Free EAQE sample questions

Dragon Bay Realty acts for both sides. The vendor is Mrs Wong, administrator of her late father's estate; his three children inherit. The buyer, Harbour Light Limited, is a company limited by guarantee without share capital. Under the Q&As on Circular No. 23-01 (CR), which of the following statements are correct? (i) Mrs Wong is the customer and should be asked for the letters of administration. (ii) The three children must be verified as beneficial owners. (iii) Harbour Light has no beneficial owner, having no share capital. (iv) Dragon Bay may consider obtaining Harbour Light's significant controllers register.

• A (i) and (iv) only✓ correct
• B (i) and (ii) only
• C (ii) and (iii) only
• D (i), (ii) and (iv) only

Why: Answer: (i) and (iv) only. (i) True. A personal representative who engages the estate agent is the customer for CDD, and the licensee should ask for the probate or letters of administration (Q67). (ii) False. A beneficiary has no legal or beneficial interest in the deceased owner's assets until administration and distribution, so the licensee need not identify and verify a beneficial owner when the sale is by a personal representative (Q67). (iii) False. A company limited by guarantee still has beneficial owners: the persons with ultimate control over its management must be identified and their identity verified by reasonable measures (Q68). (iv) True. The licensee should consider obtaining the significant controllers register kept under the Companies Ordinance (Cap. 622), or documents from a reliable and independent source such as a solicitor's or accountant's confirmation (Q68). Rule: In dual agency both sides get CDD; the administrator is the vendor-side customer, and a guarantee company's controllers are its beneficial owners. Source: EAA Q&As on Circular No. 23-01 (CR), Q67 and Q68 (22 May 2026); EAA Practice Circular No. 23-01 (CR), Guidelines on Compliance of AML and CTF Requirements for the Estate Agency Sector, paras 4.9 and 4.18(c); as at Oct 2026

On Monday 2 Nov 2026, Ms Lo of Harbour Realty accepts Mr Kwok's oral instructions to sell his flat in Tai Wai. She plans to post an online advertisement on Thursday 5 Nov and expects a buyer to sign a provisional agreement within about a month. Under section 6 of the Practice Regulation, which of the following statements is/are correct? (i) Form 3 must be signed before the online advertisement is posted on 5 Nov. (ii) Had Ms Lo not planned to advertise, the deadline would be 7 working days after 2 Nov. (iii) If Mr Kwok were letting the flat instead, a different timing rule would apply to the Form 5. (iv) Taking Mr Kwok's oral instructions on 2 Nov without a signed Form 3 is itself a breach.

• A (i) only
• B (i), (ii) and (iv) only
• C (ii), (iii) and (iv) only
• D (i) and (ii) only✓ correct

Why: Answer: (i) and (ii) only. (i) True. Advertising on 5 Nov comes before the 7-working-day limit expires, so it is the earliest trigger. (ii) True. With no advertisement, the earlier of 7 working days after accepting instructions or the signing of the agreement for sale applies; as signing is about a month away, the 7-working-day limit comes first. (iii) False. Section 6(1) sets the same timing for a vendor and a landlord (a 'vendor' includes a prospective landlord). (iv) False. The agent has up to the earliest trigger to sign the agreement; accepting oral instructions first is not itself a breach. Rule: An agent acting for a vendor or landlord must enter into the estate agency agreement within 7 working days after accepting instructions, before advertising the property, or before an agreement for sale and purchase or lease is signed, whichever is the earliest. Source: Practice Regulation (Cap. 511C), section 6(1); Estate Agents Ordinance (Cap. 511), section 2 (definition of 'vendor'); EAA, A Study Guide to Estate Agency Law and Practice, Part 2, para 97, as at Oct 2026

A buyer wants to use an industrial unit as an office. Which of the following might the estate agent need to check? (i) Whether the Government lease user clause permits office use. (ii) Whether office use is permitted in the OZP zone or needs planning permission. (iii) Whether the Building Authority requires notice for the material change in use. (iv) Whether the Estate Agents Authority has approved the change.

• A (i) and (ii) only
• B (ii) and (iii) only
• C (i), (ii) and (iii) only✓ correct
• D (i), (ii), (iii) and (iv)

Why: Answer: (i), (ii) and (iii) only. (i) True. The lease user clause may forbid office use without a waiver or lease modification. (ii) True. The zoning may list office use under Column 1, Column 2 or not at all. (iii) True. A material change in use requires notice under section 25 of the Buildings Ordinance. (iv) False. The EAA has no power to approve changes in use. Rule: Use of land is controlled at three levels: the Government lease (Lands Department), statutory plans (Town Planning Board) and building safety (Building Authority). Source: Town Planning Ordinance (Cap. 131), section 16; Buildings Ordinance (Cap. 123), section 25; Government lease conditions; as at Oct 2026

Mr Au and Ms Yim sign a provisional agreement for sale and purchase of a flat on 1 Oct 2026, and a formal agreement between the same parties on the same terms on 10 Oct 2026. Which of the following statements are correct? (i) The formal agreement bears the ad valorem duty. (ii) The formal agreement must be stamped within 30 days of 10 Oct 2026. (iii) The provisional agreement must also be stamped and pay full duty within 30 days of 1 Oct 2026. (iv) Had the formal agreement been signed more than 14 days after the provisional agreement, the provisional agreement would have been chargeable.

• A (i) and (ii) only
• B (ii), (iii) and (iv) only
• C (i), (iii) and (iv) only
• D (i), (ii) and (iv) only✓ correct

Why: Answer: (i), (ii) and (iv) only. (i) True. Where a provisional agreement is superseded within 14 days by a formal agreement between the same parties on the same terms, the formal agreement is the chargeable instrument. (ii) True. Agreements for sale must be stamped within 30 days of execution. (iii) False. In these circumstances the provisional agreement is not chargeable. (iv) True. The 14-day relief would not apply; the provisional agreement would be chargeable. Rule: A PASP superseded within 14 days by a formal agreement on the same terms is not chargeable; the formal agreement is stamped within 30 days. Source: Stamp Duty Ordinance (Cap. 117); IRD Stamp Office Interpretation & Practice Notes No. 1, paras 30 to 32; as at Oct 2026

Three candidates, none of whom has held a licence before, apply to the EAA for licences on 2 November 2026. Each meets the age, education and fitness requirements. Ms Ip passed the EAQE at a sitting in September 2025, Mr Yeung passed the SQE at a sitting in June 2026, and Ms Fok passed the EAQE at a sitting in March 2026. Which of the following statements is/are correct? (i) Ms Ip can rely on her EAQE pass for an estate agent's licence (individual). (ii) Mr Yeung can rely on his SQE pass for a salesperson's licence. (iii) Ms Fok can rely on her EAQE pass to apply for a salesperson's licence instead. (iv) Mr Yeung can rely on his SQE pass for an estate agent's licence (individual).

• A (ii) and (iii) only✓ correct
• B (ii) only
• C (i), (ii) and (iii) only
• D (ii), (iii) and (iv) only

Why: Answer: (ii) and (iii) only. (i) False. September 2025 to November 2026 is more than 12 months, so her pass can no longer support an application; she must pass again. (ii) True. June 2026 is within the 12 months before the application. (iii) True. An EAQE pass supports either an estate agent's licence (individual) or a salesperson's licence. (iv) False. An SQE pass supports a salesperson's licence only. Rule: An applicant must have passed the relevant qualifying examination in the 12 months immediately before the application. An EAQE pass supports either licence; an SQE pass, a salesperson's licence only. Source: EAA Paper-based Examination Handbook (Aug 2026), paras 1.2 and 2.2; Estate Agents Ordinance (Cap. 511), ss.19 and 21, as at Oct 2026

On 2 March 2026 the EAA sends Ms Cheung, a salesperson never before disciplined, a Document-based Inquiry Hearing Proposal Letter about a misleading advertisement. Under the EAA's Monetary Sanction Reduction Mechanism (from 1 January 2026), which is/are correct? (i) Her 14 days for a Stage 1 reduction run from the day she receives the letter. (ii) If she misses Stage 1, a Full Inquiry Hearing is fixed, and admitting the day before it may earn 20%. (iii) A HK$12,500 fine reduced by 30% becomes HK$8,800. (iv) Once she admits in time, the Committee must grant the reduction.

• A (i), (ii) and (iii) only
• B (ii), (iii) and (iv) only
• C (iii) only
• D (ii) and (iii) only✓ correct

Why: Answer: (ii) and (iii) only. (i) False. Unless the Committee decides otherwise, the date of the Proposal Letter counts as day 1, and no extension is given for weekends, holidays or bad weather. (ii) True. If she does not admit and agree the summary of facts at Stage 1, a Full Inquiry Hearing is scheduled; admitting from the 15th day up to the day before that hearing earns a recommended Stage 2 reduction of 20%. (iii) True. 30% off HK$12,500 is HK$8,750, and discounted fines are rounded up to the nearest hundred dollars: HK$8,800. (iv) False. The mechanism is not an automatic or guaranteed right; the Disciplinary Committee keeps full discretion. Rule: For licensees not previously disciplined for a similar breach: 30% (within 14 days of the Proposal Letter or Notice of Hearing), 20% (day 15 to the day before the Full Inquiry Hearing), 10% (on the hearing day before it starts). It does not apply to repeated breaches or to non-monetary sanctions. Source: EAA, Monetary Sanction Reduction Mechanism for Disciplinary Cases (effective 1 Jan 2026), eaa.org.hk; Estate Agents Ordinance (Cap. 511), s.30; as at Oct 2026

In one month Mr Wong, a Bayview Realty salesperson, does the following. Which of his acts may breach the EAA Code of Ethics? (i) Under a non-exclusive Form 3 for an HOS flat, he keeps the vendor's Certificate of Availability for Sale so no other agency can act. (ii) He introduces a buyer he knows will sub-sell before completion, although the vendor told him not to sell to a confirmor. (iii) He fights with a rival salesperson in the street while competing for a walk-in customer. (iv) He tells a buyer of a village house that its Government grant may bar sale within 5 years of the certificate of compliance.

• A (i), (ii) and (iii) only✓ correct
• B (ii) and (iii) only
• C (i), (iii) and (iv) only
• D (i), (ii), (iii) and (iv)

Why: Answer: (i), (ii) and (iii) only. (i) True. Holding back the certificate under a non-exclusive appointment so that no other agent can act breaches para 3.7.3 (fair competition, no restrictive practices). (ii) True. Ignoring a clear instruction not to sell to a confirmor breaches para 3.4.1 (carry out the client's instructions). (iii) True. Fighting with other licensees while scrambling for customers brings discredit to the trade, in breach of para 3.7.2. (iv) False. Warning of an alienation restriction is what para 3.2.2 expects; failing to do so would be the breach. Rule: The Code covers conduct towards clients (3.3 to 3.6) and towards the trade and rivals (3.7). A breach can lead the EAA to find a licensee not fit and proper. Source: EAA Code of Ethics, paras 3.2.2, 3.4.1, 3.7.2 and 3.7.3; EAA, A Study Guide to Estate Agency Law and Practice, Part 2, paras 85, 87, 92 and 93, as at Oct 2026

Golden Leaf Limited, a private company, instructs Bright Realty to sell its shop in Mong Kok. Ms Tse comes to sign for it, with a Companies Registry search naming her as a director. Which of the following statements are correct? (i) Bright Realty must obtain written authority for Ms Tse to act, such as a board resolution. (ii) Bright Realty must identify Ms Tse and take reasonable measures to verify her identity. (iii) The company search naming her as a director is sufficient proof of her authority. (iv) A company search can show whether a liquidator has been appointed.

• A (i) and (ii) only
• B (i), (ii) and (iv) only✓ correct
• C (ii), (iii) and (iv) only
• D (i), (ii), (iii) and (iv)

Why: Answer: (i), (ii) and (iv) only. (i) True. Where a person purports to act for a customer, licensees must obtain written authority, such as a power of attorney or board resolution, to verify that the representative is authorised (Guideline para 4.19C). (ii) True. The representative must be identified and reasonable measures taken to verify that person's identity (Guideline para 4.19; AMLO, Schedule 2, section 2). (iii) False. A company search report or list of directors shows the signatory's capacity but is not satisfactory proof that the director has been authorised to represent the company; the EAA requires written authorisation even from a sole director (Q&As Q65 and Q66). (iv) True. A company search shows the directors, the registered office, whether a receiver or liquidator has been appointed and whether the company is still registered. Rule: For a company customer, verify the representative's identity and obtain written authority; a company search alone does not prove authority. Source: EAA Practice Circular No. 23-01 (CR), Guideline paras 4.19 and 4.19C, and Q&As (updated 22 May 2026), Q65 and Q66; Anti-Money Laundering and Counter-Terrorist Financing Ordinance (Cap. 615), Schedule 2, section 2; EAA, A Study Guide to Estate Agency Law and Practice, Part 4, para 42; as at Oct 2026