How to verify a real estate license in New Hampshire

The five professions at a glance

Real estate agents and brokers

RSA 331-A:3 makes it unlawful to act as a real estate broker or salesperson without a license. The law lists who is exempt, including an owner selling the owner’s own real property, an attorney at law performing duties as an attorney, a licensed auctioneer selling at public auction, and certain fiduciaries (RSA 331-A:4). “Broker” covers anyone acting for another for compensation who sells, rents, negotiates or lists real estate (RSA 331-A:2). Ask any agent for the license type and number and check it with the state before signing a listing or buyer agreement.

Mortgage loan originators (NMLS)

Under RSA 397-A:3, a person must obtain and maintain a license before engaging in the business of a mortgage broker, banker, originator or servicer, and each must hold a valid unique identifier from the Nationwide Multistate Licensing System and Registry. An originator’s license is in effect only while the originator is employed or retained by a licensed company or an exempt entity registered on NMLS. The statute adds that being licensed is not a finding by the commissioner on anyone’s merits: it is unlawful to say otherwise to a customer. Look up the originator’s NMLS ID on NMLS Consumer Access (nmlsconsumeraccess.org). That site blocked automated access for this article, so its contents were not read.

Home inspectors

Since January 1, 2010, no one may practice as a home inspector in New Hampshire without a license from the Board of Home Inspectors (RSA 310-A:189). Practicing or advertising as one without a license is a class B misdemeanor for a person and a felony for a business organization (RSA 310-A:199). Exemptions include government employees inspecting within their duties, and inspections used solely by a lender to monitor construction (RSA 310-A:201). For what an inspection costs, see home inspection cost.

Appraisers

Only a certified or licensed real estate appraiser may use that title in New Hampshire (RSA 310-B:3). The state classes are apprentice, licensed residential, certified residential and certified general (RSA 310-B:6). Apprentices must work under a certified appraiser’s supervision. A person who is not licensed may appraise for non-federally related transactions. The Appraisal Subcommittee publishes a National Registry with a page for each state. See home appraisal cost.

Land surveyors

Practicing or offering to practice land surveying for others without a license is a class A misdemeanor for a person and a felony for a business (RSA 310-A:72). Licensure requires 6 years or more of accumulated experience and a proctored exam (RSA 310-A:63). Mortgage plot plans are exempt if the drawing carries the legend “This drawing is not a survey/For mortgage purposes only” and no seal (RSA 310-A:74, V). That means a mortgage plot plan is not a boundary survey. See land survey cost.

What to do if a license is expired or suspended

• Do not sign an agreement with someone whose license the state does not confirm.
• For unlicensed practice, the licensing law describes penalties (above); the surveyor statute adds that the licensing office may investigate and report to the attorney general for prosecution (RSA 310-A:72, II).
• Ask the professional in writing to show a current license, and keep a copy of what you checked and the date.
• Questions about a licensed professional’s conduct go to the board that issued the license.

If you are buying around Manchester, see Manchester. For the written notices a seller must give you, see seller disclosure.