- PROFESSIONAL PRACTICE

TEST III - PROFESSIONAL PRACTICE

฀ Conforming Use

Covered Topics

Real estate brokerage practice ฀ Non-Conforming Use

฀ Allowable Use

real estate finance and economics

฀ Metes and Bounds

urban and land use planning

฀ Mercator

zoning of properties

basic principle of ecology

฀ Demography

Basic appraisal for real estate brokers

฀ Topography ฀ Cartography

Key Concepts

฀ Colors of each Zones ฀ Reclassification vs. convertion

Real Estate Brokerage

฀ Max. power of lgu to reclassify ฀ Signatories of conversion

฀ OPLAN-SME ฀ SPELL-J BASIC PRINCIPLES OF ECOLOGY

฀ Types of Authority to sell

฀ Producer

฀ Primary Consumer

B. The RESA law

฀ Secondary Consumer

C. Both A and B

฀ Predator/Prey

D. Neither A nor B

฀ Herbivore/omnivore/carnivore

3. Ernest makes an offer on Jose‟s property ฀ Photosynthesis and states that the offer will remain open for ฀ EIA 3 days. The day after Ernest made the offer, ฀ ECC he decides to withdraw it since Jose has ฀ Laws on environment neither rejected nor accepted it

A. Ernest cannot do this ฀ Green house effect

B. Ernest can do this only if Jose was ฀ Green house gases planning to reject the offer anyway

C. Ernest must give Jose at least half the remaining time to make a decision

D. Ernest may withdraw the offer Intro. To Appraisal

4. In order to sell property belonging to a trust ฀ Market value

for which Joseph is trustee, the trustee must ฀ Appraise value

have

฀ Value in exchange

A. A broker‟s license

฀ Loanable value

B. A salesperson‟s license ฀ Value in use

C. A Trustor‟s license

฀ Insurance value

D. NOTA

฀ Cost, price, and value

฀ Determinants of value

5. License law forbids EXCEPT ฀ Factors that affects value

A. Soliciting for listings before one is ฀ 3 approaches to value

licensed

฀ Cost approach B. Collecting a commission from more than ฀ Principle of substitution one party to a transaction

C. ฀ Reproduction and replacement cost Showing property to other licensees

D. The purchase by a broke of property that ฀ Income approach ฀ Principle of anticipation he/she has listed

฀ Sales comparison approach

6. A REALTOR

A. Is a registered trademark START OF TEST III

B. Is anyone who has a real estate license

C. Refers to anyone who sells real estate BROKERAGE PRACTICE

D. Is a company that sells real estate

1. A broker who makes profitable investments

with earnest money deposits

7. A real estate broker can lose his/he license

A. Must share half of the profits with the for which of the following

owners of the money he used

A. Using money received as commission to

B. Has done something illegal

pay office help

C. May keep all the profits

B. Representing the buyer in a transaction

C. Refusing a listing offered to him/her owners of the money he used

D. Must turn over all the profits to the

D. Paying a commission to a non-license

person

2. A real estate broker must comply with

A. Agency law

8. Ana, the owner of a property, signs a listing

14. A broker receives two offers on the same that guarantees the listing broker a

property at the same time. She should commission payment if the sale is affected

a. Submit both offers to the seller by any licensed broker. This is

b. Submit the better offer and improve

A. An open listing

the other offer

B. An exclusive agency listing

c. Submit the better offer and reject the

C. An exclusive right to sell listing

othe one

D. Net listing

d. Reject both offers

9. In an agency relationship, the employer is called the

a. Seller

b. Buyer

c. Principal

d. Broker

15. Since the broker is the seller‟s agent, he

may

10. Real estate licenses, once received are

a. Accept an offer on behalf of the seller

a. Valid indefinitely

b. Solicit offers for the seller‟s listed

b. Inheritable

property

c. Transferrable

c. Try to negotiate better terms before

d. Valid for a limited period only submitting an offer

d. Work to get the buyer the best

11. In an exclusive right-to-sell listing

possible price

a. Only one broker is authorize to act as the seller‟s agent

16. Real estate commission payments

a. Must be divided equally among all still must pay the broker his

b. If the seller finds the buyer, the seller

participating brokers commission

b. Must be paid directly to the

c. Both A and B

salesperson

d. Neither A nor B

c. Must be divided equally between broker and salesperson

12. To prove that the broker is entitled to a

d. NOTA

commission

a. He is a licensed broker

17. A relationship in which the Agent is place in

b. The price is a fair one

a position of trust and confidence to the

c. All liens on the property has been

Principal

settled

a. Trustee

d. All of the above

b. Fiduciary

c. Full disclosure

13. The broker is entitled to a commission

d. NOTA

EXCEPT

a. He has authority to sell

18. The fiduciary relationship between the

b. He is the procuring cause Subagent and the Agent

c. The transaction is sold after the

a. Fiduciary

period of authority with holdover

b. Full disclosure

clause

c. Broker – salesperson relation

d. There is perfection of sale

d. Subagency

24. A case in which there are plenty of done by any of the following EXCEPT

19. Termination of agency agreement can be

properties for sale with few buyers.

a. Fulfillment of agreement

b. Expiration

c. Mutual agreement

a. Seller‟s Market

d. Breach by one of the parties

b. Rental market

e. By operation of law(Bankruptcy of

c. Lessor‟s Market

Principal)

d. Buyer‟s Market

f. Property destruction or condemnation

g. Death or incapacity of either party

h. Tearing of the contract

25. Ms. SY hired the services of a broker to sell the principal EXCEPT

20. The following are the duties of the agent to

her property. She said she bought it at Php

a. Loyalty 6,300,000.00 and wants a 30% gross profit.

b. Obedience If you were the broker, at how much would

c. Accounting you sell the property? If you will be paid a

d. Disclosure

5% commission, how much shall be added

e. Skill to the selling price that the 30% profit of

f. Bravery Ms. SY will not be affected?

Real Estate Finance and Economics

a. Php.7,190,000.00 + Php.359,500.00 = Php7,549,500.00

b. Php.8,290,000.00 + Php.414,500.00 commission on a sale for Php315,000. The

21. A salesperson receives 60% of the total

= Php.7,604,500.00

salesperson receivedPhp15,120. What was

c. Php.8,190,000.00 + Php.409,500.00 the rate of the commission?

= Php.8,599,500.00

a. 4.8%

d. Php.8,390,000.00 + Php.419,500.00

26. Mr. Johnny brought a 2 hectares raw land at P50 per square meter. If cost of money is

22. the rate of return by an investor which does compounded 100% every 5 years, what will not include allowance for capital recovery is

be his cost per square meters after 25 years?

a. cash flow What will his gross profit per square meter if

b. interest rate

he sells the land at P1,900 per square meter

c. recapture rate

after 25 years?

d. block rate

a. P 250 / sq m

c. P 350 / sq m

d. P 375 / sq and less sellers.

23. Situation when there are plenty of buyers

b. P 300 / sq m

a) Buyer‟s Market

27. Mr. Juan de la Cruz bought a parcel of land,

b) Open market paying monthly amortization of P108,200.00.

c) Seller‟s Market The amortization factor for 5 years at 21%

d) Flea market interest is 0.02705. he paid a down-payment of 30% of the contract price, compute the Principal d) Flea market interest is 0.02705. he paid a down-payment of 30% of the contract price, compute the Principal

selling price of the property?

a. P 4,000,000

c. P 4,150,000

a. P3,600,000.00 c. P800,000.00

b. P 4,250,000

d. P 4,200,00

b. P600,000.00 d. P1,200,000.00 Sol:36k x 2=72k / .06=

Solution :

P 108,200.00 0.02705

33. The type of loan wherein the lender has = P 4,000,000

partial or complete control over the project and the income for a certain period, part or all of which is assigned to him to amortize the project, is:

a. Straight loan c. Turn-key-loan

d. Amortizing loan paying monthly amortization of P108,200.00. The amortization factor for 5

28. Mr. Juan de la Cruz bought a parcel of land,

b. Flat loan

34. The sellers realize a 30% gross profit over years at 21% interest is 0.02705. he paid a

his cost. If the property is sold at down-payment of 30% of the contract price,

P1,950,000.00, the cost is: compute for contract price .

a. P1,365,000.00 c. P1,500,000.00

a. P 5,700,000 c. P 5,714,285.71

b. P1,650,000.00 d. P1,350,000.00

b. P 5,750,000

d. P 5,702,288.88

35. The owner wants net proceeds of

29. Mr. Juan de la Cruz bought a parcel of land, P1,750,000.00 exclusive of capital gains tax, paying monthly amortization of

documentary stamp tax and 5% broker‟s P108,200.00. The amortization factor for 5

commission. How much would be the years at 21% interest is 0.02705. he paid a

selling price so that the broker can maintain down-payment of 30% of the contract price,

his 5% commission?

compute the down payment.

a. P1,968,750.00 c. P2,000,000.00

b. P1,980,000.00 d. P2,200,000.00

a. P 1,815,000

c. P 1,714,285.71

b. P 1,700, 286.72

d. P 1, 19, 287.75

36. The use of borrowed funds to increase purchasing power is ideally to increase the

30. The rate of return earned by an investor profitability of an investment and is termed : which does not include allowance for capital recovery is:

a. Limited Liability

a. Discount rate c. Recapture rate

b. Leverage

b. Interest rate d. Investment rate

c. Debt Coverage

d. Interim Financing

31. At 18% interest per annum, how much is the interest of P500, 000.00 for 65 days?

37. How much is the 5% commission of the

a. P15,000.00

c. P16,250.00

broker net of 10% creditable withholding

b. P16,027.70

d. P90,000.00

tax if he sold a subdivision lot valued at P3, 300,000.00 inclusive of VAT?

32. The listing and selling brokers in real estate transactions split the commission equally. If

c. P133,650.00 the commission rate is 6% and the selling

a. P135,000.00

b. P148,500.00

d.P150,000.00

sol:3.3M x 5%x90%=

44. The study of current supply and demand of an investment property is an application

38. The income approach in estimating the value

conditions in a particular area for a specific of principle of

type of property is:

a. Substitution

c. Contribution

a. Real estate appraising

b. Progression

d. Anticipation

b. Cash Flow Analysis

c. Market Analysis

39. Is the ratio that expresses the relation

d. Income Projection

between gross income and sales price of a property a.Capitalization

c. Recapture

b. Gross Income Multiplier d. Effective

45. The rate of return earned by an investor

Gross Income

which does not include allowance for capital recovery is:

A „‟ loss in value in any cause‟‟ is a

a. Recapture

common definition of:

b. Discount Rate

c. Cash Flow

a. Effective Age

c. Depreciation

d. Interest Rate

b.Functional Obsolescence

d. Economic Obsolescence

46. When the loan is fully amortized by equal monthly payments, the amount applied to

41. The TCT has an annotation that says

the

„‟subject Rule 74, Section 4 of the Rules of

principal :

Court „‟, it means that the property is an inherited property and any heir unduly

a. And interest remains constant deprived of his lawful participation in the

b. Decreases while interest payment estate has __years to assert his rights over

increases

said property.

c. Increases while interest payment decreases

a. 2 years

c. 5 years

d. Increase by a constant amount

b. 4 years

d. 10 years

47. Among the listed land classification, which

42. The value placed on taxable property by the is devoted principally for profit? assessor for ad valorem tax purposes is:

a. Residential

c. Commercial

b. Industrial

d. Agricultural

a. Market value

c. Assessment value

b. Appraised value d. Assessed value

48. In the Philippine Laws, the equivalent of

real estate is:

43. In the computation of depreciation of real property, the method that is widely used by

c. Immovable property practitioners is the

a. Chattel

b. Realty

d. Personality

49. Mr. Torres is an accredited broker with Tri-

a. Straight line method Land Development Corp. enjoying a

c. Diminishing return method commission rate of 5%. He sold a house and

b. Declining balance method lot in San Fernando, Pampanga in the

d. Cost benefit method amount of Pesos: P10, 000,000.00 with 30% d. Cost benefit method amount of Pesos: P10, 000,000.00 with 30%

minimum selling price per sq. m. of the actual amount paid. The buyer requested

subdivision lots assuming that the saleable that his discount be applied to the down

area is 70% of the gross area? payment. The balance is payable in 5 years, in-house financing at 18% interest. Compute

a. Php 1,818.18 per sq. m. for the net down payment to be paid by the

b. Php 1,800.00 per sq. m. buyer?

c. Php 1,700.00 per sq. m.

a. Php 2,688,000.00

d. Php 1,900.00 per sq. m.

b. Php 2,352,000.00

c. Php 2,700,000.00

d. d. Php 2,680,000.00

54. Ms. SY hired the service of a broker to sell her property. She said she bought it at Php

50. In an exclusive authority to sell which he 6,300,000.00 and wants a 30% gross profit. gives you for a period of ninety days, your

If you were the broker, at how much would client seller wants a 15 million asking price

you sell the property? If you will be paid a for his house. Upon appraisal, you realize

5% commission, how much shall be added that the price is very reasonable and fair to

to the selling price that the 30% profit of both seller and eventually buyer. Knowing

Ms. SY will not be affected? through experience that the buyer always

a. Php. 7,190,000.00 gives counter offers, how much should you

+ Php. 359,500.00 quote when offering the property?

= Php. 7,549,500.00

a. P17 million

c. P15 million

b. Php. 8,290,000.00

b. P16 million

d. P18 million

+ Php. 414,500.00 = Php. 7,604,500.00

51. The selling price of a real estate is usually based on its:

c. Php. 8,190,000.00

a. Speculative value + Php. 409,500.00

b. Exchange value = Php. 8,599,500.00

c. Market value

d. Intrinsic value

d. Php. 8,390,000.00 + Php. 419,500.00

52. The increase in value of real estate without = Php. 8,809,500.00 any effort or expenses of the owner is EXCEPT?

55. In joint venture agreement between the

a. Accretion developer and lot owner, the engagement of

b. Accession

a real estate consultant is necessary except?

c. Unearned Increment

d. Adhesion

a. Ascertain fair market value of land and evaluate cost estimate of developer

b. Review joint venture agreement 400.00 per sq. m. and was developed based

53. A 10-hectare of land was purchased at Php

c. Market the finished project on the cost estimated at Php 300.00 per sq.

d. Monitor and evaluate de veloper‟s m. based on the gross area. The marketing,

compliance with his undertakings inclusive of advertising and broker‟s

Urban and Land Use Planning, Development and commission is 15% of the selling price. If

Zoning

the company desires a gross profit of 30% of

62. Which of the following map projection distance on the earth‟s surface is called the

56. The ratio between distance on a map and

preserves the correct shape of the earth‟s

a. Projection

landmasses?

b. Resolution

a. Fuller‟s Dymaxion

c. Scale b. Mercator

d. Azimuthn

c. Robinsons

d. Mollewide

57. Cartography is the science of

a. Demographics

63. Lines of longitude

b. spatial orientation

a. Never meet

c. making visualization

b. are referred to as parallels

d. map-making c. Begin at the equator

d. intersect at the poles

58. Map projections attempt to correct for errors in

64. Even though some cities are far apart in

a. Transferability terms of absolute distance, they are actually

b. Area, distance, scale and proportion quite connected economically and socially.

c. Area, distance, shape and direction This is representative of

d. Distance, proximity and topology

a. Topographic space

b. Topological space

59. The Mercator projection preserves

c. Cognitive space

a. Direction

c. Shape

d. Relative space

b. Area

d. Distance

65. Which of the following is NOT a good

60. Topographic maps must use which of the example of a barrier to spatial diffusion? following symbols?

a. A mountain range

a. Tonal shadings

b. A different language

b. Proportional symbols

c. A different dietary preference

c. Cartograms

d. A highway system

d. Isolines

66. The number of live births each woman has

61. The size of map‟s smallest discernable unit in her lifetime, on average, is the is its

a. Rate of natural increase

a. Scale

b. Fertility rate

b. Density

c. replacement place

c. Region

d. crude birth rate

d. Resolution

73. The process of moving out of a particular common cultural identity, and a __________

67. A ___________ is a group of people with a

countr y, usually the individual person‟s is a country with recognized borders.

country of origin

a. Territory….state

a. Immigration

c. Emigration

b. State….territory

b. Migration

d. Immigration

c. Nation….territory

d. Nation….state 74. The process of moving out into a new country with the intentions of remaining there

a. Migration

c. Forced migration

b. Immigration d. Emigrants

75. This is the study of human populations, is synonymous with which of the following

68. To a political geographer, the term, “state”

including their temporal and spatial terms?

dynamics

a. Country

c. Territory

a. Geography

c. Immigration

b. Nation

d. Province

b. Sociology

d. Demography

69. Life expectancy has increased

76. Population policy usually involves

a. Only in the most developed countries

limitations on

b. Only in the least developed countries

a. Fertility level

c. Due to increased food production

b. Immigration levels

d. Worldwide c. Education levels

d. Both a and b

70. ________________ occurs when a population is adding a fixed percentage of

77. A triangle-shaped population pyramid people to a growing population each year.

indicates a country that is

a. Doubling

a. Growing slowly or not at all

b. Arithmetic growth

b. Growing rapidly

c. Overpopulation

c. Experiencing high immigration rates

d. Exponential growth d. Composed mainly of the older age classes

71. Millions of _____________ came to the

Basic Principle of Ecology

United States during the early years of the

th

20 century.

78. The following are types of environmentally

a. Suburbanies

c. immigrants critical infrastructure projects except

b. Emigrants

d. refuges

a. Major roads and bridges

b. Major power plants political jurisdiction to another.

72. A long-term move of a person from one

c. Major dams

d.

Major wood processing projects

a. Migration c. Immigration

b. Emigrants

d. Refugees d. Refugees

79. These are the three types of environmentally

b. Blade Saw Act of 2002

c. Log saw Act of 2002

a. Heavy

d. Chain Saw Act of 2002 Extractive Industries, Infrastructure Projects

Industries,

Resource

84. Indigenous people are important to our keeping

b. Heavy Equipment, Heavy Industries, in the natural environment. An act was granted Resource Extractive Industries

to them in 1997 specifically to address their

c. powerlessness. In all grants and privileges given Industrial Projects, Infrastructure to them, responsibilities were also enumerated

Projects, Agricultural Projects which follows except given to them,

d. Reserve Parks, National Park, Theme responsibilities were also enumerated which

parks

follows except

a. Build houses

b. Maintain ecological balance

80. EIA (environmental Impact Assessment) a c. Restore denuded fest process which consist of identifying and

d. Observe laws

predicting impact of proposed projects and

programs on the biophysical environment 85. A subdivision development is a local

and on man‟s health and well-being and community that is also referred as

a.

Municipality

interpreting and communicating information

b.

Neighborhood c. Planned community

about such impacts in a manner which can

be utilized by d. None of the above

a. Planners and architects 86. It is a geographically local community, often

b. Planners and decision makers within a larger city or suburb

c. Architects and engineers

d. Engineers and decision makers

a. Municipality

b. Neighborhood

81. The importance of EIA that measures c. Planned community

allocation and utilization in terms of cost d. None of the above

associated with

In ecology it is an assemblage of populations of different species interacting with another

a. Environmental preservation

b. Environmental degracation

a. Ecosystem

c. Environmental conservation b. Community

d. Environmental awareness

c. Building

d. Inhabitant

82. The following are environmentally critical projects except

88. The term ecology originates from a Greek word which means “house”. In real estate

a. ecology there are three relevant ecological Smelling plants aspects of green property, which are

b. Extraction of mangrove products

c. Grazing a. Population, community, ecosystem

d. Tree planting b. Inhabitant, building, community

c. Inhabitant, building, ecosystem

83. It is an Act enacted in order to curb illegal d. Population, community, organism logging and other forms of forest destruction

89. The indigenous People Act was enacted on Oct. 29, 1997 to address marginalization and 89. The indigenous People Act was enacted on Oct. 29, 1997 to address marginalization and

b. Ecosystem, organism, inhabitants b. R.A 8372

c. Ecosystems, population, inhabitants c. R.A 8731

d. Inhabitants, population, community d. R.A 8732

95. The three non-living components of an 90. The Indigenous people are among the poorest

ecosystems are

sector of Philippine Society and also among the most powerless. Of every six Filipino is a

substance, organic member of Indigenous cultural community

a. Inorganic

compounds, climate regimes which are member of estimated

b. Producers, consumers, decomposers a. 110 tribes

decomposers, climate b. 10 tribes

c. Producers,

regimes

c. 100 tribes

substance, organic d. 1000 tribes

d. Inorganic,

compounds, climate regimes

91. For the purpose of good design concept in any 96. Ecological succession is a fundamental concept project development, the ecological thinking

in ecology, which refers to orderly changes in must be adopted through promotion and

the composition of structure in education of people involved in the real estate industry. Thus, environmental considerations are

a. Planned community taking part in every aspect of design in building

b. Ecological community concept. This concept in structure is called

c. Orderly community d. Sustainable community

a. Sustainable Development b. Sustainable Building

97. Functional components of an ecosystem are c. Green Development d. Green building

a. Food chain, energy flow, diversity 92. Green building programs are emerging to

b. Energy flow, diversity community, food encourage builders and developers

to

chain

incorporate sustainable building practices, c. Food chain, energy flow, community system, and materials into their building projects. In the Philippines, there are already few

98. A part of science that involve the inter- building ongoing construction that complied to

disciplinary study of the inter-active processes these standards and had certification from this

which takes place between the organisms and U.S Council known as certified

the environment and/or the inter-connections or mutual relations between living things including

a. LEED humans and their environment is called: b. LEAD c. LD

a. Ecology

d. LEDD

b. Ecologist c. Economy

93. In which area of our region, in the number of

d. Economist

indigenous people is dominated? Their numbers representation signify that there we can find

99. Indigenous people like the Aeta of Zambales most untouched natural environment.

and Tarlac, Dumagat and Remontado of Aurora are found in

a. Luzon b. Visayas

a. CAR

c. Mindanao

b. Region 1

d. NCR

c. Region 2 c. Region 2

a. Evolution

b. Ecological succession 100. The Aetas of Negros Occidental, Ilo-ilo,

c. Control or cybernetics Antique and Capiz; the Magahats of Negros

d. Biogeochemical cycles Occidental and the Corolanos are inhabitants of: 106. The natural cycles of organic-inorganic cycles a. Region 5

facilitating the self-regulating processes of an b. Region 6

ecosystem are:

c. Region 7

a. Evolution

d. Region 8 b. Ecological Successions c. Control or Cybernetics

101. You can found the Badjaos and Subanons in d. Biogeochemical cycles Zamboanga del Sur and Sibugay of:

107. The net increase in number or biomass per unit area and time is referred to as: a. Region 7 b. Region 8

a. Productivity

c. Region 9

b. Stability

d. Region 10

c. Sustainability

d. Equitability

102. There are no conclusive estimate on the total population of indigenous people in the country

108. The constant productivity despite small because of the following except:

variability in climate and other environmental factors is known as:

a. Indigenous people are aplenty and scattered all over the country

a. Productivity

b. Absence of explicit report from NSO.

b. Stability

c. Declination of ancestral domain has not

c. Sustainability

been adopted as census act

d. Equitability

d. Absences of regular tracking of time series data on each ethnic group.

109. The constant productivity despite major disturbances such as typhoon, drought, floods, 103. The natural process of change in response to

etc…. is:

the physical changes of an aging planet is called:

a. Productivity a. Evolution b. Stability

b. Ecological Succession

c. Sustainability

c. Control or cybernetics

d. Equitability

d. Biogeochemical cycles 110. Refers to the even or just distribution of 104. The ordinary process of community

ecosystem products and services among human development that involves changes in species

beneficiaries:

structure and community processes with time is known as:

a. Productivity

b. Stability

a. Evolution

c. Sustainability

b. Ecological succession

d. Equitability

c. Control or Cybernetics d. Biogeochemical cycles

111. The living components of an ecosystems are

the following except:

105. The capability of an ecosystem for self- maintenance and regulation is referred to as:

a. Producers

b. Consumers b. Consumers

c. Resource efficiency

d. Community and cultural sensitivity 112. The non-living components of an ecosystem

118. There are three patterns of adaptation by our are the following except:

indigenous peoples. Which one is not?

a. Organic-inorganic cycles a. Negritos inhabited forest cores b. Inorganic substance

b. Malay‟s sedentary rice farming along coast c. Organic compounds

c. Tingue‟s at mountain plateaus and d. Climate regimes

headwaters d. Igorots in the mountainous rice terraces

113. Refers to those develop areas with community, facilities, utilities, services, and ameneties

119. The documents or studies on the environmental concentrated in a contagious population or

impacts of a project including discussions on neighborhood.

direct and indirect consequences is known as: a. Environmental impact statement a. Urban Subdivision

b. Environmental management plan b. Rural subdivision

c. Environmentally critical area c. Sub-urban subdivision

d. Environmentally critical project d. Urbanized land 120. Contingency and motivating measures to 114. Those subdivision of provincial lands where the

enhance positive impacts and minimize negative major portion are utilized in agricultural purpose

impacts of proposed project is called: and only small portion are developed for residential uses is called:

a. Environmental impact statement b. Environmental management plan

a. Urban Subdivision c. Environmentally critical area b. Rural subdivision

d. Environmentally critical project c. Sub-urban subdivision d. Urbanized land

A project that has a high potential for significant negative environment impact is 115. Developed communities within the perimeter of

referred to as:

existing cities or municipalities of developed urban environs is known as:

a. Environmental impact statement b. Environmental management plan

a. Urban Subdivision c. Environmentally critical area b. Rural Subdivision d. Environmentally critical project

c. Sub-urban Subdivisions d. Urbanized Lands

122. An area that is environmentally sensitive 116. The land located in the fringes of built ip communities which has the provincial

a. Environmental impact statement characteristics but is favored , with metropolis

b. Environmental management plan utilities, facilities, and other amenities is referred

c. Environmentally critical area to as:

d. Environmentally critical project

a. Urban subdivision 123. When is an ECC required for a project? b. Rural subdivision c. Sub-urban subdivision

a. When a project is located in an d. Urbanized land

environmentally critical area 117. The three elements of Green Development are

b. When the project is an environmentally listed below. Which one is not included?

critical project

a. Cultural resource enhancement

c. Both a and b c. Both a and b

d. All of the above

A property is valued at 5 million for 124. The document issued by the DENR secretary

property tax purposes. This is the that a project will not cause significant

a.

Appraised value

b.

environmental impact is called.

Assess value

c.

Market value

a.

Environmental compliance certificate. b.

Environment critical statement d. Replacement value c. Environmental impact system

131. An appraisal is

d. Environmental statement of facts

a. A forecast of value

b. An estimate of value 125. The social and cultural patterns that result from

c. A prediction of value relationship between people and resources

d. A statement of exact value

a. Social studies 132. How is the gross rent multiplier b. Social theory

c. Social system

calculated?

a.

d. Market value/market rental

Social concept

b. Monthly payment/market rental

c. Market rental/market price 126. Refers

d. Sales price/market price development

133. Peeling paints and loose floorboards are a. Green technology

examples of

b. Green revolution

a. Physical deterioration

c. Green development b. Functional obsolescence d. Green resource efficiency

c. Economic obsolescence

d. Both A and B

127. The inhabitants like the Maranaos in Lanao del

sur, Tausugs in Sulu, Yakan in Samal, Iranuns in Taw-tawi, and Kalibugan in Basilan are most

134. The sales comparison approach is commonly found in

generally most suitable for appraising

a. Commercial and investment property a. Region XI

b. Single-family homes

b. Region XII c. Heavily mortgaged property c. Region XIII

d. Heavily insured property d. ARMM

135. The usefulness of the cost approach in Basic Appraisal for Real Estate Brokers (33)

appraisal may be limited if the subject property is

128. The income approach to appraisal would be

a. A new building

most suitable for

b. Functionally obsolescent

a. A newly opened subdivision

c. In an inactive market

b. Commercial and investment property

d. Under construction

c. Property heavily mortgaged

A property in a rundown neighborhood may lose value because of 129. Depreciation can be caused by

d. Property heavily insured

a. Physical deterioration

a. Physical deterioration

b. Functional obsolescence

b. Functional obsolescence

c. Economic obsolescence

c. Economic obsolescence

d. Red lining d. Red lining

d. Alienable lands of the public domains not curable?

e. Bliss not yet required

a. Physical deterioration 142. One who maintains no inventory of

b. Functional obsolescence the asset, and is usually compensated by a fee

c. Economic obsolescence charged tone of the transacting parties.

d. All of the above a. Real Estate Broker

b. Real Estate Salesperson 138. The following are modes of land

c. Real Estate Appraiser acquisition under UDHA EXCEPT

d. Real Estate Dealer

a. community mortgage, land swapping,

e. None of the above

b. land assembly or consolidation, 143. Any licensed person or business

c. land banking, donation to the entity that, in exchange for valuable Government,

consideration, negotiates the sale, purchase,

d. joint-venture agreement, negotiated lease, or exchange of real property for others.

a.

purchase, and expropriation: Real Estate Developer

b.

e. NOTA Real Estate Dealer

c.

Real Estate Salesperson d. Real Estate Broker

139. WHAT ARE THE Documentary

e. None of the above

requirements for Conversion

a. Certified true copy of the Original

accredited with or Transfer Certificate of Title

144. AA person

Professional

Regulation Commission’s PRBRES who performs service for, and in

b. Location plan with technical behalf of a licensed real estate broker.

description a. Real Estate Consultant

c. MARO Certification of no tenants or b. Real Estate Appraiser farmworkers on the land;

c. Real Estate Salesperson

d.

d. Zoning Certification of the concerned Real Estate Assessor

e. None of the above

City/Municipality that the land is

inside the City/ Municipal zone 145. The term that refers to the land as a

e. ALL OF THE ABOVE physical, tangible entity and other with all the

additions or improvements on, above or 140. The acquisition of land in advance of

below the ground.

actual need based on present value for future

a. House and Lot

planned development is referred to under

b. Condominium

c.

Urban Land Reform Law as: Land and Building

d. Real Estate

a. Land assembly

e. None of the above

b. Land banking

c. Urban renewal 146. The term used to refer to all the

d. New settlement rights, interest and benefits related to the

e. None of the above

ownership of real estate.

141. The following are priorities of lands a. Subdivision nd Condominium Buyer’s that may be acquired for socialized housing

Protective Decree

b.

purposes under R.A. 7279, except: Installment Buyer’s Protect Act

c. Real Property

a. Land owned by the government d. Land and Improvement

b. Privately owned lands

e. None of the above e. None of the above

the principal cannot deny the agency refers to the following, except:

relationship even though it did not exist in a. Development of land for residential,

fact.

commercial, or industrial use.

a. Pacto de retro

b. Development of land for institutional,

b. Ratification

tourism or recreational purposes

c. Estopped

c. Development of skills and knowledge

d. Appointment

of real estate appraisers, brokers or e. None of the above salespersons d. Development of land for agricultural,

153. It means that if a person having no reclamation, or columbary projects

authority whatsoever, purports to act as an e. None of the above

agent and the purported principal later adopts the acts of that afent, an agency

148. The following are real estate service relationship has retroactively been created. practitioners, except:

a. Estopped

a. Real Estate Developer

b. Ratification

b. Real Estate Appraiser c. Tacita reconducta c. Real Estate Assessor

d. Appointment

d. Real Estate Salesperson e. None of the above e. None of the above

149. The general term for the person who 154. The following are the general duties represents the interest of another, the

of the agent to the principal, except: principal, in dealing with third parties:

a. Loyalty

a. Dealer

b. Honesty

b. Seller c. Negligence avoidance c. Agent

d. Collection of professional fees d. Salesperson

e. None of the above e. None of the above 155. The agency may be terminated by the 150. The person who represents the real

following, except:

estate broker in dealing with the customer

a. Expiration

and is accredited with the Professional b. Death of either the principal or agent Regulation Commission’s PRBRES:

c. Insanity of third party a. Dealer

d. Impossibility of performance b. Agent

e. Mutual agreement to terminate c. Developer d. Salesperson

156. The agreement between the licensed e. None of the above

real estate broker and buyer of property

a. Listing Contract

151. An agency may be created by the b. Deed of Assignment following.

c. Option Agreement a. By the asset

d. Purchase Agreement b. By Good Relations

e. Earnest Money Agreement c. By Ratification d. By Estopped

157. The authority of the licensed real e. None of the above

estate broker given by the seller of real property

152. It means than if the principal cause a. Purchase Agreement third persons to believe that someone is this

b. Deed of Assignment of Right b. Deed of Assignment of Right

serve for three years. e. None of the above

d. One member as chairperson, to serve for three years, two members, to serve

158. The kind of real estate broker’s listing for two years; and two members, to that is given to just a few broker’s group.

serve for one year. a. Exclusive Listing

e. None of the above

b. Open or None-Exclusive Listeng 163. The maximum number of years that 159. A property is one that has been the

the Chairperson and members of the site of a suicide, murder,, some other felony,

Professioal Regulatory Board for Real Estate or was occupied by a person diagnosed with a

Service shall serve.

disease that has been determined by medical

a. Ten years

evidence to be highly unlikely to be

b. Eight years

transmitted through

occupancy

(e.g.,

c. Six years

HIV/AIDS), or is reportedly haunted.

d. Five years

a. Condemned property

e. None of the above

b. Bargain property c. Stigmatized property

164. The Chairperson and members of the d. Heritage Property

first Professional Regulatory Board of Real e. None of the above

Estate Service shall hold office for a term of: a. Five years from the date of their 160. The Professional Regulatory Board of

and until their Real Estate Service shall be appointed by the:

appointment

successor/s shall have been appointed a. Chairman

b. Three years from the date of their Regulation Commission

and until their b. President of the Accredited Integrated

appointment

successor/s shall have been Professional Organization of Real

appointed.

Estate Service Practitioners c. One Member as chairperson to serve c. President of the Philippines

for five years; two members, to serve d. Land Registration Administration

for four years; and two members, to e. None of the above

serve for three years. 161. The following are member of the First

d. One member as chairperson, to serve Professional Regulatory Board of Real Estate

for three years; two members, to serve Service, except:

for two years, and two members, to a. Rafael Fajardo

serve for one year. b. Florencio Dinio

e. None of the above

c. Bansan Choa

accredited Integrated d. Nicanor Lapena

165. The

Professional Organizational (AIPO) of realty service practitioners I not:

162. The Chairman and members of the a. The only association of realty service regular Professional Regulatory Board of Real

practitioners to be recognized and Estate Service shall hold office for a term of:

the Philippine a. Five years from date of their

accredited

by

Regulatory Board of Real Estate appointment

successor/s shall have been appointed b. The national integrated organization of b. Three years from the date of their

natural and juridical persons of duly appointment

estate service successor/shall have been appointed.

c. One member as chairperson, to serve for five years; two member, to serve c. One member as chairperson, to serve for five years; two member, to serve

registered and licensed as a real services appraisers, assessors, and broker.

practitioners shall undergo an examination to d. The national organization compose

be given by the Professional Regulatory only of natural persons duly licensed

Board of Real Estate Service, except: as real estate service practitioners.

a. Real Estate Consultant e. None of the above

b. Real Estate Broker c. Real Estate Salesperson

166. The Professional Regulatory Board of d. Real Estate Appraiser Real Estate Service has the following

e. None of the above

regulatory powers, except: a. To issue Certificate of Registration and

170. As expressly provided by the professional identification card for the

Implementing Rules and Regulations of the practice of real estate service.

RA 9646, the following are subject matters of b. To suspend the Certificate of

the real estate brokers examination, except: Registration

a. Fundamentals of Property Ownership identification card issued to realty

or

professional

b. Basic principles of ecology service practitioners.

c. Lot plotting

c. To reinstate

d. Planning, Development and Zoning Certificate

e. None of the above

professional identification, even after due notice and hearing.

171. The following are the qualifications of d. None of the above

applicants for the licensure examinations for real estate service practice, except:

167. The power to issue the national Code

a. A Filipino citizen

of Ethics and Responsibility to be strictly b. Non-Filipino citizen provided one followed by all licensed real estate service

comes from a country where Filipino practitioners belong to:

citizens are accepted as license real a. Professional Regulatory Board of Real

estate service practitioners Estate Service

c. Holder of a Bachelor’s degree in Real b. Professional Regulation Commission

Estate Service

c. Accredited Integrated Professional d. Is of good moral character, and must Organization of real estate service

not have been convicted of any crime practitioners

involving moral turpitude d. Commission on Higher Education

e. None of the above

e. None of the above 172. The passing rate for real estate 168. To protect legitimate real estate

service practice examination is: service

a. An average of at least seventy-five Regulatory Board of Real Estate Service shall

percent (75%) in all subject, with no monitor the following, except;

rating below sixty percent (60% in any a. Advertisement and announcements

subject

concerning real estate b. An average of at least seventy percent b. All signboards and billboards along

(70%) in all subjects, with no rating EDSA

below fifty percent (50%) in any c. Pamphlets, brochures and others of

subject

similar nature concerning real estate c. An average of at least seventy-five d. The

percent (75%) in all subjects, with no unauthorized or unlicensed individuals

rating below fifty percent (50%) in any e. None of the above

subject subject

e. None of the above

percent (75%) in all subjects, with no rating below sixty percent (60%) in

176. The PRC/PRBRES may grant special any subject

or temporary permit to foreigners to practice e. None of the above

real estate service in the Philippines under 173. The Professional Regulatory Board of

what condition

Real Estate Service (PRBRES) may not a. If he/she is president of a real estate register and issue certificate of registration to

company engaged in real estate in the a successful examine due to the following,

Philippines

except: b. If his/her expertise is urgently needed a. He/She has been convicted by a court

loyalty in he absence or unavailability of competent jurisdiction of any

of local practitioners for the purpose of criminal offense involving moral

enhancing the profession in the turpitude

Philippines

b. He/She has been found guilty of c. If he/she pays big amount of fees with immoral or dishonorable conduct after

PRC/PRBRES and comes from a investigation by the PRBRES.

country where Philippine licensed c. He/She has been found to be

practitioners are allowed to practice physiologically unfit

real estate service d. None of the above

d. All of the above

174. A real broker maybe licensed without

e. None of the above

taking examination by the Professional Regulation Commission/PRBRES subject to

177. The following are exempt from the the following conditions, except:

licensing rules of RA 9646 and its a. If he/she is holder of valid DTI license

implementing Rules and Regulations except: on the date of affectivity of RA 9646

a. Natural or juridical person selling b. If he/she failed to renew his/her DTI

his/its own property license prior to the date of effectivity of

b. Real estate developers RA 9646 and has undergo twenty four

c. A receiver, trustee or assignee (24) credit units

bankrupty or insolvency proceedings c. If he/she passed the licensure

d. Public Offices in the performance of examination given by DTI in 2008 and

their official duties and functions, 2009 but failed to get licensure prior to

except government assessors and effectivity of RA 9646 provided he/she

appraisers

has fifteen (15) Continuing Education

e. None of the above

Program credit units d. If he/she passed the licensure

178. The following persons may be examination given by the the DTID in

PRC/PRBRES as 2006 and prior years but failed to get

accredited

with

salespersons, except:

license prior to effectivity of RA 9646, a. Those who finished two years in provided he/she has to undergo on

college and undergo twelve (12) credit hundred twenty (120) credit units

units of Continuing Professional e. None of the above

Education b. Those who possess Department of

175. The original deadline to avail of the Trade and Industry salesman’s license privilege of PRC/PRBRES registration without

and undergo one hundred twenty undergoing examination is:

(120) training hours in real estate a. July 30, 2009

brokerage

b. December 31, 2009 c. Those who are neither in letters a ad b c. July 30, 2011

have been in active real estate d. December 31, 2011

brokerage brokerage

town/city:

Professionl Education credit units or

a. Zoning

training in real estate brokerage

b. Land Use Plan

e. None of the above

c. Town Plan

d. Zoning Ordinance

179. The owner of a house and lot agreed e. Location Clearance to lease his house to the lessee who paid the deposit and the initial months’ rent, but not

184. What is the tax payable to the local write down the agreement on the lease. The

government unit for sale, transfer or other lease is therefore:

disposition of real is a capital or ordinary a. Voidable

asset?

b. Unenforceable

a. Transfer tax

c. Valid

b. Capital Gains Tax

d. Inexistent

c. Sales Tax

e. Not valid

d. Withholding Tax e. Value-added Tax

180. When the REB Id’s renewing his license every year, the CEP units are

185. The following are the purposes of real requirements to renew license:

estate registration, except: a. Every 5 years

a. To make it public records as to who is b. Every years

the owner of a particular land c. Every 3 years

b. To make them bind on the land itself d. Every 2 years

c. To make instrument evidencing the e. Every 4 years

transaction valid as against 3 rd person d. To give preferential rights to

registered exclusive seller 181. The amount of interest on unpaid real

e. None of the above. property taxes shall be subject to interest on the unpaid real property tax not to exceed

186. For an economic and socialized how many months?

housing project, how many meters is the a. 24 months

maximum block length?

b. 10 months

a. 600 meters

c. 36 months

b. 200 meters

d. 18 months

c. 300 meters

e. 12 months

d. 400 meters e. 500 meters

182. The Subdivision and Condominium Buyers Protective Decree:

187. In local taxation, issuance of warrant a. PD 1096

of levy by provincial, municipal or city b. PD 1185

treasurer shall be done within: c. PD 957

a. 3 years

d. PD 1586

b. 4 years

e. PD 1216

c. 2 years

d. 5 years

183. It is the division of the community

e. 1 year

into functional zones based on the present 188. The following are the requirements and potential uses of properties for the

for the entitlement of a commission except: purpose of regulating the use and growth of

a. Procuring cause for the sale properties

in accordance

with

the the

a. 8 meters

and conditions authorized by the

b. 5 meter

principal

c. 10 meters

c. The broker must be a licensed real

d. 3 meters

estate appraiser

e. 6.5 meters

d. Authority from the principal 193. Spouse who were married after the e. Procurement of a ready, willing and

effective of the Family Code without any pre- able buyer.

nuptial agreement shall be governed by: a. Partial community be governed by: 189. The Administration reconstitutions

b. Conjugal partnership of gains under the Republic Act No. 6732 of lost or

c. Absolute community of property destroyed certificate in the Registry of Deeds

d. Absolute separation of property may be availed when the number of

e. Partnership

certificates lost or destroyed is at 194. Usufruct is an example of: least___________ of all times in the Registry.

a. Full ownership

a. 40$

b. Naked ownership

b. 10%

c. Sole ownership

c. 25%

d. Co-ownership

d. 30%

e. None of the above

e. 50% 195. A listing wherein two or more brokers are authorized to negotiate the sale of a piece 190. A listing currently listed with a real

of land is called:

broker and obtained and acquired by another a. First come first served listing broker must not be solicited or obtained by

b. Non-exclusive listing said broke; unless:

c. Semi-exclusive listing a. The owner, without solicitation from

d. Multilateral listing the new broker, offer to list the same

e. Multiple listing

with the new broker after the 196. The Documentary Stamps for the authority of the listing broker has

Donors shall be paid on:

expired to revoked. a. After 2oth day of the following month b. The listing broker after has not

from notarization of deed returned the call or text messages of

b. After 1oth day of the following months the other broker for at least one week.

from notarization of deed c. The authority of the listing broker has

c. After 5 th day of the following month been evoked.

from notarization of deed d. The authority of the listing broker has

d. After 15 th day of the following month expired.

from notarization ofdeed e. The authority of the listing broker is

e. None of the Above

non-exclusive. 197. A residential house and lot located in 191. The following cannot acquire by

Quezon City is subject to pay the following purchase the property because of fiduciary

annual real estate tax to the city government. relationship except:

a. Transfer tax

a. Executors and Administrators

b. Mayor’s permit

b. Guardian c. Special Education Fund Tax c. Agents

d. Capital Gains Tax

d. Neighbor

e. Business Tax

e. Judges 198. The Republic Act No. 6552, or the Maceda law is also referred to as the: 192. For an economic and socialized

a. Realty Installment Buyer’s Protective housing project, how many meters is the

Decree

minimum right of way for minor road? b. Realty Installment and Financing Act minimum right of way for minor road? b. Realty Installment and Financing Act

Decree 199. What legal doctrine of property ownership holds that property ownership presupposes concomitant obligations to the state and the community and that property is supposed to be held by the individual only as

a trustee for people in general; and the owner must exercise his rights to the property not just for his own exclusive and selfish benefit or interest but for the good and general welfare of the nation as a whole?

a. Steward Concept b. Property Acquisition Doctrine

c. Property Obligations Concept d. Property Ownership Concept

e. Acquisition Concept 200. Under the Code of Ethics, the following are considered unethical, except: a. Willingly share with other brokers the lessons from his experience and study. b. Use the services of the salesman of

another broker provided the salesman is paid the agreed upon commission.

c. Negotiate a property listed directly with the owner if the listing broker goes out of town for a fe days and cannot be contracted.

d. Inform and criticize among fellow brokers another broker who is not handling the sale properly.