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Association of Saskatchewan REALTORS®

Important message

Effective March 1, 2008 all course examinations will be changing to an online multiple choice format. The exams will still be written at the test centers but they will be online rather than paper based. With this change to online technology, there will now be a fee of $100 per examination that must be paid by credit card or Pay Pal at the test center prior to writing. If you require further information regarding the transition to online examinations feel free to contact the ASR office.
 

Become an Agent - Getting Started

Become an Agent >  Getting Started > Education

An Incredible Journey Awaits!

The real estate profession, more than ever before, faces a future marked by expanding technology, digital marketing know-how, specialized knowledge and growing marketplaces. The fast-paced, complex and constantly changing market holds the promise of success for those with the drive to achieve. Hard work, diligent effort and a positive spirit can turn your dreams into reality.

The journey is not easy, but the rewards are many. Personal determination and commitment are key factors. Fortunately, the  Association of Saskatchewan REALTORS® (ASR) the Saskatchewan Real Estate Commission (SREC) and practicing salespeople and brokers are close by with training, knowledge, support and guidance.

Discover opportunities that await you in the world of real estate. Join thousands of professionals who have decided to make real estate a lifetime career. Find out why so many have achieved personal career goals, built solid reputations, enjoyed the respect of their peers and received the rightful rewards of diligently serving the buying and selling public.

Now is the time for you to join tomorrow's pacesetters in an expanding marketplace that offers so many possibilities.


Making Your Dreams Come True

This career path can be a lifetime pursuit for the adventuresome. Few bounds exist for those who understand its true potential.

A career in real estate encompasses more than simply the mechanics of listing and selling property. It's about bringing people together, providing families with homes, furnishing investors with security, helping new entrepreneurs find opportunities and ultimately building better communities for the future.

The world is driven by real estate. Canadians everywhere long to own property and salespeople are vital in that process. Every day thousands of professionals make dreams come true from St. John's to Victoria. In Saskatchewan, at this moment, real estate practitioners are assisting buyers in making the largest single purchase that they may ever undertake. As you read this publication, sellers are busy signing agreements that will forever alter their future destinies.

Most real estate practitioners will tell you there's nothing quite like the emotional and, of course, the financial satisfaction that comes from the successful negotiation of a real estate transaction. Few regret making a career choice that is really a way of life. Enter a world that offers career flexibility, financial paybacks and great growth potential.


Commitment and Perspective

A successful career in real estate doesn't just happen and rarely comes easily.

Real estate sales is extremely demanding and a personal commitment to excellence is essential. Those who enter the profession will travel a long and challenging road. From the outset, be prepared to invest time and money in a life-long learning exercise. Completing required courses is just the beginning of a journey continuously fuelled by the newest and most effective skills. The market is dynamic, legislation is constantly changing and new technologies are continuously emerging. Little wonder that knowledge is power in the real estate marketplace.

Personal sacrifices are also a reality. In the heat of negotiations, most buyers and sellers have little regard for the time of day, or day of the week. Critics point to long hours, high stress levels and reduced social life. Proponents argue it's all a matter of perspective and balance. Trade-offs must be made but the personal freedom, the opportunity for a satisfying career and the long-term benefits are well worth the effort.

A career in real estate is anything but routine. Sales representatives are constantly in and out of the office making contacts, procuring listings, showing homes and negotiating agreements. Even better, no two transactions are ever the same; variety is truly the spice of life.


Explore Personal Potential

Many attributes contribute to success in real estate. Experience indicates that certain talents, qualities and personal traits can improve the odds of building a worthwhile career.

  • Math - a basic grounding in math fundamentals, with proficiency in multiplication, division, fractions and factors. These skills are required when measuring structures and land, as well as appraising property and arranging mortgage financing.
  • Research - a practical knowledge of how to locate, read and understand legal documents. Familiarity with basic document structures will assist when researching materials concerning property ownership.
  • Organization/Planning - an ability to organize personal affairs as well as conduct business activity in a logical, efficient manner. These qualities are useful in obtaining listings, showing properties, handling offers and conducting negotiations.
  • Confidence/Persistence - an enviable quality built on a mature and objective attitude. Real estate sales do not always go smoothly and practitioners must routinely deal with set-backs and disappointments, as well as successes.
  • Problem-Solving - an ability to address difficulties and arrive at plausible, practical solutions given conflicting interests of parties involved. This attribute is particularly useful in listing and selling activities. Often the success or failure of a real estate transaction will hinge on this ability.
  • English language comprehension/proficiency - an essential skill. Salespeople are required to understand, draft and explain real estate agreements, listings and other forms common to the profession. Real estate practitioners play a fundamental role in ensuring that documents are correctly prepared and properly reflect the wishes of the parties.
  • Computer knowledge - a fundamental understanding of computer hardware and software. Computer use is increasingly commonplace both in internal brokerage operations as well as property searches. Long-term success is directly tied to technological competencies.
  • Negotiating ability - an important factor in any real estate transaction. Salespeople are routinely called upon to negotiate on behalf of the buyer or seller to arrive at mutually agreeable terms.
  • Interview techniques - a basic understanding of questioning methods. Real estate success often depends on asking the right question at the right time. This skill is most valued in situations involving buyers and the determination of their purchasing needs.
  • Rapport - the hallmark of the real estate sales profession. Individuals must establish a trust level with buyers and sellers. Rapport is difficult to describe but clearly involves individuals who enjoy working with people, taking interest in their well-being and quickly understanding their needs and wants.
  • Self-Starter - the ability to get the job done. Real estate sales demand discipline, self-motivation and personal commitment.

Certain practical realities face anyone contemplating this career. Obtaining listings will undoubtedly be the most important function performed on any given day. Listing property, a challenge for most people demands a systematic approach along with perseverance and determination. Successful salespeople develop a clientele based on a solid reputation built with diligence, honesty and integrity. Initially, listings may arise from friends, relatives or acquaintances. At the start, some opportunities may develop more out of random chance than planned endeavor, but never overlook the need to set your course carefully. Career-minded practitioners are ardently building an ever-expanding sphere of influence to ensure long-term client awareness and retention. Don't underestimate the challenge. The first years are demanding as new contacts are made. Over time, the hectic pace gives way to more predictable and reliable sources of business through referrals and repeat customers.


Face Financial Facts

Monetary rewards in this profession are closely aligned to sales ability and people skills, but few guarantees exist as to ultimate income. While financial uncertainty is a reality, you enjoy the opportunity of getting out of real estate exactly what you put in.

New salespeople immediately discover that no universal compensation method exists, although the vast majority is based on commission. The amount of commission received will vary by real estate brokerage. As a general guideline, income is determined by the number of properties that are sold or leased.

Earnings can also vary by area, type of property sold, local market conditions and specific brokerage policies. Many real estate professionals earn six-digit incomes, while others may work for months or years with little financial success. Regardless of income earned, keep in mind that a salesperson is normally expected to pay various personal expenses.

Individuals working as real estate salespeople in Saskatchewan must be employed by a real estate brokerage. For example, if a salesperson lists and sells a property, the commission is paid to the brokerage who then splits the amount with that salesperson. Many split variations exist based on the number of salespeople and brokerages involved in the transaction. Some brokerages pay an extremely high percentage of the total commission to the salesperson(s) involved. However, those salesperson(s) typically pay monthly fees to the brokerage regardless of whether commissions are earned or not. A wide range of compensation plans exist. Careful analysis of options available in the marketplace is encouraged.

As with most business ventures, an individual contemplating a real estate career should have sufficient capital available to be financially independent for at least six months. No one can predict the future. The best advice is to be financially prepared if personal goals do not immediately materialize.


Budget Upfront Dollars

The costs for the course leading to salesperson status is only the first step in the process of obtaining registration in the province of Saskatchewan and careful budgeting is required.

Students are reminded that no commission can be earned until registration occurs with the Saskatchewan Real Estate Commission and therefore time delays must be considered. Even at the point of acquiring registration, several months may elapse before any commission is earned and subsequently received. A fee for registration is due to the Commission for salesperson registration.

Approximately 85 percent of salespeople, branch managers and brokers in Saskatchewan are members of local real estate boards. Real estate board dues will vary throughout the province. Salespeople may also be responsible for other board services fees. As referenced earlier, some brokerages hold salespeople accountable for advertising and/or other costs associated with the real estate profession, i.e., telephone calls, paging services, administration fees relating to listings and transactions and photocopy/fax services.

Students are encouraged to investigate different real estate brokerages regarding services provided and associated costs. Other costs are also a natural consequence of this new endeavor, i.e., maintenance of a vehicle, personal attire, computer equipment and electronic communication devices.


Map Out Future Horizons

A real estate career offers tremendous potential. Salespeople can achieve broker status and open their own brokerages, manage a brokerage office or pursue specialized careers in various segments of the marketplace. A few of many opportunities are briefly described.

  • Residential resale involves the trading of existing homes and is perhaps the most people-oriented and popular of all specialties. The ability to communicate effectively must be complemented with a number of technical skills. The majority of people entering the profession begin with residential sales and build on this foundation when seeking other opportunities in the real estate marketplace.
  • New home sales, somewhat similar to residential resale, typically involve selling exclusive products for one or more builders. This field demands a high level of technical knowledge concerning house construction, ranges of models and options and available upgrades. This specialty is typically relegated to larger urban centers.
  • Condominium sales require specialized knowledge of applicable legislation and unique ownership factors, along with the ability to describe distinct benefits of condominium lifestyle. Many practitioners have found rewarding careers in marketing condominiums and suburban developments.
  • Rural and recreational sales typically involve various property types ranging from cottages to rural executive homes. Seasoned professionals point to the extensive knowledge required concerning planning requirements, municipal regulations, environmental legislation and a host of unique restrictions and practices that can impact these properties.
  • Commercial sales and leasing (consisting of industrial, retail, office and business operations) is probably the most demanding specialty field given heavy reliance on technical knowledge, investment calculations and complex transactions. Commercial sales can involve millions of dollars, lengthy negotiations and long closing dates.
  • Farm sales require highly specialized knowledge of legal issues and provincial statutes, tax issues in the sale of farms, different types of crops and livestock, and a whole array of environmental issues. This is an important specialty field, as traditionally agriculture has been one of our province’s most important industries and a source of income and employment.

Ponder Other Non-Selling Destinations

If selling is not a primary interest, other non-selling opportunities may hold promise. Many successful careers have been built on services complementary to real estate brokerage. Each demands a high degree of skill.
  • Property management involves the administration of property owned by others. This demanding function requires administrative expertise, organizational abilities and record keeping skills. Property managers perform such day-to-day tasks as buildings/grounds maintenance, tenant relations, rent collection and employee management. At the same time, the manager is expected to achieve the owner's financial goals.
  • Appraisal is an exacting field involving the estimating of property values for a variety of reasons, i.e., litigation, mortgage financing, expropriation and domestic issues. Appraisal techniques rely on sophisticated formulae and a solid knowledge of mathematics is essential for success.
  • Financing is another option that directly links to the world of listing and selling real estate. Persons specializing in mortgage financing assist both buyers and sellers in securing satisfactory financial packages for various types of property in the residential and commercial markets.
Regardless of the activity selected, each requires the same basics: a degree of proficiency in mathematics, effective communication skills and technical knowledge.


Preview the Route

Everyone entering a real estate career moves through various stages that can ultimately lead to Broker status.

New salespeople must successfully complete the Real Estate as a Professional Career course and a minimum of one of the following specialty licensing courses:
  • Residential Real Estate as a Professional Career
  • Commercial Real Estate as a Professional Career
  • Property Management as a Professional Career, and
  • Farm Real Estate as a Professional Career
and meet regulatory requirements in order to be registered by the Commission as a salesperson and be employed by a real estate brokerage. These courses, as a form of consumer protection, represent a concerted effort of both government and the profession to ensure that real estate salespersons enter the field with an acceptable level of industry knowledge and technical competence.

The initial pre-licensing course is the Real Estate as a Professional Career course. This is a home study course that must be completed within 12 months from the purchase of the course. An individual then has one year  to successfully complete one of the four specialty courses.

Upon successful completion of the educational qualifications for registration as a salesperson, the student may pursue salesperson status by seeking registration with the Saskatchewan Real Estate Commission. An application for registration as a licensed salesperson, signed by the employing broker, must be made to the Commission within two years of successfully completing the chosen specialty licensing course. The registrant’s certificate of registration will be restricted to conducting trades in real estate for the specialty area of real estate for which the appropriate course(s) have been completed.

In addition, within each one-year registration renewal period, all registrants are required to complete mandatory continuing education called the Continuing Professional Development (CPD) Program approved by the Commission and provided by the ASR.

Real Estate Update is the required program for Continuing Professional Development for all registrants in each one-year renewal period. Real Estate Update provides a concise and timely overview of legal and legislative issues, pertinent compliance issues, as well as other issues that impact consumers and registrants.


Prerequisite

Grade 12 and Equivalency Submission Information.

To successfully complete Phase 1, Real Estate as a Professional Career students must pass the examination with marks of not less than 70% and submit proof of a high school diploma in Canada, or an equivalency to the satisfaction of the Association of Saskatchewan REALTORS®. The ASR will accept one of the following as proof that you have met the prerequisite requirement:
. An official transcript, indicating completion of high school, sent directly to the ASR from the Saskatchewan Department of Learning or from another Canadian provincial department of education, OR any of the following equivalencies:
  • a transcript of a degree sent directly to the ASR from a Canadian university
  • a transcript of a two-year diploma sent directly to the ASR from a recognized Canadian college or technical institution
  • an official document sent directly to the ASR from International Qualifications Assessment Service (IQAS) indicating qualifications generally comparable to high school completion, a two-year diploma or a degree. For more information regarding IQAS visit www.learning.gov.ab.ca/iqas or phone (780) 427-2655.
  • proof of successful completion of the General Educational Development (GED) test sent directly to the ASR. For more information contact the GED Info Line at GED Records (306) 787-5597.

1. You may register in Phase 1, Real Estate as a Professional Career with the understanding that you will have one of the documents outlined above sent directly to the ASR from the applicable department of education.  

2. If you completed high school in Saskatchewan, contact Saskatchewan Learning for an official transcript form at www.sasked.gov.sk.ca/student_records/trnscrpt.html or at (306) 787-6012 and request that the transcript be sent directly from Saskatchewan Learning to:

Education Department
Association of Saskatchewan REALTORS®
2811 Estey Dr.
Saskatoon, SK S7J 2V8

3. If you completed high school in Canada but outside Saskatchewan, contact the department of education in the applicable province and request that an official transcript be sent directly to The ASR.

4. If you completed a two-year diploma or a degree in Canada but outside Saskatchewan, contact the institution that granted the diploma or degree, and request that an official transcript be sent directly to the ASR.

5. If you completed high school, a two-year diploma or a degree from outside of Canada, you may have your credentials assessed by the International Qualifications Assessment Service (IQAS).

6. If you did not complete high school or, if you completed high school outside of Canada, Saskatchewan Learning provides an alternative through the completion and passing of five General Educational Development (GED) tests. If you have passed most of your high school subjects and have completed some Grade 12 subjects, investigate completing your credits before considering the GED.

The ASR will NOT accept transcripts that applicants send themselves or hand-deliver to The ASR.

Note: Applicants who want to be registered as real estate agents should be aware that the Saskatchewan Real Estate Commission does background enquiries on matters such as criminal records, bankruptcy, judgements, and previous disciplinary actions that may affect applicants' eligibility.

7. The ASR will not provide information pertaining to the successful completion of the Phase 1, Real Estate as a Professional Career course to the Saskatchewan Real Estate Commission to assist in determining education qualifications for registration without the proof of a high school diploma or an equivalency.

8. Applicants whose name has changed due to marriage, divorce or other circumstances, must provide a copy of legal proof of name change.

9.  Students will not receive notification of successful completion of Phase 2 educational courses without the prior successful completion of Phase 1.