Real Estate Salesperson vs. Mortgage Agent – 2022
Getting your real estate license vs. mortgage agent license
So you want to be a Real Estate Salesperson, eh? (as of 2022)
Real Estate Investment: $7,545 (Broker $9,105) VS. Mortgage Broker/Agent Investment: $1,600
Real estate sales can be a fantastically rewarding career…but you need to go in with your eyes wide open! Like most things in life, successful people make it look easy. But what you see are the results of their efforts, and their money. They’ve had to overcome fierce competition: there are over 100,000 Real Estate Salespeople with their real estate license (registration in Ontario) in Canada or nearly 1 for every 266 adult Canadians.
And they’ve had to invest in their career. Unlike other real estate careers, such as mortgage brokering, real estate can be expensive. It will cost a new Real Estate Salesperson over $7,500 in the process of becoming licensed in Ontario, including taking the course through Humber College, compared to just over $1,600 for a mortgage broker.
That just gets you in the door. Now you have to pay for marketing, your car, and all of the other costs that will run up your line of credit until you start making some money.
And once you start earning you’ll likely be sharing that commission with your brokerage (and CRA, of course). But, having said all that, it’s a fabulous career if you’ve got the time and money it takes to make it. So here’s a breakdown of the time and the money you’ll have to invest to become a licensed Real Estate Salesperson (registered Real Estate Salesperson in Ontario).
What does it take to become a registered Real Estate Salesperson in Ontario
Total Investment: $7,745 (plus brokerage charges, desk fees, advertising, franchise fees, etc)
Time: The licensing process takes from 3 to 4.5 years to complete
Educational Prerequisites
To qualify for admission into the Real Estate Salesperson Program, an applicant must hold a Canadian secondary school diploma or GED certificate, or an acceptable equivalent credential.
Applicants that do not have a Canadian secondary school diploma or GED Certificate may provide acceptable equivalency credentials.
The Salesperson Registration Education Program
Pre-Registration Phase
Investment: $3,590
Time: Up to 24 months
- Course 1: Real Estate Essentials – eLearning $525.00
- Exam 1: Invigilated Theory Exam $100.00
- Course 2: Residential Real Estate Transactions – eLearning $595.00
- Exam 2: Invigilated Theory Exam $100.00
- Course 3: Additional Residential Real Estate Transactions – eLearning $315.00
- Exam 3: Invigilated Theory Exam $100.00
- Simulation Session 1: Residential Real Estate Transactions $750.00
- Course 4: Commercial Real Estate Transactions – eLearning $315.00
- Exam 4: Invigilated Theory Exam $100.00
- Simulation Session 2: Commercial Real Estate Transactions $600.00
- Course 5: Getting Started eLearning $90.00
- Pre-Registration Phase Cost $3,590.00
Post-Registration Phase
Investment: $570
- Compliance – eLearning $300.00
- Elective Courses (two electives @ $135 each) $270.00
- Post-Registration Phase Cost $570.00
Real Estate Broker Program Fees
Investment: $1,560
- Broker Qualifying Exam $110
- Course 1: Planning and Start-Up $250
- Course 2: Business Management $250
- Course 3: Human Resources $250
- Course 4: Ongoing Oversight $250
- Wrap-Up Session: Bringing it All Together $340
- Broker Final Exam $110
Additional Costs and fees
Investment: $3,385
- $400 – RECO E & O Insurance fee (annually)
- $390 – RECO licensing fee (every 2 years)
- $840 – CREA membership (one-time fee)
- $475 – CREA Fees (annually)
- $460 – TREB Registration (one-time fee)
- $860 – TREB Membership (annually)
Following completion of the Pre-registration Segment, students have up to 12 months to obtain employment with a brokerage and obtain Registration as a Salesperson with the Real Estate Council of Ontario (RECO).
To become registered as a Salesperson with the Real Estate Council of Ontario (RECO), you must:
- be a resident of Canada
- be at least 18 years of age
- complete the Pre-registration Segment courses within 18 months of the start date of the first course (Real Estate as a Professional Career)
- obtain employment with a registered brokerage and make application for registration with RECO within 12 months of completing the Pre-registration Segment
- apply for registration within one year of successfully completing your last Pre-registration course (The Real Estate Transaction-General and either The Residential Real Estate Transaction or The Commercial Real Estate Transaction)
- complete and submit the forms approved by the Registrar under REBBA 2002, accompanied by the relevant fee
You may begin trading in real estate upon obtaining Salesperson registration with RECO.
Keep in mind that there are many different brokerage models in the market. Commissions range from 60% to 100% for agents, depending on many circumstances. Understand that a brokerage won’t pay a high commission for a new agent. Some charge desk fees up to $1,500 per month, while others charge much less. Some provide a considerable amount of free training, while others make you pay for it.
At the end of the day you, like consumers, have choice. You can decide which brokerage to join (as long as they hire you!) and what you want to get out of your affiliation with that brokerage. You also get to decide how hard you want to work at your new career. Remember that old saying, “garbage in, garbage out” applies to the self-employed the most!
Mortgage Broker/Agent
So you want to be a mortgage broker, eh?
Mortgage brokering can be a wonderful career choice, as long as you know what you’re getting in to. With under 16,000 mortgage brokers/agents in Ontario (as of March, 2021), there is much less competition than for real estate sales. However, while nearly 90% of consumers use Real Estate Salespersons to buy and sell a home, about 30% use mortgage brokers/agents to obtain a mortgage. Lots of room for growth, or consumers don’t need mortgage brokers/agents as often as they need Real Estate Salespersons; depends on your outlook.
You are considered to be an independent contractor as a mortgage broker/agent (in the vast majority of situations; some brokerages will hire a broker/agent on salary or as an employee but this is rare). That means you have all of the other expenses involved in running your own business, such as marketing, your car and all of the other costs that, just like in real estate, can run up your line of credit before you start making some money.
In addition, you’re paid commission and your brokerage will take a split of that, ranging anywhere from 50/50 for the first several deals until you are trained, up to 95/5 (95% for you)
And once you start earning you’ll likely be sharing that commission with your brokerage (and CRA, of course). But, having said all that, it’s a fabulous career if you’ve got the time and money it takes to make it. So here’s a breakdown of the time and the money you’ll have to invest to become a licensed mortgage broker/agent.
What does it take to become a mortgage broker/agent in Ontario?
Total Investment: $1,668
Time: One week up to 6 months (can be done in as little as one week or up to 6 months, in class or online)
In Ontario, to become a licensed mortgage broker/agent you must:
- Pass the mortgage agent course – click here for information on the course
- Get hired by a licensed mortgage brokerage – click here for information on getting hired
- Get licensed by the regulator, the Financial Services Regulatory Authority, FSRA (formerly the Financial Services Commission of Ontario (FSCO))
Educational Prerequisites
None – anyone can take the REMIC Mortgage Agent Course (RMAC). This is the course required to get licensed.
The REMIC Mortgage Agent Course (RMAC)
Phase 1
Investment: $338
Time: One week to 6 months
$338 – $345 – REMIC Mortgage Agent Course (RMAC) – 47 hours
The Real Estate and Mortgage Institute of Canada Inc. (REMIC) is a certified educational institution by Human Resources and Skills Development Canada (HRSDC). As such REMIC’s courses are tax free.
In addition REMIC offers a free job placement assistance program designed to assist graduates in obtaining employment with a licensed mortgage brokerage in Ontario.
Phase 2
Investment: $1,300
Time: 2 weeks to one month
$300 – $400 – Brokerage E & O insurance fee (annually)
$941 – FSRA licensing fee (this is pro-rated- see below)
FSRA licensing fee
- Licenses come up for renewal every year (previously every two years), with the next renewal on April 1st. To renew, the fee is $841. To apply for a new license the fee is $941 for a full year, prorated if applying after April 1st, like this: $100 + (# of months to March 31, 2020 x $70.08).[1]
- For example, if you applied for a license on April 1, 2020 then you would pay an application fee of $100 plus $841 (12 months to April 1, 2021 x $70.08) = $100 + $841 = $941. If you were already a mortgage agent you wouldn’t have to pay the application fee, so renewing the license would cost $841.[1] FSRA, https://www.fsrao.ca/sites/default/files/2019-06/fee-rule-2019-001-en.pdf
Conclusion
In conclusion, both careers can be as rewarding as you make them. Selling real estate and brokering mortgages are well accepted careers in Ontario, with the potential to earn a significant income. If you’re looking for a career that you can begin quickly and with only a small investment, the nod has to go to mortgage brokering. Of course, I’m biased because I’m a mortgage broker.
Ultimately, the choice is yours! I hope this information helps you make an informed decision.
P.S.
You can have both licenses. Something else to consider…
If you found this article helpful, please share it with your community!
Drew
Joe,
I currently work in collections for a mortgage company. I am interested in obtaining my mortgage agent license. Before I invest my time or money I would like to know if this would be considered a conflict of interest.
Thanking you in advance.
Joseph White
Hi, unfortunately I can’t give you an easy answer on that. I suggest you contact the regulator, FSRA, directly and ask their opinion.
Gurmeet
hi i want to have both licence real estate salesperson and mortgage agent …is it possible??? are there any restrictions or obligation ????
Joseph White
Hi and thanks for the question.
Yes, you can have both. You must do additional disclosure to ensure all potential conflicts of interest are disclosed.
Cheers,
Joe
Allison Stokkes
I’m wondering about the time it takes to be an independent broker. Does it work to have an intermediary depend on this company for a certain number of years to obtain it? How does this work?
Joseph White
Hi,
You need to be a licensed broker to be able to start your own brokerage. To be a licensed broker requires being a licensed agent for at least two years, then taking another course. Having a brokerage is the only way that you can be an independent broker. Otherwise you must always work for a brokerage.
Cheers,
Joe
Maria
Hi Joe,
The article has full information and easy to understand. I just want to know if the cost are still the same and also can we complete the course and registration within a year?
Joseph White
Hi, the mortgage agent course registration is valid for 6 months and once you pass you have to get licensed within 2 years.
Salim Khan
Hi Joe,
In this blog post in the mortgage agent portion, you have mentioned that there are 11,000 mortgage agents in Ontario where as in your website under the Mortgage Agent Course, it is mentioned that REMIC has 30,000 students enrolled in the last 10 years in your colllege alone. There might be other colleges who train mortgage agents. So the number would be higher.
Dont you think this is contradictory or all the students who get enrolled dont pass the exams and the exams is so hard that only 33% pass.
Please comment
Joseph White
Hi,
Unfortunately your math is incorrect. First, many students take the course for general knowledge and not to get licensed. Secondly, every year agents retire, decide to switch careers, etc., and new agents are required. The number of new agents increases slowly annually due to those reasons. We’re happy to say that 95% of our students pass our exams!
All the best,
Joe
Kevin
Hi Joe,
Thank you very much for sharing an amazing article.
I’m currently running different businesses, but am also looking to acquire a realtor license if possible.
May I ask what the “2 years of employment from the brokerage” requirement exactly means?
1) Do I incorporate a company myself, and get registered to a brokerage and work 2 years either full-time or part-time to get fully licensed as a realtor?
2) As the leads may or may not be provided by the brokerage, then is there a minimum performance requirement to be successfully licensed as a realtor?
3) If there is a minimum performance requirement, then can the properties that I personally purchase be part of the performance?
4) Before being fully licensed as a realtor, what kind of job limitations am I having? For instance, I may be allowed to sell the properties, but the documentation process must be done by someone else?
5) Before being fully licensed as a realtor, what kind of job title or license number should I be using while I wait for the 2 years experience requirement is up? Is there a temporary license number, etc. for this situation?
Thank you very much!
Joseph White
Hi, we don’t offer the real estate course. It is only offered by one provider in Ontario, Humber College. Here is a link to their site: https://humber.ca/realestate/
All the best!
Joe
Palak
Hello Joe,
Amazing article. Thank you for your insights. I just wanted to know how difficult or easy is it to get a job as a mortgage broker in Ontario?
Joseph White
Hi, it is fairly easy. Many brokerages will hire and train new agents, but as mortgage agents are paid on commission, it’s also important to choose a brokerage carefully. REMIC has a job bank that is free for all of our students, and in this job bank there are many brokerages hiring new agents right out of the course. If you have any questions please feel free to call us at 877.447.3642 or email support@remic.ca or visit us at live chat on our remic.ca site. Cheers, Joe
Mel
Hello thanks for the article,
If I get my license as salesperson here in ON how easy is it to also work as salesperson in other provinces (BC in particular) as I plan to move there in a few years.
Joseph White
Hi, licensing is provincial, so it depends on each province. For example, here is a link for Quebec: https://www.oaciq.com/en/pages/act-as-a-broker-in-quebec
If you want to learn about the other provinces that you may be interested in I suggest you Google real estate agent reciprocity and the province you’re looking for.
All the best!
Cheers,
Joe
Fabiola
Hi Joe,
With the mortgage agent license can I also work in Quebec. If no, do you know where I can get licensed in Quebec also.
Thx you in Advance.
Joseph White
Hi, here is the link for information on becoming licensed in Quebec, as all licensing is provincial. https://www.oaciq.com/en
Cheers,
Joe
Wendy
Hi Joe,
I know that after you write the exam, you need to work for a brokerage for 2 years. Does it matter if you work for the brokerage full-time or part-time?
Joseph White
Hi, no, you can work full or part time.
Cheers,
Joe
Carol J
Hi Joe, I am very interested moving my career path to a mortgage agent (for now). I understand most of the fees that are paid out; but after reading some comments and responses I am wondering what other ‘fees/commissions’ would I need to put out their to keep my business growing.
Joseph White
Hi Carol, I’m not positive what you mean. Basically an agent earns a commission on a deal and splits that with the brokerage. Are you asking about other costs, such as annual re-licensing, errors and omissions insurance, etc.?
Ossama
Hi,
So I completed and passed the 5 exams needed in order to register with a brokerage and become licensed. However, but to a family emergency I was unable to become employed with a brokerage. It has been over 12 months since I completed the pre-registration exams. Am I still able to become employed with a brokerage or will I need to re-do the pre-registration phase again?
Thank you.
Joseph White
Hi, there is only one exam for the mortgage course. Are you sure that is the course you’re thinking about?
Regarding the timing, the course certificate is valid for 12 months from the date you pass the exam. If it’s over that time you will need to retake the course.
As a former student we can give you a discount. Please contact the office in Monday at 877.447.3642 or by email at support@remic.ca
Cheers,
Joe White
Sheila Stiles
Hi,
Do you need to be a good “salesperson” to be a Mortgage Agent?
thanks,
Sheila
Joseph White
Hi, that depends on what you mean by salesperson. You need basic skills to present solutions to your clients, but you’re not trying to sell them something, rather your job is to find and present the most advantageous solution based on their needs and circumstances.
J Shaw
I have been a licensed agent in the U.S. for 25 years, and have sold about 1000 homes. If I were to consider a move to Canada, is there a way to become a registered agent more quickly than simply starting from scratch?
Joseph White
Hi,
Unfortunately I can’t give you an answer on that, but RECO (Real Estate Council of Ontario) can: https://www.reco.on.ca/real-estate-professionals/education/equivalency/
Haseeb
Hi Joe
Very helpful article, just out of curiosity i was wondering if a person can be a realtor and a mortgage broker.
does it conflict with each other?
Thank you
Joseph White
Hi, yes, a person can be both a realtor and mortgage broker. There are many who hold both licensed.
Cheers,
Joe
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Lee F.
There is no such thing as a “real estate license” in Ontario. RECO (the regulator of real estate, established by the Ontario Government) “Registers” real estate salespeople, brokers, and brokerages. If you are Registered, you are a “Registrant” – you are not “Licensed”. Ontario is unique in this way.
Joseph White
Thanks for the clarification, Lee! We’ve added that to the article.
Ryan
Hi Joe,
Highly appreciate your valuable information provided in the great article, which inspires me to take the mortgage course this month.
My question is:
If I got licensed and were hired by a brokerage, should I go to market to find customers myself or the brokerage could assign some mortgage cases to me with assistance at the first couple months?
Thanks in advance,
Ryan
Joseph White
Hi Ryan, I’m glad the article helped!
Regarding customers, that is typically the agent’s role, although in some cases the brokerage may provide leads as well. It depends on the brokerage, so I suggest you interview several if that is important to you using the interview questions as the end of chapter 1.
All the best and be sure to ask any other questions that you may have to get your career started.
Cheers,
Joe
Ryan
Hi Joe,
Appreciate again for your kindly advice.
Best regards,
Ryan
Joseph White
My pleasure!
Juhi
Is the mortgage broker job conflict of interest for individual who works in the bank as an advisor?
Joseph White
Hi, likely it is. You’d have to check with your employer but I would say they will likely tell you it’s a conflict.
Cheers,
Joe
Maria
Hi, I am living in Calgary AB, but with a plan to move to Toronto ON, so I am interested to get the real estate licence here, if its so can I work in Toronto also?
Joseph White
Hi,
Unfortunately we don’t provide that course, however here is the link to the course provider: https://humber.ca/realestate/
All the best!
Joe
Nick
Hey joe great article, I was hoping to become a real estate agent in ontario, I aM Canadian and have been working in Ontario as a Forman in the mining industry for the past 30 years, but I do not have my grade 12, I was wondering what kind of equivalent test there is if I decided not to do my GED?
Joseph White
Hi, Unfortunately we don’t offer the real estate course, only Humber College does. You might find this link helpful: https://humber.ca/realestate/becoming-a-salesperson/program-admissions.html
All the best!
Joe
Scott
I have a criminal record, does that exclude me from doing the real estate course and working as an agent in Ontario? I’ve also worked in Thailand for four years selling real estate, where you dont need a licence to sell, would that exclude me from any parts of the course or do I need to do everything?
Joseph White
REMIC doesn’t offer the real estate course. The only approved provider in Ontario as of 2019 is Humber College.
Here is a link to their course website: https://humber.ca/realestate/
Unfortunately I don’t have any other information on their course, but they will be happy to assist you.
Cheers,
Joe
Karin
Are there any restrictions or anything different you need to do if you are a licenced Realtor (in Ontario) who wants to take the mortgage course to dual licence?
Joseph White
Not as far as getting a mortgage agent’s license.
Cheers,
Joe
Dexter A. Robinson
hello Joe,great article here, what’s a decent method to contact you?i’d prefer to converse with you for ten minutes about turning into a dealer. If you don’t mind send me your contact information so I can get in touch with you. Much obliged, Dan
Joseph White
Hi,
Please feel free to contact me at joe.white@remic.ca.
Cheers,
Joe
Carla Smith
Hi Dan, I am moving to Ontario In July from the Maritimes. Would you suggest Mortage Brokering as a good career move ? How do I begin the process?
Thanks, Carla
Joseph White
Hi,
Yes, this is a good career, but it is strictly commission based and most entrants don’t generate an income for at least three months. If you wish to begin the process the first step is to take and pass the mortgage agent course for licensing at remic.ca
If you have any questions please don’t hesitate to contact us at 877.447.3642 or support@remic.ca
Cheers,
Joe
Sam
Hi I just got my LLQP license and starting in the insurance business.. does it make sense to add Mtg broker license? Is it allowed or there is a conflict?
Joseph White
Hi,
We’re finding more people getting dually licensed to offer more choice to their clients. There is no conflict and it is allowed by the mortgage legislation.
Let us know if you have any questions.
Cheers,
Joe White
Gauras
Thanks a ton for your valuable time and guidance.
Joseph White
Thanks Gauras!
Joe
Kooner
Hi Joe,
My Nephew is on Work permit in Ont, Is he eligible to get his Real estate license? He is not Permanent Resident Yet.
Joseph White
Hi,
For real estate licensing please visit RECO at https://www.reco.on.ca/real-estate-professionals/becoming-registered-sales-person-broker/
All the best,
Joe
Gauras
Hi Joe,
Good evening. I’m from india and currently on open work permit. I am having a 6+ years of experience in real estate back in india. What would be an ideal option for me to work here in Toronto, Canada.
Joseph White
Hi Gauras,
Unfortunately I can’t guide you on that. I would suggest that, if interested in real estate, you reach out to a brokerage that you’d like to work for. There are many great brokerages in Toronto that I’m sure would be happy to speak to you.
All the best!
Joe
jake
Correct me if I’m wrong but you didnt talk about Mortgage Agent commission split. Once you join a brokerage you will have to split 50% of your self generated costumers. So really 103k is 51.5k. So to sum it all up you only have 30% of customer’s market and competing with other mortgage agents and you will have to split your commission at 50% with the brokerage even your self generated customers.