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. 452.06452.06 Councils and committees. 452.06(1)(a)(a) The board shall create a council on forms that shall meet when directed by the board, be chaired by a member of the board, and report to the board. 452.06(1)(b)(b) Any proposed change in a form relating to real estate practice shall be referred to the council on forms for review before the form is approved. 452.06(1)(c)(c) The board may direct the council on forms to create or modify a form relating to real estate practice and submit that form to the board for approval. If the board directs the council to create or modify a form, the board shall establish a deadline for the council to submit the form to the board. 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 may promulgate rules regarding the supervisory responsibilities of brokers under s. 452.132. 452.07(3)(3) The board may promulgate rules regarding advertising by brokers or salespersons that do not conflict with s. 452.136. 452.08452.08 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 HistoryHistory: 1981 c. 94. 452.09452.09 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 application shall also include the name and address of each business representative and the license number of each business representative licensed as a broker under this chapter. 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 to be issued to an individual 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, 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. 452.09(4)(a)1.1. An applicant for a broker’s license who is an individual shall submit to the board evidence satisfactory to the board that the applicant has practiced as a licensed salesperson under the direct supervision of a licensed broker for at least 2 years within the last 4 years preceding the date of the applicant’s application for a broker’s license. 452.09(4)(a)2.2. Except as provided under pars. (b) to (e), the board may not accept evidence as satisfactory under subd. 1. unless the evidence demonstrates that the applicant’s experience as a licensed salesperson qualifies the applicant for a total of at least 40 points based on the following point system: 452.09(4)(a)2.a.a. Each completed or closed residential transaction is worth 5 points. 452.09(4)(a)2.b.b. Each completed or closed commercial transaction is worth 10 points. 452.09(4)(a)2.c.c. Each property management contract is worth 0.5 points per month. 452.09(4)(b)(b) An applicant who is licensed to practice law in this state may satisfy the requirement under par. (a) by submitting to the board evidence satisfactory to the board that the applicant has experience related to real estate. 452.09(4)(c)(c) An applicant who holds a current certificate of financial responsibility under s. 101.654 may satisfy the requirement under par. (a) by submitting to the board evidence satisfactory to the board that the applicant has experience related to real estate sales. 452.09(4)(d)(d) Except as provided in a reciprocal agreement under s. 452.05 (3), an applicant for a broker’s license who is a nonresident may satisfy the requirement under par. (a) by submitting to the board evidence satisfactory to the board that the applicant has been a licensed broker under the laws of another state for at least 2 years within the last 4 years preceding the date of the applicant’s application for a broker’s license. 452.09(4)(e)(e) The board may waive any requirement under par. (a), (b), (c), or (d) for any applicant based on standards established by the board by rule. 452.09 Cross-referenceCross-reference: See also chs. REEB 12, 23, and 25, Wis. adm. code. 452.10452.10 Applications, verification, fees, exceptions. 452.10(1)(1) An application shall be verified by the applicant. If made by a business entity it shall be verified by a business representative that is a licensed individual broker or a licensed broker business entity and that is acting as a business representative for the business entity. 452.10(2)(a)(a) Each new application for a license under this chapter shall be for the remainder of the biennial license period. 452.10(2)(b)(b) Unless an application is withdrawn in writing before the board has made any investigation, no part of the fee shall be returned. 452.10(3)(3) The fees for examinations and licenses granted under this chapter are specified under s. 440.05, and the renewal fee for such licenses is determined by the department under s. 440.03 (9) (a). 452.10(6)(6) In the case of applications for renewals of licenses the board may dispense with such matters contained in s. 452.09 (1) as it deems unnecessary in view of prior applications. 452.10 Cross-referenceCross-reference: See also ch. REEB 12 and 23, Wis. adm. code. 452.10 AnnotationThe real estate examining board cannot prescribe the name to be used on an application for a real estate broker’s license. 66 Atty. Gen. 21.
452.11452.11 Nonresident applicants and licensees. 452.11(1)(1) A nonresident may become a broker or salesperson by conforming to all the provisions of this chapter. 452.11(3)(3) Every nonresident applicant, and every resident licensee who becomes a nonresident, shall file with the board an irrevocable consent that actions may be commenced against the applicant or licensee in the proper court of any county of the state in which a cause of action arises or in which the plaintiff resides, by the service of any process or pleading authorized by the laws of this state on the board or any duly authorized employee. The consent shall stipulate and agree that such service is valid and binding as due service upon the applicant or licensee in all courts in this state. The consent shall be duly acknowledged and, if made by a corporation, shall be authenticated by the corporate seal. 452.11(4)(4) Any process or pleading under this section shall be served in duplicate upon the board or its duly authorized employee. One copy shall be filed with the board and the other immediately forwarded by certified mail to the nonresident licensee against whom the process or pleading is directed at the last address provided to the board by the nonresident licensee. No default in any such proceeding or action may be taken unless it appears by affidavit of the chairperson of the board or any duly authorized employee that a copy of the process or pleading was mailed to the nonresident licensee as required in this subsection. No judgment by default may be taken in any action or proceeding within 20 days after the date of mailing the process or pleading to the nonresident licensee. 452.11 Cross-referenceCross-reference: See also ch. REEB 12, Wis. adm. code. 452.12(1)(1) Expiration. A license granted by the board entitles the holder to act as a broker or salesperson, as the case may be, until the applicable renewal date specified under s. 440.08 (2) (a). 452.12(2)(a)(a) A broker’s license may be issued to a business entity if the business entity has at least one business representative licensed as a broker. The license issued to the business entity entitles each business representative of the business entity licensed as a broker to act as a broker on behalf of the business entity. A broker may act as a business representative for more than one business entity if the broker obtains the express, written consent of each business entity for which the broker desires to act as a business representative. A broker may act as a broker on behalf each business entity for which it is serving as a business representative. 452.12(2)(c)(c) Application for a broker’s license to be issued to a business entity shall be made on forms prescribed by the board, listing the names and addresses of all business representatives and the license numbers of all business representatives that are licensed brokers, and shall be accompanied by the initial credential fee determined by the department under s. 440.03 (9) (a). If there is a change in any of the business representatives, the change shall be reported to the board, on the same form, within 30 days after the effective date of the change. 452.12(3)(3) Firm’s responsibility for acts of licensees. Subject to s. 452.139 (3), a firm is responsible for the brokerage services provided on behalf of the firm by a licensee associated with the firm only to the extent that the firm fails to comply with s. 452.132 and any rules promulgated under s. 452.07 (1m) with respect to that licensee. 452.12(4)(4) Register of licensees. The board shall include in the register the board maintains under s. 440.035 (1m) (d) the names of all persons whose licenses issued under this chapter were revoked within the past 2 years. The register shall be available for purchase at cost. 452.12(5)(a)(a) Renewal applications for all licenses shall be submitted with the applicable renewal fee determined by the department under s. 440.03 (9) (a) on or before the applicable renewal date specified under s. 440.08 (2) (a). The department shall pay $10 of each renewal fee received under this paragraph to the Board of Regents of the University of Wisconsin System for research and educational, public outreach, and grant activities under s. 36.25 (34). 452.12(5)(b)(b) If an application for renewal of a license issued to an individual is not filed with the board on or before the renewal date with the proof required under par. (c) or if the renewal is not granted, the applicant may not engage in any of the activities covered by the license until the license is renewed or a new license is issued. 452.12(5)(bm)(bm) If an application for renewal of a license issued to a firm is not filed with the board on or before the renewal date or if the renewal is not granted, all of the following apply: 452.12(5)(bm)1.1. The firm may not engage in any of the activities covered by the license until the license is renewed or a new license is issued. 452.12(5)(bm)2.2. Any licensees associated with the firm may not engage in any of the activities covered by the firm’s license on behalf of the firm until the firm’s license is renewed or a new license is issued. 452.12(5)(bm)3.3. A licensed individual broker or licensed broker business entity who is serving as a business representative for the firm shall notify each licensee associated with the firm that the firm’s license was not renewed and, within 10 days after notifying a licensee, file with the department a notice of termination for each such licensee on a form prescribed by the department. 452.12(5)(c)(c) At the time of renewal, each broker or salesperson who is an individual shall submit proof of attendance at and successful completion of continuing education programs or courses approved under s. 452.05 (1) (g). 452.12(5)(d)(d) At the time of renewal, each broker or salesperson who is an individual shall complete the form under s. 452.05 (1) (i). 452.12 Cross-referenceCross-reference: See also chs. REEB 17, 23, and 25, Wis. adm. code.
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Chs. 440-480, Regulation and Licensing
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