• 72 questions

Certified Apartment Manager Practice Test

Unofficial questions on fair housing, employment rules, lead and safety, rent rolls and cap rates, each with its source.

A property with net operating income of $1,170,000 is bought for $18,000,000. What is the capitalization rate?

Pick an answer, then press Check answer. Then you see Correct or Not quite, with the reason. Keys: A to D pick, Enter checks.

Print covers the next 46 questions. Share this set copies a link to the same questions in the same order.

Exam mode: 46 questions, 60 minutes.

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Unofficial practice questions, not affiliated with the National Apartment Association or its Education Institute. Bank checked October 10, 2026.

The real exam, as the association describes it

Questions
185
Time limit
240 minutes
Retakes
Any time within the candidacy period, as often as needed, from 24 hours after the last attempt. Each retake costs $100.
Format
Multiple choice, online and proctored, at home with a remote proctor or at a testing site. Meazure Learning administers it.
Result
Pass or fail, given as soon as the exam ends. Candidates are shown a scaled score.
Calculator
One on screen. A basic calculator may be brought.
Before the exam
All CAM coursework, 40 hours. The full credential also needs 12 months' experience of onsite property management.
Time allowed to finish
Six months from declaring candidacy. Extensions of six months are sold.

Checked October 10, 2026 against Certified Apartment Manager page, CAM V2 Exam Blueprint (September 2024) and Candidate Handbook (February 2026), National Apartment Association. Rules change, so confirm with the agency itself before your test.

The association's own exam page, blueprint and practice test

Next step Real estate finance practice test

All 72 questions

Managing the sales process 8

  • A community pays an internet listing service $1,800 in June and logs 120 leads from it. What is the cost per lead? CAM V2 Financial Terms and Formulas Quick Guide (August 2024), "Cost of Lead"; CAM V2 blueprint Domain I, Task 2
  • A community wants to market itself as housing for persons 55 or older. Under 42 USC 3607(b)(2)(C), what share of its occupied units must have at least one occupant aged 55 or older? 42 USC 3607(b)(2)(C); CAM V2 blueprint Domain I, Task 5
  • A consultant places every family with children in Building C, away from the pool, as a matter of habit. What does HUD's rule call assigning people to a section of a community because of familial status? 24 CFR 100.70(c)(4); CAM V2 blueprint Domain I, Task 5
  • A leasing consultant tells a caller, "We prefer residents without children." Nothing is put in writing. Does HUD's rule on discriminatory statements reach it? 24 CFR 100.75(a) and (b); CAM V2 blueprint Domain I, Task 5
  • A leasing office has no fair housing poster on display. How does 24 CFR part 110 treat that failure? 24 CFR 110.10 and 110.30; CAM V2 blueprint Domain I, Task 5
Show all 72 questions (67 more)

Managing the sales process, continued

  • An owner's ads use neutral wording, but the outlets are chosen so that people of one national origin never see them. Under 24 CFR 100.75 this is 24 CFR 100.75(c)(3); CAM V2 blueprint Domain I, Task 5
  • Over a quarter a paid search campaign costs $3,150, and 9 of its leads sign leases. What is the cost per lease? CAM V2 Financial Terms and Formulas Quick Guide (August 2024), "Cost of Lease to Traffic"; CAM V2 blueprint Domain I, Task 2
  • Two two-bedroom apartments are vacant and ready. A consultant tells a mother of three that nothing is available, because of the children. Which prohibited practice in 24 CFR 100.50(b) is this? 24 CFR 100.50(b)(5); CAM V2 blueprint Domain I, Task 5

Managing resident relations 12

  • A community grants a resident's request for a reasonable accommodation. Under the 2004 joint statement of HUD and the Department of Justice, may it charge an extra fee or deposit as a condition? HUD and Department of Justice, Joint Statement on Reasonable Accommodations under the Fair Housing Act (2004), question 11; CAM V2 blueprint Domain II, Task 5
  • A resident whose lease has monthly rent due on the 1st enters military service during the lease. She delivers written notice of termination and a copy of her orders on March 10. Under 50 USC 3955, when is the termination effective? 50 USC 3955(c) and (d)(1)(A); CAM V2 blueprint Domain II, Task 6
  • A tenant with a disability asks to install grab bars in his apartment bathroom. Under 24 CFR 100.203, at whose expense is the modification made? 24 CFR 100.203(a) and (c); CAM V2 blueprint Domain II, Task 5
  • A tenant with a disability will install grab bars, which need blocking between the wall studs. Where it is reasonable, 24 CFR 100.203 lets the landlord make permission depend on 24 CFR 100.203(a) and (c); CAM V2 blueprint Domain II, Task 6
  • An apartment in a building constructed in 1971 is about to be leased for 12 months. Under 24 CFR 35.88, what must the lessor give the lessee before the lessee is obligated under the lease? 24 CFR 35.86 ("Target housing") and 35.88(a); CAM V2 blueprint Domain II, Task 6
  • An application is denied partly because of a tenant screening report. Under 15 USC 1681m(a), the adverse action notice tells the applicant of a right to a free copy of the report within how many days? 15 USC 1681m(a); CAM V2 blueprint Domain II, Task 6
  • One resident keeps harassing a neighbor because of her religion. The manager knows and has the power to enforce the lease, but does nothing. Under 24 CFR 100.7, the housing provider is 24 CFR 100.7(a)(1)(iii); CAM V2 blueprint Domain II, Task 4
  • Parking at a community is first come, first served. A resident who cannot walk far asks for a reserved space by her door. In the words of 24 CFR part 100, what is she asking for? 24 CFR 100.204; CAM V2 blueprint Domain II, Task 5
  • To stop one resident harassing another over her national origin, a manager proposes ending the lease of the resident who complained. What does 24 CFR 100.7(a)(2) say about that step? 24 CFR 100.7(a)(2); CAM V2 blueprint Domain II, Task 4
  • Under 24 CFR 100.20, the protection for familial status also covers 24 CFR 100.20, "Familial status"; CAM V2 blueprint Domain II, Task 5
  • Under 24 CFR 100.600, can a single incident of harassment be a discriminatory housing practice? 24 CFR 100.600(b) and (c); CAM V2 blueprint Domain II, Task 5
  • Which of these is not one of the seven classes named in HUD's rule at 24 CFR 100.50(b)? 24 CFR 100.50(b); CAM V2 blueprint Domain II, Task 5

Managing the physical property 7

  • A firm will renovate an occupied apartment in a 1960 building. Under 40 CFR 745.84(a), it must provide the lead pamphlet no more than how long before the work begins? 40 CFR 745.83 ("Pamphlet") and 745.84(a); CAM V2 blueprint Domain III, Task 5
  • A maintenance technician will open the sealed refrigerant circuit of a split-system air conditioner. Under 40 CFR 82.161, what must the technician have done first? 40 CFR 82.161(a)(1); CAM V2 blueprint Domain III, Task 2
  • A swimming pool is open only to the residents of an apartment complex. Under 15 USC 8003, is it a "public pool" that must have anti-entrapment drain protection? 15 USC 8003(c); CAM V2 blueprint Domain III, Task 1
  • After a renovation covered by EPA's lead rule is finished, how long must the firm keep the records that show it complied (40 CFR 745.86)? 40 CFR 745.86(a); CAM V2 blueprint Domain III, Task 5
  • Maintenance staff use pool chemicals and solvents. Under OSHA's Hazard Communication standard, where must the safety data sheets be? 29 CFR 1910.1200(g)(8); CAM V2 blueprint Domain III, Task 1
  • Under 29 CFR 1910.157(e), how often must an employer's portable fire extinguishers be visually inspected? 29 CFR 1910.157(e)(2) and (e)(3); CAM V2 blueprint Domain III, Task 1
  • What is the largest painted area per room that interior work may disturb and still be a "minor repair and maintenance activity" under EPA's renovation rule at 40 CFR 745.83? 40 CFR 745.83, "Minor repair and maintenance activities"; CAM V2 blueprint Domain III, Task 2

Managing personnel 12

  • A maintenance technician earns $20 an hour, works 44 hours in a week and earns a $88 production bonus for that week. What is his regular rate for overtime? 29 CFR 778.110(b); CAM V2 blueprint Domain IV, Task 1
  • A new groundskeeper starts work on Monday. Under 8 CFR 274a.2, by when must the employer examine his documents and complete Section 2 of Form I-9? 8 CFR 274a.2(b)(1)(ii); CAM V2 blueprint Domain IV, Task 10
  • An employee has worked for a covered employer for 10 months and 1,400 hours, at a site with 60 employees. Is she eligible for FMLA leave under 29 CFR 825.110? 29 CFR 825.110(a); CAM V2 blueprint Domain IV, Task 1
  • An employee was hired on March 1, 2022 and her employment ended on June 15, 2026. Until what date must the employer keep her Form I-9 (8 CFR 274a.2)? 8 CFR 274a.2(b)(2)(i)(A); CAM V2 blueprint Domain IV, Task 10
  • An employer furnishes an apartment to an hourly employee as part of wages. Under 29 CFR 778.116, how does the lodging affect overtime pay? 29 CFR 778.116; CAM V2 blueprint Domain IV, Task 1
  • An employer plans to withdraw a job offer because of a consumer report. Under 15 USC 1681b(b)(3), what must it give the applicant before taking that action? 15 USC 1681b(b)(3)(A); CAM V2 blueprint Domain IV, Task 9
  • An hourly leasing consultant paid $18 an hour works 46 hours in one workweek and has no other pay. What are her total wages for the week under the federal overtime standard? 29 CFR 778.107 and 778.110(a); CAM V2 blueprint Domain IV, Task 1
  • Before any job offer, an interviewer asks a maintenance applicant, "Do you have any disabilities?" Under 29 CFR 1630.13, that question is 29 CFR 1630.13(a) and 1630.14(a); CAM V2 blueprint Domain IV, Task 3
  • Before ordering a background report on a job applicant, 15 USC 1681b(b)(2) requires a written disclosure to the applicant. Where must that disclosure appear? 15 USC 1681b(b)(2)(A); CAM V2 blueprint Domain IV, Task 3
  • The federal Age Discrimination in Employment Act limits its prohibitions to individuals who are at least what age (29 USC 631(a))? 29 USC 630(b) and 631(a); CAM V2 blueprint Domain IV, Task 1
  • For how long must an employer preserve payroll records under the Fair Labor Standards Act rule at 29 CFR 516.5? 29 CFR 516.5(a); CAM V2 blueprint Domain IV, Task 10
  • Title VII of the Civil Rights Act of 1964 defines an "employer" as a person with at least how many employees (42 USC 2000e(b))? 42 USC 2000e(b); CAM V2 blueprint Domain IV, Task 1

Financial performance 7

  • A property's mortgage payment is $41,000 a month. Where does it sit in relation to net operating income? CAM V2 Financial Terms and Formulas Quick Guide (August 2024), "Net Operating Income", "Operating Expense" and "Debt Service"; CAM V2 blueprint Domain V, Task 1
  • For the year a property has effective gross income of $1,480,000, operating expenses of $612,000 and debt service of $540,000. What is its net operating income? CAM V2 Financial Terms and Formulas Quick Guide (August 2024), "Net Operating Income"; CAM V2 blueprint Domain V, Task 4
  • Gross market rent is $186,000 a month and gross potential rent is $179,500. What is the loss to lease? CAM V2 Financial Terms and Formulas Quick Guide (August 2024), "Gross Market Rent" and "Total Rent Revenue"; CAM V2 blueprint Domain V, Task 1
  • Gross potential rent is $2,000,000. Vacancy loss is $110,000, bad debt $20,000, concessions $30,000 and non-revenue units $24,000. Other income is $96,000. What is effective gross income? CAM V2 Financial Terms and Formulas Quick Guide (August 2024), "Effective Gross Income"; CAM V2 blueprint Domain V, Task 1
  • Net operating income is $910,000. Debt service is $560,000, capital expenses are $75,000 and replacement reserves are $45,000. What is the cash flow? CAM V2 Financial Terms and Formulas Quick Guide (August 2024), "Cash Flow"; CAM V2 blueprint Domain V, Task 1
  • Total rent revenue for the year is $1,725,000 against gross potential rent of $1,875,000. What is the economic occupancy? CAM V2 Financial Terms and Formulas Quick Guide (August 2024), "Economic Occupancy"; CAM V2 blueprint Domain V, Task 1
  • The water bill for December is paid on January 12. Under accrual accounting, in which month is the expense recorded? CAM V2 Financial Terms and Formulas Quick Guide (August 2024), "Accrual Accounting" and "Cash Accounting"; CAM V2 blueprint Domain V, Task 3

Evaluating the property 10

  • A $60,000 dog park and fitness room upgrade brings in $13,500 of added income in its first year. What is the return on investment for that year? CAM V2 Financial Terms and Formulas Quick Guide (August 2024), "Return on Investment"; CAM V2 blueprint Domain VI, Task 5
  • A 240-unit community had 132 move-outs last year. What is its turnover ratio? CAM V2 Financial Terms and Formulas Quick Guide (August 2024), "Turnover Ratio"; CAM V2 blueprint Domain VI, Task 2
  • A 300-unit community has 18 vacant units, 5 of them preleased, and 12 units on notice to vacate, 4 of them preleased. By the association's leased-units formula, how many units are leased? CAM V2 Financial Terms and Formulas Quick Guide (August 2024), "Leased Units"; CAM V2 blueprint Domain VI, Task 2
  • A 320-unit community collects total rent revenue of $399,600 for the month with 296 units occupied. What is the average effective rent? CAM V2 Financial Terms and Formulas Quick Guide (August 2024), "Average Effective Rent"; CAM V2 blueprint Domain VI, Task 6
  • A 352-unit community has 330 units leased. What is the leased percentage? CAM V2 Financial Terms and Formulas Quick Guide (August 2024), "Leased Percentage"; CAM V2 blueprint Domain VI, Task 2
  • A community has 60 one-bedroom units at a market rent of $1,200 and 40 two-bedroom units at $1,550. What is the gross market rent for the month? CAM V2 Financial Terms and Formulas Quick Guide (August 2024), "Gross Market Rent"; CAM V2 blueprint Domain VI, Task 6
  • A community has 190 occupied units at an average leased rent of $1,420 and 10 vacant units at an average market rent of $1,500. What is the gross potential rent for the month? CAM V2 Financial Terms and Formulas Quick Guide (August 2024), "Gross Potential Rent"; CAM V2 blueprint Domain VI, Task 6
  • A lease renews from $1,250 to $1,300 a month. What is the percent renewal increase? CAM V2 Financial Terms and Formulas Quick Guide (August 2024), "Amount of Rent Increase" and "Percent Renewal Increase"; CAM V2 blueprint Domain VI, Task 6
  • In one month source A cost $2,400 and produced 8 leases. Source B cost $900 and produced 2 leases. Which statement is right? CAM V2 Financial Terms and Formulas Quick Guide (August 2024), "Cost of Lease to Traffic"; CAM V2 blueprint Domain VI, Task 7
  • Market rent is $1,500 and a 12-month lease comes with one month free. What is the net effective rent? CAM V2 Financial Terms and Formulas Quick Guide (August 2024), "Net Effective Rent"; CAM V2 blueprint Domain VI, Task 6

Market analysis data 6

  • A manager wants Census Bureau figures, refreshed on a yearly basis, on whether people in an area own or rent their homes. Which ongoing survey provides them? U.S. Census Bureau, About the American Community Survey; CAM V2 blueprint Domain VII, Task 6
  • A property sits in a county-based statistical area whose one urban area has 32,000 people. By the 2020 standards, what kind of area is it? U.S. Census Bureau, Metropolitan and Micropolitan: About (2020 standards); CAM V2 blueprint Domain VII, Task 1
  • By the 2020 federal standards the Census Bureau describes, each metropolitan statistical area must have at least one urban area of how many inhabitants? U.S. Census Bureau, Metropolitan and Micropolitan: About (2020 standards); CAM V2 blueprint Domain VII, Task 1
  • HUD's Fair Market Rents estimate which point in an area's range of gross rents for standard quality units? HUD USER, Fair Market Rents (40th Percentile Rents); CAM V2 blueprint Domain VII, Task 6
  • In the Census Bureau's Housing Vacancy Survey, what is the rental vacancy rate? U.S. Census Bureau, Housing Vacancies and Homeownership: Definitions and Explanations; CAM V2 blueprint Domain VII, Task 3
  • Which federal survey samples newly completed buildings of five or more units and records how many units have been taken off the market? U.S. Census Bureau, About the Survey of Market Absorption of New Multifamily Units (SOMA); CAM V2 blueprint Domain VII, Task 3

Evaluating financial data 7

  • Concessions for the year come to $28,800 on gross potential rent of $1,440,000. What is the concession loss as a percent of GPR? Arithmetic on the numbers in the question; CAM V2 blueprint Domain VIII, Task 5
  • Landscaping was budgeted at $36,000 for the year and actual spending was $40,500. What is the variance, as an amount and as a percent of budget? Arithmetic on the numbers in the question; CAM V2 blueprint Domain VIII, Task 3
  • Operating expenses are $684,000 and effective gross income is $1,520,000. What is the operating expense ratio? CAM V2 Financial Terms and Formulas Quick Guide (August 2024), "Operating Expense Ratio"; CAM V2 blueprint Domain VIII, Task 5
  • Operating expenses are $700,000, debt service is $520,000, replacement reserves are $40,000 and effective gross income is $1,575,000. What is the breakeven occupancy ratio? CAM V2 Financial Terms and Formulas Quick Guide (August 2024), "Breakeven Occupancy Ratio"; CAM V2 blueprint Domain VIII, Task 5
  • Through the end of May, year-to-date repair and maintenance expense is $46,500. What is the annualized figure? CAM V2 Financial Terms and Formulas Quick Guide (August 2024), "Annualization"; CAM V2 blueprint Domain VIII, Task 1
  • Vacancy loss for the year is $96,000 on gross potential rent of $1,600,000. What is vacancy loss as a percent of GPR? Arithmetic on the numbers in the question; CAM V2 blueprint Domain VIII, Task 5
  • Which of these is a capital expense, not an operating expense, as the association's formula guide uses the terms? CAM V2 Financial Terms and Formulas Quick Guide (August 2024), "Capital Expense" and "Operating Expense"; CAM V2 blueprint Domain VIII, Task 8

Economic benefits of alternatives 3

  • A property with net operating income of $1,170,000 is bought for $18,000,000. What is the capitalization rate? CAM V2 Financial Terms and Formulas Quick Guide (August 2024), "Capitalization Rate"; CAM V2 blueprint Domain IX, Task 7
  • A renovation is projected to raise net operating income by $36,000 a year. At a 6% capitalization rate, how much value does it add to the property? CAM V2 Financial Terms and Formulas Quick Guide (August 2024), "Capitalization Rate"; CAM V2 blueprint Domain IX, Task 7
  • An owner puts $2,400,000 of equity into a conversion. Cash flow after debt service is $204,000 a year. What is the cash on cash return? CAM V2 Financial Terms and Formulas Quick Guide (August 2024), "Cash on Cash Return"; CAM V2 blueprint Domain IX, Task 3

How this list was compiled: Our own questions, written to the nine domains of the CAM V2 Exam Blueprint of the National Apartment Association Education Institute (https://www.naahq.org/sites/default/files/2024-09/CAM%20V2%20Exam%20Blueprint%20Final%20Sept%202024.pdf, read 2026-10-10), which allots 17, 26, 15, 26, 16, 23, 14, 16 and 7 questions to Domains I to IX. The bank holds 8, 12, 7, 12, 7, 10, 6, 7 and 3. Facts were read on 2026-10-10 in the Code of Federal Regulations at ecfr.gov (24 CFR parts 35, 100 and 110; 29 CFR parts 516, 778, 825, 1630 and 1910; 40 CFR parts 82 and 745; 8 CFR 274a.2; text up to date as of 2026-10-07), in the United States Code at govinfo.gov (2024 edition: 15 USC 1681b, 1681m and 8003; 29 USC 630 and 631; 42 USC 2000e and 3607; 50 USC 3955), in the 2004 joint statement of HUD and the Department of Justice on reasonable accommodations, on pages of the U.S. Census Bureau and HUD USER, and in the association's public CAM V2 Financial Terms and Formulas Quick Guide (August 2024), each named under its question. Thirty answers are arithmetic on the numbers printed in the question. Licence: Questions, choices and explanations are original work of this site. Short quoted phrases are from federal statutes, regulations and agency pages, which are public documents.

How it works

This free certified apartment manager practice test has 72 questions of our own in the nine domains of the CAM exam blueprint. It is unofficial and not affiliated with the National Apartment Association or its Education Institute (NAAEI).

Read the full guide

What the exam covers

The association's CAM V2 blueprint, read October 10, 2026, allots 160 questions to nine domains: sales 17, resident relations 26, the physical property 15, personnel 26, financial performance 16, evaluating the property 23, market data 14, financial data 16 and alternatives 7. This bank holds 8, 12, 7, 12, 7, 10, 6, 7 and 3.

What this page leaves out

The exam follows a paid course whose books are private. This bank asks only what a public text settles: federal fair housing, lead, safety and employment rules, and the arithmetic of the association's public formula guide. Marketing judgment, coaching and state tenant law are not asked.

Timing

Exam mode asks 46 questions in 60 minutes, a quarter of the real exam at the same pace.

  • The association's handbook allows a basic calculator and puts one on screen, so work the rent roll and cap rate questions with one in hand.

Questions and answers

How many questions are on the CAM exam?

185 multiple-choice questions in four hours, taken online with a proctor, by the association's CAM page. Its blueprint allots 160 questions to the nine domains. Neither page explains the other 25, so this page does not guess.

What is a passing score on the CAM exam?

The exam is pass or fail, and the handbook says candidates see a scaled score. The scaled score guide it links to, written for a two-part exam, gives 650 to pass on a 200 to 800 scale. No number of right answers is published.

Is there a free certified apartment manager practice test?

This one is free and needs no sign-up. The association also posts its own practice test on its exam page.

What do you need to earn the CAM credential?

By the association's CAM page: at least 12 months of onsite property management experience, all CAM coursework (40 hours) and the exam, within six months of declaring candidacy. A provisional certificate covers a candidate still gaining the experience.

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