Republic Act No. 9646: The Real Estate Service Act of the Philippines.

A Law That Elevated Real Estate into a Profession of Trust and Integrity.

Professional trust — the foundation of every real estate transaction under RA 9646. Photo: Savvas Stavrinos via Pexels

I. A Profession Built on Trust:

Real Estate isn’t just about listings or commissions — it’s about tiwala. Every home sold carries a story, a dream, and a leap of faith. That’s why professionalism matters. When RA 9646 was passed in 2009, it transformed the real estate industry into a regulated field grounded in ethics, transparency, and accountability. For the first time, practitioners became true professionals under PRC supervision.

II. The Birth of RA 9646:

The birth of RA 9646 marked a turning point — transforming real estate from open trade into a trusted, regulated profession.

Before this law, kahit sino puwedeng magbenta ng lupa. Many got scammed, others lost trust in agents. So, on June 29, 2009, the government enacted RA 9646 to professionalize real estate practice. It created the Professional Regulatory Board of Real Estate Service (PRBRES) under the PRC, ensuring only qualified, ethical individuals could deal with property transactions.

III. The Heart of the Law

Client signing property contract.

RA 9646 covers five types of professionals:

1. Consultants

2. Appraisers

3. Assessors

4. Brokers

5. Salespersons

Every one of them must be licensed or accredited by the PRC, follow a Code of Ethics, and pursue continuing education. No PRC ID, no right to transact — that’s the rule.

IV. Reality Check: Unlicensed Agents Still Exist

Symbol of legal enforcement under RA 9646 against unlicensed practice.

Let’s be real — marami pa ring unlicensed agents today. They sell online, inside subdivisions, or act as “assistants.” But under Section 29 of RA 9646, this is illegal practice. Penalties include:

• ₱100,000 fine minimum,

• or 2 years imprisonment,

• plus, possible civil liabilities if clients are harmed.

  
  

 It’s not just punishment — it’s protection for the public.

V. The Authority to Sell (ATS) Misconception

Signing authority documents illustrating the Authority to Sell (ATS) process.

Property owners sometimes issue an Authority to Sell (ATS) to a friend or neighbor who isn’t licensed. Sorry, but that paper has no legal effect under RA 9646. Only licensed brokers and their accredited salespersons may market or sell on behalf of others. An ATS given to an unlicensed person does not legalize illegal practice — even the owner can be held liable if proven complicit.

VI. Why RA 9646 Matters

Team of real estate professionals celebrating career growth and industry trust.

For buyers and sellers, it’s protection from fraud. For professionals, it’s career elevation and public trust. For the industry, it’s global alignment and higher standards. It reminds everyone that real estate is a service built on knowledge, ethics, and respect.

VII. Becoming a Real Estate Professional

Training session illustrating the journey to become a licensed real estate professional.

If you dream of joining the industry:

• Salespersons study 12 units of real estate, work under a licensed broker, and get PRC accreditation.

• Brokers, appraisers, consultants pass the PRC board exams and keep learning through CPD.

  
  

  RA 9646 gives every Filipino a clear path — from passion to profession

VIII. Ethics at the Core

Handshake symbolizing trust and ethical practice in real estate.

RA 9646 isn’t just about compliance — it’s about values. Honesty in disclosure, fairness in dealings, confidentiality in client info. One wrong move can break years of credibility. That’s why the PRC ID is more than a license — it’s a badge of honor.

IX. Beyond Compliance: A Commitment to Service

In the end, RA 9646 is more than law — it’s a reminder. That every broker, appraiser, and salesperson carries the duty to help families find homes and investors build dreams. Because in real estate, every transaction is a matter of faith — and every licensed professional is a guardian of that trust.

X. Summary

RA 9646 is both a shield and a standard. It protects the public, uplifts practitioners, and warns against shortcuts. Only those who respect the law and serve with integrity deserve to be called Real Estate Professionals.