Role of Salesperson & CEPCC
Duties · Advertising Rules · Conflict of Interest · Documents · Client Monies · Dispute Resolution
1What is the CEPCC?
The Code of Ethics and Professional Client Care (CEPCC) is the First Schedule of the Estate Agents (Estate Agency Work) Regulations 2010 (subsidiary legislation under EAA 2010). It sets out the standards of professional conduct and client care that licensed estate agents and registered salespersons must observe — covering advertising, conflicts of interest, document handling, client monies, and communications.
Violations of CEPCC result in administrative penalties only — Letter of Censure, Suspension, or Revocation. No jail time for CEPCC violations alone.
2Advertising Rules
Full Promotional Materials
(flyers, social media posts, banners)
Must include ALL 5:
- Your name
- Mobile number
- CEA registration number
- Agency name
- Agency licence number
Classified Ads (text only)
(newspaper classifieds, SMS-style listings)
Need only 2:
- Your name
- Mobile number
Other Advertising Rules
- ✗No calls or SMS between 9pm and 9am
- ✗No dummy ads — do not advertise a property that is not actually available
- ✗Photos must be from the actual unit — no using other units' photos
- ✓Remove ads immediately once property is no longer available
- ✓Minimum font size: 8pt for all advertising
- ✗Do NOT advertise industrial property as "office/business" — use correct approved use description
3Conflict of Interest — Must Disclose in Writing
An RES must proactively disclose any conflict of interest before starting work, in writing, and obtain the client's written consent. Conflicts include:
- !Referral fees from banks (mortgage referral commission)
- !Co-broking fees received from other agents
- !Co-broking with another salesperson from the same agency or team
- !Receiving gifts related to the transaction
- !Selling client's property to your own relatives or friends
- !Buying or selling your own property (cannot remain anonymous)
- !Husband and wife both being RES in the same co-broking deal
Process: Disclose → Written Consent → Then Proceed
Disclose the conflict in writing BEFORE commencing work. Get the client's written consent. Only then may you continue.
4Handling Documents & Client Monies
Document Handling Rules
- →Fill in ALL blanks before asking client to sign
- →ALL property owners must sign (not just one)
- →Give client a copy immediately after signing
- →Give client adequate time to read before signing
- →Explain terms if client asks
Client Money Rules
- ✗No blank cheques — never accept a blank cheque from client
- ✗No moneylending or helping clients arrange loans to pay service fees
- ✓Communicate ALL offers — verbal and written — to client
- ✓Cannot unilaterally reject any offer on client's behalf
5Dispute Resolution
| Method | Cost | Legally Binding? | Setting |
|---|---|---|---|
| Negotiation (direct) | Cheapest | No | Private |
| Mediation (SMC) | Moderate | No (unless agreement signed) | Private |
| Arbitration (SIArb) | Expensive | Yes | Private |
| Litigation (Courts) | Most expensive | Yes | Public |
3.2★Verifying Property Details — INLIS, REALIS & HDB InfoWEB
Salespersons must use available resources to verify ownership details, encumbrances, and property information before acting for clients.
| Resource | Full Name | What It Provides |
|---|---|---|
| INLIS | Integrated Land Information Service (SLA) | Title search: ownership, encumbrances (mortgages, caveats, charges), land area, tenure |
| REALIS | Real Estate Information System (URA) | Transaction data: past sale prices, rental transactions, project details for private properties (paid annual subscription — trade professionals only) |
| HDB InfoWEB | HDB's online portal | HDB flat details: owner info, ethnic quota, MOP status, resale transaction history |
★Statutes & Regulations RES Must Stay Current On2027 · Explicit list · 3.3.5
The 2027 syllabus explicitly lists the legislation an RES must be conversant with. Examiners may quote any one of these statute titles — you should be able to identify what each governs and when it affects a transaction.
| Statute / Rules | What it governs |
|---|---|
| Building Maintenance & Strata Management Act 2004 (BMSMA) | Management Corporations, by-laws, general meetings, lot improvements, SP contributions, MC information disclosure (S27, S32, S37, S40, S47) |
| Conveyancing and Law of Property (Conveyancing) Rules 2011 | Conveyancing Accounts — how solicitors handle transaction monies |
| Estate Agents (PMLPFTF) Regulations 2021 | Customer Due Diligence, beneficial ownership, suspicious indicators, STR filing |
| Housing and Development Act 1959 (H&D Act) | HDB flats — sale, lease, pledging (S58), public housing policy |
| Housing Developers (Control & Licensing) Act 1965 + Rules | Sale of uncompleted private residential — sale/no-sale licence, standard OTP & S&P, payment schedule |
| Immigration Act 1959 | Verifying tenant immigration / employment status before leasing |
| Land Acquisition Act 1966 | State's power to compulsorily acquire land |
| Land Betterment Charge Act 2021 (LBCA) | LBC payable on enhanced land use / intensification (replaces Development Charge from 2022) |
| Land Titles (Strata) Act 1967 (LTSA) | Strata titles, collective sale (en-bloc), Strata Titles Boards |
| Oaths and Declarations Act 2000 | Penalty for false declaration of transaction prices (false stat dec) |
| Personal Data Protection Act 2012 (PDPA) | Collection / use / disclosure of personal data; Do Not Call (DNC) Registry |
| Planning Act 1998 + Planning Rules | Land-use zoning, change of use, Written Permission (URA) |
| Residential Property Act 1976 (RPA) | Foreign ownership restrictions on landed / restricted residential |
| Sale of Commercial Properties Act 1979 (SCPA) + Rules | Sale of uncompleted commercial — analogous to HDCLA but for commercial |
| State Lands Protection Act 20222027 | Protection of State land from unauthorised use, occupation, structures and damage — see dedicated section below |
| Estate Agents Act 2010 (EAA) + Regulations | Master regulator framework — see Section 1 of this page |
★State Lands Protection Act 2022 (SLPA)2027 · New Act
The State Lands Protection Act 2022 (passed 30 Nov 2022, assented 27 Dec 2022) consolidates and modernises the law protecting State land from unauthorised use, occupation, damage, and unlawful structures. It replaces the State Lands Encroachments Act 1883. It is administered by the Singapore Land Authority (SLA). The Act is explicitly listed in the 2027 syllabus — RES must recognise the title and the scope.
What SLPA Covers
⚠ RES practice point
When marketing landed properties near State land (e.g. road reserves, drainage reserves, vacant State land boundaries), check for unauthorised extensions, fences, or sheds that encroach on State land. Buyers inherit the encroachment risk and may face SLA enforcement notices post-completion. Disclose if visible.
Section Quiz
3.2 — Role of Salesperson & CEPCC
10 questions · 90 seconds each · exam-style difficulty