How to Register as a Real Estate Broker When It’s Your Side Hustle (Mixed-Income Setup in the Philippines)

So you’ve passed the Real Estate Broker Licensure Exam—congratulations! 🎉

But what if real estate isn’t your only or main source of income? Maybe you already have a day job, run another business, or earn as a freelancer. You can still legally practice real estate on the side — as long as you register properly as a mixed-income earner.

Here’s how to do it step-by-step.

Step 1: Attend the Oath Taking Ceremony

After the release of the board exam results, wait for PRC’s official announcement regarding the schedule of the mass oath taking, which is usually posted a few days after the results.

The mass oath taking registration happens through LERIS, but additional steps are usually required depending on the outsourced event organizer, such as submitting attendance forms, confirming photo package, or claiming passes.

For those unable to attend the in-person ceremony, PRC also provides a separate online oath taking option.

Step 2: Pay for Your Surety Bond

Under Republic Act No. 9646 (RESA Law), all licensed Real Estate Brokers and Appraisers are required to post a surety bond as part of their professional compliance.

In many cases, review centers offer this as an after-service package — they’ll process the bond while you wait for the oath-taking schedule.

You can usually claim your Surety Bond Certificate during the oath-taking ceremony itself. Typical cost is around ₱2,299 per profession (e.g., ₱2,299 for REB and another ₱2,299 for REA). Surety bond serves as your professional financial guarantee, ensuring accountability in case of negligence or client claims

Step 3: Claim Your PRC ID

After your oath taking, the next step is to claim your Professional Identification Card (PIC) from the PRC regional office. This card serves as your official license and proof that you’re authorized to practice as a real estate broker.

However, claiming your PRC ID isn’t always immediate. You’ll need to wait for the PRC announcement when they open the Initial Registration on the LERIS portal (https://online.prc.gov.ph). This usually appears within an hour after the oath taking, but sometimes it may take a few days, depending on processing schedules.

Once the Initial Registration link is active, you can book your appointment through LERIS to claim your ID and Certificate of Registration. Make sure to bring valid IDs and payment proof when you go to your scheduled appointment.

Step 4: Secure Your Certificate of Registration (COR) from PRC

After your oath taking, the PRC will issue your Certificate of Registration (COR) — a formal document that confirms you are now a licensed real estate broker. Many professionals display this in their office or workspace as proof of legitimacy.

However, take note that later in the process, you’ll also secure another Certificate of Registration — this time from the Bureau of Internal Revenue (BIR).

Step 5: Pay for Your PTR (Professional Tax Receipt)

Head to your City or Municipal Treasurer’s Office to pay for your Professional Tax Receipt (PTR).

Typical cost: Around ₱300 per year per license (e.g., separate PTRs for Real Estate Broker and Real Estate Appraiser)
Purpose: Serves as proof that you’ve paid your annual professional tax

Even if real estate is just your sideline or additional income stream, this step is non-negotiable.

Step 6: Register with BIR as a Mixed-Income Earner

Since real estate is your additional source of income, you must declare it with the BIR under mixed income. This covers both your primary job/business and your side real estate practice.

1. Go to your RDO (where your TIN is registered).

If the RDO of your TIN is different from your desired business address for your brokerage, you’ll need to file a transfer of RDO first before proceeding.

You may use your residential address as your professional business address, provided that you own the property and can present proof of ownership, or have a written consent from the owner or lessor allowing you to use the address for business purposes.

If you’re using a virtual office address, ensure that the registered address of that virtual office (as filed by the property manager) matches your declared business address in your registration.

2. Submit BIR Form 1901 for self-employed or mixed-income registration.

Under “Trade/Business Name,” write your full name with the professional suffix (e.g., Juan D. Cruz, REA, REB).

Set the Regulating Body as PRC and indicate the Date of Registration as shown in your PRC ID.

At this stage, you’ll need to choose between VAT or Non-VAT taxpayer classification, depending on your expected annual income.

Your choice will also determine which Books of Accounts you need to register and maintain.

3. Pay ₱30 Documentary Stamp Tax (DST).

4. Buy Books of Accounts and have them stamped.

Most RDOs now utilize the ORUS (Online Registration and Update System) website.

RDO branches often have an eLounge where you can sync your details and generate QR codes for your books.

It’s highly recommended to print these QR codes on sticker paper and paste them on the first page of each book for easy reference.

5. File BIR Form 1906 for Authority to Print (ATP).

In some cases, the RDO may suggest an accredited printer and even assist in filling out the details for your 1901.

You’ll typically pay around ₱1,500 for printing and expect your official receipt booklet to be ready within a few weeks.

6. Get your BIR Certificate of Registration (Form 2303).

Once all requirements are completed, your BIR Certificate of Registration (COR) — Form 2303 — will be released on the same day.

Once registered, you can legally issue Official Receipts for commissions and declare your side hustle income correctly.

Step 7. Stay Compliant and Organized

You don’t need a full-blown office to stay compliant — just a simple system:

File quarterly and annual tax returns (Percentage Tax or 8% Income Tax option).
Renew your PRC license every 3 years with required CPD units.
Keep your books of accounts updated, even if transactions are few.
Join professional groups like REBAP or PAREB to stay connected and informed.

Why It Matters

Being a mixed-income broker gives you the best of both worlds:

You keep your main job or business
You earn legally from real estate commissions
You maintain professional credibility with your PRC and BIR registrations

It’s a low-risk, high-potential setup — perfect for those testing the waters in the real estate industry while keeping other income streams active.

Treat your side hustle like a real business, and it can grow into one.

Closing Thoughts

Your real estate license isn’t just a piece of paper — it’s a gateway. Whether you’re selling occasionally or planning to go full-time later, getting your BIR registration and PTR in order ensures you’re legit, compliant, and ready for opportunity.

Remember: Treat your side hustle like a real business, and it can grow into one.