Choosing the right real estate agent is one of the most consequential decisions in the home buying process. A good buyer's agent will save you money, protect you from mistakes, and navigate a complex transaction on your behalf — all while being paid by the seller. A weak agent will miss things that cost you dearly.
In Canada, buyers are typically represented by a buyer's agent (also called a buyer's representative or buyer's realtor). Traditionally, this agent is paid through a commission split from the seller's proceeds — meaning buyers have not paid directly for representation.
As of recent changes to real estate rules in several provinces, including a shift following the settlement of major commission litigation in the US, buyers may now be required to sign a Buyer Representation Agreement (BRA) that specifies the agent's compensation. In some cases, if the seller is not offering buyer-agent commission, the buyer may be responsible for their agent's fee.
In Canada, real estate professionals are provincially regulated:
Your agent should know your target neighbourhoods deeply — not just in general. Can they explain price trends by street? Do they know which schools are best-regarded? Have they closed deals in the area recently? Ask for specifics.
An agent completing 15 to 30 transactions per year is active enough to be current on market conditions without spreading themselves too thin. An agent doing 5 deals a year may lack the pattern recognition needed to advise you well in a fast market. An agent doing 80+ deals a year may rely heavily on assistants and give you limited personal attention.
The best agent is useless if they don't communicate in a way that works for you. Do they prefer calls, texts, or email? How quickly do they typically respond? How available are they on evenings and weekends when most showings happen?
Some agents primarily represent sellers and take buyer clients as secondary work. Agents who specialize in buyer representation tend to be stronger advocates for buyers. Ask what percentage of their business is representing buyers.
Ask how often their buyers succeed in competitive offer situations. Ask for examples of times they negotiated price reductions or favorable terms after an inspection. Look for agents who are assertive, not just accommodating.
Multiple representation (also called dual agency) occurs when one agent or one brokerage represents both the buyer and the seller in the same transaction. This significantly limits how much either party can be advocated for. In BC, true dual agency by a single agent was prohibited in 2018. In other provinces, it is still permitted but requires written disclosure and consent. Most experienced buyers' advocates recommend avoiding it entirely.
Before your agent shows you homes, they will likely ask you to sign a Buyer Representation Agreement (BRA). This is a contract specifying the term of the relationship, the area covered, and the compensation. Read it carefully and understand:
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