California requires you to file a reinstatement process with the Department of Real Estate, pay a reinstatement fee, and meet any conditions tied to why your license lapsed in the first place
A suspended or expired California real estate license cannot be used to conduct business, and you cannot straightforward renew it as if it were current. The Department of Real Estate (DRE) treats reinstatement as a separate process from renewal, with its own forms, fees, and waiting periods depending on how long your license has been inactive and why it was suspended.
The path forward depends on whether your license expired through non-renewal, was suspended for a specific violation, or was revoked. Each status has different requirements, timelines, and costs. Understanding which category applies to you is the first step, because the wrong form or missing document will delay the process by weeks.
Key Takeaways
- Reinstatement is not the same as renewal; you must file a separate reinstatement process with the DRE and pay a reinstatement fee in addition to any renewal fees.
- If your license expired more than two years ago, you may need to retake the real estate exam or complete additional education before reinstatement is possible.
- Suspended licenses require you to address the reason for suspension — paying fines, completing ethics courses, or waiting out a suspension period — before the DRE will consider reinstatement.
- The DRE processes reinstatement applications within 30 to 60 days if your paperwork is complete and you meet all conditions.
- You cannot legally conduct real estate business under an expired or suspended license, even if you have submitted a reinstatement process.
The difference between expiration, suspension, and revocation
An expired license means you did not renew it before the expiration date. California real estate licenses are valid for four years. If you let yours lapse without filing a renewal process and paying the renewal fee before the expiration date, your license is no longer active. Expiration is administrative — it does not mean you did anything wrong, only that you did not complete the renewal process on time.
A suspended license means the DRE has temporarily prohibited you from using it, usually because of a violation, complaint, or failure to meet a requirement (such as unpaid fines or incomplete continuing education). Suspension is punitive and comes with conditions you must satisfy before reinstatement is possible. The DRE notice of suspension will specify what you must do and by when.
A revoked license is permanent. The DRE has terminated your license and you cannot reinstate it. Revocation typically follows serious violations such as fraud, repeated violations, or criminal conduct. If your license was revoked, you would need to reapply for a new license from scratch, which involves meeting all original requirements and may be denied based on the reason for revocation.
How long your license has been inactive matters
The DRE distinguishes between licenses inactive for less than two years and those inactive for two years or longer. This distinction determines whether you can reinstate by filing paperwork alone or whether you must retake the real estate exam.
If your license expired or was suspended less than two years ago, you can reinstate by filing the reinstatement process (Form RE 220), paying the reinstatement fee (currently $245), and meeting any conditions specific to your suspension. You do not need to retake the exam. The DRE will process your process and issue a new license if everything is in order.
If your license has been inactive two years or longer, you must retake the California real estate salesperson or broker exam before reinstatement. The DRE considers a license inactive for more than two years to be stale, and you are required to demonstrate current knowledge of real estate law and practice. You will also need to complete any continuing education hours required for renewal during the period your license was inactive.
Steps to reinstate an expired license
Start by confirming your license status with the DRE. You can search the DRE license lookup tool on their website using your name or license number. The lookup will tell you whether your license is expired, suspended, or revoked, and if suspended, it may show the reason and any conditions.
Next, obtain the reinstatement process. The form is RE 220, process for Reinstatement of License, available on the DRE website. Fill it out completely, including your current contact information, your original license number, and the date your license expired or was suspended. Sign and date the form.
Gather supporting documents. You will need a copy of your original real estate license or a document showing your license number and expiration date. If your license was suspended, include proof that you have satisfied any conditions — for example, a receipt showing you paid a fine, a certificate of completion for a required course, or a letter from the DRE confirming the suspension period has ended.
Submit the process and fee to the DRE. Mail the completed RE 220 form, supporting documents, and a check or money order for the reinstatement fee to the DRE address listed on their website. Keep a copy of everything you send. The DRE does not currently accept online reinstatement applications, so mailed submission is required. Processing typically takes 30 to 60 days.
Reinstatement after suspension: addressing the reason
If your license was suspended, the DRE issued a notice of suspension that explained the reason and what you must do to have it lifted. Common reasons include failure to complete continuing education, unpaid fines or restitution, failure to respond to a complaint, or violation of real estate law or ethics.
Before you can reinstate, you must complete whatever action the DRE required. If the suspension was for unpaid continuing education, enroll in and complete the required hours through a DRE-approved provider. If it was for unpaid fines, pay them in full and obtain a receipt or letter of confirmation from the DRE. If it was for a violation, you may need to complete an ethics course or other remedial training specified in the suspension notice.
Once you have satisfied the condition, include proof with your reinstatement process. The DRE will not process reinstatement until they confirm you have met the requirement. If you are unsure what you need to do, contact the DRE directly — their phone number and email are on their website — and ask for clarification on your specific suspension.
Retaking the exam if your license was inactive two years or longer
If your license has been inactive for two years or more, you must pass the California real estate exam before reinstatement. You will take the same exam required for a new license: the salesperson exam (if you held a salesperson license) or the broker exam (if you held a broker license).
Register for the exam through the DRE's testing vendor. You will need to pay the exam fee (currently $60 for the salesperson exam, $80 for the broker exam) and schedule a test date. Study materials and practice exams are available through the DRE website and third-party providers. The exam covers California real estate law, ethics, contracts, financing, and property management.
You will also need to complete any continuing education hours you missed during the period your license was inactive. California requires 45 hours of continuing education every four years for salesperson licenses and 45 hours every four years for broker licenses. If your license was inactive for eight years, for example, you would owe 90 hours of continuing education. Complete these courses through a DRE-approved provider before or at the same time you submit your reinstatement process.
Fees and timeline for reinstatement
The reinstatement fee is $245 for both salesperson and broker licenses. This is separate from any renewal fee you may owe if your license is being renewed at the same time. If your license expired more than four years ago, you will also owe renewal fees for each four-year period you were inactive.
The DRE typically processes complete reinstatement applications within 30 to 60 days. If your process is missing information or documents, the DRE will send you a notice asking for the missing items. You will have 30 days to respond. If you do not respond, your process will be denied and you will need to resubmit.
If you retook the exam, you must pass it before the DRE will process your reinstatement. Exam results are usually available within two weeks of your test date. Once you pass, submit your passing score report along with your reinstatement process.
What you cannot do while your license is inactive
You cannot legally conduct any real estate business under an expired or suspended license. This includes listing properties, showing properties, negotiating contracts, accepting earnest money, or representing buyers or sellers. Doing so is a violation of California real estate law and can result in fines, criminal charges, or permanent revocation of your license.
If you are working in real estate and your license is inactive, you must stop all licensed activities when ready. If you are employed by a brokerage, notify your broker that your license is inactive and cannot be used. If you have pending transactions, coordinate with your broker or another licensed agent to transfer them.
Frequently Asked Questions
Can I work in real estate while my reinstatement process is being processed?
No. You cannot conduct any licensed real estate business until the DRE issues your reinstated license. Even if you have submitted a complete process, your license remains inactive until the DRE approves reinstatement and issues a new license certificate. Working before reinstatement is complete is illegal.
What if I cannot find my original license number?
Contact the DRE directly with your name and date of birth. They can look up your license number in their records and provide it to you. You can also search the DRE license lookup tool on their website, which may show your number even if your license is expired or suspended.
Do I have to retake the exam if my license expired five years ago?
Yes. Because your license was inactive for more than two years, you must retake the real estate exam and complete any continuing education hours you missed during that period before the DRE will reinstate your license.
What happens if my reinstatement process is denied?
The DRE will send you a written notice explaining the reason for denial. Common reasons include incomplete process, failure to meet suspension conditions, or failure to pass the required exam. You can request a hearing to appeal the denial, or you can resubmit a corrected process if the issue was missing information.
Can I reinstate my license if it was revoked?
No. A revoked license cannot be reinstated. You would need to explore for a new license and meet all original requirements. The DRE may deny your new process based on the reason your previous license was revoked.