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Latest New-Jersey-Real-Estate-Salesperson Exam Bootcamp & Reliable New-Jersey-Real-Estate-Salesperson Test Pattern
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Real Estate New Jersey Real Estate Salesperson Exam Sample Questions (Q76-Q81):
NEW QUESTION # 76
Which of the following actions is a function of a municipal planning board?
- A. Creating a master plan for all the land in a particular county
- B. Prescribing and controlling the development and use of all land in a municipality
- C. Approving a variance for an addition to a garage on a residential property
- D. Unilaterally approving subdivisions in a jurisdiction
Answer: B
Explanation:
A municipal planning board (sometimes called a planning or zoning board) has authority to:
Adopt and enforce the master plan for land use in the municipality.
Regulate subdivisions, site plans, and development approvals.
Control zoning ordinances and land-use policies.
Variances are typically handled by a zoning board of adjustment, not the planning board.
Counties adopt county-wide plans but do not govern municipalities.
Correct answer = D.
Reference: NJ Municipal Land Use Law (MLUL, N.J.S.A. 40:55D); NJ Real Estate Salesperson Study Guide, Chapter on Land Use and Zoning.
NEW QUESTION # 77
An appraisal made by a certified appraiser is required:
- A. before any property settlement in a divorce.
- B. when the buyer is using an FHA loan to purchase.
- C. when heirs receive property.
- D. before real property can transfer from one owner to another.
Answer: B
Explanation:
FHA, VA, and other federally-insured loan programs require an appraisal by a certified appraiser before loan approval.
Property transfers, inheritances, or divorces may involve appraisals, but they are not mandated by law in the same way FHA loans require.
Correct answer = C.
Reference: HUD/FHA Loan Guidelines; NJ Real Estate Salesperson Study Guide, Chapter on Appraisal and Loan Underwriting.
NEW QUESTION # 78
A client is considering listing an industrially zoned 10-acre site. It has been vacant for several years, and was formerly used as an automobile junkyard. What would a responsible real estate licensee recommend the seller consider obtaining prior to putting the property on the market?
- A. an electromagnetic field determination
- B. a radon measurement analysis
- C. an air quality report from the Environmental Protection Agency
- D. an environmental site assessment
Answer: D
Explanation:
A property formerly used as an automobile junkyard may have soil or groundwater contamination.
The recommended due diligence is an Environmental Site Assessment (ESA), usually a Phase I ESA, to evaluate potential contamination and liability under environmental laws (such as CERCLA).
Radon, EMF, or air quality reports may be relevant in other contexts, but here the correct and standard recommendation is an ESA.
Correct answer = B.
Reference: NJ Real Estate Salesperson Study Guide, Chapter on Environmental Issues; CERCLA and Phase I ESA guidelines.
NEW QUESTION # 79
Which of the following is least likely to be considered in establishing the value of a property by the sales comparison approach?
- A. the capitalization rate
- B. the date of sale
- C. the square footage of the building
- D. the size of the lot
Answer: A
Explanation:
The sales comparison approach relies on comparing recently sold similar properties, adjusting for differences (e.g., lot size, square footage, date of sale).
The capitalization rate is used in the income approach, not the sales comparison approach.
Correct answer = B.
Reference: NJ Real Estate Salesperson Study Guide, Chapter on Appraisal Methods.
NEW QUESTION # 80
A couple secured a home mortgage loan from a lender who appraised the property at $92,500. If the loan-to- value ratio on the property was 85%, what was the minimum amount the couple needed for the down payment?
- A. $7,862
- B. $6,166
- C. $10,882
- D. $13,875
Answer: A
Explanation:
The loan-to-value (LTV) ratio is based on the appraised value (or purchase price, whichever is lower).
Appraised Value = $92,500
LTV = 85% # Loan Amount = $92,500 × 0.85 = $78,625
Down Payment = $92,500 - $78,625 = $13,875
Wait - let's carefully match the options:
$13,875 is Option D.
Corrected answer: D
# The couple must provide $13,875 as the minimum down payment.
Reference: NJ Real Estate Salesperson Study Guide, Real Estate Finance chapter; Loan-to-Value Calculations.
NEW QUESTION # 81
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