Hi readers! I am Jhee Ursos, I am a Licensed Real Estate Broker and founder of The Real Estate Post (www.explopreneur.com) I passed the Real Estate Board exam on February 28, 2016 and promised myself when I passed the exam I would share to others what I have learned from my teachers and other mentors during my journey as I took the Real Estate Licensure examination in 2016.
I know that taking the Real Estate board exam is not a big deal for some people as it is not comparable to CPA or Lawyer but hey! the transition of Real Estate from DTI to PRC makes it now difficult and advanced equivalent to some other known courses and it is no longer an easy exam as it is already under the supervision and regulation of the PRC.
My goal is to help you all pass the Real Estate Brokers exam and I am hoping that through this blog you’ll learn something and this will help you in some ways achieve your goal to be a licensed Real Estate Broker. I hope you’ll find this blog useful and advantage on your end. I wish you all the very best to pass the Real Estate Board exam and for your success in this industry, good luck!
In this post, you’ll learn the following:
- Coverage of the examination
- General instructions
- Step by step procedures in your application at PRC
- What to do before and during the exam
- How to analyze a difficult question
- How to “GUESS” effectively
- Improve Your Success On Multiple Choice Questions
- Three commandments of Multiple choice questions
- Where to enroll the knowledgeable Real Estate review provider
- Useful links for practice exam
- Other materials for review and exam
Program of the Real Estate broker licensure examination to be held in Manila, Baguio, CDO, Cebu, Davao, Ilo-ilo, Legaspi and Lucena Cities.
COVERAGE OF EXAMINATION FOR:
3. Legal Requirements for Real Estate Service
3.1 – IRR of R.A. No. 9646
4. Real Estate Laws and Taxation (Agri Law, CARPER, R.A. No. 7160/8424, etc)
SPECIAL AND TECHNICAL KNOWLEDGE
1. Subdivision Development ( P.D. 957, B.P. 220, P.D. 7279, etc.
2. Condominium concept and other types of real estate holdings
3. Legal aspect of sales, mortgage and lease
4. Documentation and Registration
1. Real Estate Brokerage Practice (Segovia files)
2. Real Estate Finance and Economics
3. Urban and Land Use
4. Planning, Development, and Zoning
5. Basic Principles of Ecology
6. Basic Appraisal for Real Estate Brokers
1. Your school/building assignment will be posted at the PRC premises two to three working days before the examination. Bring your NOTICE OF ADMISSION when you verify your School / building assignment. Visit your school/building assignment prior to the day of the examination.
2. Report to the school/building assignment before 6:30 a.m. on the first day of examination to verify your room and seat number. Be punctual, late examinees will not be admitted. Examination Fee of ABSENT examinees will be forfeited.
3. Examinees are required to wear the following attire every examination day:
Male Examinees – White polo shirts or t-shirts with collar, tucked-in
Female Examinees – White blouses or t-shirts with collar
4. Bring the following on examination day:
a. Notice of Admission
b. Official Receipt
c. One (1) piece metered-stamped Window Mailing Envelope
d. Two or more pencils (No. 2)
e. Ballpen with BLACK INK ONLY
f. One (1) piece Long Brown Envelope
g. One (1) piece Long Transparent (non-colored) Plastic Envelope (for keeping your
k. valuables and other allowed items)
The following are PROHIBITED inside the examination premises/rooms.
- PROGRAMMABLE CALCULATORS
- CELLULAR PHONES, beepers, portable computers or similar gadgets/devices.
- Bags of any kinds (ladies bag and shoulder bags, attaché case, backpacks, etc.)
- Other examination aides not stated on this program.
NOTE: PRC WILL NOT BE RESPONSIBLE FOR PROHIBITED ITEMS THAT WILL BE LOST.
STEPS ON APPLICATION
- Apply Online
- Checklist for Docs:
- 120 hours certificate from your review center/provider
- TOR (original & photocopy)
- NSO Birth Cert. (original & photocopy)
- Marriage Cert. ( original & photocopy)
- NBI clearance
- Community Tax Certificate( valid/current year)
- 2 colored passport size picture with white background and complete nametag
- Proceed to the window on the first floor (near entrance) to buy DST. You will be given 2 DST’s. One will be attached to your 120 hours cert and keep the other for later on your application form. (Php25)
- Proceed to the other window near the entrance to buy metered stamp envelope. (Php25)
- Proceed to the application division (4th floor)
- Drop 1 passport size photo at the designated window
- Proceed to the door between window 22 and 23 to submit your documents. You will be given a registration card to fill up, paste another passport size photo, go outside waiting area and wait for your name to be called.
- When a personnel calls your name, get your verified documents and paste the other DST on the designated box.
- Proceed to cashier and pay for the exam fee(Php950).
- Submit all the documents you fill up on the STEP 4 window and wait for your name to be called for NOA releasing.
* PRC will only get photocopies of your personal documents except the certificate coming from review center; they will get the original copy.
*Paste and Stamp Pads are available on the 4th floor on a designated table on the corner of the room. If available, please bring your own to avoid delays in case they run out of supplies.
WHAT TO DO BEFORE THE EXAM
Consider registering for your NBI and exam clearances as part of your exam. Because of the lines, hassles, misunderstandings and deadlines, this process can already “fail” some would-be exam takers (as they have in previous years). So it’s best to treat the registration very seriously, just like the written exam. One has to be both patient and maintain presence of mind.
Manage your sleep schedule.
If you’re not already waking up early, start building a habit of waking up before 6AM. That includes your weekends. To start, wake-up 30minutes earlier than the day before until you reach your goal. If you practice this, you would have already been used to being awake in the early morning once the day of the exam arrives.
Build your study discipline
As with sleep, maintain a study schedule. Set a specific daily time when you will review without fail, in spite of what other activities you have. (Ex. will always review 9-10PM daily, no matter what day or no matter how tired one becomes). This habit will give you steady progress towards a mastery of your material, so much so that you may later feel weird if you have skipped on your schedule.
Tutor one another
Be open to tutoring your group mates and classmates about things that they do not fully understand. It also serves to your benefit. Providing tutoring is practice for you; and it actually increases your chances of remembering important concepts significantly. Oftentimes, your tutoring will also lead to conversations that help you undercover other important details which you might have not thought about or cared to remember before.
Share resources as a group
You have knowledge, skills and materials that others don’t; while others in your team have some key things that you do not have. But you would all be better equipped to face the exam if you and your teammates openly share resources with one another. In this way, any knowledge gaps that might have been hard to tackle individually can be filled-in. Sharing your time and scheduling meetings as a group (i.e. at someone’s house, office board room, coffee place) has proven very helpful in the past.
Drill, Drill, Drill
Answer as many mock exam questions as you can; then check how well you did. It’s good practice that will help you familiarize with the feel and pace of exam day, and also help you gauge your readiness. Besides, some mock exam questions actually find their way into the actual exam. A good technique is to list the mock items you incorrectly answered, then re-answer to them later. As you get more and more items correct, your confidence will build up and your memory is reinforced on those subjects where you have difficulty.
Current events compose some of the items in the exam. Read-up on those emerging issues related to real-estate such as the ASEAN integration, National Land Use bill and Public- Private-Partnerships. One will not be able to memorize all the news facts. If you try, you’ll get info-overload. But knowing key names and key statistics should suffice.
Stay tuned with FB
In our school, we have Facebook review group and it’s one of the most important assets of the broker’s review class. Be sure to take advantage because it has been of tremendous help. Check at least once a day to stay updated on important announcements as well as practice with some of the questions raised by your classmates. Also don’t just stay on the sidelines reading through the posts. Be active too and reply with your own answers and even post your questions (for as long as they’re relevant and not been asked before). The search feature of the group is also useful for seeking past questions & answers.
Visit the testing site
Once you know the testing site assigned to you, drop by the venue so that you can get a “feel” of the area. Very importantly, also determine which route(s) to take on the way to your assigned site.
A few days before exam day, go out with your friends and/or teammates. Watch a movie, have a casual dinner or go out for some bowling and billiards. All your studying would have built up tension. You will all need to release that before taking your exams. It may be good to this after having visited the testing site.
Always answer every question.
Even if you have to guess, write down an answer. If you leave the question blank, you can be certain that it will be counted as wrong because a blank answer is a wrong answer. If you guess there is always a chance that the guess will be correct. The situation is as simple as this: you know you will get the question wrong if you leave it blank, but if you guess the answer you may get the right one!
WHAT TO DO DURING THE EXAM
Skip the hard questions at first and save them for last. (Adopt a smart time management plan.)
Many people start at the beginning of an examination work their way through, one question at a time, until they run out of time. If they encounter a hard question they battle with it for a long time and won’t go on until they’ve licked it (or it has licked them). These people are lucky to get to the end of the exam before they run out of time; if they don’t get to end, they never even see some of the questions which they could have easily answered. So here’s a good plan –
1) First pass: Start at the beginning and read through all the questions. Note down the easy ones and mark the answer only on the questionnaire (not the answer sheet);
2) Second pass: Go back to the unanswered questions, leave the computation questions for later. Start answering those which require a methodical analysis. But do not spend more than 5 minutes. Again, mark only the questionnaire.
3) Now, the next step is to start marking out the ANSWER SHEET with the answers you have so far.
4) Third pass: Start answering the questions requiring computations. Then mark the answer sheet accordingly.
5) At this time, you will have answers for most of the questions. The only one remaining are those you truly cannot answer and for them you have to make an educated guess.
6) Go back to the remaining unanswered questions and start guessing.
7) Do not be in a hurry to submit. You have 4 hours. Consume all of the given hours by going back and reviewing the difficult questions. Just leave about 10-15 minutes to mark remaining unanswered questions.
How to analyze a difficult question.
Read the question several times. Some questions appear to be difficult because they are grammatically defective and poorly constructed. So you have to discern the Examiner’s thinking process or intent. Some questions are tricky. Watch for questions with “except”, “not” etc. In some questions, the answer is found in the question itself by finding the right key word.
How to “GUESS” effectively:
First look for all the choices that are obviously or inherently wrong. You may not be sure of the right answer, but that doesn’t mean you can’t find some answers you know are wrong. This will allow you to narrow down the choices to about 2 or 3 answers. Then guess and answer from the ones that are left. Which of two or three remaining ones is the answer? If it is a choice between a/e and b/c/d, the answer may be more in the middle cluster. Analyze the answer cluster you have so far and find the ones that have more answers. Always be sure to eliminate answers you know are wrong in order to limit your choices and thus improve your chances of guessing the right one.
A positive attitude.
You should be confident; after all, if you worked hard to learn all the real estate concepts, theories, principles, etc., then you can do now the required materials, the exam simply is the place where you get to demonstrate that you are qualified for a real estate license. You can’t expect to acquire all the requisite knowledge if you start just a short while before the examination. You should follow a reasonable study schedule so that you will be at maximum readiness at the day of the examination
Some people panic at the prospect of taking an exam doing badly as a result. But if you look at the examination in the proper perspective, it won’t happen to you. If you are concerned about taking an examination after having been out of school for such a long time, the thing to do is to practice. Take model or practice examinations. Set up actual “examination conditions” give yourself a time limit and go right through each practice exam just as if it were the real thing. Use all the examination techniques that you will get from your reviews. To guide your future study, note the areas where you did well and those where you did badly. Do this for each practice examinations; first take the exam and grade it, then do more studying in your weaker areas before you take the next one. The day before the exam should be for your rest and relaxation. You can however, design a little last-minute study session that actually will help you without disturbing your relaxation.
Bring the essentials
Exam permit, ID, envelope, extra pencils, sharpener, calculator, ruler. Don’t forget to have a wristwatch with you to help you monitor the time. A jacket may be handy if it becomes too cold (i.e. when you’re unlucky enough to have the seat into which the aircon directly blows).
Manage what you eat.
Eat foods that have a slow but steady release of energy such as bananas and bagels. Avoid those that give you an immediate huge energy boost but might drain you towards the latter part of exam day.
Raise your concerns
Feel free to ask for assistance from the exam proctors (e.g. the exam instructions are not clear or you really need to go to the washroom, etc). No need to be intimidated by them.
Expect the unexpected
Since the PRC started giving exams for real estate brokers, there have always been questions that were seemingly out of the ordinary. In 2011, they were questions related to anthropology. In 2012, ecology; in 2013, investment analysis, and so on. For this year 2016, expect that there will be more surprises. It’s important to maintain your composure and confidence when you encounter these surprise (a.k.a. “absurd”) questions to avoid being disoriented for the rest of your exam.
Anything can happen
Related to the previous point. The exam starts hours late, your room’s aircon breaks down,your seatmate gets a heart attack, your seatmate gets a nervous breakdown, the traffic outside gets noisy, the karinderya nearby decides to have a karaoke singing contest…Anything can happen. In fact, the above are just examples of things that have already happened in years before during exam day. Again, it’s important to maintain your focus and have a mindset where you’re willing to face anything that may occur, no matter how annoying or distracting. This exam is as much a test of your patience as your skill to answer the questions.
Break-down the questions
For items that you’re not too sure or are too complex, skip them first. There’s a chance that questions you encounter later on would give you insight as to the right answer for the previous questions. In fact, some question items have themselves been direct answers to other questions. Be alert to them. Later when you return to the questions you have skipped, read them carefully again and try to break them down into little conceptual pieces. Think through each idea step-by-step and see how they might connect to the given multiple choices. You may need to call some of your intuition and gut feel in this process.
Stick with fellow examinees from your school
During the breaks, be with your fellow batch mates. It’s a big morale booster. Rely on their support and be supportive to them as well. Some batch mates will express worry for some of the items they have already answered. Try to de-emphasize those worries and focus instead on building their confidence for the next exam segments. Also, don’t be intimidated by other examinees who may be using the break to review further with their binders of materials. Your participation during the review would already have been more than sufficient.
5 Ways To Improve Your Success On Multiple Choice Questions
- Read the question carefully! Circle, highlight or underline key words. Pay special attention to words that narrow response options like principal, primary, major, except.
e.g.: Which of the ff. acts is not unethical, EXCEPT:
A. Cooperate with the government in protecting the public against deceit, misrepresentation
B. Pay any and all professional fees and taxes
C. Secure all the necessary licenses, permits and authority from the Commission and other government agencies.
D. Encourage or participate in the evasion or illegal reduction in the payment of all taxes that is due to the government.
E. None of the above
- Predict an answer BEFORE looking at alternatives
- Answer the questions you know first, and go back to the more difficult ones later
- Eliminate the distractions. Analyze the options as true/false questions. In negatively worded questions (i.e. which of the following is NOT . . . ) put a T or F beside each option than select the false statement.
- If the first option is a correct one, look at the last option to make sure it is not an “all of the above option” or “none of the above” option. In other words, read to the end . . . all possible answers!
Things to remember:
- Practice writing your answer (using capital letters) at the left side of each item number. Why?
First, answering on the questionnaire will keep you from erasing your answers in the answer sheet when you review your answers and found out they are wrong. Sometimes the answer to say item 10 is part of the question in item 18. If you already shaded your answer, you cannot change them anymore. Secondly, when you find the exam very difficult and you only have a few minutes to spare in transferring your answers in your answer sheet, plus if you are seated only on an armchair, you have the advantage of transferring your answers faster than placing your questionnaires in your lap, looking for the crossed, checked, underlined or encircled letter.
- Practice shading.
- 400 questions
- Each question is .25 points
- Passing grade is 75%but sometimes it is lowered exam is a competition. PRC may decide to pass 10% of the examinees.
- The most important person during the exam is the PROCTOR. Don’t antagonize the proctor.
- Your exam paper is computerized.
- Check your answer sheet answer first on the question sheet then transfer it to the answer sheet don’t erase your answer leave it if you made a mistake.
- Take care of your answer sheet make sure before you leave that the proctor to insert it on the envelope
- Always read business page. Current event is part of the subject
-Causes of failure:
1. Don’t forget to write your test set (set a or set b)
2. Did not study
3. Did not rest.
- Last two days take your rest.
- If you have a habit of sleeping during the day, break it. Two weeks of sleeping early and waking up early.
- 5 days to file your examination permit
- Don’t forget to bring the following during exam
1. non programmable PRC approved calculator
2. At least 3 Pencils no.2 sharpened already
3. Sharpener (backup)
4. Ball pen
7. PRC metered envelope (make sure you bought it inside PRC during your exam application.)
8. Long brown envelope
9. Transparent white envelope
10. Pentel pen (optional)
11. Read the questions carefully
12. Presence of mind-very very important
- No study 3 days before the exam to relax your mind.
- No bringing of handouts during the exam, no discussions about the exam during break time it will distract your mind and also ruin what you have studied. If someone will ask or talk about the exam don’t entertain them or instead change/divert to other topics.
- Exercise before the exam
- Have a good sleep the night before the exam at least 8 hours of sleep
- Eat full breakfast but no meat as it will cause you feel sleepy during the exam.
- Juice or water, Skyflakes, banana or sandwich only during break time to avoid being drowsy.
- Bring juicy fruits during the exam, it will help you gain more oxygen asyou chew on it and helps you feel relaxed.
- Eating inside the room during the examination is allowed but make sure your answer sheet will not be dropped by any foods or water as it will invalidate your answers by the machine. I suggest you eat chocolate as it will help boost your brain into active state.
- Also, don’t forget to donate all your exam materials like ball pen, pencils, erasers, ruler etc.. being used during the exam to PRC, you may give it to your proctor after the exam. This is also one way of believing that you don’t need those things because you’ll surely pass the exam and that there’s no need to re-take and use them again.
One of the most impactful, if not the most. Especially at moments when you become overwhelmed, might be near giving-up or just have so much uncertainty with your answers…just take a minute or two to pause.
No one beats a person that used his or her time wisely in preparing for the worse. Because at the end of the day, if worse comes to worst, God knows that we all did our best to study and will reward us according to the desires of our heart. Then pray for guidance and strength. Trust me, it works.
- Answer all questions.
- Don’t be afraid to guess . . . but still put some thought into it.
- Leave time to check over you answers
Enroll in prestigious and knowledgeable review provider
I would suggest enrolling in knowledgeable review provider. By the way, I am a proud product of URBAN Institute of Real Estate review center, home of topnotchers and successful real estate brokers and one of the best REB review providers in the country. In fact, one of my classmates in our batch ranked 2nd place in the board exam.
Here are some useful links for practice exam and mobile apps to reinforce your memory and help make the most out of the exam, please click on the link below:
- Complete subject for Board Exam
- RESA Law
- Docs & Registration
- Sales and Contracts
“Voice Aloud Reader” (by Hyperionics) – This app reads out any text that you select in your smartphone. So it can help you review “by ear”, even if you are commuting, waiting in line, doing your work-outs, etc. It’s handy if you want a run-down of your reading materials or even answer mock exams on the fly.
“Real Estate Dictionary” (by Edutainment Ventures) – This lists many property-related terms and organized by various categories. As a plus, you can take its multiple choice quizzes, which allows you to customize the categories to be covered and the number of items to be included. Just take note that the terms are US-based, which may still be alright as most of our Philippine terminologies align with those from the US. Also, it costs around P50, if I remember. But I think it’s worth it.
Download these through the Apple or Google App Store.
- Natural Reader
- Power Talk Measure
- Philippine Real Estate News
- Philippine Real Estate Insight
- Real Estate Today
- Philippine Property News
- Real Estate Business
Other related materials for review:
- Real Estate Terminologies
- Real Estate Finance Terminologies
- Ecology Terminologies
- Basic Law On Donations For Real Estate Sales Practitioners
- Pag-ibig Fund Guidelines on Home Financing Program
- Tabulated summary of Tax related to Real Estate Tabulated-summary-of-Taxes
To all who’s going to take the May 2016 Real Estate Board exam, I wish you all the very very best to pass the exam.
Visualize the best results. Believe you can have it, believe you deserve it, and believe it’s possible for you!
Keep calm. You’ll surely make it! Good luck!
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