Closima › TC licensing by state › Virginia

Virginia: what an unlicensed TC can do

What an unlicensed transaction coordinator may do in Virginia, what needs a license, and the condition on preparing contract forms.

Last reviewed October 2026 from Virginia Real Estate Board Licensing Regulations. Virginia contract deadlines →

Yes, you can work as a TC in Virginia without a real estate license.Stick to administrative work under a licensed agent and their broker, and leave anything that needs a license to them. Here's where the line is.

Virginia infographic for unlicensed transaction coordinators: administrative tasks allowed without a license, including preparing contract forms for the approval of the licensee and supervising broker, and five things only licensees may do: showing property, holding open houses, answering questions on contracts, financing, closing, listings, title or legal documents, explaining or negotiating contracts with anyone outside the firm, and negotiating commissions or referral fees.

What you can do without a license

Virginia's Real Estate Board regulations require supervising brokers to provide adequate supervision over all unlicensed individuals associated with the firm or its licensees, and to take reasonable steps so that only licensees do work that needs a license (18VAC135-20-165).

You can do (no license needed)

Do general clerical work, including answering phones, responding by electronic media and giving out information shown on the listing.
Submit listings and changes to the MLS.
Follow up on loan commitments after contracts have been ratified.
Prepare contract forms for the approval of the licensee and the supervising broker.
Assemble closing documents.
Schedule appointments and act as a courier.
Get required public information from government offices.
Record and deposit escrow funds.

Needs a license

Show property or hold an open house.
Answer questions on listings, title, financing, closing, contracts, brokerage agreements or legal documents.
Discuss, explain, interpret or negotiate a contract or listing with anyone outside the firm.
Negotiate or agree to any commission, commission split, management fee or referral fee.
Be paid by a licensee for services that require a real estate license.

Preparing a form is not explaining itThe Board lets an unlicensed assistant prepare contract forms, but only "for approval of the licensee and supervising broker." Once a form leaves the firm, "discussing, explaining, interpreting, or negotiating a contract" with anyone outside the firm is licensed work. Send the other side's questions to your agent.

A practical example

You can:: Prepare the addendum form for your agent and supervising broker to approve.
Refer to the agent:: The buyer asks what a clause in the contract means. Your agent answers.

Staying on the right side of the rules

Broker responsibility

Supervising brokers must take reasonable steps so only licensees do licensed work and must adequately supervise unlicensed staff (18VAC135-20-165). Va. Code § 54.1-2110.1 also requires written office procedures on "exercising appropriate oversight and limitations on the use of unlicensed assistants."

Paying an unlicensed assistant

Under 18VAC135-20-280, it is improper for a licensee to pay or give valuable consideration to anyone not licensed "for services that require a real estate license."

Penalty for unlicensed activity

Under Va. Code § 54.1-111, willfully performing an act restricted to licensees without a license is a Class 1 misdemeanor, and a third conviction within 36 months is a Class 6 felony. DPOR can also issue a cease and desist notice.

How Closima handles it

You can fill out contract forms in Closima. Before you send one for signature, Send to agent for approval gives your agent a link to check the filled form and approve it or ask for changes, and the file records who approved it and when. If your agent signs off another way, you can still send it, and the file notes that. Virginia also requires your supervising broker's approval of contract forms, so confirm how your broker wants to sign off; Closima's approval link records the agent's.

Thinking about a license?

You don't need one to work as a TC in Virginia. A license lets you also do the work in the "Needs a license" column, under a broker. Here's what's involved:

Virginia requires a 60-hour Board-approved Principles of Real Estate course and passing the state and national portions of the salesperson exam with PSI; exam scores are valid for one year. You must be at least 18, have a high school diploma or equivalent, and be fingerprinted for a background check, which expires after 45 days. A salesperson is employed by or affiliated with a licensed real estate broker. How to apply.

Quick answers

Do you need a license to be a transaction coordinator in Virginia?

No. You can work as a TC in Virginia without a real estate license. Stick to administrative work under a licensed agent and their broker, and leave anything that needs a license to them.

Can an unlicensed TC fill out a purchase agreement in Virginia?

Yes, for approval. Virginia lets an unlicensed assistant prepare contract forms "for approval of the licensee and supervising broker."

What can an unlicensed TC do in Virginia?

Do general clerical work, including answering phones, responding by electronic media and giving out information shown on the listing; submit listings and changes to the MLS; follow up on loan commitments after contracts have been ratified; prepare contract forms for the approval of the licensee and the supervising broker; assemble closing documents.

What needs a real estate license in Virginia?

Show property or hold an open house; answer questions on listings, title, financing, closing, contracts, brokerage agreements or legal documents; discuss, explain, interpret or negotiate a contract or listing with anyone outside the firm; negotiate or agree to any commission, commission split, management fee or referral fee; be paid by a licensee for services that require a real estate license.

How do you get a real estate license in Virginia?

Resources

Pre-license education and examThe 60-hour course and state and national exams for a salesperson license.
How to apply for a salesperson or broker licenseDPOR's four-step quick guide: education, exams, fingerprints and application.
DPOR License LookupCheck whether an agent or broker holds a current Virginia license.
18VAC135-20-335: what non-licensees may doThe Board's lists of licensee-only activities and activities unlicensed staff may perform.
Real Estate Board Licensing RegulationsThe full regulations, including supervising broker duties (18VAC135-20-165).
Real estate law: Code of Virginia, Title 54.1, Chapter 21The statutes on real estate brokers, salespersons and supervising brokers.
Continuing educationSalespersons take 30 hours of post-license education in year one, then 16 hours each renewal.

Questions about what's allowed? Ask the regulator: Virginia Real Estate Board (Department of Professional and Occupational Regulation), (804) 367-8526, [email protected].

Source: Virginia Real Estate Board Licensing Regulations, 18VAC135-20-335, Activities to be performed by licensees; activities permitted to be performed by non-licensees (Effective April 1, 2026 (Virginia Register Volume 42, Issue 14)).

Buying or selling a home yourself? These pages are for people who work in real estate. Work with a licensed agent or a real estate attorney.

General information, not legal advice. Rules change, and your broker's policies may be stricter: confirm your duties with your supervising broker and your state's real estate regulator.

Run your files with Closima

Deadlines from your state's contract, documents tracked, follow-up emails drafted, and forms filled the right way for your state. Your first 3 transactions are free, with no monthly fee.

Start free →