1. What should the broker do if a buyer asks if the neighborhood is “good” or if there are “nice kids” in the schools?

A. The broker should share his or her personal observations about the people seen in the neighborhood and interview children in the schools.
B. Licensees should tell buyers there are too many trees in the neighborhood and the children won’t help rake the leaves in the fall. 
C. The broker should tell the buyer it is illegal for the buyer to consider who is nice and to focus on price and defects.
D. Licensees should point out to the buyer that what is “good” and who is “nice” is subjective and suggest that the buyer personally investigate the neighborhood and the schools to look for what is important to them.

2. Standard of Practice 10-5 prohibits REALTORS^® from using harassing speech, hate speech, epithets or slurs based on the protected classes of Article 10 with respect to all of their activities. Which of the following would likely not violate Article 10-5?

A. REALTOR^® A leads a weekly Bible study group, and at one point during the discussion, he stated, “Some have said these verses clearly prohibit and condemn same-sex relationships.” 
B. Some real estate listings on a brokerage website include photos including the Confederate flag.
C. In social media discussions, REALTOR^® B made the following comments: “I think Black people bring out the worst in us;” “we always knew n------ were violent. They are not Christian;” and described Black protesters as “animals trying to reclaim their territory.” 
D. REALTOR^® C, in response to a women’s march, posted on social media, “These morons have nothing better to do than come all the way to Washington to gripe about a problem that doesn’t even exist. This is why women shouldn’t be allowed to leave the house. Get back in the kitchen where you belong.”

3. Which of the following will not help establish a condominium community qualifying as a “55 and over” housing project under fair housing law?

A. At least 80% of the units in the condominium have one occupant who is 55 years of age or older.
B. The condominium association publishes and adheres to policies demonstrating the intent to provide housing for such older persons. 
C. The condominium ads state that it is “adult living” or an “adult community.”
D. The condominium association verifies ages and occupancy using surveys and affidavits.

4. Which statement about “steering” is incorrect?

A. “Steering” is the process of influencing a buyer’s choice of communities based upon the buyer’s race, color, religion, gender, disability, familial status or national origin. 
B. Steering on the basis of any protected class under the Fair Housing Act is unethical and illegal because it limits the housing opportunities available to buyers. 
C. Steering is helpful because the licensee helps direct the buyer to communities where the residents share the same racial and ethnic characteristics.
D. Steering may occur when the agent expresses positive or negative views about certain schools intended to direct a buyer either toward or away from a community.

5. The buyer wants a home in a good school district. What should the agent say?

A. Ask the buyer how they characterize a good school — is it the school with the best football team, the most AP students, the newest facility, the highest DPI report card score or something else?
B. Recommend the ABC school to the buyer because that is where the agent’s children go, and the agent thinks it is wonderful. 
C. Provide third-party sources, such as school district websites, and recommend the buyer talk to school officials and families within the school district.
D. A and C.

6. On what grounds can a landlord deny a rental application without discriminating when an applicant has a conviction record? For instance, a potential tenant applicant has a drug conviction from 2007, a disorderly conduct ticket from 2012 and a criminal damage to property conviction from around 2014.

A. For the 2014 conviction, the landlord should consider when the conviction occurred, the nature and severity of the conduct, or what the person has done since to determine if other tenants will be put at risk. 
B. The tenant can be denied if he was convicted of drug manufacture or distribution as that would be allowed under the HUD criminal history tenant screening standards.
C. If the 2012 ticket is not a conviction, the landlord should not reject on that basis because prior arrest records do not prove past unlawful conduct.
D. The landlord can just reject the applicant on the basis of any criminal convictions.

7.  Must a licensee provide an interpreter for a buyer client who has a limited understanding of English?

A. Yes, that would be the preferred step to ensure accuracy and understanding of the real estate contracts. 
B. No, a full and accurate interpretation of the real estate contracts and terms can be reliably provided by younger family members. 
C. No, the cost of providing language interpreters is not part of the cost of doing business, so the buyers should pay for this.  
D. No, licensees should not provide an interpreter because they will be liable if the interpreter makes mistakes and the buyer sues.

8. A buyer with a disability wants to rent an apartment and is requesting a ramp on the outside of the building. Must the landlord allow this?

A. Yes, both federal and Wisconsin law prohibit discrimination against persons with disabilities and enable a person with disabilities to make reasonable modifications to a property the person occupies if the modifications are necessary for the person with disabilities to have full enjoyment of the housing.
B. No, the landlord need not allow any changes to the exterior of buildings on the property.
C. Yes, the landlord should allow reasonable modifications at the tenant’s expense and also may require a restoration agreement with the tenant paying into an interest-bearing escrow account, but may not increase any customary security deposit. 
D. Yes, both A and C.

9. The Americans with Disabilities Act (ADA) makes it unlawful to discriminate against people with disabilities. Which is not true?

A. The ADA prohibits entities that own, lease or operate a place of public accommodation from discriminating against persons with disabilities. Covered public accommodations include businesses such as hotels, restaurants, stores and offices such as real estate offices and offices of doctors, attorneys and accountants.
B. Architectural and communication barriers must be removed in public accommodation facilities if such removal is readily achievable, for example, by installing ramps, rearranging tables and chairs, reading menus to customers with vision impairments, or widening doors. 
C. If a real estate licensee has a home office where business is conducted with clients, that portion of the home need not comply with the ADA because it is part of a private residence. 
D. Model homes are not subject to the ADA if they do not include a sales office and are not part of a public display for a fee, such as a parade of homes. 

10. Which of the following phrases used in a property description may be alienating and may violate fair housing laws?

A. Safe neighborhood, nice neighbors, walking distance. 
B. Near churches, near Sacred Heart Cathedral, near the Chinese market. 
C. Fenced private backyard for playtime with the kids, great family home.
D. She-shed and man-cave, fisherman’s/hunter’s retreat.
E. All of the above.

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