How to verify a real estate license in Wisconsin

The five trades at a glance

Real estate agents and brokers

“No person may engage in or follow the business or occupation of, or advertise or hold himself or herself out as, … a broker or salesperson without a license” (§ 452.03(1)). DSPS lists three related credential types: Real Estate Broker (REB), Real Estate Salesperson (RES) and Real Estate Business Entity (REBE) for firms. DSPS’s broker page tells you to “check the status of someone’s credential using the public LicensE look up,” which is linked from the DSPS home page. Search the person’s name and confirm the credential type and status. A court annotation to § 452.03 notes that an agreement to pay a brokerage commission to someone who is not licensed is void.

Mortgage loan originators (NMLS)

A person may not regularly engage in the business of a mortgage loan originator on a residential loan, or use that title, in Wisconsin unless DFI has issued a license, and each licensed originator must keep an NMLS unique identifier (§ 224.725(1)). The exception is a “registered” originator: an employee of a depository institution or a federally regulated subsidiary or farm credit institution who is registered with NMLS (§ 224.71(13g)). DFI says Wisconsin “uses the Nationwide Multistate Licensing System & Registry (NMLS) … for all of its mortgage licensing.” DFI’s Licensee Search is the tool it names for looking up a Wisconsin licensed mortgage banker, mortgage broker or loan originator, and its page also links to NMLS Consumer Access. Ask for the originator’s NMLS number first; it is the identifier the lookups use.

Home inspectors

Wisconsin calls this a registration. No one may act as a home inspector or use that title unless registered, and a business may not offer home inspection services unless each of its inspectors is registered (§ 440.9712). Registration requires, among other things, 40 hours of approved instruction and a passed examination (§ 440.972; § 440.973). The law makes exceptions, for example for someone inspecting within the scope of another state license or an employee of a government agency (§ 440.9715). DSPS lists “Home Inspector” among its credentials, so use the same public look-up. Costs are covered in home inspection cost.

Appraisers

Chapter 458 has three levels: certified general, certified residential and licensed. DSPS assigns each person a certificate number (§ 458.105). Only a certificate holder may use the title “Wisconsin certified appraiser,” and only a certified or licensed appraiser may use “Wisconsin licensed appraiser” (§ 458.055). The statute does not prohibit others from appraising, if they follow § 458.055 (§ 458.02). Check the credential in the DSPS look-up. For federally related transactions, the Appraisal Subcommittee says its Appraiser Registry lists the state-licensed and state-certified appraisers who are eligible to perform those appraisals, and that trainee-level credentials are not federally recognized for independent work. The Registry also lets you search by state, certificate type (Certified General, Certified Residential or Licensed) and name. See home appraisal cost.

Land surveyors

No one may practice professional land surveying in Wisconsin, or use a title implying it, without a license (§ 443.02(4)). DSPS lists “Land Surveyor, Professional” and names the Examining Board of Architects, Landscape Architects, Professional Engineers, Designers, Professional Land Surveyors and Registered Interior Designers as the related board. Use the DSPS look-up. See land survey cost.

What to do if a license is expired, suspended or missing

1. Stop and ask. Ask the person for the credential number and the exact name on the credential. Names and firms can differ.
2. Do not rely on the person. If the look-up shows no active credential, consider someone else. Wisconsin law bars acting as a broker or salesperson without a license (§ 452.03).
3. Report it. DSPS accepts complaints about credential holders online or by mail. For mortgage originators, bankers and brokers, file with DFI’s Mortgage Banking section, which investigates alleged violations of state and some federal law.
4. Expect a slow process. DSPS says it receives about 3,000 complaints a year and a case may take more than a year. Complaints do not replace checking before you hire.