- Official section
- National IV: Financing
- Broker weight
- 10% of the national broker portion
- Expected scored items
- Financing accounts for about 10 of 100 items
Illinois exam glossary
FHA loan
FHA makes mortgage credit easier to reach by insuring approved lenders, but the trade is a highly defined federal program. The student needs to see the full package: private lender, federal insurance, principal-residence intent, maximum mortgage calculation, mortgage insurance, appraisal standards, and a case number tied to current policy.
Last updated: August 1, 2026
What does this exam area cover?
Short answer: An FHA loan is funded by an FHA-approved lender and insured by the Federal Housing Administration. Standard purchase financing can allow a minimum required investment of 3.5% of adjusted value for an eligible file. Most forward FHA loans charge a 1.75% upfront mortgage insurance premium plus annual MIP paid monthly. For 2026 FHA case numbers, Illinois uses floor limits of $541,287 for one unit, $693,050 for two, $837,700 for three, and $1,041,125 for four. The property must be an eligible principal residence and satisfy current FHA underwriting and property rules.
This guide uses HUD Handbook 4000.1 updated November 26, 2025, HUD Mortgagee Letters 2025-09 and 2025-23, current HUD mortgage-insurance guidance, current CFPB FHA guidance, Regulation Z Loan Estimate rules, and the PSI Illinois exam outline, all checked through August 1, 2026. FHA policy changes by case assignment date and program. Lender overlays can be stricter, and 203(b), 203(k), streamline refinance, HECM, condominium, manufactured-home, disaster, and special programs require additional rules.
What is on the official outline?
- Topic
- Identify FHA insurance
- What to know
- Federal Housing Administration, HUD, mortgage insurance, approved lender, borrower, note, mortgage, endorsement, claim, default, and Mutual Mortgage Insurance Fund
- Best exam move
- Private lender makes the loan; FHA insures qualifying lender risk.
- Topic
- Separate lender and agency
- What to know
- Origination, funding, underwriting, Direct Endorsement, FHA case number, insurance endorsement, servicer, HUD, creditor, closing, and claim
- Best exam move
- Do not say FHA ordinarily hands purchase funds directly to the borrower.
- Topic
- Confirm borrower eligibility
- What to know
- U.S. citizen, lawful permanent resident, valid Social Security number, legal capacity, age, residency documentation, principal residence, credit, income, and obligations
- Best exam move
- Apply current residency policy, not the former non-permanent resident category.
- Topic
- Apply principal-residence rules
- What to know
- Occupancy intent, move-in timing, continued occupancy, one principal residence, military exception, hardship exception, non-occupying borrower, investment property, and fraud
- Best exam move
- FHA forward purchase financing ordinarily requires bona fide owner occupancy.
- Topic
- Find adjusted value
- What to know
- Purchase price, appraised value, lesser amount, inducement to purchase, repair cost, property value, identity-of-interest, sales concession, and transaction-specific adjustment
- Best exam move
- For a standard purchase, begin with the lesser of price or value before applying maximum LTV.
- Topic
- Calculate minimum investment
- What to know
- Minimum Required Investment, MRI, 3.5%, adjusted value, cash, equivalent, acceptable source, verified asset, gift, grant, and down payment
- Best exam move
- MRI is at least 3.5% of adjusted value for maximum standard purchase financing, not simply 3.5% of asking price.
- Topic
- Separate total required investment
- What to know
- MRI, borrower-paid costs, prepaid expenses, discount points, closing costs, cash to close, earnest money, deposit, seller credit, lender credit, and interested party
- Best exam move
- Minimum down payment is not the same as total cash the borrower may need at closing.
- Topic
- Apply loan limits
- What to know
- Calendar year, case number assignment, county, metropolitan statistical area, floor, high-cost ceiling, one-to-four units, median price, annual update, and special exception area
- Best exam move
- Use the limit effective when the FHA case number is assigned and select the legal unit count.
- Topic
- Use 2026 Illinois limits
- What to know
- $541,287 one unit, $693,050 two units, $837,700 three units, $1,041,125 four units, low-cost floor, Illinois counties, and 2026 case number
- Best exam move
- The statewide floor is a maximum area screen, not an automatic approved loan amount.
- Topic
- Calculate the base loan
- What to know
- Adjusted value, maximum LTV, base loan amount, statutory investment, loan limit, closing costs, repair amount, refinance rule, and maximum mortgage
- Best exam move
- The permitted base mortgage is constrained by both the property calculation and the applicable area limit.
- Topic
- Calculate upfront MIP
- What to know
- UFMIP, 1.75%, base loan amount, financed premium, cash premium, total mortgage amount, closing, refund, refinance, and exception
- Best exam move
- Standard UFMIP equals 1.75% of base loan, not 1.75% of purchase price.
- Topic
- Apply annual MIP
- What to know
- Annual premium, monthly installment, base loan amount, average outstanding balance, term, LTV, rate table, case date, duration, 11 years, mortgage term, and cancellation
- Best exam move
- Annual MIP rate and duration require the current HUD table; they are not one universal percentage or period.
- Topic
- Underwrite credit
- What to know
- Minimum decision credit score, TOTAL Scorecard, manual underwriting, payment history, derogatory credit, bankruptcy, foreclosure, collections, disputed accounts, and lender overlay
- Best exam move
- A headline score threshold does not guarantee approval; the full current underwriting path controls.
- Topic
- Underwrite capacity
- What to know
- Effective income, employment, stability, debt-to-income ratio, housing expense, recurring liabilities, compensating factors, reserves, alimony, child support, and documentation
- Best exam move
- Use verified effective income and counted obligations under current FHA rules.
- Topic
- Underwrite assets
- What to know
- Checking, savings, retirement, earnest money, gift funds, donor, grant, assistance, sale proceeds, large deposit, source, seasoning, and reserves
- Best exam move
- The source and transfer trail matter, not only the amount shown at closing.
- Topic
- Appraise the property
- What to know
- FHA roster appraiser, market value, intended use, comparable sales, subject condition, remaining economic life, report, repair, reconsideration, and independence
- Best exam move
- The appraisal supports collateral eligibility and value; it does not approve the borrower's credit.
- Topic
- Apply property requirements
- What to know
- Minimum Property Requirements, Minimum Property Standards, safety, soundness, security, utilities, access, roof, foundation, hazards, lead paint, defective conditions, and repair completion
- Best exam move
- A property can appraise at the price yet fail FHA condition or eligibility requirements.
- Topic
- Handle multiple units
- What to know
- Duplex, triplex, fourplex, one unit occupied, rental income, vacancy, self-sufficiency test where applicable, reserves, legal use, appraisal, and unit-specific limit
- Best exam move
- One-to-four units can be eligible, but the borrower still must establish a principal residence.
- Topic
- Compare full cost
- What to know
- Interest rate, APR, UFMIP, annual MIP, monthly PITI, closing costs, seller contribution, lender credit, conventional PMI, cash to close, assumption, and refinance
- Best exam move
- Low down payment does not by itself prove the FHA option is cheaper over the expected holding period.
Which distinctions produce the most mistakes?
- Terms
- FHA loan vs. conventional loan
- Difference
- FHA insures an approved lender under a federal program. Conventional financing lacks federal or state insurance or guaranty.
- Question cue
- Federal insurance versus no government backing.
- Terms
- FHA vs. lender
- Difference
- FHA sets insurance policy and endorses eligible mortgages. The approved lender originates, funds, underwrites, closes, and may service the loan.
- Question cue
- Insurer versus creditor.
- Terms
- Insurance vs. guaranty
- Difference
- FHA insures eligible mortgages. VA generally guarantees a portion of eligible veteran loans under a separate program.
- Question cue
- FHA insurance versus VA guaranty.
- Terms
- MRI vs. total cash to close
- Difference
- MRI is the required minimum investment in adjusted value. Cash to close also reflects borrower-paid costs, prepaids, credits, deposits, and financed items.
- Question cue
- Minimum equity contribution versus final settlement cash.
- Terms
- Adjusted value vs. appraised value
- Difference
- Adjusted value is the program figure used for maximum financing, commonly the lesser of price or appraised value on a standard purchase. Appraised value is the appraiser's opinion.
- Question cue
- Financing base versus valuation opinion.
- Terms
- Base loan vs. total mortgage
- Difference
- Base loan is calculated before financed upfront MIP. Total mortgage can include financed UFMIP.
- Question cue
- Pre-premium balance versus financed-premium balance.
- Terms
- UFMIP vs. annual MIP
- Difference
- UFMIP is assessed upfront and can usually be financed. Annual MIP is assessed under the applicable annual rate and paid through monthly installments.
- Question cue
- One upfront assessment versus ongoing premium.
- Terms
- FHA MIP vs. conventional PMI
- Difference
- FHA MIP follows HUD program rules. PMI is private insurance used with conventional mortgages and has separate pricing and cancellation law.
- Question cue
- Federal program premium versus private coverage.
- Terms
- FHA appraisal vs. home inspection
- Difference
- The appraisal supports value and FHA property compliance. An inspection is a separate, broader buyer-focused examination of condition and systems.
- Question cue
- Collateral report versus buyer condition review.
- Terms
- Loan limit vs. maximum mortgage
- Difference
- The area limit is an external ceiling. The property-specific maximum mortgage may be lower after value, LTV, program, and transaction calculations.
- Question cue
- Area cap versus actual allowed loan.
- Terms
- Principal residence vs. investment property
- Difference
- A principal residence is the borrower's primary occupied home. A pure investment property is held for income or gain without qualifying owner occupancy.
- Question cue
- Owner-occupied purpose versus non-owner investment.
- Terms
- 203(b) vs. 203(k)
- Difference
- Section 203(b) is the familiar basic home mortgage insurance program. Section 203(k) combines qualifying acquisition or refinance with eligible rehabilitation financing under extra rules.
- Question cue
- Standard financing versus rehabilitation program.
The F-H-A file check
- Federal insurance: identify the Title II program, FHA-approved lender, case number, assignment date, and insurance path.
- Home and household: confirm current residency eligibility, principal-residence intent, legal unit count, occupancy, and borrower relationships.
- Amount: find adjusted value, apply LTV and MRI, compare the applicable area limit, calculate base loan, add financed UFMIP if elected, and verify cash to close.
- Financial capacity: verify credit, effective income, liabilities, ratios, assets, gifts, reserves, and manual or automated underwriting requirements.
- Housing collateral: verify appraisal, legal use, access, utilities, minimum property requirements, required repairs, title, insurance, and program eligibility.
- After closing: distinguish annual MIP, servicing, assumption, default options, loss mitigation, claim, and the borrower's continuing liability.
- Legal units
- One unit
- 2026 Illinois FHA limit
- $541,287
- Common exam cue
- Single legal dwelling
- Legal units
- Two units
- 2026 Illinois FHA limit
- $693,050
- Common exam cue
- Owner-occupied duplex
- Legal units
- Three units
- 2026 Illinois FHA limit
- $837,700
- Common exam cue
- Owner-occupied triplex
- Legal units
- Four units
- 2026 Illinois FHA limit
- $1,041,125
- Common exam cue
- Owner-occupied fourplex
- Legal units
- Standard MRI
- 2026 Illinois FHA limit
- At least 3.5% of adjusted value
- Common exam cue
- Maximum standard purchase financing
- Legal units
- Standard UFMIP
- 2026 Illinois FHA limit
- 1.75% of base loan
- Common exam cue
- Can usually be financed
How do the rules work in scenarios?
Find adjusted value and MRI
Scenario: An Illinois home has a $300,000 contract price and a $290,000 FHA appraisal. Ignore special adjustments.
- For the standard purchase example, adjusted value begins with the lesser figure, $290,000.
- The maximum standard LTV is 96.5%, leaving a 3.5% minimum investment.
- $290,000 times 3.5% equals $10,150.
Answer: Adjusted value is $290,000 and simplified MRI is $10,150.
Calculate base loan
Scenario: Using the prior $290,000 adjusted value, the file qualifies for maximum 96.5% financing and remains within the area limit.
- $290,000 times 96.5% equals $279,850.
- That is the simplified base loan before financed UFMIP.
- Borrower-paid costs and other adjustments are separate.
Answer: The simplified base loan is $279,850.
Calculate financed UFMIP
Scenario: The base loan is $279,850 and standard UFMIP is 1.75%. The borrower finances the entire premium.
- $279,850 times 1.75% equals $4,897.375, rounded as required to $4,897.38.
- Add the financed premium to the base loan.
- $279,850 + $4,897.38 = $284,747.38.
Answer: Simplified total mortgage is $284,747.38.
The limit is not the approved amount
Scenario: A 2026 Illinois one-unit borrower asks for the full $541,287 FHA floor limit, but property value and maximum LTV support only $350,000.
- $541,287 is the area ceiling for this example.
- The property-specific maximum mortgage is lower.
- The borrower cannot use the area limit to override LTV and adjusted-value rules.
Answer: The lower property-specific maximum controls.
Use the duplex limit
Scenario: An eligible borrower will occupy one unit of a legal Illinois duplex and applies for an FHA loan in 2026.
- The property has two legal units, so the $693,050 area limit is the relevant ceiling.
- Owner occupancy can fit the principal-residence purpose.
- Appraisal, rental income, reserves, underwriting, and property rules still apply.
Answer: Use the two-unit limit, then complete every other FHA test.
Appraisal does not replace inspection
Scenario: An FHA roster appraiser reports market value and notes required repairs. The buyer assumes every plumbing and electrical issue has been inspected.
- The FHA appraisal serves valuation and program collateral purposes.
- It is not a comprehensive home inspection or warranty.
- The buyer can obtain a qualified independent inspection under the contract.
Answer: The buyer's assumption is incorrect.
Mortgage insurance protects the lender
Scenario: A borrower defaults and says FHA insurance means the borrower no longer owes the note.
- FHA insurance protects the approved mortgagee against qualifying loss.
- It does not erase the borrower's contractual payment obligation.
- Default can still lead to loss mitigation, foreclosure, claim, and other lawful consequences.
Answer: Insurance does not cancel the borrower's debt.
What are the common exam traps?
- Trap
- Saying FHA lends the purchase money directly
- Correction
- An FHA-approved private lender ordinarily originates and funds the insured loan.
- Trap
- Saying FHA insurance protects the borrower from default
- Correction
- It protects the lender against qualifying loss; the borrower remains obligated.
- Trap
- Calculating 3.5% from asking price automatically
- Correction
- Apply MRI to adjusted value under the transaction's current FHA rules.
- Trap
- Calling MRI the full cash to close
- Correction
- Cash to close also reflects costs, prepaids, credits, deposits, and financed items.
- Trap
- Calculating UFMIP from purchase price
- Correction
- Standard UFMIP is calculated from the base loan amount.
- Trap
- Treating financed UFMIP as equity
- Correction
- Financing the premium increases debt and does not count as down payment.
- Trap
- Using the one-unit limit for a duplex
- Correction
- Select the limit by legal dwelling-unit count.
- Trap
- Treating the area limit as automatic approval
- Correction
- The property-specific maximum, borrower capacity, and all program requirements can be lower or fail.
- Trap
- Using the 2025 FHA floor in 2026
- Correction
- For applicable 2026 case numbers, the Illinois one-unit floor is $541,287.
- Trap
- Calling an FHA appraisal an inspection
- Correction
- It does not replace a buyer's independent, comprehensive home inspection.
- Trap
- Calling FHA property standards a warranty
- Correction
- Compliance does not guarantee future condition or eliminate hidden defects.
- Trap
- Assuming a pure investment property qualifies
- Correction
- Standard forward purchase eligibility generally requires a bona fide principal residence.
- Trap
- Applying the former non-permanent resident category
- Correction
- Current policy limits eligible residency status to U.S. citizens and lawful permanent residents.
- Trap
- Saying annual MIP always ends at 80% LTV
- Correction
- Current duration depends on original LTV, term, case timing, and the applicable HUD table.
- Trap
- Promising approval from a score or down payment
- Correction
- Full HUD policy, automated or manual underwriting, lender overlays, and property eligibility control.
Can you answer these original practice questions?
These questions are original study items aligned to the published outline. They are not copied, recalled, or predicted PSI questions.
1. Who ordinarily funds an FHA-insured home loan?
- An FHA-approved private lender
- The county assessor
- The listing broker
- The Federal Reserve directly
Show answer and explanation
Answer: An FHA-approved private lender
FHA provides federal mortgage insurance rather than ordinarily lending the purchase funds directly.
2. What is the standard maximum-financing FHA MRI?
- At least 3.5% of adjusted value
- Exactly 20% of asking price
- 1.75% of property taxes
- No investment ever
Show answer and explanation
Answer: At least 3.5% of adjusted value
The base calculation uses adjusted value under current Handbook rules.
3. What is the 2026 one-unit FHA loan limit in Illinois?
- $524,225
- $541,287
- $832,750
- $1,249,125
Show answer and explanation
Answer: $541,287
Illinois uses the 2026 national low-cost floor for one-unit properties.
4. What is the 2026 FHA limit for a legal Illinois duplex?
- $541,287
- $693,050
- $837,700
- $1,041,125
Show answer and explanation
Answer: $693,050
The two-unit row applies to a legal duplex.
5. Standard FHA UFMIP is calculated as 1.75% of what?
- Base loan amount
- Purchase price plus taxes
- Appraised value only
- Annual income
Show answer and explanation
Answer: Base loan amount
If financed, the premium is then added to reach the total mortgage amount.
6. Who does FHA mortgage insurance primarily protect?
- The approved lender against qualifying loss
- The buyer from every defect
- The seller from commission disputes
- The assessor from appeal
Show answer and explanation
Answer: The approved lender against qualifying loss
The borrower remains responsible for the debt.
7. Does an FHA appraisal replace a buyer's home inspection?
- No
- Yes, always
- Only for taxes
- Only after foreclosure
Show answer and explanation
Answer: No
The appraisal supports valuation and FHA collateral review, not a comprehensive condition inspection.
8. Which property can potentially use standard FHA forward purchase financing?
- An eligible owner-occupied one-to-four-unit principal residence
- A five-unit apartment building under the single-family limit table
- A pure vacation rental with no owner occupancy
- Any land with no dwelling
Show answer and explanation
Answer: An eligible owner-occupied one-to-four-unit principal residence
Unit count, owner occupancy, property standards, underwriting, and program rules still apply.
9. Does the FHA area limit guarantee that full loan amount?
- No, the property-specific and borrower-specific calculations can be lower
- Yes, automatically
- Yes, if the listing price is higher
- Only the broker decides
Show answer and explanation
Answer: No, the property-specific and borrower-specific calculations can be lower
The area limit is a ceiling, not an entitlement or approval.
10. Which residency category was removed from current FHA eligibility?
- Non-permanent residents
- U.S. citizens
- Lawful permanent residents
- All owner occupants
Show answer and explanation
Answer: Non-permanent residents
Mortgagee Letter 2025-09 limited current applicable eligibility to citizens and lawful permanent residents.
How should you study this area?
- Session
- Session 1
- Focus
- Map FHA roles
- Proof you are ready
- Explain lender, FHA, HUD, borrower, appraiser, servicer, insurer, and claim roles in 25 short scenarios.
- Session
- Session 2
- Focus
- Calculate maximum financing
- Proof you are ready
- Complete 25 lesser-of-price-or-value, adjusted-value, 3.5% MRI, and 96.5% base-loan calculations.
- Session
- Session 3
- Focus
- Master limits and MIP
- Proof you are ready
- Reproduce all four 2026 Illinois limits and solve 20 base-loan, 1.75% UFMIP, and total-mortgage examples.
- Session
- Session 4
- Focus
- Underwrite borrower and funds
- Proof you are ready
- Classify 30 income, debt, credit, gift, asset, residency, occupancy, and lender-overlay issues using current Handbook concepts.
- Session
- Session 5
- Focus
- Underwrite the property
- Proof you are ready
- Separate appraisal, inspection, minimum property requirements, repairs, legal use, one-to-four units, title, and insurance in 25 scenarios.
- Session
- Session 6
- Focus
- Run the F-H-A check
- Proof you are ready
- Audit two complete Illinois files using HUD primary sources, score at least 90 percent on mixed questions, and explain every miss.
Do not count recognition as mastery. Close the notes and explain the rule, apply it to a new fact pattern, and identify why each distractor fails.
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Questions students ask about FHA Loan: Illinois Real Estate Exam Guide
What is an FHA loan?
An FHA loan is a mortgage made by an FHA-approved private lender and insured by the Federal Housing Administration, part of HUD. FHA does not ordinarily lend the purchase money directly. Federal insurance protects the approved lender against qualifying loss, while the borrower remains obligated to repay the note and can face foreclosure after uncured default.
What is the minimum down payment for an FHA purchase loan?
For the maximum standard purchase financing, FHA Handbook 4000.1 requires a Minimum Required Investment of at least 3.5% of adjusted value. Adjusted value for a purchase generally uses the lesser of purchase price or property value, subject to program rules. Credit eligibility, source-of-funds, interested-party contribution, and transaction-specific rules still apply.
What are the 2026 FHA loan limits in Illinois?
For FHA case numbers assigned in 2026, Illinois uses the national low-cost floor: $541,287 for one unit, $693,050 for two units, $837,700 for three units, and $1,041,125 for four units. HUD sets limits by area and unit count, and updates them annually. A loan must also satisfy the property-specific maximum mortgage calculation.
Does every FHA loan require mortgage insurance?
Most FHA forward purchase and refinance loans require both an upfront mortgage insurance premium and an annual premium collected in monthly installments. HUD's current standard upfront premium for most purchase and refinance transactions is 1.75% of the base loan amount. Annual rates and duration depend on term, base amount, LTV, endorsement or case timing, and program exceptions.
Can the FHA upfront mortgage insurance premium be financed?
Generally yes for a standard forward mortgage. The base loan amount is calculated under FHA's maximum-mortgage rules, and financed UFMIP can increase the total mortgage amount. The 1.75% premium is not a down payment and does not create buyer equity. Paying it in cash instead can reduce the total financed balance.
How long does annual FHA mortgage insurance last?
For many current FHA forward loans with terms longer than 15 years, annual MIP lasts 11 years when original LTV is 90% or less and for the mortgage term when original LTV exceeds 90%. Shorter-term and older loans have different tables. Students should use the case date, term, LTV, base amount, and current HUD Appendix 1.0 rather than repeating one universal duration.
Must an FHA borrower occupy the property?
Standard FHA forward purchase financing is designed for a principal residence. At least one borrower generally must occupy within the period required by Handbook 4000.1 and intend to continue occupancy for the required duration, subject to stated exceptions. FHA is not the ordinary program for buying a pure investment property, though qualifying owner-occupied two-to-four-unit properties can be eligible.
Does an FHA appraisal replace a home inspection?
No. The FHA appraisal supports value and reviews the property against applicable FHA minimum property requirements and standards. It is not a comprehensive buyer's inspection, warranty, or guarantee that every defect is found. A buyer can obtain an independent home inspection under the contract and applicable law.
Can an FHA loan finance a two-to-four-unit property?
Potentially. FHA loan limits include separate two-, three-, and four-unit amounts, and an eligible borrower may purchase a qualifying one-to-four-unit principal residence. Occupancy, self-sufficiency or rental-income treatment where applicable, reserves, appraisal, property condition, maximum mortgage, and all current program rules must be satisfied.
Who is currently eligible by residency status for FHA financing?
Under Mortgagee Letter 2025-09, incorporated into current policy for applicable case numbers, FHA Title II eligibility is limited to U.S. citizens and lawful permanent residents who otherwise satisfy the program. The former non-permanent resident category was removed. Lenders must verify current Handbook requirements and documentation for the actual case.
Are these official PSI questions or FHA approval advice?
No. The questions are original, and primary sources were checked through August 1, 2026. This is exam education, not a promise of FHA approval, lender advice, appraisal advice, tax advice, or legal advice. Current HUD policy, lender overlays, borrower facts, property facts, case assignment date, and official underwriting decide a live transaction.
Primary sources
- PSI Illinois Candidate Information Booklet effective June 24, 2026
- HUD, current FHA Single Family Housing Policy Handbook 4000.1 updated November 26, 2025
- HUD Mortgagee Letter 2025-23, official 2026 nationwide FHA forward mortgage limits
- HUD, current FHA maximum mortgage limits hub and official lookup
- HUD FHA Answers, current upfront and annual mortgage insurance premium structure
- HUD Mortgagee Letter 2025-09, current FHA borrower residency requirements
- Consumer Financial Protection Bureau, official FHA loan comparison guide
- Consumer Financial Protection Bureau, official FHA loan definition
- Consumer Financial Protection Bureau, current Regulation Z Loan Type disclosure rule
The current official outline controls the tested scope. Statutes, regulations, and official agency materials control when a general study rule and a jurisdiction-specific rule differ.
Editorial status
Checked against primary sources
The Pass Illinois editorial team last checked this guide on August 1, 2026. Every practice question is an original study item, and the source links above let you verify the rules that support the lesson.