprint-based background checks.

Step 4: Wait for license issuance

REB processes complete applications within 2-4 weeks.

Step 5: Continuing education

MA requires 12 hours of CE every 2 years to renew.

Common post-licensing mistakes

Trap 1: Skipping E&O insurance verification. Trap 2: Forgetting CE renewal. Trap 3: Missing Title 5 inspection deadlines in your transactions.

Realistic income expectations

Median MA agent earns $60,000. Brokers $88,000.

• Year 1: $25K-$50K
• Year 2-5: $50K-$100K
• Top 25%: $100K-$250K+
• Top 5% (Boston, inner suburbs): $250K-$1M+

Massachusetts's strong housing market and high prices ($580K median) create good earning potential. Boston metro and Cambridge particularly support high-volume agents.

The first 30 days

Week 1: Set up MLS access (MLS PIN), learn brokerage CRM. Week 2: Send "I'm now licensed" announcement. Week 3: Shadow your Broker. Pay attention to Title 5 and lead paint disclosure handling. Week 4: Start prospecting.