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Real Estate Licensing Virginia Real Estate Salesperson Exam Sample Questions (Q34-Q39):

NEW QUESTION # 34
The four phases of an environmental site assessment are, in order:

A. management, investigation, testing, remediation
B. investigation, testing, remediation, management
C. testing, investigation, remediation, management
D. remediation, investigation, testing, management

Answer: A

Explanation:
An Environmental Site Assessment (ESA) is typically required in commercial real estate transactions to evaluate environmental risks. The four recognized phases are:
Management (Phase I - Due Diligence): Review of records, site inspection, and interviews to identify potential contamination.
Investigation (Phase II): Collection of soil, groundwater, and other samples if contamination is suspected.
Testing (Phase III): Laboratory analysis and risk assessment of environmental hazards.
Remediation (Phase IV): Cleanup or mitigation of contamination (removal, containment, or corrective measures).
This sequence ensures proper environmental due diligence and liability protection under CERCLA (Comprehensive Environmental Response, Compensation, and Liability Act).
Reference (Virginia Real Estate):
CERCLA & ASTM Environmental Site Assessment Standards
Virginia Department of Environmental Quality (VDEQ) regulations
Virginia Real Estate Principles - Environmental Issues section

NEW QUESTION # 35
John is a landlord. He has an applicant for an apartment who uses a cane. John tells her that she should go to the complex across the street, as they have more first-floor units available, and he doesn't want her to have to climb the stairs in his building. She thanks him for the tip. Evaluate.

A. John steered the applicant, which is never okay, even if she expressed appreciation.
B. John did nothing wrong. He simply evaluated the applicant and tried to do what was best for her.
C. John steered the applicant, which was a risky move, but it paid off this time.
D. John steered the applicant, but it was okay since she expressed appreciation.

Answer: A

Explanation:
Steering is the illegal practice of guiding prospective tenants or buyers to (or away from) certain properties based on protected characteristics (disability, race, religion, etc.).
John assumed the applicant's disability limited her housing choices and discouraged her from renting his unit.
Even if his intention was good and the applicant appreciated it, this constitutes disability discrimination under the Fair Housing Act.
Other options suggesting it was "okay" are incorrect because discrimination does not depend on intent or on whether the applicant objected.
Reference (Virginia Real Estate):
Federal Fair Housing Act, 42 U.S.C. §§ 3601-3619
Virginia Fair Housing Law, Code of Virginia Title 36, Ch. 5.1
A490-02REGS.pdf - Fair housing compliance

NEW QUESTION # 36
Marty, who is not a real estate agent, owns a duplex. He lives in one unit and rents out the other. He turns down aamily with small children as tenants because he doesn't want to deal with noise. Evaluate the situation.

A. Marty has violated the Fair Housing Act on grounds of familial status protections.
B. Marty has done nothing wrong. This housing situation is exempt from the Fair Housing Act.
C. Marty has violated the Fair Housing Act on grounds of marital status protections.
D. Marty has violated the Fair Housing Act on grounds of parental status protections.

Answer: A

Explanation:
The Fair Housing Act protects against housing discrimination based on:
Race, color, religion, sex, national origin, familial status, and disability.
Familial status = protection for households with children under 18, pregnant women, or legal guardians of children.
Marty's refusal to rent to a family with small children violates familial status protections.
Exemption note (owner-occupied duplex rule): While the Fair Housing Act has a limited exemption for small owner-occupied dwellings ("Mrs. Murphy exemption"), Virginia Fair Housing Law does not allow discrimination based on familial status even in this situation.
Thus, the correct answer is familial status discrimination.
Reference:
Federal Fair Housing Act, 42 U.S.C. §3601 et seq.
Virginia Fair Housing Law, Code of Virginia Title 36, Chapter 5.1

NEW QUESTION # 37
Which of these is likely to be the lien with the highest priority?

A. tax lien
B. attachment lien
C. mortgage
D. mechanic's lien

Answer: A

Explanation:
Real estate tax liens (property taxes and special assessments) take highest priority over all other liens, regardless of recording date.
Priority order:
Property tax liens
Special assessments
Mortgages (by recording date)
Mechanic's liens (priority may vary but generally after taxes/mortgages) Other options:
(A) Mortgage - common lien but lower than tax lien.
(C) Attachment lien - granted by court, lower priority.
(D) Mechanic's lien - priority can date back to start of work, but still after tax liens.
Reference:
Code of Virginia §58.1-3340 et seq. (Real estate tax liens)
Virginia Real Estate Principles & Practices - Liens and Priority

NEW QUESTION # 38
Four investors agree to co-ownership of an investment property. They have arranged the ownership structure so that if one of them dies, the decedent's ownership stake passes to the remaining investors. What form of co-ownership do the investors have?

A. sole ownership
B. joint tenancy
C. tenants in common
D. community property

Answer: B

Explanation:
Joint tenancy is characterized by:
Equal ownership shares.
Right of survivorship - when one owner dies, their share automatically passes to the surviving co-owners.
Other options:
(B) Sole ownership = only one owner, not applicable.
(C) Community property = marital ownership recognized in some states, but not Virginia.
(D) Tenants in common = no right of survivorship; shares pass to heirs instead.
Thus, the investors clearly have joint tenancy.
Reference (Virginia Real Estate):
Code of Virginia § 55.1-134 (Joint tenancy vs. tenancy in common)
Virginia Real Estate Principles - Ownership & Estates section
A490-02REGS.pdf - Co-ownership curriculum

NEW QUESTION # 39
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VCE Virginia-Real-Estate-Salesperson Exam Simulator | Virginia-Real-Estate-Salesperson Free Vce Dumps

Exam4Tests Real Estate Licensing Virginia-Real-Estate-Salesperson exam practice questions and answers

Real Estate Licensing Virginia Real Estate Salesperson Exam Sample Questions (Q34-Q39):

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