How to verify a real estate license in Pennsylvania

The five trades at a glance

Real estate agents and brokers

Pennsylvania law makes it unlawful to act as, or advertise as, a broker or salesperson without a license (Act 9 of 1980, § 301). A salesperson works for a licensed broker. The State Real Estate Commission, part of the Department of State, regulates both. Look up the person in PALS (pals.pa.gov) through the Department of State’s license verification page, which lets you search “at any time” for the license number and status. PALS also tells you whether the licensee has ever faced discipline from the board, such as suspension or fines.

Mortgage loan originators (NMLS)

Under 7 Pa.C.S. § 6111, no one may engage in the mortgage loan business in Pennsylvania without a license as a mortgage broker, lender, servicer or originator, with exceptions listed in the law. A mortgage originator may work only if sponsored in the Nationwide Mortgage Licensing System and Registry (NMLS) by a licensed firm and supervised by it. The Department of Banking and Securities requires mortgage applicants and licensees to use NMLS to apply for and manage their licenses. Search the originator’s name or NMLS ID on NMLS Consumer Access and compare the Pennsylvania status and the sponsoring company with what your loan paperwork says. Read about FHA loans and VA loans once you have a lender.

Home inspectors

Pennsylvania has no state home inspector license. The Home Inspection Law (68 Pa.C.S. Chapter 75) instead sets other rules:

• A purchase agreement that gives the buyer a right to a home inspection must provide that the inspection is done by a full member in good standing of a national home inspection association, unless the inspector is a licensed professional engineer, a licensed architect, or is supervised by such a member who signs the report (§ 7506).
• The law defines such an association as a not-for-profit, non-franchise group with members in more than ten states, a minimum of 100 inspections and an exam for full membership, a code of conduct, and continuing education (§ 7502).
• The inspector must carry errors-and-omissions and general liability insurance of at least $100,000 per occurrence and $500,000 aggregate (§ 7509).
• The report must be written and must state its scope and any material defects (§ 7508).

Ask for the membership, or the engineer’s or architect’s license number, and verify an engineer or architect in PALS. For prices, see home inspection cost.

Appraisers

The State Board of Certified Real Estate Appraisers regulates certified residential and general appraisers, certified broker/appraisers, licensed trainees and other categories. Act 98 of 1990 makes it unlawful to hold yourself out as a state-certified appraiser, or to perform appraisals that federal law requires a state-certified or licensed appraiser to perform, without a current certificate. Check the appraiser in PALS. The federal Appraisal Subcommittee also keeps a national Appraiser Registry of state-credentialed appraisers. See home appraisal cost.

Land surveyors

It is unlawful to practice or offer to practice land surveying in Pennsylvania without being licensed and registered as a professional land surveyor (Act 367 of 1945, § 3). The State Registration Board for Professional Engineers, Land Surveyors and Geologists also regulates engineers and geologists, and unlicensed practice. Search PALS. See land survey cost.

What if a license is expired or suspended?

Do not hire the person until the board’s record is clear. An unlicensed broker cannot sue in a Pennsylvania court for a commission (Act 9, § 302). To report a problem, use the Department of State’s complaint form, listed on the Real Estate Commission’s page.