The Massachusetts real estate broker license application is the set of online forms and documents you submit through the state’s eLIPSE portal to upgrade from a salesperson to a broker who can run their own office. It is reviewed by the Board of Registration of Real Estate Brokers and Salespersons, the state agency that licenses every broker in the Commonwealth under M.G.L. Chapter 112 and the rules in 254 CMR 2.00.
Getting one box wrong can stall your file for months. As of June 16, 2025, Massachusetts replaced its old ePLACE system with the new eLIPSE portal, and incomplete applications now sit open for only 180 days before they are abandoned, forcing you to pay and start over. This guide walks you through every form, field, and fee so your file clears review the first time.
Here is what you will learn:
- 📋 Exactly which forms make up the broker application and how to fill in each field
- 🏢 How to complete the Employing Broker Certification Form that proves your 3 years of experience
- 💵 The current fees, where you pay them, and which payment methods the state and PSI accept
- 🖊️ How to get your $5,000 surety bond and CORI form notarized so they are not rejected
- ❓ Answers to the field-level questions brokers ask most, plus the mistakes that cause delays
What the Broker License Application Is and Who Must File It
The Massachusetts broker license application is the request you make to the Board of Registration of Real Estate Brokers and Salespersons to be tested for, and granted, a broker’s license. A broker can open an office, hold client deposits in escrow, and supervise salespeople, while a salesperson can only work under a broker. The application is not one single sheet of paper. It is a bundle of items you upload to eLIPSE: your education certificate, three candidate endorsements, a notarized CORI form, an Employing Broker Certification Form, and a notarized $5,000 surety bond.
The Board draws its power from M.G.L. c. 112, §§ 87PP–87DDD½, the state law that makes it illegal to act as a broker without a license. The plain-English meaning is simple: if you list property, negotiate deals, or hold deposits for others without this license, you break state law. The consequence of ignoring it is steep, because the Board can impose fines and the courts can deny you a commission you already earned. For example, Daniel Cho runs deals for his managing broker but wants his own shingle, so he must file this application before he can legally collect a broker’s fee.
You must file if you are at least 18, currently hold an active Massachusetts salesperson license, and have worked for an active Massachusetts broker for at least 3 years at a minimum of 25 hours per week. A common misconception is that any sales job counts toward the 3 years. It does not, because the Board only credits time worked under an active, licensed Massachusetts broker, and out-of-state or unlicensed work will be rejected.
Before You Start: Documents and Information You Need
Gather everything before you open eLIPSE. The portal lets you save and return, but missing items freeze your file, and after 180 days the Board treats the application as abandoned. Use this pre-filing checklist so nothing stops your review.
- Your active salesperson license number. The Board cross-checks it to confirm you are eligible to upgrade, and a wrong number triggers a hold.
- Proof of 3 years of experience. You need dates and hours worked under your broker, because the Board verifies the 25-hour-per-week, 3-year rule.
- Employing Broker Certification Form. Your broker signs this to confirm your experience; without it your file cannot move forward.
- 40-hour broker education certificate. Your Board-approved school issues a stamped Certificate of Completion that proves you finished the required class.
- Three candidate endorsements. Each goes on its own form and cannot come from relatives or classmates, or the Board rejects them.
- Notarized DOL CORI Authorization Form. This lets the state run your background check, and an un-notarized form is returned.
- Original notarized $5,000 surety bond. An insurance agent and you both sign it; a copy is not accepted.
- A debit or credit card. You pay the state through eLIPSE and the exam fee to PSI, both by card.
- A valid email address and Social Security number. eLIPSE ties your account and identity to these, and a typo can split your record.
If any item is missing, the most common result is a notice asking you to “complete” your file, which restarts the clock on your review. Priya Nair learned this when she uploaded everything except her broker’s signature and lost three weeks waiting for a corrected form.
Where to Get the Forms and How to Access Them
All broker application forms live on official state pages, and you submit them through one place: the eLIPSE licensing portal. Start by creating an eLIPSE account using the state’s eLIPSE How-to Guides, which show you how to set up your login and link your existing salesperson license. Do this first, because every other document gets uploaded inside this account.
You download the individual forms from the Board’s exam and licensing page. The Employing Broker Certification Form, the candidate endorsement form, and the DOL CORI Authorization Form are all linked there. The $5,000 surety bond form is also available through the Board’s document library, and your insurance agent often supplies the same approved form.
A nuance many filers miss is that the education certificate comes from your school, not the state. If you finished your 40-hour broker class before June 13, 2025, you use the signed and stamped certificate from the old PSI handbook, while classes finished after that date use your school’s own certificate. The consequence of using the wrong version is a returned application, so confirm which certificate your class date requires before you upload.
Step-by-Step: How to Fill Out the Massachusetts Broker License Application Line by Line
The application is built from several forms inside eLIPSE. Complete them in the order below, and follow the field-level detail for each one. Use all capital letters where the form prints boxes, and write dates as MM/DD/YYYY unless a field says otherwise.
Section 1: eLIPSE Account and Applicant Identity
This part asks for your legal name, mailing address, date of birth, Social Security number, and email. You answer it by entering your name exactly as it appears on your Social Security card, your current home address, and your birth date in MM/DD/YYYY format. For example, Daniel Cho enters CHO, DANIEL R, 14 ELM ST, WORCESTER, MA 01609, and 07/22/1989. A frequent edge case is a recent name change after marriage, where you must use the name on your current Social Security card, not your old one. The most common mistake here is a typo in the Social Security number, which causes the Board’s identity check to fail and freezes your whole file. Many people wrongly believe a nickname is fine, but the Board matches your entry against state and SSA records, so Dan instead of Daniel can flag your application.
Section 2: Current Salesperson License Information
This field asks for your active Massachusetts salesperson license number and its status. You answer it by copying the license number from your eLIPSE record or your wallet card and confirming the license is active and not lapsed. For example, Priya Nair enters her salesperson license number 9876543 and selects Active. An edge case appears if your salesperson license is in renewal or recently lapsed, in which case you must reinstate it first, because you cannot upgrade from an inactive license. The most common mistake is entering an expired license number, which makes you ineligible and stops the upgrade. A misconception people hold is that a broker license replaces the salesperson license during the application; it does not, and your salesperson license must stay active until the broker license issues.
Section 3: Experience and the Employing Broker Certification Form
This form asks your employing broker to confirm you worked for them at least 3 years at a minimum of 25 hours per week. You answer it by entering your broker’s name, license number, the start and end dates of your employment, and your weekly hours, then having your broker sign it. For example, Daniel Cho’s managing broker writes that Daniel worked from 01/05/2022 to 01/05/2025 at 40 hours per week. A key edge case is when you worked for more than one broker over the 3 years, which means you may need a certification from each office to cover the full period. The most common mistake is listing fewer than 25 hours per week or a gap shorter than 3 full years, which the Board reads as not meeting the statutory experience rule and denies. A widespread misconception is that you can certify your own experience, but only the employing broker’s signature is accepted.
Section 4: 40-Hour Broker Education Certificate
This field asks you to upload proof that you finished the 40 hours of broker pre-license education. You answer it by uploading the stamped, signed Certificate of Completion from your Board-approved school, with your name matching your application exactly. For example, Marcus Bell uploads a certificate showing 40 hours completed at a Board-approved school on 03/18/2026. An edge case is finishing your class before June 13, 2025, where you must use the older PSI-handbook certificate rather than a school-issued one. The most common mistake is uploading a blurry or unstamped certificate, which the Board cannot verify and returns to you. People often wrongly believe the salesperson 40-hour class counts again, but the broker license requires 40 additional hours of education beyond what you took for your salesperson license.
Section 5: Three Candidate Endorsement Forms
This part asks for three people to vouch for your good character, each on a separate endorsement form. You answer it by having three qualified people complete one form each, with their name, contact details, and signature. For example, Priya Nair gets endorsements from a past client, a loan officer, and a title agent. The important edge case is who is barred: endorsements cannot come from relatives or classmates from your real estate course, though out-of-state residents are allowed. The most common mistake is submitting only one or two forms, which leaves the file incomplete and pauses review. A misconception is that all three must be Massachusetts residents; they do not have to be, but they cannot be family or coursemates.
Section 6: DOL CORI Authorization Form
This form authorizes the Division of Occupational Licensure to run a Criminal Offender Record Information background check on you. You answer it by filling in your full name, date of birth, and identifying details, then signing it in front of a notary public. For example, Marcus Bell completes the form and signs it before a notary at his bank, who stamps and dates it. A common edge case is a past record; a conviction does not automatically bar you, but you should be ready to explain it, because the Board reviews each record case by case. The most common mistake is submitting the form without notarization, since the CORI form must be notarized before upload or it is rejected. People often wrongly think a clean record lets them skip this form, but every applicant must submit it.
Section 7: The $5,000 Surety Bond
This part requires you to file an original, notarized $5,000 surety bond signed by both an insurance agent and you. You answer it by buying the bond from a licensed surety or insurance agent, signing it as the principal, and having it notarized, then mailing or delivering the original to the Board. For example, Daniel Cho pays about $50 for five years of coverage and signs a bond naming him as principal for $5,000. The critical edge case is format: the bond must be the original document, and a scan or photocopy is not acceptable for the broker license. The most common mistake is uploading only a copy or forgetting the notary block, which voids the bond for filing purposes. A misconception is that the bond protects the broker; it actually protects the public, paying clients harmed by a broker’s misconduct.
Section 8: Fee Payment and Submission
This final step asks you to confirm your information and pay the application fee inside eLIPSE. You answer it by reviewing every uploaded form, checking the certification box, and paying by debit or credit card. For example, Priya Nair reviews her file, confirms her bond and CORI form uploaded, and submits payment. An edge case is a saved draft you never submitted, which does not count as filed and leaves you unscheduled for the exam. The most common mistake is closing the browser before payment clears, which leaves the application unsubmitted. People often believe submission means instant approval, but the Board still reviews your file before clearing you to schedule the exam with PSI.
Three Filled-Out Examples Using Real Scenarios
Below are three common broker applicants and what each enters in the main parts of the application. Use them as a model for your own file.
Scenario 1: Daniel Cho, Salesperson Upgrading After Exactly 3 Years
| Form Section | What Daniel Enters |
|---|---|
| Legal name | CHO, DANIEL R |
| Date of birth | 07/22/1989 |
| Salesperson license number | 7651234 (status: Active) |
| Employing broker dates | 01/05/2022 to 01/05/2025 |
| Weekly hours | 40 hours per week |
| Education certificate | 40 hours, Board-approved school, 01/10/2026 |
| Three endorsements | Past client, loan officer, title agent |
| Surety bond | Original $5,000 bond, notarized, paid $50 |
| CORI form | Completed and notarized at his bank |
| Fee paid in eLIPSE | Broker candidate fee by credit card |
Scenario 2: Priya Nair, Whose Broker Is Hard to Reach
| Form Section | What Priya Enters |
|---|---|
| Legal name | NAIR, PRIYA |
| Salesperson license number | 9876543 (status: Active) |
| Experience period | 03/01/2021 to 03/01/2025 at a former and current office |
| Employing Broker Certification | Two forms, one signed by each broker |
| Education certificate | 40 hours, school-issued, 02/28/2026 |
| Endorsements | Three non-relatives, none classmates |
| CORI form | Notarized before upload |
| Surety bond | Original mailed to One Federal Street |
| Pain point | Followed up by phone with former broker for signature |
| Fee paid | Broker candidate fee in eLIPSE |
Scenario 3: Marcus Bell, Applicant With a Past Record
| Form Section | What Marcus Enters |
|---|---|
| Legal name | BELL, MARCUS T |
| Date of birth | 11/04/1985 |
| Salesperson license number | 5544221 (status: Active) |
| Employing broker dates | 06/01/2021 to 06/01/2025, 30 hours per week |
| Education certificate | 40 hours, Board-approved school, 03/18/2026 |
| CORI form | Notarized, with a written explanation of his record |
| Surety bond | Original $5,000 bond, notarized |
| Endorsements | Three forms from non-relatives |
| Extra step | Prepared documents in case the Board requests a hearing |
| Fee paid | Broker candidate fee in eLIPSE |
How to File the Completed Application
Massachusetts gives you four ways to handle a broker application, but the core filing is online. Choose the channel that fits you, and keep proof of every step.
- Online through eLIPSE (primary). Submit all forms and pay your application fee at the eLIPSE portal; the surety bond original is still delivered separately because a copy is not accepted. Pay by debit or credit card, and save your confirmation screen as proof of filing.
- By phone. You may call the Board’s Welcome Center at 617-701-8895 between 9:00 a.m. and 5:00 p.m. for live help walking through the online steps.
- In person. Visit the Welcome Center at One Federal Street, Suite 600, Boston, MA 02110 between 9:00 a.m. and 5:00 p.m. and use an agency kiosk or your own device with staff guidance.
- By mail or email. To apply by mail or email, contact the Board first at realestateboard@mass.gov or 617-701-8661 for next steps.
After the Board clears your file, you schedule the exam with PSI. The broker exam fee is $106, paid to PSI by card, and is valid for one year from the date paid. If you miss your exam, you pay a $54 retake fee to reschedule, so confirm your test slot before you commit.
What Happens After You File
Once you submit and pay in eLIPSE, the Board reviews your documents and either clears you or sends a notice listing what is missing. If your file is complete, you receive instructions to schedule and take the broker exam through PSI, where you must score at least 70% to pass. The review can feel slow, but the new eLIPSE process is faster than the old paper system it replaced.
If your application is incomplete, the Board holds it open for 180 days so you can add missing items. After 180 days with no fix, the file is abandoned, and you must submit a new application and pay again. So check your eLIPSE messages often, because a single missing signature can quietly run out your clock.
Once you pass, your license is issued from the testing center, and a digital broker license appears in your eLIPSE account. Your license is valid for at least 2 years and expires on your birthday, with the issue date set as the day you passed the exam. For example, if you pass on March 15 and your birthday is April 1, your license runs to the matching April 1 expiration two years later.
Mistakes to Avoid When Filling Out the Application
Each field is its own chance for an error. Avoid these specific mistakes to keep your file moving.
- Entering a wrong Social Security number, which fails the Board’s identity check and freezes your file.
- Using a nickname instead of your legal name, which causes a record mismatch and a processing hold.
- Listing an expired salesperson license number, which makes you ineligible to upgrade.
- Reporting fewer than 25 hours per week, which fails the 3-year experience rule and triggers denial.
- Signing the Employing Broker Certification yourself, which the Board rejects because only your broker can certify.
- Uploading an unstamped education certificate, which the Board cannot verify and returns.
- Submitting only one or two endorsement forms, which leaves the application incomplete.
- Using a relative or classmate as an endorser, which the Board disqualifies.
- Sending the CORI form without notarization, which causes an automatic rejection.
- Uploading a photocopy of the surety bond instead of the original, which voids it for filing.
- Forgetting the notary block on the bond, which makes the bond unacceptable.
- Closing the browser before payment clears, which leaves the application unsubmitted.
Do’s and Don’ts
These quick rules keep your broker application clean and fast.
Do’s
- Do create your eLIPSE account first, because every form uploads inside it.
- Do enter your name exactly as it appears on your Social Security card, since the Board matches records.
- Do gather all forms before you start, because missing items run down your 180-day clock.
- Do mail the original surety bond, since only the original is accepted.
- Do notarize both the CORI form and the bond, because un-notarized documents are rejected.
- Do save your eLIPSE confirmation, since it is your proof of filing.
Don’ts
- Don’t let your salesperson license lapse, because you cannot upgrade from an inactive license.
- Don’t use family or classmates as endorsers, since the Board disqualifies them.
- Don’t certify your own experience, because only your employing broker may sign.
- Don’t upload blurry or unstamped certificates, since the Board returns them.
- Don’t assume submission means approval, because the Board still reviews your file.
- Don’t ignore eLIPSE messages, since a missing item can quietly abandon your application.
Pros and Cons of Filing on Your Own vs. With Help
Many applicants file alone, while others lean on their school or broker. Weigh both paths.
Pros of Filing on Your Own
- You save money, because you avoid any service or coaching fees.
- You learn the process, which helps when you later supervise your own agents.
- You control the timing, since you upload documents as soon as they are ready.
- You keep your data private, because you handle your own CORI and bond details.
- You build a direct line to the Board, which speeds future questions.
Cons of Filing on Your Own
- You risk missing a form, which can stall your file for weeks.
- You may misread the experience rule, which leads to denial.
- You handle notarization yourself, which takes extra trips.
- You get no review of your file before you submit it.
- You absorb the cost of mistakes, since a re-filing means paying again.
FAQs
Do I write my married name or maiden name on the application?
Yes, write the name on your current Social Security card, because the Board matches your entry to state and SSA records, and a mismatch holds your file.
Do I need to keep my salesperson license active while applying?
Yes, your salesperson license must stay active until your broker license issues, because you cannot upgrade from a lapsed or inactive license.
Do I have to upload the original surety bond?
Yes, the broker license requires the original notarized $5,000 bond, because the Board does not accept a scan or photocopy.
Does the CORI form need to be notarized?
Yes, the DOL CORI Authorization Form must be notarized before you upload it, or the Board rejects the form and pauses your review.
Do my three years of experience have to be under a Massachusetts broker?
Yes, the time must be under an active Massachusetts broker at 25 hours per week, because out-of-state or unlicensed work does not count.
Can my broker certify fewer than 25 hours per week?
No, the form must show at least 25 hours per week for 3 years, because anything less fails the statutory experience rule.
Can I use a family member as one of my three endorsers?
No, endorsements cannot come from relatives or classmates from your course, though out-of-state, non-related people are allowed.
Do I pay the exam fee inside eLIPSE?
No, you pay the $106 broker exam fee to PSI by card after the Board clears you, while the application fee is paid in eLIPSE.
Does a past criminal record automatically disqualify me?
No, the Board reviews each record case by case, so a conviction does not always bar you, but you should be ready to explain it.
Do I need a separate certification if I worked for two brokers?
Yes, you likely need a certification from each broker to cover the full 3 years, because one form may not show the whole period.
Can I skip the CORI form if my record is clean?
No, every applicant must submit the notarized CORI form, because the background check is required regardless of your history.
Does my old salesperson 40-hour class count toward the broker requirement?
No, the broker license requires 40 additional hours of education beyond your salesperson class, because the two requirements are separate.
Will I get a paper license in the mail?
No, the state issues a digital broker license in eLIPSE, because the Division no longer prints and mails real estate licenses.
Does an incomplete application stay open forever?
No, the Board holds an incomplete file for only 180 days, after which it is abandoned and you must reapply and pay again.
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