All Roll Calls
Yes: 210 • No: 0
CaliforniaSB 7742025-2026 Regular SessionSenateWALLET
Department of Real Estate and the Bureau of Real Estate Appraisers.
Sponsored By: Angelique Ashby (Democratic)
Signed by Governor
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Bill Overview
Analyzed Economic Effects
12 provisions identified: 3 benefits, 3 costs, 6 mixed.
Real estate licenses suspended after fund payout
If the department pays from the Consumer Recovery Account on a judgment proved by clear and convincing evidence, your broker, salesperson, or prepaid rental license is suspended on the payment date. You cannot be reinstated until you repay the amount plus interest. A bankruptcy discharge does not remove these penalties or disabilities.
Appraiser claims: payment caps and rules
Beginning January 1, 2026, the Consumer Recovery Account pays at most $50,000 per transaction and $250,000 total for one licensee, for applications filed on or after that date. The department can approve payment when the final judgment was proved by a preponderance of the evidence (or a higher standard). If the judgment debtor still has an active license, you can serve the notice and application by certified mail to the address on file; in California, service is complete five days after mailing. If you do not follow the chapter’s steps, you lose your rights under it. The Recovery Account chapter ends January 1, 2030.
Faster licensing for military and spouses
The commissioner asks if you are a current or former service member and will expedite initial licensure for those with active duty service and an honorable discharge. Spouses or partners of active duty members assigned to California with a current out‑of‑state license get expedited processing. Service members and qualifying spouses can be registered as licensees for the length of their military orders; registration ends when the orders end.
Appraisers lose license until fund repaid
If the Bureau pays from the Appraisers Recovery Account on a judgment proved by clear and convincing evidence, your appraiser license is suspended on the payment date. You cannot get it back until you repay the fund in full with interest at the legal rate. Repaying does not stop the Bureau from taking other discipline. A bankruptcy discharge does not remove these penalties.
More training and tougher real estate exams
To renew, you must complete 45 hours every four years, including ethics, agency, trust accounting, risk management, a two‑hour implicit bias course, and a fair housing course with interactive roleplay. Brokers must also take a three‑hour office management class. Exams test English skills and key real estate topics. To take the salesperson exam, you must finish required prelicense courses and pay the exam fee. The commissioner can set the format for mortgage loan originator endorsement applications, which must meet federal SAFE Act minimums.
How to claim from the Appraisers Recovery Fund
If you win a final judgment or confirmed arbitration for fraud by a licensed appraiser, you can apply within one year for payment of your unpaid actual, direct loss. For claims filed on or after January 1, 2026, payments are capped at $50,000 per transaction and $250,000 per licensee. You must submit a substantially complete application with the listed court records and transaction documents; the Bureau has 180 days to decide. If valid claims against the same licensee exceed limits or funds, the court can prorate payments; unpaid approved amounts earn 4% interest per year and are paid later in approval order. If the Bureau denies your application, you may ask a superior court to order payment; service, response, and hearing rules set 30‑day timelines and allow the Bureau to defend or compromise claims. Fraud findings proved by clear and convincing evidence bind Recovery decisions, and money the Bureau recovers goes back into the Fund.
New rules for real estate licenses
If you file your renewal before midnight on the last day, with the fee and good‑faith proof of required training, you can keep working after the license expires. If training is lacking, the department will give you extra‑time options or warn that your right to operate ends five days after mailing; you can request a hearing. Restricted licenses can be limited by term or employer and can be suspended without a hearing while the case is decided; they are not guaranteed to renew. The commissioner must waive pre‑license coursework for California State Bar members and for people who already qualify to take the broker exam under Section 10153.2. The commissioner can accept private vocational real estate courses that are judged equivalent to accredited college courses. Brokers can request a directory copy for a fee based on publication cost. Licenses suspended under former law as of December 31, 2025 are deemed expired; the expiration date is four years after original issuance, and this rule runs until January 1, 2027. The commissioner enforces licensing laws and can issue, suspend, and revoke licenses. The law also repeals former Section 10153.3; follow the current rules now in effect.
Court review for real estate Recovery denials
The department sends decisions on Consumer Recovery Account applications to the claimant and any debtor who responded on time. If your claim is denied, you can file in superior court within six months of the mailing date. If the department pays and suspends a license, the debtor is told the suspension starts on the payment date and that a writ can be sought within 30 days.
Auto repair citation reviews and training relief
The Bureau of Automotive Repair allows informal reviews of citations by a three‑person panel. Through January 1, 2028, a shop that completes certified remedial training can keep a citation off the internet if no remedial training was taken in the prior 18 months. Starting January 1, 2028, the panel review process continues as a standing option.
Stronger checks and contact rules for real estate
Prepaid rental listing service applicants, key officers, and 25%+ owners must be fingerprinted. The Department of Real Estate must send fingerprints for covered applicants and licensees to the California Department of Justice for background checks. All brokers and salespersons must keep their address, phone, and email current and report changes within 30 days. The email you give the department is not public unless a court orders it. Department emails sent to a valid address are treated as delivered.
New bureau and funding for appraisers
The law creates a Bureau of Real Estate Appraisers to run appraiser licensing and enforcement. Starting January 1, 2026, 5% of each appraiser license or certificate fee is credited to the Recovery Account, and 5% of fees collected in 2024–25 are transferred then. The director can move money between the Administration and Recovery Accounts; if Recovery holds more than $400,000, the surplus can move to Administration, and prior transfers can be returned. Beginning July 1, 2026, the bureau posts Recovery eligibility and application steps online and notifies complainants; it reports to the Legislature by January 1, 2028 and every year after. The commissioner can adopt rules for the appraisers chapter using the state’s rulemaking process. Filing a false required document with the bureau is a crime, punishable by up to one year in county jail, a fine up to $1,000, or both.
Study on mandatory appraiser licensing by 2028
The Bureau of Real Estate Appraisers must study mandatory appraiser licensing, hold at least two public meetings, and report to the Legislature by December 31, 2028. This study requirement ends on January 1, 2030.
Sponsors & Cosponsors
Sponsor
Angelique Ashby
Democratic • Senate
Cosponsors
There are no cosponsors for this bill.
Roll Call Votes
Senate vote • 9/12/2025
Item 99 — Senate SFLOOR
Yes: 37 • No: 0
House vote • 9/11/2025
Item 92 — Assembly AFLOOR
Yes: 79 • No: 0
legislature vote • 8/29/2025
Vote in CX25
Yes: 15 • No: 0
legislature vote • 7/8/2025
Vote in CX33
Yes: 17 • No: 0
Senate vote • 5/29/2025
Item 349 — Senate SFLOOR
Yes: 38 • No: 0
legislature vote • 5/23/2025
Vote in CS61
Yes: 6 • No: 0
legislature vote • 5/12/2025
Vote in CS61
Yes: 7 • No: 0
legislature vote • 4/28/2025
Vote in CS42
Yes: 11 • No: 0
Actions Timeline
Chaptered by Secretary of State. Chapter 786, Statutes of 2025.
10/13/2025SenateApproved by the Governor.
10/13/2025legislatureEnrolled and presented to the Governor at 2 p.m.
9/23/2025legislatureAssembly amendments concurred in. (Ayes 37. Noes 0. Page 2998.) Ordered to engrossing and enrolling.
9/12/2025SenateIn Senate. Concurrence in Assembly amendments pending.
9/12/2025SenateRead third time. Passed. (Ayes 79. Noes 0. Page 3276.) Ordered to the Senate.
9/11/2025HouseOrdered to third reading.
9/4/2025HouseRead third time and amended.
9/4/2025HouseRead second time. Ordered to third reading.
9/2/2025HouseFrom committee: Do pass. (Ayes 15. Noes 0.) (August 29).
8/29/2025HouseAugust 20 set for first hearing. Placed on APPR. suspense file.
8/20/2025HouseRead second time and amended. Re-referred to Com. on APPR.
7/9/2025HouseFrom committee: Do pass as amended and re-refer to Com. on APPR. (Ayes 17. Noes 0.) (July 8).
7/8/2025HouseFrom committee with author's amendments. Read second time and amended. Re-referred to Com. on B. & P.
7/2/2025HouseReferred to Com. on B. & P.
6/5/2025HouseIn Assembly. Read first time. Held at Desk.
5/29/2025HouseRead third time. Passed. (Ayes 38. Noes 0. Page 1329.) Ordered to the Assembly.
5/29/2025SenateOrdered to special consent calendar.
5/27/2025SenateRead second time. Ordered to third reading.
5/23/2025SenateFrom committee: Do pass. (Ayes 6. Noes 0. Page 1213.) (May 23).
5/23/2025SenateSet for hearing May 23.
5/16/2025SenateMay 12 hearing: Placed on APPR. suspense file.
5/12/2025SenateSet for hearing May 12.
5/2/2025SenateRe-referred to Com. on APPR. pursuant to Joint Rule 10.5.
5/1/2025SenateRead second time and amended. Ordered to third reading.
4/30/2025Senate
Bill Text
Chaptered
10/13/2025
Enrolled
9/18/2025
Amended Assembly
9/4/2025
Amended Assembly
7/9/2025
Amended Assembly
7/2/2025
Amended Senate
4/30/2025
Introduced
2/21/2025