10/20/2017 20 Tips - How To Top The Real Estate Brokers' Licensure Exam

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Last updated on August 9, 2015 by Cherry Vi Saldua Castillo | Filed Under: RA 9646 - RESA Law — 40 Comments

The Real Estate Brokers Licensure Exam is is conducted yearly and I know a lot of you are aspiring to
become part of the next batch of PRC licensed real estate brokers! If you are going to take the exam,
might as well aim for the top. Here are 20 tips which helped me when I landed at the top 4th spot when Ad negosyouniversity.com

I took the March 2011 real estate brokers exam.

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Why aim for the top? What’s New?

You may argue that there’s no special treatment for topnotchers of the real estate broker’s exam –
unlike the bar topnotchers who law firms “fight over”. This is true. I placed fourth in the 2011 Real BSP to sell 36 foreclosed
properties in Albay through
Estate Brokers Exam and I never got any of that sort of thing (bitter?). public bidding on October 23,
2017

But seriously, if you really think about it, performance in one exam (and this holds true for all exams) is
not really a determinant of how good a practitioner you are going to be. Once you are a licensed real
estate broker, nobody will ask you what your grade was or whether you were a topnotcher – the Auction of 138 Unionbank
Foreclosed Properties in Metro
playing field is wide open and fair to all. Manila/Luzon slated on Octobe
21, 2017 (plus 137 Properties f
negotiated sale)
However, I believe that being a topnotcher helps
boost your confidence, as it is a sign that you
know the technical aspects of your profession. If 125 GSIS Foreclosed Propertie
scheduled for sale in 3 public
you continue your diligence in studying, not only biddings for October and
November 2017
from books but also from mentors, it is very likely
that you will be able to achieve success at a
faster rate.
280 Philmay and Maybank
Foreclosed Properties include
Most importantly, if you aim for the top and miss in latest nationwide list

it, it is likely that you will still pass the exam and
get your real estate broker’s license. If you only
aim for a passing grade, and you miss it, then
More than 300 RCBC Savings
you have obviously failed – I am sure no one Bank Foreclosed Properties fo
sale in latest “Dreambuys” list
wants to be in that position. So, there’s nothing to lose and everything to gain if you aim for the top!

Why aim to pass the Real Estate Brokers’ Licensure Exam in

the first place? 813 BFS Foreclosed Propertie
included in October 2017
nationwide listing

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10/20/2017 20 Tips - How To Top The Real Estate Brokers' Licensure Exam
Without a real estate broker’s license, a person may not engage in the real estate service practice.
This is a practice which gives financial rewards in proportion to a person’s efforts. Since 2011, the Real
UnionBank repossessed cars
Estate Brokers’ Exam has been administered by the (PRC) and thus a Real Estate Broker is a full- sealed bidding slated on Octo
fledged professional on the same level as Certified Public Accountants (CPA’s), doctors, among 9, 2017

others.

20 Tips – How To Top The 2013 Real Estate Brokers’ Licensure 368 Asia United Bank Foreclos
Properties for sale as of Octob
Exam 2017 (Includes subsidiaries)

1. Ask guidance from God. Have good intentions and pray always. When you are at peace and
confident, I truly believe you will perform better.
2. Follow PRC’s general instructions as written on the Program for the 2013 Real Estate Brokers
375 PSBank Foreclosed
Licensure Exam, which I have quoted below: Properties for sale as of Octob
4, 2017

General Instructions

1. Your school/building assignment will be posted at the PRC premises two to (Second Update) 1,305 Pag-IBI
Foreclosed Properties slated f
three working days before the examination. Bring your NOTICE OF auction in October 2017
ADMISSION when you verify your School / building assignment. Visit your
school/building assignment prior to the day of the examination.

2. Report to the schoollbuilding assignment before 6:30 a.m. on the first day of
examination to verify your room and seat number. Be punctual, late examinees
Browse / Search Foreclosed Real Estate
will not be admitted. Examination Fee of ABSENT examinees will be forfeited. Database

3. Examinees are required to wear the following attire every examination day: Note: I am updating our foreclosed real estat
database. So far, it has properties from the
Male Examinees – White polo shirts or t-shirts with collar, tucked-in following:
Female Examinees-White blouses or t-shirts with collar
Bahay Financial Services (BFS)

4. Bring the following on examination day: Pag-IBIG (for public auction)

GSIS (for public auction)

a. Notice of Admission
b. Official Receipt SSS (for negotiated sale)

c. One (1) piece metered-stamped Window Mailing Envelope LANDBANK (for negotiated sale)
d. Two or more pencils (No.2)
PDIC (for auction)
e. Ballpen with BLACK INK ONLY
f. One (1) piece Long Brown Envelope PSBank (for negotiated sale)
g. One (1) piece Long Transparent (non-colored) Plastic Envelope (for AUB (for negotiated sale)
keeping your valuables and other allowed items)
RCBC Savings Bank (negotiated sale)

5. The following are PROHIBITED inside the examination premises/rooms. Unionbank (auction+negotiated sale)

More properties will be added soon. In the

a. PROGRAMMABLE CALCULATORS (click here for PRC’s list of meantime, you may browse by location or
allowable calculators) search the database below:
b. CELLULAR PHONES, beepers, portable computers or similar Search Database
gadgets/devices.
Enter your keyword here ...
c. Bags of any kinds (ladies bag and shoulder bags, attache case,
backpacks, etc.)
— Select a category —
d. Other examination aides not stated on this program.

Search Listings
NOTE: PRC WILL NOT BE RESPONSIBLE FOR PROHIBITED ITEMS
THAT WILL BE LOST. Reset (https://www.foreclosurephilipp

6. Read carefully and follow the instructions on your Notice of Admission and
Listing Categories
Examinees Kit.

Chattels (96)
(https://www.foreclosurephilippines.com/listin
3. Aim for the top! Have confidence!
category/chattels/)

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10/20/2017 20 Tips - How To Top The Real Estate Brokers' Licensure Exam
4. Know the exam coverage, subjects, level of difficulty. Please see below the exam coverage as
written in the program, where I also added links to recommended reading: Equipment (2)
(https://www.foreclosurephilippines.com/listin
category/equipment/)
Coverage of Examination Repossessed Cars (94)
General/Fundamentals (25%); 8am to 10 am (https://www.foreclosurephilippines.com/listin
category/repossessed-cars/)

Fundamentals of Property Ownership Real Estate (4310)

Code of Ethics and Responsibilities (https://www.foreclosurephilippines.com/listin
Legal Requirements for Real Estate Service (RA 9646/ IRR) category/real-estate/)
RA 9646 (full text)
RA 9646 IRR Foreclosed Properties (4310)
(https://www.foreclosurephilippines.com/listin
Presentation – RA 9646/RESA Law
category/foreclosed-properties/)

Real Estate Laws and Taxation (Agri Law, CARPER, RA 7160/ 8424, etc.)
RA 6657 – Comprehensive Agrarian Reform Law of 1988
Real Estate Investing
RA 9700 CARPER Law
RA 7160 – Local Government Code
Capital Gains Tax (CGT) Time To Outsource My Titl
Transfer
Creditable Withholding Tax (CWT)
Value Added Tax (VAT)
Documentary Stamps Tax (DST)
Transfer Tax
Real Property Tax (RPT) Foreclosure investing is n
Donor’s Tax really just about the mone
it’s about financial freedom
Estate Tax
Etc.

*Take note that as you have limited time, be conscious of the number of questions
per subject and budget your study time accordingly. You cannot read everything that Robert Kiyosaki’s
Introduction Of His Six-
comes your way as you will only get confused. As the exam date draws near, so Steps On How To Invest In
many “tips” will come out and you will be tempted to photocopy all of them but you Real Estate
will end up not being able to read any. Select what you will read carefully.

Special and Technical Knowledge (25%); 11am to 1pm

Introducing: Our Foreclos
Properties Database
Subdivision Development (incl. PD 957, BP 220, RA 7279, etc.)
PD 957 – Subdivision and Condominium buyer’s Protective Decree)
PD 957 IRR
BP 220 – Socialized and Economic Housing
BP 220 IRR Areas near MRT Line 7
Stations: Soon to boom?
RA 7279 – Urban Development and Housing Act of 1992
IRR Sec 18 of RA 7279
Etc.

Condominium Concept and Other Types of Real Estate Holdings

RA 4726 – The Condominium Act The 5 Mindsets of Real
Estate Investors
RA 7899 – An act amending The Condominium Act
Legal Aspect of Sale, Mortgage, and Lease
Sales Outline by Atty. Cesar Villanueva
RA 6552 (Maceda Law)/Realty Installment Buyer Protection Act
Documentation and Registration I failed to grab my first rea
PD 1529 – Property Registration Decree estate investment property
so what?! Just keep movin
RA 26 – An Act Providing a Special Procedure for the Reconstitution of forward!
Torrens Certificates of Title lost or destroyed
Registering property
BIR Revenue Memorandum Order (RMO) 15-03 – Requirements for
Certificate Authorizing Registration The importance of time
freedom, one example why
want to be financially free
Professional Practice (50%); 2 to 6 pm

Real Estate Brokerage Practice

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10/20/2017 20 Tips - How To Top The Real Estate Brokers' Licensure Exam
Real Estate Finance and Economics Instant gratification versus
Urban and Land Use delayed gratification
PD 1517 IRR – Urban Land Reform
Planning, Development, and Zoning
CLUP Guidebook
Basic Principles of Ecology
Wikipedia page on Ecology The importance of due
diligence in real estate
Basic Appraisal for Real Estate Brokers investing
Presentation – Philippine Valuation Standards

For various laws and issuances, you may also check the HLURB website.

Note that the PRC and the Professional Regulatory Board of Real Estate Service
(PRB-RES) previously issued a Resolution which states the Table of Specifications Browse Topics
which provides a breakdown of the number of questions per subject. Click here to
access the said Table.
Select Category

View Archives
5. Focus on the subjects which carry greater weight, and also on those you are not very good at.
Please refer to the table below which is also from PRC’s exam program:
Select Month

DATE AND TIME:

SUNDAY, MARCH 17, SUBJECTS WEIGHT
2013

GENERAL INSTRUCTIONS AND FILLING UP

7:00 A.M. – 7:45 A.M.
OF FORMS
25%
8:00 A.M. – 10:00 A.M. GENERAL/FUNDAMENTALS

25%
11:00 A.M – 1:00 P.M. SPECIAL AND TECHNICAL KNOWLEDGE

50%
2:00 P.M. – 6:00 P.M. PROFESSIONAL PRACTICE

100%

6. Have a good outline of topics to study based on the Program released by the PRC.
7. Pace yourself. It would be good to follow a calendar with the subjects you need to study for each
day so you can be sure that you are able to read all topics at least thrice. (I got this style from the
bar review at Ateneo Law School.)
8. Read the laws and regulations in their original form (full text). Make and study your own
reviewers many times. If you are going to top the exam, you must know something that others do
not. If you read the original, you will know some ideas which were not included in the reviewers,
which most examinees rely on exclusively.
9. Practice answering sample real estate brokers exam questions. We suggest that you compile
sample questions and then take a “practice exam” without looking at any of your notes, AFTER
you have reviewed, to help you know what to expect, and also to gauge your preparedness for
the exam. CPA exam takers call this the “pre-board exam” while bar examinees call this the
“mock bar exam”. This helps take away some of the jitters. If you perform well, then you are
ready. If your performance is in the average level, then double or triple your efforts.
10. Practice answering problems and time yourself while doing so. Strive to answer as fast (yet
still as carefully) as you can.
11. This might come a bit late but you should have enrolled in a good review school, where the
teachers are knowledgeable about real estate, and Do not hesitate to ask questions. (In case
you want to know, my husband and I are products of Engr. Enrico Cruz’s Urban Institute).
12. Visit the exam room days before the exam. Check where the comfort room is located as well
as the fire exits.
13. If you will be commuting, know the route and which vehicles to ride. If you will bring a car,
know where the parking area is.

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14. If you can, stay overnight at a place near the venue so you can walk and have no problem
with traffic, much better (though you may have trouble sleeping if you are not used to the bed).
15. Prepare all the stuff you need early, like your exam documents, sharpened pencils, calculator
(make sure you understand how to use it!), food and drinks (do not bring food that can cause
stomachaches or farting!), clothes and sweater, etc. the day before the exam.
16. Have a good sleep the night before the exam. If you don’t have enough sleep, you will be
sleepy during the exam. [True story: A friend of mine couldn’t sleep the night before our first bar
exam day, so she slept during the exam (!). Don’t worry, she passed.]
17. Wake up early and pray for guidance. A little bit of exercise would help “wake up” your muscles
and brain.
18. Take a bath 🙂 and eat a good breakfast. Never take a test on an empty stomach – you will be
thinking of food instead of the right answer.
19. Arrive early at the test site. Have a big “allowance” for traffic. You will be so much more relaxed
if you are just waiting for the test to begin at the exam room, compared to when you are running
around like a headless chicken and thinking that you might not make it on time.
20. If you are guessing, choose the one that is not like the others, the one “sticking out” so to
speak. Take note of the words “always”, “never”, or “except” – they can give you clues to the
answer.

I hope these tips will help all of you who are taking the real estate brokers’ licensure exam on March
17, 2013. I wish you all the best and I pray that all of you shall become licensed real estate brokers
soon!

~~~

Cherry Vi M. Saldua-Castillo
Real Estate Broker, Lawyer, and CPA
PRC Real Estate Broker License No. 3187
PRC CPA License No. 0102054
Roll of Attorneys No. 55239

Text by Jay Castillo and Cherry Castillo. Copyright © 2008 – 2013 All rights reserved.

Full disclosure: Nothing to disclose.

Image courtesy: of Stuart Miles / FreeDigitalPhotos

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About Cherry Vi Saldua Castillo

Cherry Vi Saldua Castillo is a Real Estate Broker (PRC Real Estate Broker License
No. 3187), Lawyer (Roll of Attorneys No. 55239), and CPA (PRC CPA License No.
0102054). She is the 2013 Internal Education Head of REBAP-LMP

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