Practice Georgia’s Brokerage Relationships in Real Estate Transactions Act with 31 questions grouped into six study topics. Each has four choices, an explained answer, a tempting wrong turn to watch for, and the code section behind the rule. Open any question’s full page for a reason each choice is right or wrong. Choose an answer first, then check which fact decides it.
Facts checked against the current PSI Candidate Information Bulletin and GREC sources.
Start by identifying the relationship. A written brokerage engagement makes the person a client; someone the broker assists without that engagement is a customer. Then apply the duty for that role. These questions cover client and customer status, dual and designated agency, disclosure, confidentiality, offers, and leasing. PSI does not publish a separate BRRETA question count or a breakdown by these six study topics.
Clients, customers, and transaction brokers
Who is represented, what creates the relationship, and what a broker owes someone who is not a client.
A buyer has toured homes with an agent for three weeks. They text daily, and the agent has filled in two offer forms for them. Nobody has signed a buyer brokerage agreement.
Under BRRETA, what is the buyer's status with the agent's broker?
AClient, because the agent has already written offers for them
BClient, because the relationship is implied by the agent's conduct
CCustomer, because there is no written brokerage engagement
DDual-agency client, because the agent also talks to listing agents
Show the answer
C. Customer, because there is no written brokerage engagement. The written brokerage engagement creates the client relationship. Time and effort do not.
A listing agent tells an unrepresented buyer, "Don't worry about getting your own agent. I'll look after your interests too." The agent has no dual agency consent and has no intention of representing the buyer.
What is the problem with the statement?
ANothing, because the buyer is a customer and the remark is just friendly
BIt creates a valid buyer brokerage engagement on the spot
CIt gives the buyer false information about whose interests the agent represents
DIt is a problem only if the agent puts it in writing
Show the answer
C. It gives the buyer false information about whose interests the agent represents. Helping a customer is not representing them, and an agent may not blur the two.
Two brokers from different firms both say they represent the same buyer. Broker A has a signed buyer brokerage engagement. Broker B has shown the buyer homes for a month, and the seller has offered to pay Broker B's commission.
Which broker has a client relationship with the buyer?
ABroker B, because they have done more work for the buyer
BBroker A, because they hold the signed brokerage engagement
CBroker B, because the seller is paying their compensation
DBoth, because a buyer can be a client of any broker who helps them
Show the answer
B. Broker A, because they hold the signed brokerage engagement. The written engagement decides the relationship. Who pays does not.
A seller has read online that a listing agent owes "OLDCAR" fiduciary duties: obedience, loyalty, disclosure, confidentiality, accounting, and reasonable care. They ask their Georgia listing broker to confirm it.
How does BRRETA describe the broker's legal relationship with the seller?
AA fiduciary relationship carrying all six OLDCAR duties
BNot a fiduciary relationship; the broker owes only BRRETA's duties plus any added in a signed writing
CA fiduciary relationship with clients only, not with customers
DA fiduciary relationship that ends when the listing is signed
Show the answer
B. Not a fiduciary relationship; the broker owes only BRRETA's duties plus any added in a signed writing. BRRETA does not make a Georgia broker a fiduciary. Duties come from the statute and any express agreement in a signed writing.
A broker helps a buyer and a seller complete a sale without representing either of them. The broker performs only ministerial acts and is paid a fee under a written agreement.
Which duty does this transaction broker owe?
ATo negotiate the best possible price for the buyer
BTo keep each party's negotiating position confidential as a client
CTo promote the seller's interests over the buyer's
DTo timely present all offers and account for all money and property received
Show the answer
D. To timely present all offers and account for all money and property received. A transaction broker advocates for no one, but still presents offers, accounts for money, and discloses specified defects.
A broker assigns one affiliated licensee to represent the buyer and a different affiliated licensee in the same firm to represent the seller of the same property. The assignment follows the firm's written designated agency policy.
How does BRRETA treat this arrangement?
AAs designated agency, so the broker and firm are not deemed dual agents
BAs dual agency, so both clients must sign a dual agency consent
CAs a prohibited conflict of interest in Georgia
DAs transaction brokerage, because the firm represents neither side
Show the answer
A. As designated agency, so the broker and firm are not deemed dual agents. Designated agency lets one firm represent both sides through separate agents without becoming a dual agent.
Two designated agents in the same firm represent the buyer and the seller on one sale. Over lunch, the buyer's agent mentions that the buyer can go $15,000 higher than their offer. The buyer never agreed to that being shared.
Did the buyer's designated agent breach a BRRETA duty?
ANo, because the firm's knowledge is shared by everyone in it anyway
BNo, because the conversation stayed inside the brokerage
COnly if the buyer had asked in writing for the budget to stay private
DYes, because a designated agent may not disclose the client's confidential information
Show the answer
D. Yes, because a designated agent may not disclose the client's confidential information. Sharing a firm does not mean sharing confidences.
A broker personally represents both the buyer and the seller on one sale. Both clients said on the phone that they were fine with it. Nothing has been signed.
Is this lawful dual agency under BRRETA?
AYes, because both clients agreed before the offer was written
BNo, because dual agency requires written consent from all clients
CYes, if the broker discloses the arrangement before closing
DNo, because dual agency is illegal in Georgia
Show the answer
B. No, because dual agency requires written consent from all clients. Dual agency requires written consent from every client, with the disclosures the statute lists.
A firm's written office policy rejects disclosed dual agency. One of its brokers has a buyer client who now wants to buy a home the same broker has listed. Both clients say they would sign a dual agency consent.
What does BRRETA allow?
ADual agency, because the clients' signed consent overrides the office policy
BDual agency, as long as the commission is reduced
CNot dual agency; the broker must follow the policy and use another lawful option
DNothing; the sale cannot go forward through this firm at all
Show the answer
C. Not dual agency; the broker must follow the policy and use another lawful option. Written consent makes dual agency lawful only in a firm whose policy permits it.
A broker is acting as a dual agent with signed consent from both clients. The seller is the broker's brother. The broker admits that protecting their brother would come first if the clients disagree. The buyer does not know about the family tie.
What does BRRETA require?
ATimely disclosure of the family relationship to the buyer
BNothing, because both clients already signed the dual agency consent
CDisclosure only if the buyer asks about it
DWithdrawal from the transaction, because relatives cannot be clients
Show the answer
A. Timely disclosure of the family relationship to the buyer. A dual agent discloses known ties that would impair fair and independent judgment toward another client.
A broker's buyer client wants to see a home the broker has listed. The firm's policy permits dual agency, but the buyer refuses to sign the dual agency consent.
What may the broker do?
ARepresent both sides anyway, because the seller has consented
BWithdraw from representing the buyer without liability and refer the buyer to another firm
CDrop both clients and the listing
DKeep the buyer as a client and stop representing the seller without telling either
Show the answer
B. Withdraw from representing the buyer without liability and refer the buyer to another firm. No consent, no dual agency. The broker may step back from one client and refer them out.
A broker is a lawful dual agent. The seller mentions that the air conditioning fails every July and that the repair company could not fix it. The buyer has toured only in spring.
What must the dual agent do?
AKeep it from the buyer, because the seller is also a client
BTell the buyer only if the buyer asks about the air conditioning
CDisclose it to the buyer, because a dual agent discloses all actually known adverse material facts
DResign as dual agent before saying anything
Show the answer
C. Disclose it to the buyer, because a dual agent discloses all actually known adverse material facts. A dual agent discloses actually known adverse material facts, except client information protected under BRRETA.
A buyer's agent hears from a neighbor, and then confirms with the listing agent, that the garage floods in heavy rain. Their client, the buyer, does not know.
What does BRRETA require of the buyer's agent?
ANothing, because the buyer is responsible for their own inspection
BDisclosure only if the listing agent agrees
CTimely disclosure to the buyer, because it is an actually known adverse material fact
DDisclosure only after the buyer is under contract
Show the answer
C. Timely disclosure to the buyer, because it is an actually known adverse material fact. A buyer's broker discloses actually known adverse material facts to the buyer. Seller-side duties to buyer customers are narrower.
A seller tells the listing agent that the foundation is cracked behind finished basement paneling. The seller asks the agent to keep it confidential. A buyer's inspection is unlikely to find it.
What must the listing agent do?
AKeep it confidential, because the seller made an express request
BDisclose it only if a buyer asks about the foundation
CDisclose it only to buyers who have their own agent
DTimely disclose it to buyers, because it is an actually known hidden physical defect
Show the answer
D. Timely disclose it to buyers, because it is an actually known hidden physical defect. A confidentiality request cannot hide a known physical defect that the law requires the broker to disclose.
A buyer complains that the listing agent never crawled under the house to check for moisture. The agent had no knowledge of any problem, and the seller disclosed none.
Did the listing agent breach a BRRETA duty?
ANo, because § 10-6A-5(b) does not require the listing agent to seek out defects
BYes, because listing agents must inspect every area of the property
CYes, because the agent should have hired an inspector
DNo, but only because the seller signed a disclosure statement
Show the answer
A. No, because § 10-6A-5(b) does not require the listing agent to seek out defects. A seller's broker need not seek out defects under § 10-6A-5(b), but must disclose covered facts it actually knows.
A listing agent knows that a closed landfill half a mile from the listing vents gas that has forced nearby residents to install monitors. A reasonably diligent inspection of the neighborhood would not reveal the condition, and it cannot be found in reasonably available government records such as zoning maps, plats, flood maps, or tax maps.
Does BRRETA require the listing agent to disclose it to buyers?
ANo, because BRRETA covers only the property itself
BYes, because it is an actually known adverse physical condition within one mile that a buyer could not reasonably find
COnly if the landfill is on an adjoining lot
DOnly if the buyer asks about the neighborhood
Show the answer
B. Yes, because it is an actually known adverse physical condition within one mile that a buyer could not reasonably find. Disclose a known adverse physical condition within one mile if reasonable inspection and available government records would not reveal it.
A seller tells the listing agent the roof was replaced in 2022. The agent tells buyers, "According to the seller, the roof was replaced in 2022." It turns out the current roof was installed in 2007. The agent had no reason to know the claim was false.
Is the listing agent liable to the buyer under BRRETA?
AYes, because every statement an agent makes is guaranteed
BYes, because the agent should have checked the permit records
CNo, because the agent did not know it was false and disclosed the source
DNo, because buyers can never rely on what listing agents say
Show the answer
C. No, because the agent did not know it was false and disclosed the source. Do not knowingly repeat false information. When relaying a claim, identify its source.
Three years ago a homicide occurred in a house now listed for sale. A buyer is about to make an offer and has asked nothing about the home's history.
Under Georgia law, must the listing agent volunteer the homicide?
AYes, because it is a material fact every buyer would want
BNo, because no lawsuit arises from failing to disclose it, unless the buyer asks
CYes, but only in writing on the seller's disclosure form
DNo, and the agent may deny it even if asked
Show the answer
B. No, because no lawsuit arises from failing to disclose it, unless the buyer asks. Georgia does not require volunteering a death or crime in a home, but a direct question gets a truthful answer.
A buyer asks the listing agent directly, "Did anyone die in this house?" The agent knows the previous owner died of natural causes in the bedroom last year.
What must the agent do?
AAnswer truthfully, to the best of the agent's knowledge
BDecline to answer, because deaths never have to be disclosed
CSay "not that I know of" to protect the seller
DRefer the question to the seller and say nothing
Show the answer
A. Answer truthfully, to the best of the agent's knowledge. An unasked death need not be volunteered. A direct question requires a truthful answer, unless answering would violate law.
A seller tells their listing agent, "Keep our bottom line between us." At the open house, an unrepresented buyer asks whether the sellers would accept less than the asking price. The agent knows they would.
What should the listing agent do?
ATell the buyer, because a customer is owed honest answers
BDecline to share it, because the seller asked for it to stay confidential
CShare it only after the buyer signs a buyer brokerage agreement
DShare it, because price flexibility is a material fact
Show the answer
B. Decline to share it, because the seller asked for it to stay confidential. Declining to answer is honest. Inventing an answer is not.
A listing expires without a sale. A week later, a buyer's agent asks the former listing agent why the seller is moving. During the listing, the seller had asked the agent to keep a pending divorce private.
May the former listing agent share the reason?
ANo, because the duty to keep confidences survives the end of the engagement
BYes, because all duties end when the brokerage engagement ends
CYes, because 30 days have not passed and then the duty ends
DYes, if the person asking is another licensee
Show the answer
A. No, because the duty to keep confidences survives the end of the engagement. Confidentiality outlives the brokerage engagement.
A buyer client tells their agent, "We can go to $480,000, but don't tell anyone." The listing agent later asks the buyer's agent how high the buyer can go.
What does BRRETA require of the buyer's agent?
AAnswer, because the listing agent is a fellow licensee
BKeep it confidential, because the buyer expressly asked
CAnswer only if the listing agent promises not to tell the seller
DAnswer, because a buyer's price limit is a material fact
Show the answer
B. Keep it confidential, because the buyer expressly asked. A buyer's express request to keep information private binds the buyer's broker.
A listing is under contract with a closing date set. A second buyer's agent sends the listing agent a higher offer.
What does BRRETA require of the listing broker?
AHold the offer until the first contract fails
BReturn it unopened, because the property is under contract
CPresent it only if the seller signed a backup offer addendum
DTimely present it to the seller, even though the property is under contract
Show the answer
D. Timely present it to the seller, even though the property is under contract. Present incoming offers while under contract. Seeking more is optional unless the engagement requires it.
A seller is upset that their listing agent showed an open-house visitor two other homes for sale in the neighborhood. The seller says the agent was disloyal.
Did the listing agent breach a BRRETA duty?
AYes, because a listing agent must only promote the seller's home
BYes, unless the seller gave written permission
CNo, but only if the other homes are listed by the same firm
DNo, because showing alternative properties is not a breach
Show the answer
D. No, because showing alternative properties is not a breach. Showing other properties is not a breach, for listing or buyer's brokers.
A broker is helping a buyer and a seller as a transaction broker, with no clients. Halfway through, the seller signs a brokerage engagement with the broker.
What does BRRETA require of the broker?
ANothing, because the buyer is not affected
BTimely disclosure of the new relationship to everyone in the transaction
CDisclosure only to the seller, who is the new client
DDisclosure only at closing
Show the answer
B. Timely disclosure of the new relationship to everyone in the transaction. A changed relationship gets disclosed to every party, on time.
A broker is drafting the firm's listing agreement and wants to make sure it covers every disclosure BRRETA requires before a seller becomes a client.
Which four subjects must the engagement cover under section 10-6A-10?
AThe broker's success rate, average days on market, and agent bios
BEvery other seller and buyer the broker currently represents
CAgency types offered, known conflicting relationships, compensation and any sharing, and confidentiality duties
DThe commission split between the broker and the listing agent
Show the answer
C. Agency types offered, known conflicting relationships, compensation and any sharing, and confidentiality duties. The engagement must cover available agency types, known conflicting relationships, compensation and sharing, and confidentiality duties.
A broker represents a landlord. From a repair estimate the landlord shared, the broker knows there is mold behind the bathroom wall of a rental. A reasonably diligent inspection would not reveal it. A prospective tenant is about to sign a lease.
What does BRRETA require of the landlord's broker?
ANothing, because tenants are customers and not clients
BDisclosure only if the lease is longer than one year
CDisclosure only if the landlord agrees
DDisclosure to the prospective tenant of the actually known adverse physical condition
Show the answer
D. Disclosure to the prospective tenant of the actually known adverse physical condition. A landlord's broker timely discloses known adverse physical conditions that a reasonably diligent inspection would not reveal.
A broker represents a tenant who wants to lease an office. The tenant told the broker last week that their only source of income ended and they have no way to cover the rent for now.
What does BRRETA require of the tenant's broker?
AKeep it confidential, because the tenant is the client
BDisclose to the prospective landlord the actually known adverse facts about the tenant's financial ability
CDisclose it only if the landlord runs a credit check
DNothing, because commercial leases are outside BRRETA
Show the answer
B. Disclose to the prospective landlord the actually known adverse facts about the tenant's financial ability. A tenant's broker tells the landlord about known problems with the tenant's ability to pay.
A seller agrees to finance the sale of their home. The buyer's broker knows the buyer has two unpaid court judgments for past debts, and that the buyer plans to rent the home out, not live in it.
What does BRRETA require of the buyer's broker?
AKeep both facts confidential, because the buyer is the client
BDisclose to the seller the known adverse facts about the buyer's ability to pay, and that the buyer does not plan to occupy the home
CDisclose only the judgments, because occupancy plans are private
DDisclose nothing unless the seller orders a credit report
Show the answer
B. Disclose to the seller the known adverse facts about the buyer's ability to pay, and that the buyer does not plan to occupy the home. With seller financing or a loan assumption, disclose known adverse financial facts and, for a home, intent to occupy as a principal residence.
Answer a whole topic before opening any explanation, and write down why you chose each answer. Watch for a rule imported from another state or from national common-law agency, where conduct can create agency and agents owe fiduciary duties. For a Georgia question, use BRRETA: it says a broker is not deemed to have a fiduciary relationship and owes the duties in the statute, plus any additional duties expressly agreed in a signed writing.