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Real Estate New Jersey Real Estate Salesperson Exam Sample Questions (Q18-Q23):

NEW QUESTION # 18
A contract is delivered to the listing broker by a cooperating broker. The listing broker makes an appointment with the owner to present the offer at 7 p.m. of that day. Before 7 p.m., two more offers arrive on the same property. Which offer should be presented to the owner at the 7 p.m. appointment?

A. the offer most favorable to the seller, including price and all terms
B. the first offer received
C. the offer with the highest sale price
D. all three of the offers

Answer: D

Explanation:
Under NJREC rules and fiduciary duties:
A licensee must present all written offers to the seller immediately but no later than 24 hours after receipt.
The seller has the right to consider every offer, regardless of sequence or perceived favorability.
Therefore, at the 7 p.m. appointment, the listing broker must present all three offers.
Correct answer = A.
Reference: NJREC Rules and Regulations, N.J.A.C. 11:5-6.9; NJ Real Estate Salesperson Study Guide, Chapter on Offers.

NEW QUESTION # 19
Prospective buyers for a house want to operate a recycling center in their backyard. Local zoning laws do not allow this. What do they need to do first?

A. File an appeal with the local court.
B. Obtain a modification to the local master plan.
C. Obtain a building permit.
D. Obtain a variance or special exception.

Answer: D

Explanation:
Under New Jersey Municipal Land Use Law and the NJ Real Estate Salesperson study guide (Chapter on Land Use Regulations), when zoning ordinances restrict a particular use, the property owner or prospective buyer must request relief from the zoning board. The proper relief mechanism is a variance (sometimes called a special exception or conditional use permit).
A building permit (A) only allows construction according to existing zoning. It does not authorize a prohibited use.
A modification to the master plan (B) is a legislative act by the planning board/municipality and not the immediate remedy for individual property owners.
An appeal with the local court (D) may come later if denied, but the first step is to apply to the zoning board for a variance.
Therefore, the correct choice is C: obtain a variance or special exception.
Reference: NJ Real Estate Salesperson Pre-Licensure Course Study Guide, Land Use Controls/Zoning; N.J.S.
A). 40:55D (Municipal Land Use Law).

NEW QUESTION # 20
A city has built a new library and has contacted the broker to list and sell the old library building. Which approach should the broker use to estimate the fair market value for the purpose of listing and selling this property?

A. replacement cost
B. gross rent multiplier
C. income approach
D. sales comparison

Answer: A

Explanation:
For special-purpose properties such as schools, churches, libraries, or government buildings, there are typically few comparable sales and the properties are not income-producing.
In these cases, appraisers use the cost (replacement) approach, which estimates the value by calculating the cost of replacing the structure minus depreciation, plus land value.
Correct answer: C. replacement cost.
Reference: NJ Real Estate Salesperson Study Guide, Chapter on Appraisal Methods (Cost Approach for Special-Purpose Properties).

NEW QUESTION # 21
A small broker committee in the local county has set up a new marketing idea. They will give every seller the same commission rate and it will not be negotiable. This will allow the consumers to know exactly what it will cost to list a property. This marketing plan is an example of:

A. market allocation
B. consumer protection
C. price-fixing
D. apostille

Answer: C

Explanation:
Price-fixing occurs when competitors agree to set commission rates or fees rather than allowing them to be independently negotiated.
This practice is a violation of the Sherman Antitrust Act and NJREC regulations.
Market allocation refers to dividing territories or clients.
"Apostille" is irrelevant.
Calling it "consumer protection" is misleading.
Thus, this is an example of price-fixing.
Reference: Sherman Antitrust Act; NJ Real Estate Salesperson Study Guide, Chapter on Antitrust Laws and Commission Practices.

NEW QUESTION # 22
When buyers move into their new house, they see that the ceiling fan in the dining room is gone. The ceiling fan was not mentioned in the offer to purchase. Did the sellers have the right to take the ceiling fan?

A. No, because it was chattel.
B. No, because it was a fixture in the house.
C. Yes, because it was the sellers' personal property.
D. Yes, because it was not referenced in the contract.

Answer: B

Explanation:
A fixture is personal property that has become real property by being permanently attached (e.g., ceiling fans, light fixtures).
Fixtures are considered part of the real estate and transfer with the property unless specifically excluded in the contract.
Chattel refers to movable personal property, which a ceiling fan is not once installed.
Correct answer = C.
Reference: NJ Real Estate Salesperson Study Guide, Chapter on Property Ownership and Fixtures.

NEW QUESTION # 23
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