California Form RE 882, the Branch Office License Application, is the form every California real estate broker must file with the California Department of Real Estate before opening, relocating, or formally maintaining a business location separate from the broker’s main licensed office. The form ties each branch to the responsible broker’s main license, names the salesperson or broker-associate who will manage the branch, and creates the public record of the address where licensed real estate activity will occur.
Filing RE 882 correctly matters because California Business & Professions Code §10163 requires a separate branch license for each additional location, and operating an unlicensed branch can trigger discipline, fines, and even license suspension under Commissioner’s Regulation §2715. According to the DRE’s most recent annual report, the agency processes more than 4,000 branch office applications and renewals each year, and roughly 1 in 6 are returned for missing fees, mismatched fictitious business names, or unsigned certifications.
Here’s what you’ll learn in this guide:
- 📍 Exactly which fields on the current RE 882 (Rev. 11/19) trip up brokers most often
- 💵 The current $71 branch office fee, where to send it, and the payment methods the DRE accepts
- ✍️ How to designate a branch manager so the DRE doesn’t kick the application back
- 🏢 Three full filled-out scenarios, including a relocation, a new branch, and a corporate broker adding a fifth office
- ⚖️ The statutes, regulations, and DRE rulings that shape every line on the form
What Form RE 882 Is and Who Must File It
Form RE 882 is the official application a California-licensed real estate broker uses to license a branch office, meaning any place of business other than the broker’s main office where licensed real estate acts are performed. The form is published by the California Department of Real Estate and lives at the heart of California’s branch-licensing scheme. Every branch must have its own license certificate, and that certificate must be posted at the branch under B&P Code §10160.
The filer is always the responsible broker, whether that broker is a sole proprietor, a designated officer of a corporate broker, or a partnership broker. Salespersons cannot file RE 882. Even when an office manager or admin physically prepares the form, the broker’s signature is what makes it legally valid, because the broker takes on supervisory duties at the branch under Regulation §2725.
You must file RE 882 in three situations: opening a new branch, relocating an existing branch to a new street address, or changing the name under which the branch operates. A branch is not the same as a remote workspace or a salesperson’s home office, but if you advertise an address, hold yourself out to the public there, or keep transaction files there, the DRE treats it as a branch and expects an RE 882 on file.
Before You Start: Documents and Information You Need
Gather every item below before you open the PDF, because the DRE will reject incomplete applications and you will lose 4 to 6 weeks of processing time waiting for a return letter from Sacramento. The current DRE processing-times page is the best source to confirm timing for the week you file.
- Main broker license ID number. This 8-digit number anchors the branch to your existing license, and a wrong digit causes the DRE to flag the file for manual review.
- Branch street address with suite number. A P.O. Box is not acceptable as the branch’s physical location, because §10163 requires a definite place of business.
- Branch mailing address. This can be a P.O. Box, and the DRE will mail the branch certificate here.
- Branch phone number. The DRE uses this number for licensee lookups, so use a line you actually monitor.
- Fictitious business name (DBA) approval. If the branch will operate under a DBA, you must already have a Form RE 282 approved or filed concurrently.
- Branch manager information. Include the manager’s full legal name and 8-digit license ID, and confirm the manager is a licensed broker, broker-associate, or qualifying salesperson under Regulation §2724.
- $71 filing fee. The current branch office fee is set by the DRE fee schedule, and a check made out to anything other than the Department of Real Estate will be returned.
- Date the branch will open or relocate. This date controls the effective date of the branch license.
- Corporate broker information (if applicable). Corporate brokers must list the corporate license ID and the designated officer who signs the form.
If any of these items are missing on filing day, hold the application until you have all of them. A returned RE 882 does not refund your fee automatically, and you may face days of unlicensed operation that can be cited under Regulation §2715.
Where to Get the Form and How to Access It
The only authoritative copy of RE 882 lives on the DRE’s forms library, and the current revision is RE 882 (Rev. 11/19). Always download a fresh copy at the start of every filing because the DRE periodically updates the form, and older revisions are rejected at intake. The revision date appears in the lower-left footer of the PDF, so check that box first.
You may also pick up paper copies at any of the four DRE district offices in Sacramento, Oakland, Fresno, and San Diego, listed on the DRE contact page. District-office copies are identical to the PDF, but staff cannot help you complete the form line by line.
The PDF is a fillable form, which means you can type directly into the boxes using Adobe Reader or any modern PDF reader. Type entries are easier for DRE staff to read than handwriting, and reduce keying errors at the agency. If you must handwrite, use black ink and uppercase block letters, because the DRE scans every form into its license management system.
While the eLicensing portal handles many DRE transactions, branch office licensing through RE 882 is still primarily a paper process as of the 11/19 revision. Always confirm the current submission method on the DRE’s branch office page before mailing.
Step-by-Step: How to Fill Out Form RE 882 Line by Line
The form fits on one page front-and-back, but each box has consequences. Work top to bottom, do not skip boxes, and re-read every entry against your source documents before signing. The DRE licensing FAQ confirms that mismatches between RE 882 and your existing license file are the single most common reason for rejection.
Box 1: Type of Application
This box asks whether you are applying for a new branch, a change of address, or a change of name for an existing branch. Check exactly one box, because checking two will cause the DRE to process only the first and ignore the second.
Maria Lopez, a sole-proprietor broker opening her first branch, checks the New Branch Office box. If you are relocating, check Change of Address and write the prior branch license number on the line provided.
A common edge case is converting a former main office into a branch when you move your main office. In that case, you file RE 882 and a separate change form for the main office, because the DRE treats the two licenses independently.
The most frequent mistake here is checking New Branch Office when you are actually relocating, which creates a duplicate license in the DRE database and forces you to surrender one. The misconception is that a relocation across town is “basically a new office”; for licensing purposes, it is not, and miscoding the application can delay your branch certificate by 30 days or more.
Box 2: Responsible Broker Name
Enter the responsible broker’s full legal name exactly as it appears on the existing main office license, including middle initials, suffixes, or corporate designations. The DRE cross-checks this name against its public license lookup, and any deviation triggers a manual review.
For corporate brokers, enter the corporation’s exact registered name as filed with the California Secretary of State. Coastline Realty, Inc. writes its name precisely that way, with the comma and the Inc. abbreviation matching the Articles of Incorporation.
A nuance: if the broker recently changed names through marriage, divorce, or corporate amendment, the name change must be on file with the DRE first. Filing RE 882 with the new name before updating the main license causes a name mismatch hold.
The most common mistake is dropping the Inc. or using a DBA in this box. The consequence is a returned application, because the DRE only licenses to the legal entity. The misconception is that the DBA is the “real” name of the brokerage; legally, the registered entity name controls.
Box 3: Main Office License ID Number
Write the 8-digit broker license ID number assigned to the responsible broker’s main office. This is the same number printed on the top of the broker’s wall certificate. Format the number with no spaces or dashes, and verify each digit against the DRE license lookup.
Marcus Chen, a corporate broker, writes 01234567 in this box, matching his corporate broker license. The DRE matches every digit of this number to its master file before issuing the branch certificate.
A nuance arises when the broker holds both an individual broker license and a corporate broker license. Use the license ID associated with the entity that will operate the branch, not the individual ID, because the branch must be tethered to the operating entity.
The biggest mistake is transposing two digits, which the DRE will catch but only after weeks of delay. The misconception is that the salesperson license number can substitute; it cannot, because branches license to brokers only.
Box 4: Branch Office Name (DBA)
Enter the fictitious business name under which the branch will operate, if it differs from the responsible broker’s legal name. If the branch operates under the broker’s legal name, leave this box blank or write Same as broker.
Janet Park’s Coastline Realty Westside is an approved DBA for her main brokerage, Coastline Realty, and she writes that DBA in Box 4 for her new branch. Every DBA must be approved on a filed RE 282 before or with this application.
A common edge case: branches that share a DBA with the main office still must list the DBA in Box 4 if any signage, advertising, or contracts at the branch will display it. Leaving it blank when the DBA is in use leads to advertising violations under B&P Code §10140.6.
The most common mistake is using a DBA that is filed with the county but never approved by the DRE on RE 282. The consequence is rejection of RE 882 and potential discipline for unlicensed advertising. The misconception is that county-level fictitious business name approval is enough; the DRE requires its own approval.
Box 5: Branch Office Street Address
Enter the physical street address of the branch, including suite or unit number, city, county, and ZIP code. P.O. boxes are not allowed in this box because §10163 requires a definite physical location for licensed activity.
Aisha Williams enters 4220 Mission Blvd, Suite 210, San Diego, CA 92109 for her new branch, and notes the county San Diego in the county line. Each part of the address goes in the matching slot.
A nuance: shared executive suites and co-working spaces are acceptable so long as the broker has a contractual right to that specific suite. Listing only the building name without a suite number leads to questions during DRE audits.
The most common mistake is omitting the suite number in a multi-tenant building. The consequence is that mail and legal service may go to the wrong tenant, and the DRE may flag the address as incomplete. The misconception is that a “virtual office” address satisfies the rule; it does not, unless the broker actually controls a physical workspace there.
Box 6: Branch Mailing Address
Enter the mailing address where the DRE should send the branch certificate and all licensing correspondence. This may be a P.O. Box, and it may be the same as the main office mailing address.
Carlos Reyes, who runs his main office in San Jose and opens a branch in Gilroy, lists his main San Jose P.O. Box in Box 6 because he wants all DRE mail centralized. He writes Same as main office on the form to keep correspondence in one place.
A nuance: if the mailing address differs from the street address, double-check the ZIP code. ZIP mismatches are a top reason for returned mail, and the DRE will not re-send the branch certificate without a new request.
The most common mistake is leaving Box 6 blank, assuming the DRE will use Box 5. The consequence is that the branch certificate gets shipped to the physical branch even when the broker does not yet have keys. The misconception is that the boxes are interchangeable; the DRE keys them as separate fields.
Box 7: Branch Telephone Number
Enter the primary phone number for the branch in the format (xxx) xxx-xxxx. The DRE publishes this number in its public license lookup and uses it during audits.
Maria Lopez enters (619) 555-0144 for her new La Jolla branch. She uses the same line that rings at her front desk.
A nuance: if you use a virtual phone system that forwards to multiple agents, list the main published number, not individual cell phones. Branch numbers must reach the branch, not just a particular salesperson.
The most common mistake is listing a personal cell that no one answers consistently. The consequence is missed audits and consumer complaints. The misconception is that the phone number is optional; it is required for compliance with Regulation §2725.
Box 8: Branch Manager Designation
Enter the full legal name and 8-digit license ID of the licensee who will manage the branch. The branch manager must be a licensed broker, broker-associate, or a salesperson who meets the qualifications of Regulation §2724.
Marcus Chen designates Priya Patel, License #02345678 as the manager of his fifth branch. Priya is a broker-associate with two years of full-time experience, satisfying the regulation.
A nuance: the responsible broker can also serve as the branch manager, but only one branch can be “self-managed” practically, because the broker must reasonably supervise. Designating an unqualified salesperson is a common rejection reason.
The most common mistake is naming a manager who is between licenses or whose license is on inactive status. The consequence is rejection and possible discipline for unsupervised activity. The misconception is that any licensee can manage a branch; only those meeting §2724 may.
Box 9: Effective Date of Branch Activity
Enter the date the branch will begin operating, formatted MM/DD/YYYY. The DRE uses this date to set the start of the branch’s license term.
Aisha Williams writes 07/15/2026 because she takes possession of her new suite on that date. The license technically issues when the DRE processes the form, but Box 9 anchors the broker’s intent.
A nuance: backdating Box 9 to a date before the application is processed does not retroactively license the branch. Activity before issuance is unlicensed activity.
The most common mistake is leaving Box 9 blank. The consequence is the DRE assigns the date of processing, which may be weeks later than you expected. The misconception is that the date controls the license term length; the term still mirrors the main license expiration.
Box 10: Broker Certification and Signature
The certification block requires the responsible broker to sign and date the form under penalty of perjury, attesting that all information is true. The signature must be original ink on a paper filing.
Janet Park signs and dates the form 03/12/2026, in blue ink, as the responsible broker for Coastline Realty. She also prints her name on the line below the signature.
A nuance: corporate brokers must have the designated officer, not just any officer, sign the form. The designated officer is the licensee who holds the corporate broker license under B&P Code §10211.
The most common mistake is a stamped signature or a digital signature on a paper filing. The consequence is automatic rejection, because the DRE requires a wet signature on RE 882. The misconception is that any officer’s signature suffices; only the designated officer’s does for corporate brokers.
Three Filled-Out Examples Using Real Scenarios
Each scenario below walks one named broker through every major section of RE 882 from open to close. Use them as a template for your own facts, but always verify against your actual license documents.
Scenario 1: Maria Lopez — Sole Proprietor Opening First Branch
| Form Section | What Maria Enters |
|---|---|
| Box 1: Type of Application | New Branch Office |
| Box 2: Responsible Broker Name | Maria E. Lopez |
| Box 3: Main Office License ID | 01876543 |
| Box 4: Branch DBA | Lopez Coastal Realty – La Jolla |
| Box 5: Branch Street Address | 7820 Girard Ave, Suite 4, La Jolla, CA 92037 |
| Box 6: Branch Mailing Address | PO Box 9912, San Diego, CA 92109 |
| Box 7: Branch Telephone | (619) 555-0144 |
| Box 8: Branch Manager | Maria E. Lopez, License #01876543 (self-managed) |
| Box 9: Effective Date | 06/01/2026 |
| Box 10: Broker Signature | Maria E. Lopez, signed 05/04/2026 |
Scenario 2: Marcus Chen — Corporate Broker Adding Fifth Branch
| Form Section | What Marcus Enters |
|---|---|
| Box 1: Type of Application | New Branch Office |
| Box 2: Responsible Broker Name | Pacific Crest Realty, Inc. |
| Box 3: Main Office License ID | 01234567 |
| Box 4: Branch DBA | Pacific Crest Realty – Sacramento Midtown |
| Box 5: Branch Street Address | 1801 J Street, Suite 300, Sacramento, CA 95811 |
| Box 6: Branch Mailing Address | PO Box 4400, Sacramento, CA 95812 |
| Box 7: Branch Telephone | (916) 555-0188 |
| Box 8: Branch Manager | Priya Patel, License #02345678 |
| Box 9: Effective Date | 08/01/2026 |
| Box 10: Broker Signature | Marcus Chen, Designated Officer, signed 07/02/2026 |
Scenario 3: Janet Park — Relocating an Existing Branch
| Form Section | What Janet Enters |
|---|---|
| Box 1: Type of Application | Change of Address (with prior branch license #07654321) |
| Box 2: Responsible Broker Name | Coastline Realty |
| Box 3: Main Office License ID | 01999000 |
| Box 4: Branch DBA | Coastline Realty Westside |
| Box 5: Branch Street Address | 11500 W Olympic Blvd, Suite 410, Los Angeles, CA 90064 |
| Box 6: Branch Mailing Address | Same as main office |
| Box 7: Branch Telephone | (310) 555-0177 |
| Box 8: Branch Manager | David Kim, License #01567890 |
| Box 9: Effective Date | 09/15/2026 |
| Box 10: Broker Signature | Janet Park, signed 08/14/2026 |
How to File the Completed Form
Once the form is signed and dated, you have three filing channels, and each has its own steps, fees, and proof-of-filing standards. Always keep a complete copy of the signed form before filing.
By Mail (preferred channel). Send the completed RE 882, the $71 fee, and any required RE 282 to California Department of Real Estate, P.O. Box 137001, Sacramento, CA 95813-7001, the address listed on the DRE’s mailing address page. Acceptable payment is a check or money order made payable to the Department of Real Estate; cash is not accepted by mail. Processing typically takes 4 to 6 weeks per the DRE processing-times page. Keep the certified-mail receipt as proof of filing.
In Person. You may hand-deliver the application to the DRE’s Sacramento, Oakland, Fresno, or San Diego district offices listed on the DRE contact page. The fee is the same $71, payable by check, money order, or, at most district offices, credit card (a small convenience fee may apply). Processing time is similar to mail, but you receive a date-stamped intake receipt as immediate proof of filing.
By eLicensing (limited). While the eLicensing portal supports many DRE transactions, the 11/19 paper RE 882 remains the primary intake. Confirm whether your specific change qualifies for online submission on the DRE’s branch office page before mailing.
By Fax. The DRE does not accept RE 882 by fax for new branch licenses, because the form requires a wet signature and an original fee. Faxing the form will not toll any deadlines.
What Happens After You File
Once the DRE receives RE 882 with a clean fee, intake staff log it in the license management system within 5 to 7 business days. You can verify intake by searching your broker name on the DRE public license lookup; a pending branch will show as “Application Received.”
Processing then takes 4 to 6 weeks, although peak filing months (January and July) can stretch to 8 weeks. During processing, the DRE confirms the broker’s main license is in good standing, that the branch manager meets §2724, and that the address matches the records on file.
Once approved, the DRE mails the branch certificate to the mailing address in Box 6. The certificate must be conspicuously displayed at the branch under B&P Code §10160. If the certificate doesn’t arrive within 8 weeks, call the DRE licensing line listed on the contact page before assuming approval.
If the application is rejected, the DRE sends a deficiency letter explaining the issue. You have 30 days to cure most defects without re-filing the fee, but missing the cure window means starting over with a new application and a new $71 fee.
Mistakes to Avoid When Filling Out the Form
Each error below has caused real rejections in DRE intake, and each carries a consequence that costs time, money, or licensing standing.
- Using last year’s revision of the form. The DRE rejects superseded revisions, costing you 4 to 6 weeks of processing time.
- Listing a P.O. Box in Box 5. The application is returned because §10163 requires a physical address.
- Mismatching the broker’s legal name. Triggers a manual review and a 2- to 4-week delay.
- Transposing digits in the main license ID. Causes the DRE system to fail to match the branch to the broker.
- Designating an unqualified branch manager. Leads to rejection and possible discipline if the branch operated.
- Filing without an approved RE 282 for the DBA. Results in rejection and possible advertising violations.
- Forgetting the wet signature in Box 10. Forces re-filing of the entire form, with a new fee if the cure window lapses.
- Submitting the wrong fee. A $70 or $75 check (rather than $71) is returned, and the application sits unprocessed.
- Backdating the effective date. Does not legalize past activity and may invite an enforcement inquiry.
- Stapling the check to the form. DRE intake removes staples, and torn checks delay processing.
- Filing by fax or email. Branch applications require originals; faxed forms are discarded.
- Forgetting the suite number in a multi-tenant building. The DRE flags the address as incomplete.
Do’s and Don’ts
These rules come straight from DRE intake practice and from common deficiencies cited in the DRE Real Estate Bulletin.
- Do download a fresh copy of RE 882 for every filing, because revisions change without notice.
- Do verify the broker’s main license ID against the public license lookup before signing, since transposition errors are the top rejection reason.
- Do make the $71 check payable to Department of Real Estate, not DRE or State of California, because intake rejects ambiguous payees.
- Do keep a full color copy of the signed form, the check, and the certified mail receipt, because the DRE will not return originals.
- Do confirm RE 282 status before filing RE 882 if a DBA is in play, because the two forms must align.
- Do designate a branch manager who meets §2724 before you file, since correcting it later requires a separate amendment.
- Don’t use a P.O. Box in Box 5, because §10163 requires a physical location.
- Don’t file by fax or email, because the DRE requires originals with wet signatures.
- Don’t forget to date Box 10, because an undated certification is treated as incomplete.
- Don’t assume eLicensing handles RE 882; verify on the branch office page.
- Don’t mix the legal entity name and the DBA in Box 2, because only the legal name belongs there.
- Don’t open the branch before the certificate issues, because pre-license activity is unlicensed activity under §10163.
Pros and Cons of Filing on Your Own vs. With Help
Most brokers file RE 882 themselves, but compliance attorneys, paralegals, and licensing services also handle the form. Here’s how the choice typically breaks down.
Pros of filing pro se:
- Saves $200 to $500 in attorney or service fees, since the form is short.
- Forces the broker to learn the branch licensing rules firsthand, which helps with future audits.
- Avoids handoff delays between the broker and a third-party preparer.
- Lets the broker control timing precisely, which matters around lease start dates.
- Builds direct rapport with DRE intake staff if questions arise.
Cons of filing pro se:
- Increases the chance of a returned application, which can cost 4 to 6 weeks.
- Misses subtle rules like the §2724 manager qualifications.
- Risks DBA mistakes that can cascade into advertising violations.
- Requires the broker to track DRE form revisions on their own.
- Provides no professional liability cushion if an error causes an enforcement action.
Branch Office vs. Main Office at a Glance
The DRE treats branches and main offices differently in several ways, and confusing the two is a frequent enforcement trigger.
| Concept | Branch Office (RE 882) |
|---|---|
| Filing form | RE 882 |
| Filing fee | $71 |
| Statute | B&P Code §10163 |
| Manager required | Yes, under §2724 |
| Separate certificate | Yes, posted at the branch |
| Term | Tied to main license expiration |
| DBA filing | Requires separate RE 282 |
| Sign requirement | Yes, with branch DBA if any |
Key Agencies, Statutes, and Forms That Interact with RE 882
The California Department of Real Estate is the licensing and disciplinary agency for every California real estate broker and salesperson. Its Licensing Division handles RE 882 intake, while its Enforcement Division follows up on unlicensed branch activity.
B&P Code §10163 is the statute that requires a branch license. Regulation §2715 sets penalties for unlicensed branches, and Regulation §2725 sets supervision standards that the branch manager must meet.
Form RE 282 (Fictitious Business Name) often files alongside RE 882 when the branch will use a DBA. Form RE 204 (Corporation Background Statement) is required when a corporate broker has new officers managing the branch.
Federal touchpoints exist as well. The FinCEN Geographic Targeting Order program affects high-value real estate transactions handled at branches, and federal Fair Housing Act duties apply equally at every branch the broker licenses.
FAQs
Is RE 882 the right form to relocate an existing branch?
Yes. Use RE 882 and check the Change of Address box in Box 1, list the prior branch license number, and pay the $71 fee for processing.
Do I need a separate RE 882 for each branch?
Yes. Each branch office requires its own RE 882 and its own $71 fee, because §10163 licenses each branch independently from the others.
Can a salesperson file RE 882?
No. Only the responsible broker (or designated officer of a corporate broker) can sign and file RE 882, because the broker assumes branch supervision duties.
Is the $71 fee the same for new and relocating branches?
Yes. The DRE charges $71 per RE 882 filing regardless of whether the form opens, relocates, or renames a branch under the current fee schedule.
Can I list a P.O. Box in Box 5 for the branch street address?
No. Box 5 must show a physical street address with suite number, because §10163 requires a definite physical place of business for licensed activity.
Do I write the broker’s legal name or the DBA in Box 2?
No. Box 2 takes only the broker’s full legal name; the DBA goes in Box 4, and mixing them up is a top reason for rejection.
Should I leave Box 6 blank if the mailing address matches Box 5?
No. Always fill in Box 6, even if it just says Same as Box 5, because blank fields are treated as incomplete in DRE intake.
Can the responsible broker also be the branch manager in Box 8?
Yes. A broker may self-manage a branch, but only if the broker can reasonably supervise it under §2725’s supervision standard.
Do I need an approved RE 282 before filing RE 882?
Yes. If the branch will use a DBA, the RE 282 must be filed with or before RE 882, because the DRE will reject a DBA without an active RE 282.
Can I file RE 882 by email or fax?
No. RE 882 requires a wet signature and an original fee, so the DRE rejects faxed and emailed submissions outright.
Is the branch license term different from the main license term?
No. Branch licenses align with the broker’s main license expiration, so renewing the main license renews each branch under the same cycle.
Can I open the branch before the DRE issues the certificate?
No. Operating a branch before issuance is unlicensed activity under §10163 and may trigger discipline, including fines and suspension.
Do I file a new RE 882 if I just change the branch’s phone number?
No. Phone-only changes use a separate change form and do not require a new RE 882, because Box 7 is not the branch’s licensing anchor.
Should I sign the form digitally if I file by mail?
No. The DRE requires an original ink signature on RE 882, so digital or stamped signatures cause automatic rejection.
Related reading
- How to Fill Out California Form RE 204 (w/Examples) + FAQs
- How to Fill Out California Form RE 226 (w/Examples) + FAQs
- How to Fill Out California Form RE 4022 (w/Examples) + FAQs
- How to Fill Out California Form RE 482 (w/Examples) + FAQs
- How to Fill Out California Form RE 252 (w/Examples) + FAQs
- How to Fill Out California Form RE 308 (w/Examples) + FAQs
- How to Fill Out California Form 100 (w/Examples) + FAQs