✓ Fingerprint background check (WA State Patrol + FBI)
✓ Application + fee
⚠️ License issued INACTIVE — Cannot conduct business until affiliated with firm + managing broker
Managing Broker (Advanced)
✓ 3 of last 5 years active broker license (not necessarily consecutive)
✓ 90-hour managing broker course
✓ Pass managing broker exam
✓ Application
Firm License & Designated Broker
Every firm must hold firm license + designate one managing broker as responsible party
Designated broker: 1 person, 1 firm at a time (without DOL approval)
If designated broker's license ends → firm has 10 days to appoint replacement or cease operations
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DECISION TREE: CAN I DO REAL ESTATE BUSINESS?
``
Do I hold a Washington real estate license?
├─ NO → Cannot conduct brokerage
└─ YES → Is your license ACTIVE (affiliated with firm + managing broker)?
├─ NO (INACTIVE) → Cannot conduct brokerage
└─ YES → Are you a managing broker or a broker under a managing broker?
├─ Managing broker → Can operate firm or supervise others
└─ Broker → Can only conduct business under a managing broker
``
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HIGH-YIELD TRAPS
Trap
Correct Answer
|---|---|
"Can I start business with just my broker license?"
NO — must affiliate with firm/managing broker first (inactive until filed)
"Do I need 5 consecutive years for managing broker?"
NO — 3 of last 5 years (gaps OK)
"Real Estate Commission can discipline me?"
NO — DOL disciplines; Commission is advisory only
"One person can be designated broker of 2 firms?"
NO — not without DOL approval
"If designated broker retires, firm has 30 days?"
NO — 10 days or cease operations
"Where do I check if someone is licensed?"
DOL public license lookup database (not NAR directory alone)
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QUICK REFERENCE: KEY DEADLINES & RULES
Pre-license hours: 90 for broker; 90 for managing broker
Active license requirement for managing broker: 3 of last 5 years
Firm's action on designated broker vacancy: 10 days
Background check: Required for initial licensure only
"A newly licensed broker receives her license. Can she start representing clients?"
→ NO. License is inactive until she affiliates with a firm + managing broker and the affiliation is filed with DOL.
"The designated broker's license expires. What happens?"
→ Firm has 10 days to appoint a new designated broker or cease real estate operations.
"Where can a consumer verify a broker's current license status?"
→ DOL public license lookup database (the official source of truth).
Aligned to the Washington DOL broker exam outline.
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