Free Pennsylvania Real Estate Practice Test (2026) — LicenseIQ

Question 1

Which deed provides the GREATEST protection to the grantee?

Accepted Answer

A general warranty deed contains the fullest covenants, warranting title against all defects, including those arising before the grantor owned it.

Question 2

The deed clause that defines the extent of the estate granted, often beginning 'to have and to hold,' is the:

Accepted Answer

The habendum clause defines the estate conveyed; the granting clause contains the words of conveyance.

Question 3

Which test is MOST important in determining whether an item is a fixture?

Accepted Answer

Intention, as shown by the method of attachment, adaptation and any agreement (the M.A.R.I.A. factors), is the controlling test. A written agreement in the sales contract that spells out what stays avoids disputes. Cost and size are irrelevant.

Question 4

With proper written permission, a broker held a deposit check with an offer. The seller accepted the offer on Tuesday. The check must be deposited by:

Accepted Answer

Once the seller accepts, §35.324(b) requires deposit within 1 business day of the acceptance.

Question 5

A financing contingency in a purchase agreement protects the:

Accepted Answer

A financing (mortgage) contingency lets the buyer cancel without penalty if unable to secure the specified loan by the deadline.

Question 6

When a tenant fails to pay rent, the landlord's lawful remedy to remove the tenant is:

Accepted Answer

Actual eviction requires a court proceeding and judgment. Self-help lockouts or utility shutoffs are illegal.

Question 7

A contract clause stating that 'time is of the essence' means:

Accepted Answer

'Time is of the essence' makes performance by the stated dates essential; missing a deadline can be a breach.

Question 8

Under RELRA, a seller's agent's duty to make a continuous, good-faith effort to find a buyer is suspended:

Accepted Answer

RELRA §606.2 requires continuous marketing, except that the seller's broker need not seek additional offers while the property is under an existing agreement of sale.

Question 9

An owner of lakefront property holds:

Accepted Answer

Littoral rights apply to properties abutting standing bodies of water such as lakes and oceans. (Reclassified from section 16 to section 1 / CORE.)

Question 10

A landlord fails to send the written list of damages within 30 days. As a result, the landlord:

Accepted Answer

Section 250.512(b) provides that failure to provide the list within 30 days forfeits all rights to withhold any portion of the deposit or to bring suit for damages to the premises.

Question 11

A buyer earns $8,000 per month gross. Using a 28% front-end ratio, what is the maximum monthly housing payment (PITI)?

Accepted Answer

$8,000 x 0.28 = $2,240. $2,880 uses the 36% back-end ratio.

Question 12

The Pennsylvania Real Estate Seller Disclosure Law applies to transfers of residential property containing:

Accepted Answer

68 Pa.C.S. §7103(a) applies the law to real property consisting of not less than one nor more than four residential dwelling units.

Question 13

A seller wants to net $250,000 after paying a 6% commission and $6,000 in other closing costs. To the nearest dollar, what must the sale price be?

Accepted Answer

Net + other costs = $256,000, which equals 94% of the price (100% - 6%). Price = $256,000 / 0.94 = $272,340.43, about $272,340. Adding 6% to $256,000 ($271,360) understates the price.

Question 14

On a $250,000 loan, how much is 2 discount points?

Accepted Answer

1 point = 1% of the loan. 2 points = 0.02 x $250,000 = $5,000.

Question 15

For a deed to be valid it must be:

Accepted Answer

Transfer requires a valid deed signed by the grantor and delivered to and accepted by the grantee. Recording gives constructive notice but is not required for validity between the parties.

Question 16

A seller refuses to close on a valid contract. Because each parcel of real estate is unique, the buyer may sue to force the sale through:

Accepted Answer

Specific performance compels the breaching party to perform; it is available because land is unique. The buyer could alternatively seek monetary damages.

Question 17

To qualify for the IRS Section 121 exclusion on the sale of a home, the seller generally must have owned and used it as a primary residence for at least:

Accepted Answer

The exclusion ($250,000 single / $500,000 married filing jointly) requires 2 years of ownership and use within the 5 years before sale, and can be used once every 2 years.

Question 18

The National Do-Not-Call Registry is maintained by the:

Accepted Answer

The FTC maintains the registry; real estate cold calls to registered numbers generally violate the rules.

Question 19

In a CMA, active listings are most useful for showing:

Accepted Answer

Sold comps show actual prices paid; pending sales show demand; active listings show competition.

Question 20

A tenant has occupied a unit for six years. The landlord raises the rent from $1,400 to $1,500. May the landlord raise the $1,400 security deposit?

Accepted Answer

Section 250.511a provides that after five years of possession, a rent increase does not allow a corresponding increase in the security deposit.

Question 21

A Pennsylvania agreement of sale must state the property's zoning classification EXCEPT when the property is zoned:

Accepted Answer

RELRA §608.2 and the Consumer Notice require the zoning classification unless the property, or each subdividable parcel, is zoned solely or primarily for single-family dwellings.

Question 22

The Pennsylvania Consumer Notice is best described as:

Accepted Answer

The notice states on its face that it is not a contract. It informs the consumer of possible relationships and duties, and any relationship requires a separate written agreement.

Question 23

Which standard governs a dual agent's conduct toward the two parties?

Accepted Answer

Section 606.4 requires a dual agent to take no action that is adverse or detrimental to either party's interest in the transaction.

Question 24

Under RELRA §604(a)(22), which act is listed as a discriminatory practice that can lead to license discipline?

Accepted Answer

Section 604(a)(22) lists accepting listings on the understanding that illegal discrimination will be practiced, along with giving false information about availability and making distinctions based on protected classes.

Question 25

A landlord wrongfully withholds $800 of a deposit and does not pay it within 30 days. The tenant left a written forwarding address. The landlord's liability for the withheld amount is:

Accepted Answer

Section 250.512(c) makes the landlord liable for double the amount by which the payment fell short: $800 × 2 = $1,600.

Pennsylvania real estate practice test

1. Which deed provides the GREATEST protection to the grantee?

2. The deed clause that defines the extent of the estate granted, often beginning 'to have and to hold,' is the:

3. Which test is MOST important in determining whether an item is a fixture?

4. With proper written permission, a broker held a deposit check with an offer. The seller accepted the offer on Tuesday. The check must be deposited by:

5. A financing contingency in a purchase agreement protects the:

6. When a tenant fails to pay rent, the landlord's lawful remedy to remove the tenant is:

7. A contract clause stating that 'time is of the essence' means:

8. Under RELRA, a seller's agent's duty to make a continuous, good-faith effort to find a buyer is suspended:

9. An owner of lakefront property holds:

10. A landlord fails to send the written list of damages within 30 days. As a result, the landlord:

11. A buyer earns $8,000 per month gross. Using a 28% front-end ratio, what is the maximum monthly housing payment (PITI)?

12. The Pennsylvania Real Estate Seller Disclosure Law applies to transfers of residential property containing:

13. A seller wants to net $250,000 after paying a 6% commission and $6,000 in other closing costs. To the nearest dollar, what must the sale price be?

14. On a $250,000 loan, how much is 2 discount points?

15. For a deed to be valid it must be:

16. A seller refuses to close on a valid contract. Because each parcel of real estate is unique, the buyer may sue to force the sale through:

17. To qualify for the IRS Section 121 exclusion on the sale of a home, the seller generally must have owned and used it as a primary residence for at least:

18. The National Do-Not-Call Registry is maintained by the:

19. In a CMA, active listings are most useful for showing:

20. A tenant has occupied a unit for six years. The landlord raises the rent from $1,400 to $1,500. May the landlord raise the $1,400 security deposit?

21. A Pennsylvania agreement of sale must state the property's zoning classification EXCEPT when the property is zoned:

22. The Pennsylvania Consumer Notice is best described as:

23. Which standard governs a dual agent's conduct toward the two parties?

24. Under RELRA §604(a)(22), which act is listed as a discriminatory practice that can lead to license discipline?

25. A landlord wrongfully withholds $800 of a deposit and does not pay it within 30 days. The tenant left a written forwarding address. The landlord's liability for the withheld amount is:

Sources