The Real Estate Commissioner - Administration - Business & Professions - CA

Section § 10050

The Department of Real Estate, under the Business, Consumer Services, and Housing Agency, is led by the Real Estate Commissioner. The department's powers and responsibilities are reviewed by legislature committees, assuming they might expire by January 1, 2026. The Real Estate Commissioner's main duty is enforcing laws to protect real estate buyers and individuals interacting with real estate licensees. The term 'commissioner' throughout this law refers to the Real Estate Commissioner. This regulation has been effective since July 1, 2018.

(a)

(1) There is in the Business, Consumer Services, and Housing Agency a Department of Real Estate, the chief officer of which department is named the Real Estate Commissioner.

(2) Notwithstanding any other law, the powers and duties of the department, as set forth in this part and Chapter 1 (commencing with Section 11000) of Part 2, shall be subject to review by the appropriate policy committees of the Legislature. The review shall be performed as if this part and that chapter were scheduled to be repealed as of January 1, 2026.

(b) It shall be the principal responsibility of the commissioner to enforce all laws in this part and Chapter 1 (commencing with Section 11000) of Part 2 in a manner that achieves the maximum protection for the buyers of real property and those persons dealing with real estate licensees.

(d) This section shall become operative on July 1, 2018.

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Section § 10050.1

This law states that the most important job for the Department of Real Estate is to ensure the public is kept safe. If making the public safe conflicts with any other goals, public safety should come first.

Protection of the public shall be the highest priority for the Department of Real Estate in exercising its licensing, regulatory, and disciplinary functions. Whenever the protection of the public is inconsistent with other interests sought to be promoted, the protection of the public shall be paramount.

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Section § 10051

The Governor is responsible for appointing the commissioner.

The commissioner shall be appointed by the Governor.

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Section § 10052

The law requires that the commissioner must have either been a real estate broker in California for at least five years or have similar experience related to real estate work in California for at least five of the last ten years.

The commissioner shall have been for five years a real estate broker actively engaged in business as such in California, or shall possess related experience associated with real estate activity in California for five years within the last 10 years.

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Section § 10053

This law states that the commissioner will receive a salary each year, which is paid monthly from the State Treasury. The amount of the salary is determined by another section of the Government Code. The commissioner will also be reimbursed for any necessary expenses while performing their job duties.

The commissioner shall receive an annual salary as provided in Chapter 6 (commencing with Section 11550) of Part 1 of Division 3 of Title 2 of the Government Code, to be paid monthly out of the State Treasury upon a warrant of the Controller, and shall be allowed his or her actual and necessary expenses in the discharge of his or her duties.

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Section § 10071

This law states that the commissioner is in charge of making sure the rules of this section and another related chapter are followed. They have the authority to issue and take away licenses, whether temporarily or permanently, and to perform tasks needed to enforce these rules.

The commissioner shall enforce the provisions of this part and of Chapter 1 of Part 2. He has full power to regulate and control the issuance and revocation, both temporary and permanent, of all licenses to be issued under the provisions of this part, and to perform all other acts and duties provided in this part and Chapter 1 of Part 2 and necessary for their enforcement.

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Section § 10073

This law section states that the commissioner is allowed to hire deputies, clerks, and other staff as necessary to efficiently perform his legal duties.

The commissioner shall employ such deputies, clerks and employees as he may need to discharge in proper manner the duties imposed upon him by law.

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Section § 10073.5

This law requires the department to submit fingerprint and related information of anyone who will have access to criminal records to the Department of Justice, which will provide a background check response. Additionally, any contractual agreements involving access to these records must include terms that ensure background checks are conducted on employees and subcontractors with record access. This requirement applies to agreements made or updated starting January 1, 2024. "Access" means being able to view these records electronically or on paper, and "criminal offender record information" is as defined in another section of the Penal Code.

(a) Pursuant to subdivision (u) of Section 11105 of the Penal Code, the department shall submit to the Department of Justice fingerprint images and related information required by the Department of Justice for any employee, prospective employee, contractor, subcontractor, or volunteer whose duties include, or would include, access to criminal offender record information. The Department of Justice shall provide a state- or federal-level response pursuant to subdivision (p) of Section 11105 of the Penal Code.

(b)

(1) The department shall require a services contract, interagency agreement, or public entity agreement that includes, or would include, access to criminal offender record information to include a provision requiring the contractor to agree to perform criminal background checks on its employees and subcontractors who will have access to information described in subdivision (a) as part of their services contract, interagency agreement, or public entity agreement with the department.

(2) This subdivision shall only apply to a services contract, interagency agreement, or public entity agreement that is entered into, renewed, or amended on or after January 1, 2024.

(1) “Access” means the ability to view electronically or on paper.

(2) “Criminal offender record information” means the same as defined in Section 11075 of the Penal Code.

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Section § 10074

This section says that once the commissioner or any employees of the department have officially taken their roles, they cannot have any personal or financial connections to businesses related to minerals, oil, gas, or real estate. This includes being part of such businesses as owners, employees, directors, or brokers. Essentially, it ensures they don’t have conflicts of interest that could affect their job duties.

After qualifying as such neither the commissioner nor any of the deputies, clerks, or employees of the department shall be interested in any mineral, oil, or gas business, mineral, oil, or gas brokerage firm, real estate company or any real estate brokerage firm, as director, stockholder, officer, member, agent or employee, or act as a broker or salesperson, or act as a co-partner or agent for any broker or brokers, or salesperson or salespersons.

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Section § 10075

In this law, the commissioner can assign tasks to deputies, clerks, and employees. The commissioner also decides their pay, but it must be within guidelines set by the State Personnel Board and the Director of Finance. Their salaries are paid every month from the State Treasury after the commissioner issues a certificate and the Controller processes a warrant.

Deputies, clerks and employees shall perform such duties as the commissioner shall assign to them.

Subject to the powers of the State Personnel Board and the Director of Finance, the commissioner shall fix the compensation of such deputies, clerks and employees, which compensation shall be paid monthly on a certificate of the commissioner, and on the warrant of the Controller out of the State Treasury.

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Section § 10076

After being appointed, each deputy must take an official oath promising to uphold the Constitution and file it with the Secretary of State. Clerks and other employees must also take any legal oaths required of them.

Each deputy shall, after his appointment, take and subscribe to the constitutional oath of office and file the same in the office of the Secretary of State.

Each clerk and employee shall take such oaths as may be required by law.

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Section § 10077

This law allows the commissioner to have their main office in Sacramento and to set up branch offices in cities like San Francisco, Los Angeles, or others if approved by the Department of Finance.

The commissioner shall have his principal office in the City of Sacramento, and may establish branch offices in the City and County of San Francisco, the City of Los Angeles and in such other cities as the commissioner may deem necessary, subject to the approval of the Department of Finance.

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Section § 10078

The Real Estate Commissioner in California has a special seal to officially verify documents and actions from their office. Any copies of records from the commissioner's office that are certified with this seal are just as valid in legal cases as the original documents.

The commissioner shall adopt a seal with the words “Real Estate Commissioner State of California” and such other device as the commissioner may desire engraved thereon, by which he shall authenticate the proceedings of his office.

Copies of all records and papers in the office of the commissioner certified under the hand and seal of the commissioner shall be received in evidence in all cases equally and with like effect as the originals.

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Section § 10079

This law outlines the responsibilities of the Attorney General in advising and representing the commissioner on legal matters related to certain business and professional regulations. The Attorney General gives legal opinions and acts as the commissioner's lawyer in relevant legal actions. Additionally, if a licensee refuses to comply with a subpoena, the commissioner can ask the court to compel the licensee to provide evidence or documents. Disobeying the court's order can lead to punishment for contempt.

(a) The Attorney General shall render to the commissioner opinions upon all questions of law relating to the construction or interpretation of this part or Chapter 1 of Part 2 or arising in the administration thereof that may be submitted to him or her by the commissioner. Except as provided in subdivision (b), the Attorney General shall act as the attorney for the commissioner in all actions and proceedings brought by or against him or her under or pursuant to any of the provisions of this part or of Chapter 1 of Part 2.

(b) In the case of refusal by a licensee to obey a subpoena issued to that licensee, the commissioner may, by a noticed motion, apply to the superior court for, and the superior court may issue to the licensee, an order requiring the licensee to appear before the commissioner, or the representative designated by the commissioner, to produce documentary evidence, if so ordered, or to give evidence touching the matter under investigation or in question. Failure of the licensee to obey the order of the court may be punished by the court as a contempt.

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Section § 10080

This section gives the commissioner the power to create, change, or remove rules that help enforce certain laws. These changes must follow the steps outlined in the Administrative Procedure Act.

The commissioner may adopt, amend, or repeal rules and regulations that are reasonably necessary for the enforcement of the provisions of this part and of Chapter 1 (commencing with Section 11000) of Part 2 of this division. The rules and regulations shall be adopted, amended, or repealed in accordance with the provisions of the Administrative Procedure Act.

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Section § 10080.5

This law states that if a commissioner hires a credit reporting agency, that agency must have been operating continuously in California for at least five years beforehand.

In the event the commissioner employs the services of an agency engaged in the business of furnishing credit reports, such agency shall have been engaged in such business continuously in this State for a period of not less than five years prior to the time of such employment.

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Section § 10080.9

This law allows the real estate commissioner to issue a citation to anyone carrying out real estate activities without the proper license or violating real estate rules. If found in violation, the person can be fined up to $2,500 and required to fix the issue. The commissioner can also order someone to stop certain business activities if they repeatedly break the rules. If a person doesn't respond to a citation within 30 days by requesting a hearing, the citation stands. Fines and instructions can lead to further legal action if unpaid or ignored. Importantly, a person can't get or renew a real estate license if fines are unpaid or citations unresolved.

(a) If, upon inspection, examination, or investigation, the commissioner has cause to believe that a person who does not possess a real estate license is engaged or has engaged in activities for which a real estate license is required, or that a person who does not possess a prepaid rental listing service license or a real estate broker license is engaged or has engaged in activities for which a license is required pursuant to Section 10167.2, or that a licensee is violating or has violated any provision of this division or any rule or order thereunder, the commissioner or his or her designated representative may issue a citation to that person in writing, describing with particularity the basis of the citation. Each citation may contain an order to correct the violation or violations identified and a reasonable time period or periods by which the violation or violations must be corrected. In addition, each citation may assess an administrative fine not to exceed two thousand five hundred dollars ($2,500), which shall be deposited into the Recovery Account of the Real Estate Fund and shall, upon appropriation by the Legislature, be available for expenditure for the purposes specified in Chapter 6.5 (commencing with Section 10470). In assessing a fine, the commissioner shall give due consideration to the appropriateness of the amount of the fine with respect to factors such as the gravity of the violation, the good faith of the person cited, and the history of previous violations. A citation issued and a fine assessed pursuant to this section, while constituting discipline for a violation of the law, shall be in lieu of other administrative discipline by the commissioner for the offense or offenses cited, and the citation against and payment of any fine by a licensee shall not be reported as disciplinary action taken by the commissioner.

(b) Notwithstanding subdivision (a), nothing in this section shall prevent the commissioner from issuing an order to desist and refrain from engaging in a specific business activity or activities or an order to suspend all business operations to a person who is engaged in or has engaged in continued or repeated violations of this part. In any of these circumstances, the sanctions authorized under this section shall be separate from, and in addition to, all other administrative, civil, or criminal penalties.

(c) If, within 30 days from the receipt of the citation or the citation and fine, the person cited fails to notify the commissioner that he or she intends to request a hearing as described in subdivision (d), the citation or the citation and fine shall be deemed final.

(d) Any hearing under this section shall be conducted in accordance with Chapter 5 (commencing with Section 11500) of Part 1 of Division 3 of Title 2 of the Government Code.

(e) After the exhaustion of the review procedures provided for in this section, the commissioner may apply to the appropriate superior court for a judgment in the amount of any administrative penalty imposed pursuant to subdivision (a) and an order compelling the person cited to comply with the order of the commissioner. The application, which shall include a certified copy of the final order of the commissioner, shall constitute a sufficient showing to warrant issuing the judgment and order.

(f) Failure of any person to comply with the terms of a citation or pay a fine assessed pursuant to this section, within a reasonable period specified by the commissioner, shall subject that person to disciplinary action by the commissioner. In no event may a license be issued or renewed if an unpaid fine remains outstanding or the terms of a citation have not been complied with.

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Section § 10081

This law allows the commissioner to take legal action against anyone violating or about to violate certain business regulations. If the commissioner finds evidence of a violation that threatens other people's money or property, they can ask the court to stop the person or appoint someone to manage the violator's business. The court can also make other orders to protect those funds and properties. In these cases, the commissioner can request the court to return losses to those affected by the violations.

(a) Whenever the commissioner believes from evidence satisfactory to him that any person has violated or is about to violate any of the provisions of this part or of Chapter 1 (commencing with Section 11000) of Part 2 or any order, license, permit, decision, demand or requirement, or any part or provision thereof, he or she may bring an action in the name of the people of the State of California in the superior court of the State of California against that person to enjoin him or her from continuing the violation or engaging therein or doing any act or acts in furtherance thereof.

In this action an order or judgment may be entered awarding such preliminary or final injunction as may be proper, but no preliminary injunction or temporary restraining order shall be granted without at least five days’ notice to the defendant.

If the commissioner makes a showing satisfactory to the court that the violations or threatened violations jeopardize funds and properties of others in the custody or under the control of the defendant, the court may appoint a receiver for management of the business of the defendant, including, but not limited to, the funds and properties of others in his or her possession or may make any other order as it deems appropriate to protect and preserve those funds and properties.

The order appointing the receiver shall specify the source of the funds for payment of the fees of the receiver and the costs attributable to administering the receivership. Unless provided for in the order, the commissioner shall not be liable for payment of the fees or costs.

(b) The commissioner may include in any action authorized by subdivision (a), a claim for restitution on behalf of the persons injured by the act or practice constituting the subject matter of the action, and the court shall have jurisdiction to award appropriate relief to such persons.

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Section § 10081.5

This law allows the real estate commissioner to take legal action if a real estate licensee is believed to have violated certain rules, specifically involving mishandling trust funds over $10,000. The commissioner can ask the court to stop the licensee from further violations. If needed, the court can appoint a receiver to manage the licensee's affairs and potentially file for bankruptcy. The costs of this process are specified in the court's order, and the commissioner isn't responsible for payment unless ordered. A hearing about these actions must happen within five days to decide the next steps.

Whenever the commissioner believes from evidence satisfactory to him or her that any real estate licensee has violated or is about to violate, the provisions of Section 10145, the commissioner may bring an action in the name of the people of the State of California, in the superior court of the State of California, to enjoin the licensee from continuing the violation or engaging therein or doing any act or acts in furtherance thereof.

In the event the commissioner has conducted an audit which reflects commingling or conversion of trust funds in excess of ten thousand dollars ($10,000), the court may enter an order restraining the licensee from doing any act or acts in furtherance thereof, and from further exercising the privileges of his or her license pending further order of the court, provided that a hearing shall be held on the order within five days after the date thereof.

After such hearing in the manner provided by law, an order may be entered appointing a receiver, or such other order as the court may deem proper. The order appointing the receiver shall specify the source of the funds from which the fees of the receiver and the costs of administering the receivership are to be paid. Unless provided for in the order, the commissioner shall not be liable for payment of the fees or costs.

A receiver appointed by the court pursuant to this section may, with the approval of the court, exercise all of the powers of the licensee or its officers, directors, partners, trustees, or persons who exercise similar powers and perform similar duties, including the filing of a petition for bankruptcy of the licensee.

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Section § 10082

This law allows the real estate commissioner to publish a directory or list of licensed brokers and salespersons regularly. The directory can include relevant real estate laws and rules. Licensed brokers can request a copy of this directory by paying a fee to cover the cost of publication.

The commissioner may publish or cause to be published at appropriate intervals a directory or list of licensed brokers and salespersons and may publish therewith such matter as he may deem pertinent to this part and Chapter 1 (commencing with Section 11000) of Part 2. He shall furnish one copy of such directory to each licensed broker upon his request and the payment of an appropriate charge based upon cost of publication. Such directory may contain copies of the Real Estate Law, Chapter 1 (commencing with Section 11000) of Part 2 of Division 4 of the Business and Professions Code, and the Rules and Regulations of the Real Estate Commissioner.

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Section § 10083

The law allows the commissioner to release a bulletin from time to time that includes information related to the department and its rules. This information can also be published in any state periodical that the commissioner thinks would effectively reach the licensed individuals concerned.

The commissioner may periodically issue a bulletin containing matter relating to the department, and to the provisions of this part and of Chapter 1 (commencing with Section 11000) of Part 2, and the administration thereof, and may publish the same character of matter in any established periodical published in the state which in his opinion would be most likely to disseminate such matter and information to licensees under this part.

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Section § 10083.2

This law outlines how the California commissioner must provide public information online about the status of licenses issued by the department, including any suspensions, revocations, or accusations. Personal details like home numbers or social security numbers are excluded from public information, but a professional address is required. Licensees can use a P.O. box as their address of record, and the commissioner might ask for a physical address for internal use. Licensees can request the removal of disciplinary actions from the website after they're posted for at least ten years if they can show they've rehabilitated and pose no risk to the public. The department will also keep and share a list of licensees whose records are modified due to approved petitions.

(a)

(1) The commissioner shall provide information on the internet regarding the status of every license issued by the department in accordance with the California Public Records Act (Division 10 (commencing with Section 7920.000) of Title 1 of the Government Code) and the Information Practices Act of 1977 (Chapter 1 (commencing with Section 1798) of Title 1.8 of Part 4 of Division 3 of the Civil Code).

(2) The public information to be provided on the internet shall include information on suspensions and revocations of licenses issued by the department and accusations filed pursuant to the Administrative Procedure Act (Chapter 3.5 (commencing with Section 11340) of Part 1 of Division 3 of Title 2 of the Government Code) relative to persons or businesses subject to licensure or regulation by the department.

(3) The public information shall not include personal information, including home telephone number, date of birth, or social security number. The commissioner shall disclose a licensee’s address of record. However, the commissioner shall allow a licensee to provide a post office box number or other alternate address, instead of the licensee’s home address, as the address of record. This section shall not preclude the commissioner from also requiring a licensee who has provided a post office box number or other alternative mailing address as the licensee’s address of record to provide a physical business address or residence address only for the department’s internal administrative use and not for disclosure as the licensee’s address of record or disclosure on the internet.

(4) The public information shall also include whether a licensee is an associate licensee within the meaning of subdivision (a) of Section 2079.13 of the Civil Code and, if the associate licensee is a broker, identify each responsible broker with whom the licensee is contractually associated as described in Section 10032 of this code or Section 2079.13 of the Civil Code.

(b) For purposes of this section, “internet” has the meaning set forth in paragraph (6) of subdivision (f) of Section 17538.

(c) Upon petition by a licensee accompanied by a fee sufficient to defray costs associated with consideration of a petition, the commissioner may remove from the posting of discipline described in subdivision (a) an item that has been posted on the department’s internet website for no less than 10 years and for which the licensee provides evidence of rehabilitation indicating that the notice is no longer required in order to prevent a credible risk to members of the public utilizing licensed activity of the licensee. In evaluating a petition, the commissioner shall take into consideration other violations that present a credible risk to the members of the public since the posting of discipline requested for removal.

(d) The department may develop, through regulations, the amount of the fee and the minimum information to be included in a licensee’s petition, including, but not limited to, a written justification and evidence of rehabilitation pursuant to Section 482.

(e) “Posted” for purposes of this section is defined as the date of disciplinary action taken by the department.

(f) The department shall maintain a list of all licensees whose disciplinary records are altered as a result of a petition approved under subdivision (c). The department shall make the list accessible to other licensing bodies. The department shall update and provide the list to other licensing bodies as often as it modifies the records displayed on its internet website in response to petitions approved under subdivision (c).

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Section § 10084

The commissioner can create informational flyers about what needs to be disclosed in residential real estate deals. The money used for making and sharing these flyers comes from a fund set aside for real estate education and research. People like home buyers, sellers, and real estate agents can get these flyers by paying a fee that covers the cost of making and distributing them. Any money made from these fees goes back into the education and research fund.

The commissioner may prepare a pamphlet or brochure dealing with disclosures of information in residential real estate transactions. The costs of preparation and distribution may be paid from such moneys as may from time to time be appropriated from the Real Estate Fund for education and research. The commissioner shall make copies of the pamphlet or brochure available upon request to sellers, buyers, and real estate licensees for a fee commensurate with the cost of preparation and distribution. Such fees as are collected shall be paid into the education and research account of the Real Estate Fund.

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Section § 10084.1

This law requires the department to create a booklet by January 1, 1991, using funds from the Real Estate Fund. The booklet is meant to educate consumers about environmental hazards that may affect their property, such as asbestos, radon gas, and lead-based paint. It should explain the impact of these hazards, how to reduce them, and where consumers can find more information. The department is to work with the State Department of Health Services for guidance and assistance in writing the booklet.

(a) Notwithstanding Section 10450.6, on or before January 1, 1991, the department, using funds appropriated from the Education and Research Account in the Real Estate Fund, shall develop a booklet to educate and inform consumers on all of the following:

(1) Common environmental hazards that are located on, and affect, real property. The types of common environmental hazards shall include, but not be limited to, asbestos, radon gas, lead-based paint, formaldehyde, fuel and chemical storage tanks, and water and soil contamination.

(2) The significance of common environmental hazards and what can be done to mitigate these hazards.

(3) What sources can provide more information on common environmental hazards for the consumer.

(b) The department shall seek the advice of the State Department of Health Services to assist it in determining the contents of the booklet prepared pursuant to this section, and shall seek the assistance of the State Department of Health Services in the writing of the booklet.

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Section § 10084.2

This law section says that whenever possible, whether through available resources or private help, the Homeowners’ Guide to Environmental Hazards should be updated to include new information about wildfires, climate change, and sea level rise. Moreover, the Department of Toxic Substances Control needs to collaborate with other departments within the Natural Resources Agency to determine what to include in these new sections of the booklet.

(a) As existing resources permit, or as private resources are made available, the Homeowners’ Guide to Environmental Hazards prepared pursuant to Section 10084.1 and updated pursuant to Sections 13261, 25417, and 25417.1 of the Health and Safety Code, shall be updated to include three new sections on wildfires, climate change, and sea level rise.

(b) The Department of Toxic Substances Control shall seek the advice and assistance of departments within the Natural Resources Agency in the writing of the booklet to determine the contents of the booklet prepared pursuant to this section.

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Section § 10085

In California, if you're involved in creating advance fee agreements, you may need to submit all related materials to a commissioner 10 days before using them. If the commissioner finds these materials misleading, they can order you not to use them. Violating this order can lead to a fine of up to $2,500, jail time, or both. Additionally, the commissioner has the power to decide how these materials should look and be used. Breaking any rules set by the commissioner can lead to disciplinary actions against your license, and these penalties are on top of any criminal charges.

The commissioner may require that any or all materials used in obtaining advance fee agreements, including but not limited to the contract forms, letters or cards used to solicit prospective sellers, and radio and television advertising be submitted to him or her at least 10 calendar days before they are used. Should the commissioner determine that any such matter, when used alone or with any other matter, would tend to mislead he or she may, within 10 calendar days of the date he or she receives same, order that it not be used, disseminated, nor published. Any person or entity using, disseminating, or publishing any matter which the commissioner has ordered, pursuant to this section, not to be used, published, or disseminated shall be guilty of a misdemeanor punishable by a fine not exceeding two thousand five hundred dollars ($2,500) or by imprisonment in the county jail not exceeding six months, or both, for each such use, dissemination, or publication.

The commissioner may determine the form of the advance fee agreements, and all material used in soliciting prospective owners and sellers shall be used in the form and manner which he or she determines is necessary to carry out the purposes and intent of this part.

Any violation of any of the provisions of this part or of the rules, regulations, orders or requirements of the commissioner thereunder shall constitute grounds for disciplinary action against a licensee, or for proceedings under Section 10081 of this code, or both. These sanctions are in addition to the criminal proceedings hereinbefore provided.

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Section § 10085.5

This law makes it illegal to charge an upfront fee for helping secure loans backed by real estate unless you are a licensed real estate broker and following specific regulations. However, banks, credit unions, other certain financial institutions, and activities under a specific financial license are allowed to collect such fees. Violating this law can lead to a fine, jail time, or both, with larger fines for corporate offenders.

(a) It shall be unlawful for any person to claim, demand, charge, receive, collect, or contract for an advance fee (1) for soliciting lenders on behalf of borrowers or performing services for borrowers in connection with loans to be secured directly or collaterally by a lien on real property, before the borrower becomes obligated to complete the loan or, (2) for performing any other activities for which a license is required, unless the person is a licensed real estate broker and has complied with the provisions of this part.

(b) This section does not prohibit the acceptance or receipt of an advance fee by any bank, savings association, credit union, industrial loan company, or person acting within the scope of a license issued to that person pursuant to Division 9 (commencing with Section 22000) of the Financial Code, in connection with loans to be secured directly or collaterally by a lien on real property. This section does not apply to charges made by title insurers and controlled escrow companies pursuant to Chapter 1 (commencing with Section 12340) of Part 6 of Division 2 of the Insurance Code.

(c) A violation of this section is a public offense punishable by a fine not exceeding ten thousand dollars ($10,000), by imprisonment in the county jail for a term not to exceed six months, or by both that fine and imprisonment, or if by a corporation, the violation is punishable by a fine not exceeding fifty thousand dollars ($50,000).

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Section § 10085.6

This law makes it illegal for anyone who is licensed to modify or arrange mortgage loans to charge or receive any fees before completing all the services they promised to provide. It also prohibits these licensees from taking liens, wage assignments, or powers of attorney from borrowers. If a person violates this rule, they could be fined up to $10,000 or face jail time, or both. If a corporation breaks the rule, the fine could be as high as $50,000. These rules are specifically for residential properties with up to four units.

(a) Notwithstanding any other provision of law, it shall be unlawful for any licensee who negotiates, attempts to negotiate, arranges, attempts to arrange, or otherwise offers to perform a mortgage loan modification or other form of mortgage loan forbearance for a fee or other compensation paid by the borrower, to do any of the following:

(1) Claim, demand, charge, collect, or receive any compensation until after the licensee has fully performed each and every service the licensee contracted to perform or represented that he, she, or it would perform.

(2) Take any wage assignment, any lien of any type on real or personal property, or other security to secure the payment of compensation.

(3) Take any power of attorney from the borrower for any purpose.

(b) A violation of this section by a natural person who is a licensee is a public offense punishable by a fine not exceeding ten thousand dollars ($10,000), by imprisonment in the county jail for a term not to exceed one year, or by both that fine and imprisonment, or if by a corporation, the violation is punishable by a fine not exceeding fifty thousand dollars ($50,000). These penalties are cumulative to any other remedies or penalties provided by law.

(c) This section shall apply only to mortgages and deeds of trust secured by residential real property containing four or fewer dwelling units.

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Section § 10086

This law allows the commissioner to order someone to stop an activity if they find it's breaking certain real estate laws or rules, except for specific cases mentioned in Article 8. If the commissioner issues such an order, the person must stop the activity immediately but can request a hearing within 30 days. If the order is greatly affecting their business, a court can be asked to temporarily stop the order. The commissioner must start the hearing within 30 days of the request, and a decision must be rendered promptly. If not, the order is canceled. Special rules apply if the violation is under Article 8.

(a) If the commissioner determines through an investigation that (1) a person has engaged or is engaging in an activity which is a violation of a provision of this part, other than a provision of Article 8 (commencing with Section 10249) of Chapter 3, or which is a violation of a regulation of the commissioner adopted for the purpose of implementing any provision of this part, other than a regulation adopted pursuant to a provision of Article 8 (commencing with Section 10249) of Chapter 3, or (2) a real estate broker has engaged in or is engaging in an activity which is a violation of a provision of Division 6 (commencing with Section 17000) of the Financial Code, and which is not exempt pursuant to paragraph (4) of subdivision (a) of Section 17006, the commissioner may direct the person to desist and refrain from such activity by issuance of an order specifying the nature of the activity and the factual and legal basis for his or her determination. The respondent to whom the order is directed shall immediately, upon receipt of the order, cease the activity described in the order.

(b) The respondent may, within 30 days after service of the order to desist and refrain, file a request for a hearing. If, with the request for hearing, the respondent also files a written verification that the order of the commissioner precludes him or her from further engaging in a substantial proportion of his or her business, the commissioner shall, within 10 days thereafter, file an action in superior court to restrain the respondent from continuing the activity or doing any act in furtherance thereof pending the completion of a hearing pursuant to Chapter 5 (commencing with Section 11500) of Part 1 of Division 3 of Title 2 of the Government Code.

If the commissioner fails to bring the action in superior court within the time prescribed by this section, or if the court refuses to restrain the respondent pending the decision of the commissioner following the administrative hearing, the respondent may resume the activities in question pending the rendering of the decision of the commissioner following the administrative hearing.

(c) The administrative hearing shall be commenced by the commissioner within 30 days after receipt of respondent’s request unless the respondent agrees to a postponement. If the hearing is not commenced within 30 days after receipt of respondent’s request or on the date to which continued with respondent’s consent, or if the commissioner does not render a decision within 15 days after receipt of the proposed decision following the hearing, the order shall be deemed rescinded.

(d) The provisions of Section 11019, and not the provisions of this section, shall apply in the case of an activity which the commissioner determines to be in violation of Article 8 (commencing with Section 10249) of Chapter 3 or of a regulation of the commissioner for implementation of any provision of that article.

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Section § 10087

This law gives the real estate commissioner the power to suspend or ban someone from working in real estate for up to 36 months if they break the rules or commit fraud. This applies to real estate agents, brokers, or unlicensed people under certain orders. If someone does something dishonest or breaks a rule that affects the real estate industry, the commissioner can take action. They must give notice and a chance for a hearing. If there's no hearing requested, that chance is waived. If notified, a person is immediately banned from real estate activities. Those suspended are restricted from participating in real estate and finance-related businesses.

(a) In addition to acting pursuant to the authority provided under Sections 10086, 10176, and 10177, the commissioner may, after appropriate notice and opportunity for a hearing, by order, suspend, bar from any position of employment, management, or control, or bar from participation in an examination for licensure, for a period not exceeding 36 months, a real estate salesperson or real estate broker, or an unlicensed person issued an order under Section 10086, if the commissioner finds either of the following:

(1) That the suspension or bar is in the public interest and that the person has committed or caused a violation of this division or rule or order of the commissioner, which violation was either known or should have been known by the person committing or causing it or has caused material damage to the public.

(2) That the person has been convicted of or pleaded nolo contendere to any crime, or has been held liable in any civil action by final judgment, or any administrative judgment by any public agency, if that crime or civil or administrative judgment involved any offense involving dishonesty, fraud, or deceit, or any other offense reasonably related to the qualifications, functions, or duties of a person engaged in the real estate business in accordance with the provisions of this division.

(b) Within 15 days from the date of a notice of intention to issue an order pursuant to subdivision (a), the person may request a hearing under the Administrative Procedure Act (Chapter 4.5 (commencing with Section 11400) of Division 3 of Title 2 of the Government Code). If no hearing is requested within 15 days after the mailing or service of that notice and none is ordered by the commissioner, the failure to request a hearing shall constitute a waiver of the right to a hearing.

(c) Upon receipt of a notice of intention to issue an order pursuant to this section, the person who is the subject of the proposed order is immediately prohibited from engaging in any business activity involving real estate that is subject to regulation under this division.

(d) Persons suspended or barred under this section are prohibited from participating in any business activity of a real estate salesperson or a real estate broker and from engaging in any real estate-related business activity on the premises where a real estate salesperson or real estate broker is conducting business. Persons suspended or barred under this section are also prohibited from participating in any real estate-related business activity of a finance lender, residential mortgage lender, bank, credit union, escrow company, title company, or underwritten title company. Persons suspended or barred from a position of employment, management, or control under this section are also barred from participating in examinations for licensure.

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Section § 10088

This law allows a commissioner to inform the public if there's an ongoing investigation or formal disciplinary action against a real estate licensee or an unlicensed person suspected of needing a license. This action is taken to protect the public if not doing so could cause significant harm. If a person's or company's name is released, the notice must explain that they have the right to a public hearing about the action against them. The release can also include details about the investigation or proceeding's process and status.

After the filing of a desist and refrain order or a bar order, or the commencement of a formal disciplinary action by the commissioner, and upon a finding by the commissioner that action is warranted for the protection of the public, and that failure to act is likely to result in grievous harm to the public, the commissioner may make information public confirming the fact of an investigation or proceeding regarding a licensee or unlicensed person believed to be engaging in activities for which a real estate license is required. Any release that contains the identity of a person or business under investigation shall include language explaining that the subject of the release is entitled to a public hearing on the merits of the desist and refrain order, bar order, or accusation or accusations against that person or business. The release may also clarify the procedural aspects and current status of the investigation or proceeding.

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