452.025(3)(a)(a) A time-share salesperson registered under this section may act as a time-share salesperson only when employed by a licensed broker.
452.025(3)(b)1.1. Except as provided in
subd. 2., a time-share salesperson registered under this section shall not draft or complete a purchase agreement, offer to purchase, or other contract or document related to the sale of a time share.
452.025(3)(b)2.
2. A time-share salesperson registered under this section may complete a form purchase agreement or offer to purchase, if the form purchase agreement or offer to purchase has been approved by the board and includes only the following:
452.025(3)(b)2.c.
c. Identification and price of the time share being purchased and the amount of the downpayment and where it will be held.
452.025(3)(b)2.g.
g. The signature of the time-share salesperson and the name of the employing broker.
452.025(3)(b)2.i.
i. Information required under
s. 707.46 to be included in a contract for the purchase of a time share.
452.025(4)
(4) A time-share salesperson registered under this section may apply at any time to transfer employment to another licensed broker by submitting to the board an application in the form prescribed by the board and the transfer fee specified in
s. 440.05 (7).
452.025(5)(a)(a) The renewal date for certificates of registration granted by the board under this section is specified under
s. 440.08 (2) (a).
452.025(5)(b)
(b) An application to renew a certificate of registration granted under this section shall, on or before the applicable renewal date specified under
s. 440.08 (2) (a), be submitted with the applicable renewal fee determined by the department under
s. 440.03 (9) (a) and a completed copy of the form under
s. 452.05 (1) (i).
452.03
452.03
Brokers and salespersons licensed. No person may engage in or follow the business or occupation of, or advertise or hold himself or herself out as, or act temporarily or otherwise as a broker or salesperson without a license. The board may grant a license only to a person who is competent to transact such businesses in a manner that safeguards the interests of the public, and only after satisfactory proof of the person's competence has been presented to the board.
452.03 Annotation
Under s. 452.03 an agreement to pay a real estate brokerage commission to a person not licensed as a broker is void at its inception. Using a licensed broker who provides no actual services as a conduit for a fee to an unlicensed person does not create a co-brokerage arrangement authorized by s. 452.19. Badger III Ltd. v. Howard, Needles, Tammen & Bergendoff,
196 Wis. 2d 891,
539 N.W.2d 904 (Ct. App. 1995),
94-2531.
452.03 Annotation
Officers of a corporation or partners of a partnership can act for the corporation or partnership in the rental of real estate owned by the entity without being licensed as real estate brokers. 60 Atty. Gen. 1 (1971).
452.03 Annotation
Actions of a tenants union on behalf of its members may require a real estate broker's license. 60 Atty. Gen. 118 (1971).
452.03 Annotation
The permitted limits of nonlicensed independent contractor agents are discussed. 70 Atty. Gen. 23.
452.05
452.05
Duties and powers of board. 452.05(1)
(1) In addition to the other duties and responsibilities of the board under this chapter, the board shall advise the secretary on matters relating to real estate practice and shall:
452.05(1)(a)
(a) Grant and issue licenses to brokers and salespersons and registrations to time-share salespersons.
452.05(1)(b)
(b) Approve forms for use in real estate practice. The board may conduct public hearings on matters relating to the approval of forms used in real estate practice.
452.05(1)(c)
(c) After consultation with the council on real estate curriculum and examinations, promulgate rules establishing criteria for the approval of educational programs and training sessions under
s. 452.09 (2) and approve such programs and sessions in accordance with the established criteria.
452.05(1)(d)
(d) After consultation with the council on real estate curriculum and examinations, brokers and salespersons licensed under this chapter, and interested members of the public, establish criteria for the approval of continuing educational programs and courses in real estate related subjects required for renewal under
s. 452.12 (5) (c).
452.05(1)(g)
(g) Approve continuing educational programs and courses in accordance with the criteria established under
par. (d). In order to be approved, a continuing educational program or course must require brokers and salespersons to pass an examination on the information presented at the program or course in order to successfully complete and receive continuing education credit for the program or course under
s. 452.12 (5) (c).
452.05(1)(h)
(h) If the board promulgates rules under
s. 452.07 (2), create a form on which an individual applying for a determination under those rules may do all of the following:
452.05(1)(h)1.
1. State whether he or she has ever been convicted of a crime.
452.05(1)(h)2.
2. Identify the date of conviction for any crime described under
subd. 1. and describe the nature and circumstances of the crime.
452.05(1)(h)3.
3. Sign his or her name to attest to the accuracy and truthfulness of the information under
subds. 1. and
2. and to acknowledge the department's authority to conduct an investigation under
s. 440.03 (13).
452.05(1)(i)
(i) Create a form on which an individual applying to renew a broker's or salesperson's license or a time-share salesperson's certificate of registration may do all of the following:
452.05(1)(i)1.
1. State whether he or she has been convicted of a crime since he or she last applied to renew the license or certificate or, for an initial renewal, since he or she initially applied for the license or certificate.
452.05(1)(i)2.
2. Identify the date of conviction for any crime described under
subd. 1. and describe the nature and circumstances of the crime.
452.05(1)(i)3.
3. Sign his or her name to attest to the accuracy and truthfulness of the information under
subds. 1. and
2. and to acknowledge all of the following:
452.05(1m)(a)1.
1. "Certified local register of historic property" means a register of historic property that is part of a historic preservation ordinance enacted by a city, village, town or county if the ordinance is certified by the state historical society under
s. 44.44.
452.05(1m)(a)3.
3. "Historic building" means a building that fulfills at least one of the following requirements:
452.05(1m)(a)3.a.
a. Is listed on a certified local register of historic property, if that fact is specified in a statement recorded in the office of the register of deeds for the county in which the commercial real estate is located.
452.05(1m)(a)3.b.
b. Is included in a district that is listed on a certified local register of historic property, if that fact is specified in a statement recorded in the office of the register of deeds for the county in which the commercial real estate is located, and has been determined by the city, village, town or county to contribute to the historic significance of the district.
452.05(1m)(b)
(b) In preparing the form for the offer to purchase commercial real property under
sub. (1) (b), the board shall include a statement that the seller represents to the buyer that the seller has no notice or knowledge that the commercial real property is a historic building.
452.05(2)
(2) The board may prepare letters and bulletins and conduct clinics disseminating information to its licensees.
452.05(3)
(3) The board may enter into reciprocal agreements with officials of other states or territories of the United States for licensing brokers and salespersons and grant licenses to applicants who are licensed as brokers or salespersons in those states or territories according to the terms of the reciprocal agreements.
452.05 AnnotationA corporation cannot be licensed as real estate salesperson.
71 Atty. Gen. 38.
452.06
452.06
Councils and committees. 452.06(1)
(1) The board shall create one or more councils on forms which shall meet on a regular basis, be chaired by a member of the board, and report to the board. Any proposed change in a form relating to real estate practice shall be referred to the appropriate council on forms for review before the form is approved.
452.06(2)
(2) The council on real estate curriculum and examinations shall do all of the following:
452.06(2)(b)
(b) Not less than annually, review subjects covered on examinations for licensure under this chapter and the qualifications for instructors of and performance evaluations for educational and continuing educational programs, training sessions, and courses approved under this chapter.
452.06(3)
(3) If the secretary creates any councils or committees under
s. 15.04 (1) (c) to provide advice to the department or board on matters relating to real estate practice, such councils or committees shall be chaired by a member of the board, if available, and shall report to the board and the secretary.
452.06(4)
(4) The secretary shall provide staff and other support required for the operation of councils and committees created under this section or under
s. 15.04 (1) (c) to provide advice to the department or board, as appropriate, on matters relating to real estate practice.
452.07(1)(1) The board shall promulgate rules for the guidance of the real estate profession and define professional conduct and unethical practice.
452.07(1m)
(1m) The board shall promulgate rules that specify the supervisory duties of brokers under
s. 452.12 (3).
452.07(2)
(2) The board may promulgate rules establishing a procedure that allows an individual who does not possess a broker's or salesperson's license or a time-share salesperson's certificate of registration to, without submitting a full application and without paying the fees applicable to applicants, apply to the board for a determination of whether the individual would be disqualified from obtaining a license or certificate due to his or her criminal record. A determination made under this subsection, with respect to criminal convictions reviewed by the board as part of the determination, is binding upon the board and the department if the individual subsequently applies for a license or certificate, unless there is information relevant to the determination that was not available to the board at the time of the determination.
452.07 Cross-reference
Cross-reference: See also chs.
REEB 11,
12,
15,
16,
17,
18,
22,
23,
24,
25, and
26, Wis. adm. code.
452.08
452.08
Board receipt of proposed legislation. The secretary shall submit to the board in writing any legislation proposed by the department relating to licensees or the board prior to introduction in the legislature.
452.08 History
History: 1981 c. 94.
452.09
452.09
Application for license, contents. 452.09(1)
(1)
Form of application. Any person desiring to act as a broker or salesperson shall submit to the board an application for a license. The application shall be in such form as the board prescribes and shall include the following:
452.09(1)(b)
(b) The name and address of the applicant; if the applicant is a business entity, the name and address of each business representative.
452.09(1)(c)
(c) The place or places, including the town, village or city, street number and county, where the business is to be conducted, and the manner in which the place of business is designated.
452.09(1)(d)
(d) The business or occupation engaged in by the applicant, or if a business entity, by each business representative, for a period of at least 2 years immediately preceding the date of the application.
452.09(1)(e)
(e) Any other information that the board may reasonably require to enable it to determine the competency of each applicant, including each business representative of the business entity, to transact the business of a broker or salesperson in a manner that safeguards the interests of the public.
452.09(2)
(2) Educational requirements for applicants for licenses. 452.09(2)(a)(a) Except as provided in a reciprocal agreement under
s. 452.05 (3), each applicant for a salesperson's license shall submit to the board evidence satisfactory to the board of successful completion of educational programs approved for this purpose under
s. 452.05 (1) (c). The board may waive the requirement under this paragraph upon proof that the applicant has received 10 academic credits in real estate or real estate related law courses from an accredited institution of higher education.
452.09(2)(c)
(c) Except as provided in
par. (d) or a reciprocal agreement under
s. 452.05 (3), each applicant for a broker's license shall do all of the following:
452.09(2)(c)1.
1. Satisfy or obtain a waiver of the requirement under
par. (a) or submit proof of licensure as a salesperson under this chapter.
452.09(2)(c)2.
2. Submit to the board evidence satisfactory to the board of successful completion of educational programs in business management approved for this purpose under
s. 452.05 (1) (c). No educational programs applied to satisfy the requirement under
subd. 1. may be applied to satisfy the requirement under this subdivision.
452.09(2)(d)
(d) The board may waive the requirements under
par. (c) upon proof that the applicant has received 20 academic credits in real estate or real estate related law courses from an accredited institution of higher education or that the applicant is licensed to practice law in this state.
452.09(3)(a)(a) In determining competency, the board shall require proof that the applicant for a broker's or salesperson's license has a fair knowledge of the English language; a fair understanding of the general purposes and general legal effect of deeds, mortgages, land contracts of sale, leases, bills of sale, chattel mortgages, and conditional sales contracts; and a general and fair understanding of the obligations between principal and agent, as well as of this chapter. The board shall deny a license to an applicant receiving a failing grade, as established by rules of the board, on any examination given under this section, but any applicant may review his or her examination results in a manner established by rules of the board.
452.09(3)(b)
(b) The board shall determine competency under
par. (a) by means of only an oral examination for any applicant who is unable to write because of a physical handicap.
452.09(3)(c)
(c) Examinations shall reliably measure an applicant's ability to competently engage in real estate practice.
452.09(3)(d)
(d) Except as provided under
s. 452.12 (2) or in a reciprocal agreement under
s. 452.05 (3), the board may not grant a broker's license to an applicant unless the applicant passes the salesperson's examination and the broker's examination and meets the requirements under
sub. (4).
452.09(4)
(4) Experience requirements for broker's license applicants.
