---
title: "Do You Need a Property Manager License in Your State?"
description: "See what license a property manager needs in 15 states, who is exempt, course hours and fees, and how a CPM or CAM certification differs from a license."
url: https://kihanmarketing.com/property-manager-license/
published: 2026-11-04
updated: 2026-11-04
author: "Kiran Dasgupta"
---

# Do You Need a Property Manager License in Your State?

By [Kiran Dasgupta](https://kihanmarketing.com/kiran/), Founder and Lead Strategist

![A furnished high-rise apartment with floor-to-ceiling windows overlooking a river and city skyline at sunset](https://kihanmarketing.com/media/brand/apartment-interior-1900.webp)

In most states, managing rentals for others for pay needs a broker license or a property manager license. Owners who manage their own rentals are usually exempt. Idaho says it does not regulate leasing. This guide shows the rules in 15 states, with a source for each.

**Sound familiar?**

- In Colorado, a landlord and tenants complained about missing money. The state commission says it then found the manager had no license ([BusinessDen, August 2025](https://businessden.com/?p=126296)). The commission has sued. The claims are not proven.
- A poster on [BiggerPockets](https://www.biggerpockets.com/forums/52/topics/636971-property-managment-without-a-broker-or-license?page=1) looked for a way to manage rentals without a broker. The poster found that a New Jersey manager needs a real estate broker’s license.
- One reply warns that “very few brokers are going to allow an agent under them to do property management”. Another says Florida means a license, then “a brokerage for two years”, then a broker license ([same thread](https://www.biggerpockets.com/forums/52/topics/636971-property-managment-without-a-broker-or-license?page=1)).

**Key takeaway**

A license depends on whose rental it is and whether you get paid. Your own rentals are usually exempt. Rentals owned by others usually need a broker license. Oregon, South Carolina, Montana, DC and Nevada use a manager license or permit. A certification such as the CPM is not a license.

## Do You Need a Property Manager License to Manage Rentals?

Yes, in most states you need a license to manage rentals for others for pay. The Bureau of Labor Statistics (BLS) agrees. Its [Outlook Handbook](https://www.bls.gov/ooh/management/property-real-estate-and-community-association-managers.htm) says: “In most states, property managers must have a property management license or real estate broker’s license.”

Two tests decide it. First, is the property yours or someone else’s? Second, do you get paid? Broker laws speak of acting “for another” for pay. California’s law uses the words “for another or others” ([BPC 10131](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=BPC&sectionNum=10131)). Arizona uses “for another and for compensation” ([ARS 32-2101](https://www.azleg.gov/ars/32/02101.htm)).

Laws list the acts that count. Leasing is one. Collecting rent is another. California names leasing, renting and collecting rents ([BPC 10131](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=BPC&sectionNum=10131)). Texas adds someone who “controls the acceptance or deposit of rent” for single-family units ([Chapter 1101](https://statutes.capitol.texas.gov/Docs/OC/htm/OC.1101.htm)). Washington adds marketing, leasing, renting and maintenance ([RCW 18.85.011](https://app.leg.wa.gov/RCW/default.aspx?cite=18.85.011)).

That wording is why owners can manage their own units. It is also why a friend’s duplex is different. Once the owner is someone else, you are managing for another.

Each state has a real estate commission or similar agency. It issues licenses and sets the rules. We use “commission” for that agency below. The next section lists each state’s rule and links the law.

## What License Does a Property Manager Need in Each State?

It depends on the state, and the table below covers 15 of them as of October 2026. Rules can change, so open the linked source before you act. This is not legal advice.

States use one of three models. The first is the broker license. Managing rentals for others counts as real estate brokerage there. You need a broker license, or a salesperson license held under a broker. Eight states in the table work this way.

The second is a license made for managers. Oregon, South Carolina, Montana and DC have one. Nevada uses a permit. These are narrower than a broker license.

The third is Illinois. Its leasing agent license covers leasing only. Only the sponsoring broker can pay that agent. Idaho, in the last row, does not regulate it.

| State | License for managing rentals for others | Key exemptions | Education and exam | Source |
| --- | --- | --- | --- | --- |
| California | Real estate broker license, or a salesperson working under a broker | Resident manager of an apartment building and that manager’s employees | Ask the state commission | [BPC 10131](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=BPC&sectionNum=10131) , [10131.01](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=BPC&sectionNum=10131.01) |
| Texas | Broker license. Sales agents must be sponsored by a broker | An on-site manager of an apartment complex. An owner or the owner’s employee leasing the owner’s property | Broker: 4 years of active experience in the 60 months before applying. Sales agent: 180 qualifying hours | [Occupations Code 1101](https://statutes.capitol.texas.gov/Docs/OC/htm/OC.1101.htm) , [22 TAC 535.55](https://www.law.cornell.edu/regulations/texas/22-Tex-Admin-Code-SS-535-55) |
| Florida | Broker license, or a sales associate under a broker | Owner leasing its own property. Salaried onsite leasing employee of an apartment community. Salaried condo or co-op manager if rentals are 1 year or less | Sales associate course up to 63 hours. Broker up to 72 hours, plus 24 months as an active sales associate in the past 5 years | [475.011](https://www.flsenate.gov/Laws/Statutes/2025/475.011) , [475.17](https://www.flsenate.gov/Laws/Statutes/2025/475.17) |
| North Carolina | Active real estate broker license. Provisional broker is the entry level | Not stated on the commission’s page | Not stated on the commission’s pages | [NCREC property management](https://www.ncrec.gov/Consumer/PropertyManagement) , [FAQ](https://www.ncrec.gov/Licensing/Licensingfaq) |
| Arizona | Broker license. Collecting rent for others is a broker act | Owner managing own property without property management fees. Onsite managers or leasing agents at not more than one location with no special pay | At least 90 classroom hours | [32-2121](https://www.azleg.gov/ars/32/02121.htm) , [32-2122](https://www.azleg.gov/ars/32/02122.htm) , [32-2124](https://www.azleg.gov/ars/32/02124.htm) |
| Washington | Broker license through a licensed firm. Property management counts as brokerage services | A person acting for their own account and their employees. Employees limited to listed leasing tasks | Broker: 90 hours of instruction | [18.85.011](https://app.leg.wa.gov/RCW/default.aspx?cite=18.85.011) , [18.85.151](https://app.leg.wa.gov/RCW/default.aspx?cite=18.85.151) , [18.85.101](https://app.leg.wa.gov/RCW/default.aspx?cite=18.85.101) |
| New York | Real estate broker license to collect rent or rent property for another for a fee | Narrow: court appointees, public officers on duty and attorneys | Ask the state commission | [RPL 440](https://www.nysenate.gov/legislation/laws/RPP/440) , [442-f](https://www.nysenate.gov/legislation/laws/RPP/442-F) |
| Oregon | Separate property manager license | None listed on the agency page | 60-hour pre-license course and an exam. Age 18 and a high school diploma or equivalent. At least one clients’ trust account once licensed | [Oregon Real Estate Agency](https://www.oregon.gov/rea/licensing/get-license/Pages/property-manager.aspx) |
| South Carolina | Separate property manager license, held under a property manager-in-charge (PMIC) or broker-in-charge | An unlicensed owner leasing an interest identical to the owner’s own | 30 classroom hours, or a qualifying degree. A PMIC adds 7 hours of accounting and record-keeping. Background check on every third renewal | [Code 40-57-20, 40-57-240, 40-57-510](https://www.scstatehouse.gov/code/t40c057.php) |
| Montana | Separate property manager license since 2023. Brokers and salespersons may also act as managers | Owner’s business entity, the owner’s spouse, a person leasing no more than four residential units, and others | Approved course on leasing principles and law, plus an exam. No hour count | [37-56-103](https://mca.legmt.gov/bills/mca/title_0370/chapter_0560/part_0010/section_0030/0370-0560-0010-0030.html) , [104](https://mca.legmt.gov/bills/mca/title_0370/chapter_0560/part_0010/section_0040/0370-0560-0010-0040.html) , [105](https://mca.legmt.gov/bills/mca/title_0370/chapter_0560/part_0010/section_0050/0370-0560-0010-0050.html) |
| Maryland | Broker, associate broker or salesperson license. No separate property manager license | An agent of a licensed broker or of an owner while managing or leasing that real estate | Salesperson course of not more than 60 clock hours, including 3 hours of ethics, plus an exam | [17-301](https://mgaleg.maryland.gov/mgawebsite/Laws/StatuteText?article=gbo&section=17-301&enactments=false) , [17-303](https://mgaleg.maryland.gov/mgawebsite/Laws/StatuteText?article=gbo&section=17-303&enactments=false) |
| Illinois | Managing broker, broker or residential leasing agent, or a permit holder | Ask the state commission | Leasing agent: 15 hours, age 18, high school diploma or equivalent, and an exam | [1450.200](https://www.law.cornell.edu/regulations/illinois/Ill-Admin-Code-tit-68-SS-1450.200) , [205](https://www.law.cornell.edu/regulations/illinois/Ill-Admin-Code-tit-68-SS-1450.205) , [210](https://www.law.cornell.edu/regulations/illinois/Ill-Admin-Code-tit-68-SS-1450.210) |
| District of Columbia | DC licenses property managers. The title is restricted to licensees | An owner or lessor managing real estate the person owns | Exam, English, high school diploma or equivalent. No pre-license education. $170 fee. DC brokers are deemed to meet the education and exam rules | [47-2853.143](https://code.dccouncil.gov/us/dc/council/code/sections/47-2853.143) , [142](https://code.dccouncil.gov/us/dc/council/code/sections/47-2853.142) , [181](https://code.dccouncil.gov/us/dc/council/code/sections/47-2853.181) , [DLCP](https://dlcp.dc.gov/page/real-estate-commission) |
| Nevada | A permit to engage in property management | Ask the state commission | 24 classroom hours of property management instruction, shown by a certificate or by passing an exam. $40 application fee and $75 exam fee | [NAC 645.800](https://www.law.cornell.edu/regulations/nevada/NAC-645-800) |
| Idaho | None. The Real Estate Commission says leasing is not regulated | Not applicable | Not applicable | [Idaho Real Estate Commission](https://dopl.idaho.gov/rec/rec-faqs-and-consumer-info) |

Texas is a clear broker example. Its law says a person “may not” act as a broker without a license. A sales agent must be sponsored by a broker ([Chapter 1101](https://statutes.capitol.texas.gov/Docs/OC/htm/OC.1101.htm)). Washington lists property management as brokerage ([RCW 18.85.011](https://app.leg.wa.gov/RCW/default.aspx?cite=18.85.011)). Washington managers also face a rent cap. Our guide to the [2026 Washington rent cap](https://kihanmarketing.com/wa-rent-cap-2026-what-property-managers-need-to-know-9-683-under-hb-1217/) covers it.

[**Licensed and still not getting owner calls?** Send the address and we send back what it actually ranks for today, with the gaps marked.](https://kihanmarketing.com/marketing-audit/)

## Which States Do Not Require a Property Management License?

Idaho is the one state shown here that does not regulate leasing. Idaho’s real estate commission puts it plainly in its FAQ: “Property management (leasing) is not regulated in Idaho”, the page says. It sits in a list of matters the commission does not handle ([Idaho Real Estate Commission](https://dopl.idaho.gov/rec/rec-faqs-and-consumer-info)).

Lists online often name Maine, Vermont or Massachusetts as well.

Maine’s law defines brokerage as services “calculated to result in the transfer of an interest in real estate”. Its examples do not list leasing ([32 M.R.S. 13001](https://legislature.maine.gov/statutes/32/title32sec13001.html)). It does not plainly exempt property management, though. Before you rely on any list, ask that state’s real estate commission.

Put the question in writing. Keep the answer with your records. Ask three things:

- Does managing rentals for others for pay need a license or permit?
- Does an owner’s employee need one?
- Is there an exemption for onsite staff?

No license does not mean no rules. Other laws can still apply to a manager. Fair housing law is one example. The [Department of Justice](https://www.justice.gov/crt/fair-housing-act-1) says the Fair Housing Act bars discrimination by direct providers of housing.

## Who Is Exempt From a Property Manager License?

Owners who manage their own property are the main exemption. Some states also exempt onsite apartment managers. Each one is narrow. Read the law behind it.

The table shows the exemptions the sources list, state by state.

| State | Who is exempt | Source |
| --- | --- | --- |
| Texas | “An on-site manager of an apartment complex”, and “an owner or the owner’s employee who leases the owner’s improved or unimproved real estate” | [Chapter 1101](https://statutes.capitol.texas.gov/Docs/OC/htm/OC.1101.htm) |
| California | The resident manager of an apartment building and that manager’s employees | [BPC 10131.01](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=BPC&sectionNum=10131.01) |
| Arizona | An owner, if no property management fees are paid. Onsite managers and leasing agents at not more than one location with no special pay | [32-2121](https://www.azleg.gov/ars/32/02121.htm) |
| Florida | Owners leasing their own property. Salaried onsite leasing employees of an apartment community. Salaried condo or co-op managers if rentals are 1 year or less | [475.011](https://www.flsenate.gov/Laws/Statutes/2025/475.011) |
| Washington | A person acting for their own account and their employees. Employees limited to tasks such as delivering lease applications and receiving rent | [18.85.151](https://app.leg.wa.gov/RCW/default.aspx?cite=18.85.151) |
| Montana | A person who “leases no more than four residential real estate units”, the owner’s spouse, and a business entity that owns the property | [37-56-104](https://mca.legmt.gov/bills/mca/title_0370/chapter_0560/part_0010/section_0040/0370-0560-0010-0040.html) |
| South Carolina | An unlicensed owner leasing an interest identical to the owner’s own | [40-57-240](https://www.scstatehouse.gov/code/t40c057.php) |
| New York | Narrow: court appointees, public officers on duty and attorneys | [442-f](https://www.nysenate.gov/legislation/laws/RPP/442-F) |
| Maryland | An agent of a licensed broker or of an owner while managing or leasing that real estate | [17-301](https://mgaleg.maryland.gov/mgawebsite/Laws/StatuteText?article=gbo&section=17-301&enactments=false) |

An owner exemption covers the owner’s own property. It does not cover a friend’s or a client’s. Arizona’s owner exemption ends when the owner pays management fees. A title like “manager” does not make you exempt.

Maryland’s law exempts “an agent of a licensed real estate broker or of an owner” who is managing or leasing for them. Read that line closely. It is about acting as the owner’s agent.

## Which License Fits Your Situation?

Owners usually need no license for their own rentals. Paid managers of other people’s rentals usually need a broker or manager license. Salaried onsite staff are often exempt. These five cases show how.

### A landlord with their own duplex

Owners managing their own rentals are usually exempt. Texas and Florida say so in their laws. Arizona does too, if no management fees are paid.

### Managing a friend’s or parent’s rental for a fee

This is managing for another for pay. Broker states treat it as brokerage. Other states have a manager license. Montana exempts an owner’s spouse.

### A salaried onsite apartment manager

Many states exempt this role. Four of them name it in the law. Arizona limits it to one site.

### A real estate agent adding rentals

Agents work under a broker. A Texas sales agent needs a sponsor. A Florida sales associate takes money only in the employer’s name. A Montana salesperson needs a supervising broker.

### A community association (HOA) manager in Florida

Florida has its own CAM license for HOA managers. CAM means community association manager. It applies once the association passes set size limits. The HOA section below gives the limits.

## How Do You Get a Property Manager License?

You get one by following your state’s steps: a course, an exam, and licensing under a broker or manager-in-charge where required. The order differs by state. These steps fit most of them.

1. **Find your state’s rule and agency.** Use the table above. Open the linked law and note which license applies.
2. **Take the approved course.** Oregon needs a 60-hour course from an Agency-approved school. South Carolina needs 30 classroom hours.
3. **Pass the exam.** Oregon, Montana and DC list an exam. So do Maryland and Illinois. Nevada accepts a certificate or an exam score as proof of its 24 hours.
4. **Pass the background check where required.** South Carolina asks for one on every third renewal.
5. **Get licensed under a broker or PMIC.** A South Carolina manager must work under a PMIC or broker-in-charge, or be a PMIC. A Texas sales agent must be sponsored by a broker.
6. **Set up the trust account.** This is a bank account that holds an owner’s money apart from yours. Oregon needs at least one once you are licensed. Arizona says to deposit rent money within three banking days ([32-2174](https://www.azleg.gov/ars/32/02174.htm)). In Texas, a sales agent “shall not maintain a trust account”, so the broker holds it ([22 TAC 535.146](https://www.law.cornell.edu/regulations/texas/22-Tex-Admin-Code-SS-535-146)).
7. **Keep the license renewed.** The BLS says most states require recertification.

Trust money is more than rent. Texas lists “earnest money, rent, unearned fees, security deposits” and more. A Texas broker must keep trust account records for four years ([22 TAC 535.146](https://www.law.cornell.edu/regulations/texas/22-Tex-Admin-Code-SS-535-146)).

## How Long Does It Take, and What Does It Cost?

It takes from 15 to 180 course hours, depending on the state and the license. Some states add years of experience. Fees differ by state, so ask each agency for its full fee list.

**60 hours** is the pre-license course for an Oregon manager.

[Source: Oregon Real Estate Agency, 2026](https://www.oregon.gov/rea/licensing/get-license/Pages/property-manager.aspx)

**30 hours** of class time are needed for a South Carolina manager.

[Source: South Carolina Code 40-57-510, 2026](https://www.scstatehouse.gov/code/t40c057.php)

**24 hours** of class time are needed for a Nevada permit.

[Source: Nevada NAC 645.800, 2026](https://www.law.cornell.edu/regulations/nevada/NAC-645-800)

**460,400** jobs were held by property, real estate and HOA managers in 2025.

[Source: BLS, 2025](https://www.bls.gov/ooh/management/property-real-estate-and-community-association-managers.htm)

| State | License | Course hours | Experience | Source |
| --- | --- | --- | --- | --- |
| Illinois | Residential leasing agent | 15 | None listed | [1450.205](https://www.law.cornell.edu/regulations/illinois/Ill-Admin-Code-tit-68-SS-1450.205) |
| Nevada | Permit to engage in property management | 24 classroom hours | None listed | [NAC 645.800](https://www.law.cornell.edu/regulations/nevada/NAC-645-800) |
| South Carolina | Property manager | 30 classroom hours | PMIC needs an active manager license | [40-57-510](https://www.scstatehouse.gov/code/t40c057.php) |
| Oregon | Property manager | 60 | None on the agency page | [Agency page](https://www.oregon.gov/rea/licensing/get-license/Pages/property-manager.aspx) |
| Maryland | Salesperson | Not more than 60 clock hours | None listed | [17-303](https://mgaleg.maryland.gov/mgawebsite/Laws/StatuteText?article=gbo&section=17-303&enactments=false) |
| Florida | Sales associate, then broker | Up to 63 (associate), up to 72 (broker) | Broker: 24 months as an active associate in the past 5 years | [475.17](https://www.flsenate.gov/Laws/Statutes/2025/475.17) |
| Arizona | Broker or salesperson | At least 90 classroom hours | None listed | [32-2124](https://www.azleg.gov/ars/32/02124.htm) |
| Washington | Broker | 90 | None in that section | [18.85.101](https://app.leg.wa.gov/RCW/default.aspx?cite=18.85.101) |
| Texas | Sales agent, then broker | 180 for a sales agent | Broker: 4 years of active experience in the 60 months before applying | [535.55](https://www.law.cornell.edu/regulations/texas/22-Tex-Admin-Code-SS-535-55) , [1101.356](https://statutes.capitol.texas.gov/Docs/OC/htm/OC.1101.htm) |

State fees are published for only some places. DC lists a [$170 fee on its Real Estate Commission page](https://dlcp.dc.gov/page/real-estate-commission). Nevada sets a [$40 application fee and a $75 exam fee](https://www.law.cornell.edu/regulations/nevada/NAC-645-800). These are the figures the sources give as of October 2026.

Course and exam results also expire. Oregon says exam scores are good for one year. So are background check clearances ([Oregon Real Estate Agency](https://www.oregon.gov/rea/licensing/get-license/Pages/property-manager.aspx)). Illinois says approved pre-license education is good for 2 years. A person who fails the exam four times in a row must repeat the education ([1450.210](https://www.law.cornell.edu/regulations/illinois/Ill-Admin-Code-tit-68-SS-1450.210)). Washington asks that the 90-hour course be finished within two years before you apply for the exam ([18.85.101](https://app.leg.wa.gov/RCW/default.aspx?cite=18.85.101)).

Ask each school for its full price, including any exam fee.

## Is a Property Management Certification the Same as a License?

No, a certification is not a license. A license comes from a state and lets you do certain work for pay. A certification is a credential from a trade group. It is voluntary. It shows training or experience.

A certification does not let anyone manage for others in a broker-license state. A CPM without a broker license does not let you manage rentals for pay in California. The state license comes first.

The BLS names both. It says some managers need a state license. It also says managers in other states “may still obtain designations to show competence and professionalism” ([BLS](https://www.bls.gov/ooh/management/property-real-estate-and-community-association-managers.htm)).

The BLS adds that managers of federally subsidized public housing must hold certifications. It does not name a credential. So do not assume any single designation meets that rule. Check with the housing program you work for.

## Which Property Management Certifications Are Worth Getting?

Pick the certification that matches your job. CALP fits leasing staff, CAM fits onsite managers, CPM fits experienced managers and CMCA fits HOA managers. The table shows what each one asks for as of October 2026. Details come from each issuer’s own page.

| Credential | Issuer | Who it fits | Experience | Coursework and exam | Source |
| --- | --- | --- | --- | --- | --- |
| CPM, Certified Property Manager | IREM | Experienced managers | 36 months | 8 courses, then the CPM Capstone | [IREM](https://www.irem.org/certifications/for-individuals/cpm-certified-property-manager) |
| ARM, Accredited Residential Manager | IREM | Early residential careers | None stated | 2 courses including ethics, 100-question exam | [IREM](https://www.irem.org/certifications/for-individuals/arm-accredited-residential-manager) |
| ACoM, Accredited Commercial Manager | IREM | Early commercial careers | None stated | 2 courses including ethics, 100-question exam | [IREM](https://www.irem.org/certifications/for-individuals/acom-accredited-commercial-manager) |
| CALP, Certified Apartment Leasing Professional | NAA | Leasing staff | 6 months onsite in a leasing role | 7 courses and an exam | [NAA](https://www.naahq.org/education-careers/credentials/calp) |
| CAM, Certified Apartment Manager | NAA | Onsite apartment managers | 12 months onsite | 40 hours of coursework and an exam. $125 annual dues | [NAA](https://www.naahq.org/education-careers/credentials/cam) |
| CAPS, Certified Apartment Portfolio Supervisor | NAA | Multi-site supervisors | 24 months as a multi-site supervisor | 40 hours of coursework and an exam | [NAA](https://www.naahq.org/education-careers/credentials/caps) |
| CAMT, Certified Apartment Maintenance Technician | NAA | Maintenance staff | 12 months of maintenance | Coursework and an exam | [NAA](https://www.naahq.org/education-careers/credentials/camt) |
| RMP, Residential Management Professional | NARPM | Single-family and residential managers | Manage 100 units over two years | NARPM membership needed | [NARPM](https://www.narpm.org/education/designations-and-certifications/residential-management-professional/) |
| MPM, Master Property Manager | NARPM | Senior residential managers | RMP plus 500 units over five years | NARPM membership needed | [NARPM](https://www.narpm.org/education/designations-and-certifications/master-property-manager/) |
| CRMC, Certified Residential Management Company | NARPM | Management companies | 500 units managed for one year each, and an MPM on staff | An audit | [NARPM](https://www.narpm.org/education/designations-and-certifications/certified-residential-management-company/) |
| CMCA, Certified Manager of Community Associations | CAMICB | Community association managers | Course, or 2 years as a manager, or an approved license | 120-question exam. $360 fee | [CAMICB](https://www.camicb.org/cmca-examination) |
| CPO, Certified Professional of Occupancy | NAHMA | Affordable housing staff | No prerequisites listed | About 2.5 days on HUD Handbook 4350.3, then an online exam | [NAHMA](https://www.nahma.org/education-events/credentials-certification/certified-professional-of-occupancy-cpo/) |
| SHCM, Specialist in Housing Credit Management | NAHMA | Tax credit housing managers | 2 years of housing credit management | 12 hours of coursework and an exam | [NAHMA](https://www.nahma.org/education-events/credentials-certification/specialist-in-housing-credit-management-shcm/) |
| NAHP, National Affordable Housing Professional | NAHMA | Affordable housing professionals | 2 years of affordable housing | CPO or SHCM, fair housing course, and a management designation | [NAHMA](https://www.nahma.org/education-events/credentials-certification/national-affordable-housing-professional-certification-nahp/) |

CALP is built for leasing staff. It asks for six months in a leasing role. For onsite managers, the CAM fits, and it asks for 12 months onsite. For managers of many sites, CAPS is built for multi-site supervisors.

The CPM suits managers with several years behind them. It asks for 36 months of experience. IREM’s ARM and ACoM suit people early in residential or commercial careers.

Single-family managers should look at NARPM. Its RMP asks you to manage 100 units over two years. Affordable housing staff can look at NAHMA, whose CPO course covers HUD Handbook 4350.3. HOA managers can look at the CMCA from CAMICB. As of October 2026, its fee is [$360 and covers the application, the exam and your first year of certification](https://www.camicb.org/cmca-examination).

Read the fine print before you pay. NARPM says you must be a member of NARPM National to apply for a designation. It also says anyone may take the RMP and MPM classes ([NARPM](https://www.narpm.org/education/designations-and-certifications/residential-management-professional/)).

## Do HOA and Community Association Managers Need a License?

In Florida, yes: a community association (HOA) manager often needs a CAM license. The law applies to associations with more than 10 units or an annual budget above [$100,000 (Fla. Stat. 468.431)](https://www.flsenate.gov/Laws/Statutes/2025/468.431), as of October 2026. Smaller groups may fall outside it.

Florida sets a course of “not more than 24 hours” with an approved provider, plus an exam ([Fla. Stat. 468.433](https://www.flsenate.gov/Laws/Statutes/2025/468.433)). The CAM license is separate from a real estate license.

Other states differ. The BLS says: “In some states, community association managers also need a real estate license” ([BLS](https://www.bls.gov/ooh/management/property-real-estate-and-community-association-managers.htm)). Ask that state’s commission about association work.

The CMCA is the national credential for these managers. CAMICB offers it. It is voluntary, and it is not a state license. There are three ways to qualify: a prerequisite course, two years as a manager, or an approved license ([CAMICB](https://www.camicb.org/cmca-examination)).

## What Happens If You Manage Property Without a License?

You can face criminal charges or fines, depending on the state. The penalty is set by each state’s law. A few examples show how serious it can be.

The table shows what several states say. Each state sets its own penalty.

| State | What the law says | Source |
| --- | --- | --- |
| Florida | Operating as a broker or sales associate without a license is a third-degree felony | [475.42](https://www.flsenate.gov/Laws/Statutes/2025/475.42) |
| Arizona | It is unlawful to do licensed work without a license | [32-2122](https://www.azleg.gov/ars/32/02122.htm) |
| Washington | It is unlawful to act as a broker, managing broker or real estate firm without a license | [18.85.331](https://app.leg.wa.gov/RCW/default.aspx?cite=18.85.331) |
| South Carolina | It is unlawful for an individual to act as a property manager without a license | [40-57-20](https://www.scstatehouse.gov/code/t40c057.php) |

Montana adds a money penalty for trust accounts. Its civil fine is [$1,000 for each cited trust account violation](https://mca.legmt.gov/bills/mca/title_0370/chapter_0560/part_0010/section_0060/0370-0560-0010-0060.html), as of October 2026. That applies to licensed managers who fail the trust account rules.

The BusinessDen story shows the owner side. It reported that a landlord in Aurora and tenants in Boulder did not know the manager lacked a real estate license. The Colorado Real Estate Commission says it found the missing license after the complaints ([BusinessDen, Aug. 4, 2025](https://businessden.com/?p=126296)). The commission sued in July 2025. These are the commission’s claims, not court findings.

Owners can protect themselves with a few steps:

- Look the manager up in the state’s license lookup before you sign.
- Ask for the license type and number in writing.
- Check that the name matches the business on your agreement.
- Ask where the trust account is held.

## How Should a Licensed Property Manager Show Owners the License?

Show the license type and number on your website’s owner pages and your about page. Owners compare managers online before they call. A visible license answers a worry they already have.

Link to the state’s license lookup so an owner can check you in one click. Name the designations you have earned, such as a CPM or an RMP. Say what each one means in plain words.

Keep your business name the same everywhere. Use the name on the license, on your site and on your [Google Business Profile](https://kihanmarketing.com/glossary/google-business-profile/). A mismatch makes an owner wonder.

Do not call a certification a license. A CPM, a CAM and an RMP are designations. Say “licensed broker” only if you hold that license.

Our guide to [property management owner leads](https://kihanmarketing.com/property-management-owner-leads/) covers what to put on those pages. Better proof helps turn [owner leads](https://kihanmarketing.com/glossary/owner-leads/) into calls. Our guide to [property management keywords](https://kihanmarketing.com/property-management-keywords/) shows what owners search before they call.

[Property Management MarketingMarketing for property management companies: owner leads, websites and SEO](https://kihanmarketing.com/property-management-marketing/)

**Why take this from us**

Kiran Dasgupta, Founder and Lead Strategist, wrote this guide. Kihan Marketing builds websites, SEO and Google Business Profile work for property management companies. We also built the AppFolio Listings Pro plugin for AppFolio users. We do not manage rentals. We are not lawyers. This guide comes from the statutes and agency pages linked in it.

## Self-Check Before You Take on a Rental

Answer four yes or no questions, then tick the checklist. This is not legal advice. It helps you spot what to ask your state’s commission.

**Quick check: do you need a license?**

1. Does someone other than you own the rental?
2. Will you be paid in any form for managing it?
3. Will you collect rent, lease units or advertise vacancies for the owner?
4. Does your job go beyond the limited tasks of a salaried onsite employee?

0 to 1 yesYou are probably managing your own property or working as an onsite employee. If the owner is someone else, confirm the exemption in writing.2 to 3 yesAsk your state’s commission before you accept any pay.4 yesPlan for a license, and find your state in the table.

- Know who owns the property.
- Know if you are paid, and how.
- Know which state the rental sits in.
- Know which license that state uses.
- Check whether you must work under a broker or PMIC.
- Set up a trust account for the owner’s money if your state needs one.

## What to Do First

1. **Find your state’s row.** Open the table and click the source for your state.
2. **Ask the commission.** Email your state’s real estate commission about your exact role before you take pay.
3. **Pick your path.** Stay an owner, license under a broker, or plan your own firm with our [guide to starting a property management company](https://kihanmarketing.com/start-a-property-management-company/).

## Questions About Property Manager Licenses

Can I be a property manager without a license?Sometimes. You can if you manage only your own property or fit an exemption. Idaho says leasing is not regulated. Elsewhere, managing for another for pay usually needs a license. Does a property manager need a real estate license?In broker-license states, yes. The state table lists eight of them. Oregon, South Carolina, Montana and DC use a manager license instead. Is a CPM a license?No, the CPM is a voluntary credential from IREM. It asks for 36 months of experience, 8 courses and the CPM Capstone. It does not let you manage for others in a state that needs a license. Can a real estate agent manage rentals?Yes, but usually only under a broker. A Texas sales agent must be sponsored. A Montana salesperson needs a supervising broker. Ask your broker first. Do leasing agents need a license?It depends on the state and the job. Illinois has a leasing agent license with 15 hours of education. Florida exempts a salaried onsite leasing employee. Arizona exempts some onsite leasing agents. Do I need a license to manage a family member’s rental?It depends on the state, and on whether you are paid. Montana exempts an owner’s spouse. Most state laws turn on acting for another for pay. Ask your state’s commission before you start. Does my license work in another state?Each state licenses its own managers. Ask the other state’s commission what it accepts before you manage a rental there. How do I check a property manager’s license?Use the license lookup on your state regulator’s website. Ask the manager for the license type and number first. Make sure the name matches the business you are hiring. [**Want owners to find your licensed company?** Send the address and we send back what it actually ranks for today, with the gaps marked.](https://kihanmarketing.com/marketing-audit/)