How do you become a licensed real estate salesperson or broker in Ontario? It’s a question we’re asked a lot and so we decided to put together a handy guide to help you navigate the early steps of a career in real estate sales.
With over 64,000 licensed real estate Brokers and Salespersons in the Greater Toronto Area alone, the real estate industry has grown considerably in recent years. It’s clear to see why, with demand high and prices increasing, there is plenty of opportunity to carve out a successful and profitable career for people with the right approach, attitude, effort and support. But what are the first steps and how do you get started as a licensed real estate salesperson? Read on to find out…
Take Your Courses
As it is a regulated profession in Ontario, anyone looking to work in real estate sales must register with the Real Estate Council of Ontario (RECO). Before registering, however, you must complete mandatory pre-registration education courses and examinations.
The required program is known as the “Pre-Registration Learning Path” and is offered by Humber College. The course is very flexible and can fit around your current commitments. Learning materials are also accessible online, so remote learning is an option. To qualify for entry to the program, you must hold a Canadian secondary school diploma or GED certificate or an equivalent credential that the college accepts.
According to the Humber College website, the program will offer a variety of benefits for participants. That includes a learning path that will follow “the flow of a real estate transaction” and give participants valuable insights and an understanding of key aspects of real estate. Participants will also benefit from online data banks of searchable information, as well as vital information to help you get started in real estate sales and find your first sales position.
The program is split into five courses:
- Real Estate Essentials – this looks at the role of a salesperson and important legal requirements based on the various codes and rules governing real estate in Ontario.
- Real Estate Transactions – this course looks at the processes involved in listing, buying and selling residential real estate and also begins looking at marketing strategies and real estate contracts.
- Additional Real Estate Transactions – following on from the previous course, this focuses on leasing and additional property types such as condos, new homes and rural properties.
- Commercial Real Estate Transactions – this course looks at the processes involved in buying, selling and listing commercial properties, and the brokering the sale of a business.
- Getting Started – this course gives an overview on how to get started with a career in real estate.
Examinations will be held at the end of each course and these must be passed in order to move onto the next course.
In addition to the courses, there are two separate in-person simulation sessions that last a week each. In these sessions, participants will get a chance to apply their new knowledge in real-life scenarios.
The course needed to be taken in order and there are flexible schedules available, including online learning options for those who live far away. Because of the flexibility, completion time varies amongst candidates but, in general it takes nine months to a year to complete all the required parts of the program. Once you pass all your examinations and complete your simulation sessions, you will have successfully completed the program and can then move on to the next step.
Find a Brokerage
After successfully completing your pre-registration course, it’s time to find yourself a brokerage and a broker of record to work under. These come in all shapes and sizes in the GTA – from small independent brokerages to huge multinational corporations with franchises across the globe. Each brokerage works differently, with different support services and marketing approaches, for example. However, most share common features in the way they hire and employ licensed real estate sales people. The most common feature is a regular fee paid by the salesperson to the brokerage. This can take the form of franchise fees, desk fees, brokerages or often a combination of those.
One brokerage that operates with a different model is Living Realty, which celebrated its 40th anniversary in 2020. It is a family-operated brokerage operating out of a large head office in Markham and with five office locations across the GTA and approximately 650 active real estate sales agents. Unusually for a North American real estate brokerage, Living Realty does not charge any fees to its agents. No desk fees, no franchise fees, no office fees; nothing. At the same time, Living Realty provides industry-leading back office support and ongoing training – investing in its agents and helping them to grow into better and more successful sales people. Many of the most successful sales people in the Greater Toronto Area started their careers with Living Realty and remain as part of the Living Realty family to this day.
Register with RECO
Once you have completed the pre-registration education courses and associated yourself with a brokerage, you can apply to register with RECO. You must apply within 12 months of completing your final examination, otherwise you will be required to retake the entire program – so don’t take too long!
To apply to be a new registered salesperson, you must complete and submit the RECO application online and pay the relevant application fee, which was $590 for a new salesperson at the time this article was published.
The first two years as a newly licensed real estate salesperson is called your “articling” period. During this time, you must complete several more mandatory continuing education courses within the 2-year articling period after which you will become a full-fledged sales representative. Thereafter, every registrant must continue to take Continuing Education courses offered by RECO every two years to renew their registration.
Suresh Parmar says
Excellent Explation.
Yusuf Talukder says
Good information.
If any body has criminal record in the past, can he get license?
James Ellener says
A criminal record check is required when applying to become a real estate salesperson but a criminal record may not disqualify someone, depending on the crime. RECO would be able to provide more clarity on this.
Saima Tahir says
I want to become real estate agent
MICHAEL Oni says
Greatly informative! Thanks!!
Anna says
So there is no need to have a Canadian green card to work as a real estate agent in Ontario?
James Ellener says
In order to work in Ontario, you need to have the correct permissions. That could be permanent residency, citizenship, or a work permit. We are not experts in employment law, however, so please double check the information for yourself.
Selina says
This is very informative! Thank you.
Tracey says
Is Humber the only place to take the course?
James Ellener says
Currently, Humber College is the only place to take the required courses to become a registered real estate salesperson.
simran says
Hello, I actually enrolled in law clerk 2 year course in Seneca College. It is my last semester and in my 2nd semester and 3rd semester, I completed my real estate course in the program. Am I eligible for real estate salesperson license, and I also read somewhere that if we had done similar course then we are eligible to move directly to step 2 rather complete the first step which is Pre-registration phase. Please let me know if you know anything about this. Thanks
James Ellener says
RECO allows some stages of the pre-learning to be skipped based on prior experience or education. You have to apply for an education equivalency assessment to see if the course you took qualifies: https://www.reco.on.ca/real-estate-professionals/education/equivalency/
One of the examples they list as qualifying for exemption is “Completed a recognized real estate registration or licence program in a Canadian jurisdiction in the past five (5) years.” You would need to check with them whether your Seneca course falls into this or any other category.
Tom Dunn says
Will credit rating affect the ability to get licensed?
James Ellener says
As far as I know, credit checks aren’t required to get registered, so your credit rating shouldn’t have any impact.
Matteo says
well put together. Thanks !
Amit says
Could I take the course and start my business directly, without having the need to work for a brokerage firm?
James Ellener says
In Ontario and most of North America, a real estate salesperson cannot work independently and must be under the supervision of a broker. Only a broker can manage a brokerage.
In order to become a broker in Ontario, you must gain additional qualifications and need to have been registered as a salesperson for at least 24 of the 36 months preceding the date of your application.
Asma Khalid says
Hi, So apart from working under a broker , which qualifications is this article referring to ? Is there a link where i can see the rest of the courses ?
James Ellener says
Hi Asma,
Once you register as a salesperson, you have to work under a broker and, if you want to continue as a salesperson or broker after the initial two years, you must complete the post-registration courses, details of which are available on the Humber College website: https://humber.ca/realestate/registration/post-registration-phase.html
k says
This is how they control people. Anyone should be able to sell as this just makes the brokers take a cut of your money. Ridiculous.
James Ellener says
After 2 years, a salesperson can become a broker, which would allow them to open their own brokerage as a Broker of Record – either with staff under them or as a sole proprietorship.
There are responsibilities required of a Broker of Record, to ensure that their brokerage complies with the Real Estate and Business Brokers Act, 2002 and other regulations. Quite simply, it takes time to complete the training and acquire the knowledge necessary to run a brokerage, even as a sole proprietorship.
Albert Lang says
Is Humber College the only school that offers courses?
James Ellener says
Currently, yes. It may change in the future.
George Kwiczala says
Question. I had my real estate licence for over 15 years but then I gave up my licence several years ago and stopped taking the mandatory courses, What would I need to do to get reinstated, is it possible thank you.
James Ellener says
According to RECO, it depends on how much time has passed since your registration lapsed. If it is 2 to 5 years, you may need to take courses, but can apply for an exemption. If it is over 5 years, you will have to take the courses.
Vivien Levermore says
A lot of people refer to it as a licence, is this correct? I thought we were registrants not licensees?
James Ellener says
According to RECO, those who pass the requirements are “registered” salespersons or brokers.
Stephanie Morrison says
There are many real estate agents selling homes that did not go to Humber. I am confused as it says that this program is ‘required’ in order to become licensed. Can you not apply for your license and write the test another way? with an established agency?
James Ellener says
Previously, the courses could also be taken through “OREA College” but that option ended on June 11, 2021. Presently, Humber College is the only option but that may change in the future.
Howard T. says
Is this course available online? also is there a mandatory vaccine requirement for this courses. Finally why does the course take nine months to a year for completion?
Thanks 🙏
James Ellener says
Currently, the course is only available at Humber College. I am unsure of any provisions they may have made for online learning at this time so you would be best checking with them. In terms of vaccine requirements, Humber College appears to have a vaccine policy requiring staff and students to be vaccinated if visiting campus: https://humber.ca/staff/announcement/humber-college-covid-19-vaccine-policy-statement
The course takes nine months because the different sections and exams must be completed sequentially and cannot be done at the same time.
Tung Nguyen says
I am a licensed realtor in the other province. If I want to move to ON and work as a realtor, what steps I must take to enable working there ? Do I have to attend the “Pre-Registration Learning Path” ? Thanks.
James Ellener says
Usually, you do not need to complete the pre-registration learning path. Realtors licensed or registered in other provinces can generally take the Interprovincial Challenge Examination in Ontario. Upon successful completion of that exam, you can then apply to RECO to be registered as either a salesperson or broker. This examination is provided by Humber College so must be booked through the college.
Hao Ni says
Hi James
What does the Interprovincial Challenge Exam consist of for agents From Quebec
to get an Ontario License ?
James Ellener says
According to CREA, the exam focuses on Ontario-specific skills and knowledge “such as: Ontario laws, including real property law, commercial and residential real estate transactions in Ontario, and RECO’s governing legislation, the Real Estate and Business Brokers Act, 2002 (REBBA 2002).”
Sim says
There are two programs on Humber college website to become a real estate agent. Real estate salesperson and real estate broker. Can someone go for real estate broker directly?
James Ellener says
No, the first step has to be a real estate salesperson. When you apply to be a broker, one of the requirements is that you must have been registered as a salesperson for at least 24 of the previous 36 months.
Arun Varghese says
Can international students get an education visa for the Real Estate Salesman program?
James Ellener says
You’re probably best checking with Humber College with regards to student visas as that’s not our area of expertise
Laura says
Is there a program for immigrants who are licensed in another country? I’m going to be moving to Ontario in the future, but am a US citizen. I will have been an active agent for several years by that time. Thanks!
James Ellener says
As far as I am aware, the only program for converting a license or registration from elsewhere is the Interprovincial Challenge Examination, which is for people arriving in Ontario from elsewhere in Canada. I don’t think there is anything for realtors from the US.
Ryan says
Can you clarify what the simulation sessions are and how they work especially if I’m going to be online because of distance?
James Ellener says
There are two simulation sessions (one for residential real estate and one for commercial real estate). They allow students to practice “core activities and tasks related to.. real estate transactions” and are done with an experienced real estate professional as a coach. So, you get to test your knowledge in simulated real-life situations. I’m not sure how different it will be online vs being in the classroom but the core structure will likely be the same.
anil agarwal says
Hi,
Thanks for sharing all these points.
I need a few clarifications:
1. How fast can a person go to become a licensed Real Estate Sales person. Is it possible to clear all the exams sequentially in 2 months, if someone is totally free to prepare?
2. Once some clear all the exams and registered with RECO, can he start selling immediately? Or he needs to wait for some period to start?
3.As you mentioned that there are so many different Brokerages in the Ontario Market. Do they charge same amount of fees and/or they provide the same commission?
4. Is there any restriction on the Brokerages to charge fees from the Selling agents, from RECO.
5.What is eXp Realty? I heard a lot about them through online. Are they a different kind of Brokerage house?
Thank you so much for all your help.
Anil
James Ellener says
Hi Anil,
1. It wouldn’t be possible in two months. Because each step has to be taken sequentially, you cannot register for the next step until you have completed the previous step. Generally, it takes at least nine months to go through all the steps.
2. Once you have passed the exams and registered with RECO, you can begin to work as a real estate salesperson straight away, although you will need to work under a broker of record at a brokerage.
3. No. Different brokerages have different fees and commission splits. Most brokerages will charge some kind of fees for salespeople – they could be desk fees, franchise fees, offices fees or a combination. At Living Realty, we are unique in that we do not charge any such fees.
4. RECO has lots of rules about fees and their use but, as far as I’m aware, they don’t put a limit on them.
5. It appears that they are a brokerage
Muhammad Raza says
Excellent n Very Informative..
Stacey says
What if you live in Northern Ontario and can not get to the college physically for the Sims?
James Ellener says
Humber College offers online learning options and they also have options to take the examinations online.
harsh v says
Hello Stacey,
I also live in Northern Ontario and planning to take a course soon. May i know which north part are you applying from ?
Thank you.
Reem Al Ani says
Hello James,
Thank you so much for the explanation and your responses to everyone’s questions I read all the comments. this is the first page I came across that made sense!
I have a few questions:
1- I have finished high school in IRAQ about 11 years ago. so it’s nowhere close to being a Canadian one
how would that work when applying to Humber? I don’t have the diploma with me and it’s hard to establish since I am not there.
2- I do live in Ontario but since I am able to take the courses online even the stimulation I don’t need to worry about the proof of vaccine correct?
3- once I have taken the proper courses and have completed the necessary steps. When applying to Living Realty, is it very hard to get hired at such an established agency with no experience?
4- These courses offered by RECO every two years to renew the license, on average how long and complicated are they are they?
I am sorry I know those are a lot of questions but I am not quite knowledgeable when it comes to this area but I am very interested and curious about it.
Thank you very much in advance.
James Ellener says
Hi Reem,
In answer to your questions:
1. For people who do not have a Canadian secondary school diploma or equivalent, there is a Salesperson Admissions Exam that can be taken in order to qualify for the program. I don’t know too much about this but it looks like it is offered by the real estate program office at Humber College
2. I don’t know if I can answer that. Humber College does have a vaccination policy for entry to their campus, so I imagine it depends whether you will have to be there in person at any point.
3. At Living Realty, we are always on the lookout for newly-qualified agents who are hungry to learn and succeed.
4. The difficulty depends on the individual but the courses don’t take as long as the initial course. Some of the mandatory courses are 90 minutes long, for example. You can read more about them here: https://www.reco.on.ca/educationblog/category/mandatory-continuing-education/
reza says
Hi
Thank you It was very helpful. I have a question about the time we need to work in find a Brokerage after course completion.
I want to work as realtor as part time realtor in the weekend and other days evening.
My question is:
After course completion, If I find a brokerage to work there, is there any obligation from Brokerage to work for them as full time or it is up to me how to work.
Thank you.
Reza
James Ellener says
To be honest, it depends on the brokerage whether they allow part-time agents or not. What you also have to take into consideration is that a lot of brokerages will charge agents fees (desk fees, franchise fees, or office fees, for example). So, while you may choose to be part-time, you will still have to cover the cost of fees and that might make part-time work impractical.
I don’t know the fees at other brokerages but at Living Realty we are unique in that we don’t charge any agent fees. That makes it easier for part-time agents and we have a good number of agents who work that way.
Macy says
Question about the time frames of the courses;
After completing the first course, real estate essentials, for exemple, does the next course have to start right away with the schedule of the college or are you able to wait until your ready to continue the rest of the courses?
James Ellener says
The real estate course does not follow Humber’s semester timetable so is more flexible than a traditional college course. Although you have to follow the steps for the course sequentially, you don’t have to start the next step immediately after the previous step, as far as I’m aware. However, you are allowed a maximum of 24 months to complete the entire course so you cannot delay a step for too long
Michelle says
Do you know know of any financial assistance for completing these courses? Thank you
James Ellener says
According to the Humber College website, the real estate course does not receive any provincial funding and is therefore not eligible for OSAP.
Autumn says
This was an awesomely informative article. I learned from every Q & A. What I didn’t learn is how does Living Reality recoup its costs from restate agents? Is there a larger broker fee from sales than is average in Ontario. What is the percentage of agents’ fees given to Living Reality and does that change with realtors’ experience/houses sold? I still think Living Reality is a wonderful opportunity and thank you so much for helping to clarify all Qs asked.
James Ellener says
Like the majority brokerages, we have commission splits. I’m afraid I don’t know the exact numbers myself and can’t comment on how they compare to other brokerages as there is a wide range of splits across the industry.
Mark Deco says
My credit is bad and am looking at starting afresh. If I take the real estate agent course, would I be eligible to register and practice considering that I have judgment against me. Thanks
James Ellener says
As far as I’m aware, there are no credit checks involved in becoming a registered realtor – only criminal record checks. You must disclose if you have been declared bankrupt at any point, although RECO states that in “normal circumstances bankruptcies do not prevent registration.”
Sarah says
If I did not finish pre education within 2 years period. Can I apply again to take the pre education?
James Ellener says
I don’t think there are any restrictions on re-taking the course but you would likely have to start again from the beginning if you do not complete within two years.
Veronica P says
This is a super informative article, thank you, James!
I was wondering if it was mandatory to take the courses, or could you only register for the exams at Humber College (self learn the material for the 5 courses)?
James Ellener says
As far as I am aware, the courses are mandatory since Humber states that you must complete the course before you are allowed to take the examination.
pramod mainali says
what would be the first step?
sales person or sales agent?
whats the difference?
James Ellener says
Salesperson and real estate agent are interchangeable terms. The first level is a salesperson, but according to RECO you can refer to yourself in advertisements as a salesperson, real estate agent,
real estate salesperson, sales representative, real estate sales representative, REALTOR®, or REALTOR® salesperson.
The next level is broker. You have to have been a salesperson for at least 2 years to become a broker.
Nicola says
I live in Ontario and considering getting my real estate license. Will my license enable me to sell real estate in other provinces and abroad?
James Ellener says
In Canada, real estate professionals are licensed/registered at a provincial level, with each province setting its own rules and regulations. Most provinces have ways to allow agents licensed in another province or territory to become licensed in that province. For example, realtors moving to Ontario do not have to go through the full training to become registered and can take the Interprovincial Challenge Examination instead if they are already licensed in Alberta, British Columbia, Manitoba, New Brunswick, Newfoundland and Labrador, Nova Scotia, Prince Edward Island, Quebec, Saskatchewan or Yukon.
So, to sell real estate in another province, you’d have to investigate that province’s rules with regards to obtaining a real estate license. I don’t know all the intra-provincial rules myself but, from what I’ve seen, some appear to be simpler than others.
Selling real estate abroad would fall under the jurisdiction of whichever country you are looking to sell in, so you would have to find out the specific real estate laws and regulations for that country.
Nelly says
Hi, thank you for all this great information.
I dont have a secondary diploma and studied Business Marketing at Seneca as an adult student and received my diploma in 2019. Will they accept my college diploma as a credential since i dont have my second diploma? Thanks!
James Ellener says
Hi Nelly,
According to the admission requirements for the course, you need to have a “a Canadian secondary school diploma, General Educational Diploma (GED), or equivalent credential” to apply.
“Post-secondary diploma or degree from Canada or the United States” is listed as one of the acceptable equivalent credentials. I assume that means your college diploma meets the requirements. It might be best to double check with Humber College to be sure.
Jen says
During your articling period are there any limitations on your real estate buying/selling abilities or can you function as a full agent?
James Ellener says
You can operate as a full real estate salesperson. However, if you want to extend your registration beyond the initial two-year period, you must complete the articling education requirements.
Asma Khalid says
Hi, I want to start Pre-Registration learning path soon. My only concern is, during this study which may last for at least 9 months, will I be able to get any job in real estate ? How will I earn while I am studying ?
James Ellener says
You cannot work as a salesperson until you have completed your pre-registration and then registered with RECO. However, there are many other jobs within real estate that don’t involve sales. For example, at Living Realty we have front office staff in each of our branches and a large back office team at our head office carrying out a variety of roles.
Safwat Hanna says
Hi
I am certified vendor builder from HCRA , i have passed 7 competences before getting the license
in case of i would like to be a real estate , is there any subjects of courses may be can exempt
please advise
James Ellener says
RECO allows some exemptions based on previous education and/or experience but I am not sure that your experience would fall into the approved exemption category as their approved list refers to real estate salesperson experience or specific real estate salesperson training. You can find the full details here: https://www.reco.on.ca/real-estate-professionals/education/equivalency/
Sakshi Bedi says
Is it neccessary to register with humber courses at their official site before taking exams? As other websites provide the study guides to prepare the exam.. we can’t just prepare from there by our own?? . Then , only can get register for the exams through humber?
James Ellener says
I do not think this is an option. A pre-requisite for registering for any exam is that you have completed the corresponding course at Humber. In addition, part of the learning path includes simulation sessions, which are a part of the Humber salesperson course.
Maryna Vlasyuk says
Good day, i am moving to Canada, have 15 years experience as a property consultant in Dubai, to get license in Canada what’s documents do i need to have with me, thank you
James Ellener says
To enroll in the Real Estate Salesperson course, you must have a Canadian secondary school diploma or GED certificate, or an equivalent education from another country. If you are using an equivalent from elsewhere, it needs to be assessed as being equivalent by a recognized assessment service, such as World Education Services (WES).