Someone messaged you about a condo.
They said they’re an agent.
You don’t know if they have a license.
Or who they work for.
Broker, agent, salesperson. People use all three for the same person.
They don’t mean the same thing.
This page shows you which is which, and what to ask for.
The short answer
A broker has passed the government’s licensing exam for real estate brokers. They have a license number of their own, and you can look it up.
A salesperson hasn’t taken that exam. They’re accredited, which means the same government board has approved them to sell property while working under one licensed broker.
“Agent” isn’t a license at all. It’s the everyday word for anyone selling property, licensed or not.
Only one of the three words comes with an exam and a license number of its own.
It isn’t your fault if the words blur together. Everyone uses “agent” for everyone.
Which is which
| Broker | Salesperson | “Agent” | |
|---|---|---|---|
| Took the licensing exam | Yes | No | Depends who’s saying it |
| Has a license of their own | Yes | No. They’re accredited | Depends who’s saying it |
| Works on their own | Yes | No. They work under one licensed broker | Depends who’s saying it |
| What to ask them for | Their license number | Their broker’s name and license number | Whether they’re a broker or a salesperson |
The record of licensed brokers is kept by the PRC, the Professional Regulation Commission. That’s the government office that licenses professionals, from nurses to engineers to brokers. Its lookup is free, at verification.prc.gov.ph.
Here’s what a broker’s record looks like, using mine:
| Name | Mark Lemuel Badayos |
|---|---|
| Profession | Real Estate Broker |
| PRC License No. | 0037619 |
| DHSUD Registration No. | R7-B-07/26-8756 |
The PRC number covers real estate service in general. The DHSUD number is a separate registration, only for people who sell preselling units, more on that below if that’s what you’re buying.
Search it, and you’ll see what a real result looks like before you run the same search on anyone else. I’ve written out the whole check, step by step, including what to do when nothing comes up.
The word most people use here is ahente. It covers all three, which is exactly why it can’t tell you which one you’ve got.
Someone put the problem plainly in a comment thread:
“Most real estate agents that I have dealt with in Metro Manila are unlicensed.”
Comment on a Philippine property video
The usual advice is to do your own research. That’s worth doing. But reading up on a project tells you about the building. It doesn’t tell you anything about the person you’re about to pay.
If you’re buying preselling
Preselling means buying a unit before the building is finished. If that’s new to you, start with what a preselling property is and how it differs from RFO.
If it’s what you’re buying, ask for two more numbers.
The first is a registration with DHSUD, the government’s housing department. People who sell preselling units register there as well as with the PRC. Mine is the second number in the table above.
The second belongs to the project, not the person. It’s the License to Sell, the permit a project needs from DHSUD before any of its units can be sold. Ask for the number itself, because a brochure that says “approved” isn’t the same document, and the number is what you can check.
What I think
A salesperson working under a licensed broker is a normal part of how property is sold here. You don’t need to deal only with brokers. You need to know whose license the person in front of you works under.
I am against anyone selling property with no license and no accreditation. A license is a name and a number on a government record. Without one, you are left with a first name, a phone number, and nothing to look up before you pay.
So here is the test I would put to anyone, me included: can they give you a full name and a license number, theirs or their broker’s, in one message?
If they can, you know who you are dealing with in about two minutes. If they can’t answer yet, that is not the end of it. Names are spelled differently on records, and not everyone has the number on hand. Ask again, and wait for the answer before any money moves.
Don’t pay anything to someone who can’t give you a full name and a license number. Not even a reservation fee, the first payment that holds a unit for you. The number can be theirs, or the licensed broker’s they work under. It’s the one part of the conversation you can still check after the money has moved.
You can run this same test on me before you tell me anything about your finances. The numbers are right here on the page.
Questions
Is “agent” a kind of license?
No. It’s the everyday word for anyone selling property. Ask whether they’re a broker or a salesperson, because each answer points you to a different license to check.
My contact is a salesperson. Should I walk away?
No. Working under a licensed broker is a normal way to sell property here. Ask for their broker’s full name and license number, and check that broker.
How do I check a license?
Go to the PRC’s free lookup at verification.prc.gov.ph and search by name or by license number. Make sure the name, the profession and the license all match, and that the license is current.
What if nothing comes up?
Ask how the name reads on the license itself. A middle name, a married name or a different spelling can all give you an empty result, so ask before you decide anything.
Does a license mean they’re good at the job?
No. It means they passed the exam and they’re on the government’s record. Whether they reply, and whether they show you the full numbers, you find out by working with them.
The one thing to take with you
“Agent” tells you nothing on its own. A name and a license number tell you exactly who you’re dealing with.
When someone is friendly and quick to reply, it’s natural to think kaya ra. This seems fine. Maybe it is. Two minutes on the PRC’s lookup turns that feeling into something you’ve checked.
Start with mine: PRC License No. 0037619. If it doesn’t check out, don’t work with me.
Save the name and license number somewhere you’ll find them. You may need them years after you reserve.
If you’d like a unit you’re weighing up worked through, from the price to the bank loan, send me a message on Messenger. You don’t have to be my client for that.
Message me on Messenger