Humber Real Estate Course 2 Practice Exam Questions (2026)

Humber Real Estate Course 2 Study Guide: Residential Transactions

Course 2: Residential Real Estate Transactions is where the Humber Real Estate Salesperson Program shifts from theory to practice. While Course 1 established the legal and regulatory framework, Course 2 teaches you how to actually do the job: represent buyers, represent sellers, draft agreements, handle multiple offers, and close transactions.

Many students find Course 2 harder than Course 1, not because the content is more complex, but because it demands a different kind of thinking. Course 1 rewards memorization. Course 2 rewards understanding process and sequence: you need to know not just what to do, but when to do it and in what order.

Key Takeaways

• Course 2 focuses on residential real estate transactions: representing buyers and sellers, the Agreement of Purchase and Sale (APS), showing properties, multiple offers, and closing.
• Exam 2 runs 3 hours per Humber's published path, an hour longer than Exam 1's two hours. Plan your pacing accordingly.
• The Agreement of Purchase and Sale is the single most important document in Course 2. Know every clause, every schedule, and every common condition.
• Multiple offer procedures are heavily tested. TRESA changed how these are handled compared to the old REBBA rules.
• ExamAce offers 770+ Course 2 practice questions covering all topic areas.

What Makes Course 2 Harder Than Course 1

Students who breezed through Course 1 sometimes struggle with Course 2 for several reasons.

Process-Based Questions

Course 1 questions tend to ask "What is X?" or "What does this legislation require?" Course 2 questions are more likely to ask "What should the registrant do next in this scenario?" This means you need to understand the sequence of a residential transaction from beginning to end.

The APS Is Dense

The Agreement of Purchase and Sale is a multi-page legal document with numerous clauses, schedules, and standard conditions. The exam tests your ability to complete an APS correctly, identify errors, and understand the legal implications of each section. This is not content you can skim.

Multiple Offer Rules Under TRESA

TRESA introduced specific requirements for how registrants handle multiple offer situations. These rules differ significantly from the old REBBA framework, so any study materials from before December 2023 are outdated on this topic. The exam tests your knowledge of the current TRESA requirements.

Applied Scenarios

Many Course 2 questions present a scenario (a buyer tour, a listing appointment, a negotiation) and ask what the registrant should do. These require you to synthesize knowledge from multiple topics simultaneously.

Key Topics to Focus On

Buyer Representation

• The buyer representation agreement: what it contains, when it is signed, and what obligations it creates
• Needs analysis: understanding what a buyer is looking for and why
• Property search process and showing procedures
• The duty to present all relevant information to the buyer client
• Due diligence: what a registrant should investigate before recommending a property

Seller Representation

• The listing agreement: types of listings, duration, and obligations
• Comparative Market Analysis (CMA): how to prepare one and present it to a seller
• Marketing the property: MLS, advertising standards under TRESA
• The duty to present all offers to the seller
• Advising the seller on counteroffers and negotiation strategy

The Agreement of Purchase and Sale

This is the core of Course 2. You must understand:

• Standard clauses: purchase price, deposit, closing date, chattels vs. fixtures, and irrevocability
• Schedules: how additional terms and conditions are attached
• Common conditions: financing, home inspection, sale of buyer's property, status certificate (for condos)
• Waiver and fulfilment of conditions: the process and timelines
• Amendments: how to modify an APS after it has been accepted
• Mutual release: how a deal is unwound when conditions are not met

Spend significant time with a sample APS document. Go clause by clause and make sure you understand what each one does and what happens if it is missing or incorrectly completed.

Multiple Offer Situations

Under TRESA, when a listing brokerage receives more than one offer on a property:

• The listing registrant must inform all buyer registrants that there are multiple offers (unless the seller directs otherwise, within certain limits)
• The number of competing offers may be disclosed, but not their contents
• Each buyer registrant must advise their buyer client about the multiple offer situation and the client's options
• The seller is not obligated to accept the highest offer
• Specific procedures for handling backup offers

This topic is a near-certainty on the Course 2 exam.

Showing Properties

• Booking and confirming showings
• Lock box procedures and security considerations
• Feedback after showings
• Identifying potential issues during a showing (structural concerns, environmental flags)
• The registrant's obligation to point out material defects they observe

Closing the Transaction

• Steps from accepted offer to closing day
• Title search and title insurance
• Adjustments (property taxes, utilities, condo fees)
• The lawyer's role in closing
• Trust account procedures for holding deposits
• What happens when a deal does not close (breach, consequences)

Study Strategies for Course 2

Walk Through a Transaction from Start to Finish

The best way to understand Course 2 material is to mentally (or physically) trace a residential transaction from the first client meeting to the closing date. Write down every step, every document, and every obligation at each stage. When you can do this from memory, you are in good shape.

Master the APS Before the Exam

Get a blank APS form and fill it out yourself. Then compare it against the completed samples in your course materials. Identify what you got right and wrong. Do this multiple times. The exam will present scenarios where an APS has errors, and you need to spot them.

Study Multiple Offer Scenarios Under TRESA

This is tested heavily and the rules are specific. Create flashcards for each procedural step in a multiple offer situation. Know who must be told what, and when.

Compare Course 2 to Course 1 Where They Overlap

Course 2 builds directly on Course 1 concepts. For example:

• The disclosure obligations you learned about in Course 1 (under TRESA) are applied in Course 2 to specific transaction scenarios
• The property ownership types from Course 1 affect how an APS is drafted in Course 2
• The Code of Ethics from Course 1 governs how you handle client relationships in Course 2

If you are shaky on Course 1 fundamentals, review them before diving deep into Course 2 material.

Use Practice Questions to Identify Weak Areas

Do not wait until the week before the exam to start practice questions. Begin them as soon as you finish each topic section. This gives you time to go back and strengthen areas where you scored poorly.

ExamAce's Course 2 question bank includes 770+ questions covering all topic areas, with detailed explanations for every answer.

5 Sample Questions with Answers and Explanations

The following questions are representative of the type, format, and difficulty level you will encounter on the Course 2 exam. These are original questions created by ExamAce, not taken from any provider's exam bank.

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Question 1

A buyer's registrant receives a signed offer from their buyer client on a property listed at $650,000. Before the registrant can deliver the offer to the listing brokerage, the listing registrant contacts them to say that multiple offers have been received. Under TRESA, what must the buyer's registrant do?

A) Withdraw the offer and advise the buyer to submit a higher offer.

B) Inform the buyer client that there are multiple offers and discuss the client's options, including the option to revise, withdraw, or submit their current offer as-is.

C) Contact the other buyer registrants to determine how many competing offers exist.

D) Advise the buyer to add an escalation clause to automatically increase their offer above competing bids.

Answer: B

Explanation: Under TRESA's multiple offer procedures, the buyer's registrant must inform their buyer client about the multiple offer situation and discuss the client's options. The decision on how to proceed (revise the offer, withdraw it, or submit it unchanged) belongs to the buyer, not the registrant. The registrant must not withdraw or modify the offer without the client's instruction (eliminating A), must not contact other buyer registrants to fish for information about competing offers (eliminating C), and must not suggest specific tactics that could expose the client to risk without full informed consent (eliminating D, though escalation clauses exist, the correct first step is always to inform and consult).

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Question 2

A buyer submits an offer with an irrevocable date of 8:00 p.m. on Tuesday. The seller does not sign the offer until 9:15 p.m. on Tuesday and returns it to the buyer's registrant. What is the legal status of the document?

A) A binding Agreement of Purchase and Sale, because the seller signed on the correct calendar day.

B) A binding Agreement of Purchase and Sale, because the irrevocable period only limits when the buyer may withdraw.

C) A counteroffer, which has no effect unless the buyer accepts it before it expires.

D) A void document that cannot be revived by either party.

Answer: C

Explanation: An irrevocable date and time is the deadline by which the offer must be accepted. Once 8:00 p.m. passes, the offer lapses automatically and there is nothing left for the seller to accept. When the seller signs afterwards and returns the document, the law treats it as a fresh counteroffer back to the buyer. No agreement exists until the buyer accepts that counteroffer within its own irrevocable period. The document is not void (eliminating D): it is a live counteroffer. Students often assume signing "the same day" is sufficient, but the time is as binding as the date.

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Question 3

A buyer has a gross annual income of $96,000. Their proposed monthly costs are: mortgage principal and interest $1,850, property taxes $350, and heating $100. What is the buyer's Gross Debt Service (GDS) ratio?

A) 24.50%

B) 28.75%

C) 31.20%

D) 34.00%

Answer: B

Explanation: GDS measures the share of gross income consumed by housing costs. Add the monthly housing costs: $1,850 + $350 + $100 = $2,300. Annualize: $2,300 × 12 = $27,600. Divide by gross annual income: $27,600 ÷ $96,000 = 0.2875, or 28.75%. Note that GDS includes principal, interest, taxes, and heat (and 50% of condominium fees where applicable), but excludes other debts such as car loans and credit cards, which belong in the Total Debt Service (TDS) ratio. Confusing GDS with TDS is the single most common error on Course 2 math questions.

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Question 4

A residential property is listed for sale. The Agreement of Purchase and Sale is silent about the built-in dishwasher and the free-standing refrigerator. On closing, which items is the buyer entitled to receive?

A) Both the dishwasher and the refrigerator.

B) The dishwasher only.

C) The refrigerator only.

D) Neither item.

Answer: B

Explanation: A fixture is an item permanently attached to the property and passes with the land unless the agreement specifically excludes it. A chattel is moveable personal property and does not pass unless the agreement specifically includes it. A built-in dishwasher is attached and is therefore a fixture, so it stays with the property by default. A free-standing refrigerator is a chattel and leaves with the seller unless the buyer negotiated for it in writing. This is exactly why registrants must list chattels and excluded fixtures explicitly in the APS: silence favours the default rule, not the client's expectations.

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Question 5

A buyer's offer is accepted on a Monday and the buyer delivers the deposit cheque to the listing brokerage that same day. Under Ontario requirements, what must the listing brokerage do with the deposit?

A) Hold it uncashed until all conditions in the agreement have been waived or fulfilled.

B) Deposit it into the brokerage's real estate trust account within five business days of acceptance.

C) Forward it directly to the seller within five business days of acceptance.

D) Deposit it into the brokerage's general operating account and transfer it on closing.

Answer: B

Explanation: Deposits received by a brokerage must be placed into the brokerage's designated real estate trust account within five business days of the agreement being accepted. The deposit is trust money: it never belongs to the brokerage and must never enter a general operating account (eliminating D), and it is not released to the seller before closing (eliminating C). Holding a cheque uncashed pending conditions is also non-compliant (eliminating A), even though students often assume conditional deals work that way. Trust account handling is a frequent source of RECO discipline cases, which is why it is reliably tested.

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Next Steps After Course 2

After passing Course 2, you move to Course 3: Additional Residential Real Estate Transactions, which introduces more complex property types (condominiums, new construction, rural) and challenging transaction scenarios. See our Course 3 study guide for what to expect.

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ExamAce is not affiliated with RECO, Humber Polytechnic, Algonquin College, Fleming College, or Career College Group. Information in this guide is based on the publicly available RECO-mandated curriculum.

Ready to start practising? ExamAce Course 2 practice exams cover every topic with detailed explanations, so you walk into the exam confident, not hopeful.

Related on ExamAce

• Humber Real Estate Salesperson Program overview: full program structure, costs, and timeline
• Humber Course 1 practice exam questions: the foundation Course 2 builds on
• Course 2: Residential Transactions practice bank: 770+ questions with detailed explanations