The card says "Senior Sales Manager". The WhatsApp profile shows a smart office. The deposit request comes with a bank account in a personal name.
None of that tells you whether the person is allowed to act for you. Two minutes on the Board's public register does, and a June 2026 circular adds a warning about titles. Here is how to check, and what to do if the answers do not add up.
Key regulatory takeaways
- The LPPEH (BOVAEP) public search covers negotiators (REN), registered members (V, E, PM and probationers) and firms.
- Every negotiator must wear a REN tag with a QR code that links to their record.
- Pekeliling 04/2026, 3 June 2026: only registered valuers, appraisers, estate agents and property managers may use titles such as "Pengurus" (Manager) or "Pengarah" (Director) (Act 242, ss. 21, 22C, 22J).
- Someone acting as a negotiator without a REN tag is an illegal broker.
How do I check a REN number, agent, valuer or property manager?
Search the person or firm on the LPPEH (BOVAEP) public search at lpeph.gov.my, by name or registration number such as a REN number, and confirm the status shows Active for the current year. For a negotiator, also scan the QR code on their REN tag and check the firm name matches.
- Search LPPEH. Choose negotiator, member or firm, then search by name or registration number. In Malay, people search for this as semak REN tag.
- Read the status line and the firm. It should show Active for the current year. A negotiator's record names the firm they work under. RENs renew every year through RRP (formerly CDP), so last year's status is not enough.
- Scan the REN tag. A genuine tag carries the negotiator's name, photo, REN number, firm name, firm registration number, a QR code and security features. The QR code should bring up the same details and photo.
| Category on the register | Who | Practises in their own right? |
|---|---|---|
| REN | Real Estate Negotiator | No, works under a registered estate agency firm |
| PEA | Probationary Estate Agent | No, under supervision |
| E | Registered Estate Agent | Yes |
| PV | Probationary Valuer | No, under supervision |
| V | Registered Valuer | Yes |
| PPM | Probationary Property Manager | No, under supervision |
| PM | Registered Property Manager | Yes |
What does Pekeliling 04/2026 say about "Manager" titles?
LPPEH Pekeliling 04/2026 of 3 June 2026 limits titles such as Pengurus (Manager), Pengarah (Director) and their equivalents to registered valuers, appraisers, estate agents and property managers, under sections 21, 22C and 22J of Act 242. Probationers and negotiators at registered firms may not use them.
The circular repeats a rule the Board first set out in Pekeliling 11/98 (23 March 1998) and 12/98 (11 July 1998). It says the Board is concerned at how widely probationers and negotiators in registered firms now use these titles. Every registered firm is reminded that the practice is prohibited and must stop.
Looking for a registered professional? Start with the PEPS Members' Directory.
What are the red flags when dealing with a property professional?
Watch for a negotiator calling themselves Manager or Director, no REN tag or only a company name tag, a QR code that will not scan or shows different details, a firm on the record that differs from the one you are dealing with, and valuations offered by unregistered people.
| What you see | Why it matters | What to do |
|---|---|---|
| A negotiator's card says "Sales Manager" or "Director" | Those titles are reserved for registered professionals (Pekeliling 04/2026) | Ask for the REN number and search it |
| No REN tag, or only a company name tag | The REN tag is mandatory and a company tag cannot replace it | Do not deal with them |
| QR code does not scan, or shows different details | The tag may be fake | Search LPPEH directly and report a mismatch |
| The firm on the record differs from the firm you are dealing with | A negotiator works only for the firm they are registered with | Confirm with the firm on its LPPEH record |
| A "valuation" offered by someone who is not a registered valuer | Only registered valuers (V) may value property for a fee | Search the member register for a V |
Should I check before paying an earnest deposit?
Yes. Check before you pay anything, including an earnest deposit or booking fee. Confirm the negotiator's REN tag and the firm's registration, and never pay into a negotiator's personal account. Keep the receipt and the negotiator's REN number with your documents.
Most problems start with money moving before anyone has checked the person handling it. The check takes two minutes. Getting a deposit back from someone who was never registered can take far longer, and may not succeed.
What should I do if I find an unregistered agent?
Stop dealing with them. A person acting as a negotiator without a REN tag is acting as an illegal broker. Report them with full details to LPPEH, on 03-2288 8815, 8816 or 8817, and keep copies of any messages, receipts or documents they gave you.
Frequently asked questions
Can a negotiator call themselves a Manager?
No. Under Pekeliling 04/2026, "Pengurus" (Manager), "Pengarah" (Director) and similar titles are limited to registered valuers, appraisers, estate agents and property managers.
What does "Active" mean on the LPPEH search?
It shows that the registration or REN certification is valid for the year displayed.
Is a probationary valuer allowed to sign a valuation?
A probationary valuer (PV) works under the supervision of a Registered Valuer (V). Ask who the registered valuer on the report is, and check them on the register.
Where can I find a registered professional?
Search the LPPEH register, or browse the PEPS Members' Directory of valuers, property managers, estate agents and property consultants.
Related guides: REA vs REN, what to do if a REN tag has expired and how to become a real estate negotiator.
Make the check a habit: tag, register, firm, then payment. Find registered professionals in the PEPS Members' Directory. If you want to work in the industry yourself, the route starts with the 2-day PEPS NCC. The PEPS Secretariat at Plaza Damas, Sri Hartamas, can advise on dates.
Source: LPPEH (BOVAEP) Pekeliling 04/2026 (3 June 2026).