Multiple Choice Identify the choice that best completes the
statement or answers the question.
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1.
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The property manager has a fiduciary duty with the owner and is considered
a(n)
a. | general agent | c. | special agent | b. | limited agent | d. | universal agent |
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2.
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When a property manager binds a principal/owner to a contract, the manager is
directly operating under the fiduciary duty of
a. | accounting | c. | loyalty | b. | care and Skill | d. | obedience |
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3.
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A leasing agent’s primary responsibility is to
a. | find a qualified tenant | c. | hire the owner’s
employees | b. | make property repairs | d. | evict complying tenants |
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4.
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A property management agreement is classified as a
a. | unilateral work-for-hire agreement | c. | unilateral personal services
contract | b. | bilateral work-for-hire agreement | d. | bilateral personal services
contract |
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5.
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In a mortgage, the Nondisturbance clause benefits the
a. | Property manager | c. | lender | b. | owner | d. | tenant |
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6.
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A property manager is responsible for the development of many documents for the
owner. The creation of which of the following documents is NOT a responsibility of the property
manager?
a. | operating budget | c. | lease agreement | b. | cash flow | d. | profit and loss
statement |
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7.
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A lease must give the tenant
a. | the personal address of the owner | c. | the location of the owner’s
business account | b. | exclusive possession of the property | d. | 30 days to make the first rent
payment |
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8.
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A tenant who remains in possession of the property after the lease has expired
is called
a. | a holder | c. | a holdover | b. | a hold out | d. | homeless |
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9.
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An owner sold his 20-unit apartment building. Which of the following statements
would be true in regards to the sale?
a. | the seller would keep all the security deposits | c. | the tenants will be given a month
of free rent | b. | the new owner can immediately raise the rent | d. | the existing lease agreement would be honored
by the new owner |
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10.
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Which of the following is NOT the responsibility of the landlord?
a. | keep the property in a safe and habitable condition | c. | maintaining a trust account for
security deposits | b. | timely payment of the
monthly | d. | payment of property
taxes and insurance |
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11.
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If there is a low vacancy rate, the property manager should probably
a. | raise the rent | c. | offer free rent | b. | lower the rent | d. | offer rebates |
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12.
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Unless the lease agreement stipulates otherwise, the upkeep of the electrical,
heating and plumbing systems would be the responsibility of the
a. | owner/lessee | c. | tenant/lessee | b. | owner/lessor | d. | tenant/lessor |
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13.
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when a lease is assigned, the assignee is the
a. | new tenant | c. | owner | b. | original tenant | d. | agent |
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14.
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A school leased a small, commercial shopping strip. When classes started, the
other tenants started complaining to the landlord that the students of the school where taking up a
majority of the parking spaces and their customers had no place to park. The lease required that the
students park in spaces away from the other businesses. The school asked the students to park in
assigned spaces, but most continued to park where it was convenient. The landlord evicted the school.
is this action legal?
a. | No, the landlord cannot evict the school because parking is available to the
public | c. | Yes, the landlord can evict the school, and it is called an actual
eviction | b. | No, because the school asked the students to park in the assigned spaces, they cannot
be evicted | d. | Yes, the
landlord can evict the school, and it is called constructive eviction |
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15.
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In which of the following arrangements would there be two landlord-tenant
relationships?
a. | assignment | c. | lease option | b. | lease purchase | d. | sublease |
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16.
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A property manager collected a security deposit from a tenant and placed it in
the owner’s business account. Is this action legal.
a. | Yes, it is called conversion, and it is legal | c. | No, it is called conversion, and it
is illegal | b. | Yes, it is called commingling, and it is legal | d. | No, it is called commingling, and it is
illegal |
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17.
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Upon purchasing a small apartment complex, the owner has the in-ground swimming
pool filled in with concrete. This action is an example of
a. | avoiding the risk | c. | controlling the risk | b. | managing the risk | d. | transferring the
risk |
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18.
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Rent is usually
a. | paid in advance | c. | prorated between the lessor and lessee | b. | paid in
arrears | d. | prorated between
the agent and the owner |
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19.
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An escalation clause would be found in a(n)
a. | index lease | c. | graduated lease | b. | escalation lease | d. | net lease |
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20.
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The purpose of calculating the rate of return is to
a. | analyze the vacancy rate for the month | c. | determine the absorption rate
within the building | b. | measure the profitability of the
property | d. | project future
income |
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21.
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A potential tenant is inspecting a property built in 1970. The potential tenant
must be given
a. | ten days to inspect for lead-based paint | c. | the previous tenant’s lease
agreement | b. | copies of prior inspections and reports regarding lead-based
paint | d. | the owner’s
home address |
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22.
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The property manager may not commingle funds. This means the property manager
should
a. | Places a security deposit check into an owner's escrow account | c. | Pay himself/herself
from the owners business account | b. | Pay a vendor from the owners business checking
account | d. | Place a security
deposit check into the owners business account |
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23.
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When the lessee breaches the lease. It gives the lessors the right to proceed
with
a. | Actual eviction by filing a suit for possession | c. | Constructive eviction by filing a
suit for possession | b. | Actual eviction by filing a suit for specific
performance
| d. | Constructive eviction by filing a suit for specific
performance |
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24.
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One of the property managers responsibilities is to keep the building equipment
in working order. This action would fall under
a. | preventative maintenance | c. | routine
maintenance | b. | corrective maintenance | d. | new construction maintenance |
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25.
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When this state or local government restricts the amount of rent a lessor can
charge, it is called
a. | Rent service | c. | economic rent | b. | subsidy rent | d. | rent control |
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26.
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A management agreement usually covers which of the following items?
a. | Authorization of payment of expenses | c. | Joint and Several
Liability | b. | Estoppel certificates | d. | Waiver of Subrogation |
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27.
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A property manager normally is charged with all of the following duties
EXCEPT
a. | routine maintenance. | c. | corrective maintenance. | b. | preventive
maintenance. | d. | new
construction maintenance |
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28.
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Which of the following is the MOST IMPORTANT record kept by the property
manager?
a. | Accounting report of income and expenses | c. | Property manager’s personal
expense account | b. | Tenants’ complaints | d. | Utilities paid by the property manager |
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29.
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The tenant has agreed to pay a fixed monthly rent, a portion of the property
taxes, and maintenance on a 1,200-square-foot retail space in a mall this lease is BEST described as
a
a. | Percentage Lease | c. | Net Lease | b. | Gross Lease | d. | Retail Lease |
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30.
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Which of the following would a property manager least likely do?
a. | Screen and qualify tenants | c. | Accept a rebate from a service
provider | b. | Place security deposits in the proper escrow account | d. | Negotiate a lease and present it to the owner
for approval. |
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31.
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Which of the following is the best method for attracting tenants to a
property?
a. | Cooperating with brokers in the area | c. | Having press releases published in
a local newspaper to create publicity | b. | Developing an advertising
campaign | d. | Securing referrals
from satisfied tenants |
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32.
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A person entered into a property management agreement with Baron Properties,
Inc. the property management agreement most likely stipulates that he will be paid a percentage
of
a. | Last year's net income | c. | This year's gross
income | b. | This year's potential income | d. | Last year's gross
income |
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33.
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Which of the following criteria is the most important for a property manager who
used to qualify and screen a potential tenant?
a. | The space requirements and financial history | c. | The special needs of the potential
tenant and commission earned | b. | The projected moving dates and number of
children | d. | The parking needs
of the potential tenant and the number of disabled customers |
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34.
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All the following events would probably terminate a residential lease agreement
EXCEPT
a. | The property being taken by eminent domain | c. | When the owner sells the
property | b. | when the life tenant, who had leased the property, dies | d. | When the lessee buys the land from the
lessor |
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35.
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What is the best way for a property manager to minimize problems with a
tenant?
a. | To talk with the tenant about the tenet’s conduct | c. | To discuss and give
a copy of the rules and regulations to the tenant | b. | To tell the tenant to ask the other tenants to
behave | d. | To say nothing until
there is a problem |
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36.
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The primary goals of a property manager are to
a. | Generate the highest net operating income for the owner while maintaining the
investment | c. | Negotiate the lowest rent possible for the lessee while providing as many amenities
as possible | b. | Generate the highest grossing income for the owner while maintaining the
investment | d. | Negotiate the
highest rent possible for the lessor while providing as many amenities as
possible |
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37.
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Which of the following types of insurance would protect the owner from liability
when an employee has been injured?
a. | General liability insurance | c. | Automobile
insurance | b. | Workers compensation | d. | Loss of income insurance |
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38.
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A property manager must take which of the following into consideration to
determine the net operating income a property produces?
a. | Debt service | c. | After-tax cash flow | b. | IRS taxes | d. | Vacancy and rent
loss |
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39.
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To compute the return on investment, a property manager must
a. | divide the before-tax cash flow by the after-cash tax flow. | c. | divide the
after-tax cash flow by the equity and multiply by 100 percent. | b. | multiply the
before-tax cash flow by the after-cash tax flow. | d. | multiply the after-tax cash flow by the equity
and divide by 100 percent. |
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40.
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An agent has become a manager of a property that is difficult to lease. Which of
the following leases would she MOST LIKELY use to secure a contract with a prospective tenant?
a. | Percentage Lease | c. | Sub-Lease | b. | Graduated Lease | d. | Gross Lease |
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41.
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The primary purpose of a profit and loss statement is to analyze
a. | how the property was managed, what changes should be made and projections for the new
year. | c. | the ratio of the operating expenses to the operating income. | b. | if the property
manager did a good job of following the operating budget. | d. | the ratio of the rate of return to the debt
service. |
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42.
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On a profit and loss statement, all of the following are entered EXCEPT
a. | mortgage loan principal add-back. | c. | operating
expenses. | b. | receipts. | d. | property manager's compensation. |
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43.
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What do asbestos, radon and urea formaldehyde all have in common?
a. | They are classified as environmental hazards, and a property manager must be aware of
the identification and effect of them. | c. | They are all produced as a result of the natural decay of
radioactive substances. | b. | They are all classified as hazardous
substances. | d. | They are
classified as environmental hazards, but a property manager need not be concerned about the effect of
any such substances. |
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44.
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All of the following are grounds for constructive eviction EXCEPT
a. | the nonpayment of rent by the tenant | c. | The water is turned off because the
owner did not pay the water bill | b. | the furnace that has not worked for five days
in the middle of the winter | d. | The property is declared uninhabitable by the local
government |
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45.
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An operating budget allowed $2,500 for the property manager to buy new carpet.
The property manager can negotiate a contract with a carpet company to purchase carpet for the
property, as well as his or her personal residence, if
a. | directly billed to the owner. | c. | given that authorization in an
employment contract. | b. | purchased without the owner’s
knowledge | d. | bids have been
secured from at least three companies. |
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46.
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A blind person with a seeing eye dog wants to rent an apartment from the
landlord who has a no pet policy landlord may
a. | Charge the blind person a service animal security deposit | c. | Refused to rent to
the blind person | b. | Charge more rent because of the seeing-eye dog | d. | Charge the blind person for any damages when
the tenant leaves. |
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47.
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A buyer offered to purchase an occupied fourplex. Should this offer be accepted,
which of the following is TRUE regarding the current releases?
a. | The leases will be void. | c. | The lessee can cancel the
leases. | b. | The leases will be unaffected. | d. | The lessor can raise the
rent. |
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48.
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Which of the following would NOT be a factor in the development of a marketing
plan by the property manager?
a. | Supply and demand | c. | Location of the property | b. | Local economic
conditions | d. | Availability of
good maintenance employees |
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49.
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Which of the following provisions is LEAST LIKELY to be found in a property
management agreement?
a. | Start date, termination date, and renewal options | c. | Policy for the return of security
deposits | b. | Business bank account information and banking authorizations | d. | Authorization for the manager to receive
kickbacks from service providers |
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50.
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Which of the following is an environmental hazard associated with leakage near
electrical equipment?
a. | Urea formaldehyde | c. | Polychlorinated biphenyls (PCBs) | b. | Radon | d. | Asbestos |
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51.
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All of the following occupancy terms are negotiated between a property manager
and a prospective tenant EXCEPT
a. | expansion options. | c. | tenant alterations. | b. | length of the leasing
period. | d. | the
owner's profit. |
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52.
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The duties and responsibilities of a property manager would be LEAST LIKELY to
include which of the following?
a. | Investing profits generated by the property for the owner | c. | Showing the
property to prospective tenants | b. | Supervising the remodeling of the
property | d. | Collecting the
rent from current tenants |
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53.
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A property manager has shown a prospective tenant an available apartment. Which
of the following would NOT be a consideration in qualifying the potential tenant?
a. | Credit history | c. | Space requirements | b. | Race | d. | Personal
references |
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54.
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Which of the following does NOT normally terminate a lease?
a. | Death of the lessor | c. | Constructive eviction by the lessee | b. | Nonpayment of
rent | d. | Condemnation of the
property |
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55.
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A property manager is developing an operating budget. Which of the following is
LEAST LIKELY to be considered an operating expense?
a. | Utility bills | c. | Maintenance expenses | b. | Debt service | d. | Management fees |
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56.
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The owner of a fourplex lives in one unit and has an apartment available for
rent. She would like for the new tenant to be a nonsmoker. Can she advertise the unit as a nonsmoking
apartment?
a. | Yes, because smokers are not protected by Federal Fair Housing
laws | b. | Yes, because the fourplex is owner-occupied | c. | No, because it would
be discriminatory advertising | d. | No, because only the owner of a duplex can
discriminate because of smoking |
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57.
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a licensee negotiated a property management agreement with an owner. The
property management agreement
a. | is a personal service contract which terminates upon the death of either
party. | c. | need not to be in writing in most states and can be terminated at any
time | b. | creates a special agency relationship that terminates when it
expires | d. | creates a universal
agency relationship that can be terminated at any time |
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58.
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To protect the owner against mismanagement of monies that the property manager
receives the owner may require the manager to purchase a(n)
a. | Errors and omissions bond | c. | Theft bond | b. | Fidelity
bond | d. | Embezzlement
bond |
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59.
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An automatic renewal clause would MOST LIKELY be found in which of the following
leases?
a. | Tenancy for years | c. | Estate at will | b. | Periodic tenancy | d. | Estate at
sufferance |
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60.
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A tenant pays a fixed rental amount and the owner pays all other ownership
expenses for the property. The lease agreement they have negotiated is MOST LIKELY a(n)
a. | index lease. | c. | net lease. | b. | percentage lease. | d. | gross lease. |
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61.
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The owner of an investment property died at 10 pm last night. Can the property
manager collect rent checks that are due today?
a. | Yes, it is the property manager’s duty to collect the rent checks for the
estate. | c. | No, the property manager should not collect the rent checks because his contract
terminated upon her death. | b. | Yes, the property manager should collect the
rent checks because it is his job. | d. | No, the property manager should not collect the rent checks until the executor of her
estate gives him her permission to do so. |
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62.
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A hurricane destroyed several apartment buildings in a community, creating an
imbalance between supply and demand of rental units. If the local government imposes a law that
restricts the amount of rent a landlord may charge, it is known as
a. | rent control. | c. | fixed rent. | b. | Uniform Landlord Tenant
Act. | d. | gross
rent. |
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63.
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A property manager hired a contractor to build a wheelchair ramp, install
Braille markings on the elevator and make the restrooms in the lobby accessible to people with
wheelchairs. The property manager is ensuring that the owner is in compliance with which law?
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64.
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What is the MAJOR DIFFERENCE between an assignment and a sublease?
a. | When a lease has been assigned, the landlord expects payment from the assignor, but
when the property has been sublet, the landlord expects payment from the subleased. | c. | A tenant who
transfers all the leasehold interest assigns the lease, while a tenant who subleases transfers less
than the leasehold interests in the property. | b. | Only tenants of residential properties can
assign leases and only tenants of commercial properties can sublease properties. | d. | An assignment is used for long-term leases, but
a sublease is used for short-term leases. |
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65.
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The implied warranty of habitability is BEST defined as the
a. | landlord’s responsibility to keep the property in good
condition. | c. | tenant’s duty to safeguard the property. | b. | landlord’s
reversionary right to occupy the property upon the expiration of the lease. | d. | tenant’s duty to maintain insurance on
the property. |
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66.
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Property management agreements must be
a. | Notarized | c. | For least one year | b. | In writing | d. | Attested |
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67.
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Which of the following terms could be found in a lease or a mortgage?
a. | Escalation Clause | c. | Subordination Clause | b. | Alienation Clause | d. | Redemption
Clause |
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68.
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A property manager signed a two-year property management agreement with the
owner. Has an agency relationship been created and if so, what type of agent is the property
manager?
a. | Yes, the authority has been given for the property manager to act on the
owner’s behalf, and the property manager is a general agent. | c. | No, because to create agency the
term of the agreement must be at least three years. | b. | Yes, authority has been given for the property
manager to act on the owner’s behalf, and the property manager is a special
agent. | d. | No, because property
management agreements do not create agency relationships |
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69.
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To compute the return on investment, a property manager would need all of the
following figures EXCEPT
a. | potential gross income. | c. | cap rate. | b. | expenses. | d. | debt service |
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70.
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A property manager signed a lease agreement with a new tenant and collected a
$500 security deposit check. She deposited the security deposit in a business bank account and did
not disclose to the tenant the location of the money. Were her actions legal?
a. | Yes, if those where the instructions from the tenant. | c. | No, because the check should be
deposited into a separate bank account for that purpose. | b. | Yes, as long as the
check was deposited within three business days. | d. | No, because she did not inform the tenant of
the location of the money. |
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