Your colleague raves about her agent. Your brother-in-law says agents are unnecessary. Your coworker got burned by an agent who didn't have their best interests at heart. The right agent can make home buying smooth and successful—the wrong one can lead to frustration, missed opportunities, and costly mistakes. Here's how to find your advocate.
Why Your Agent Choice Matters
Your buyer's agent:
- Shows you properties matching your criteria
- Provides market insights and comparable sales
- Negotiates on your behalf
- Guides you through paperwork and conditions
- Coordinates with your mortgage broker, lawyer, and inspector
The right agent advocates for YOUR interests throughout the process.
Types of Agent Relationships
Buyer's Agent (Recommended)
Works exclusively for you:
- Fiduciary duty to protect your interests
- Negotiates to get you the best deal
- Paid by seller (typically from listing commission)
- No conflict of interest
Dual Agent
Represents both buyer and seller:
- Legal in some provinces with disclosure
- Cannot fully advocate for either party
- Potential conflict of interest
- Generally best avoided
Transaction Agent
Facilitates the deal without representation:
- No duty to either party specifically
- Simply processes paperwork
- You're essentially unrepresented
Where to Find Good Agents
Personal Referrals
Best source—people who've actually worked with the agent:
- Friends and family
- Coworkers
- Your mortgage broker's recommendations
- Professional network
Online Research
Supplement referrals with:
- Google reviews
- Realtor.ca profiles
- Social media presence
- Past sales history
Open Houses
Observe agents in action:
- How do they present homes?
- How do they interact with visitors?
- Are they knowledgeable about the area?
Questions to Ask Potential Agents
Experience and Background
- How long have you been a full-time agent?
- How many buyers did you help last year?
- Do you specialize in certain areas or property types?
- What's your experience with [first-time buyers/condos/investment properties]?
Working Style
- How will we communicate? How quickly do you respond?
- Will I work with you directly or a team?
- How many clients are you currently working with?
- What's your availability for showings?
Market Knowledge
- What's happening in my target neighborhoods?
- How competitive is the current market?
- What should I expect for homes in my price range?
- How do you stay informed about new listings?
Strategy
- How do you approach negotiations?
- What makes an offer competitive?
- How do you handle multiple offer situations?
- What if I want to make an unconditional offer?
References
- Can you provide references from recent buyers?
- May I see examples of homes you've helped clients purchase?
Red Flags to Watch For
Avoid Agents Who:
- Push you to skip inspections: A good agent protects you, not the deal
- Pressure you to buy quickly: This could indicate their interests over yours
- Are hard to reach: Unavailable agents miss opportunities
- Dismiss your concerns: Your priorities should be their priorities
- Only show their own listings: This suggests dual agency preference
- Lack local knowledge: Area expertise is crucial
- Make unrealistic promises: No one can guarantee outcomes
- Are pushy about representation agreements: You should feel comfortable, not pressured
Green Flags to Look For
- Quick, clear communication
- Honest about market realities
- Asks about YOUR needs and priorities
- Provides balanced pros and cons
- Has established local connections
- Explains processes clearly
- Shows patience with questions
The Buyer Representation Agreement
Before formally working together, you'll sign a buyer representation agreement:
Key elements:
- Duration (typically 90 days to 6 months)
- Geographic area covered
- Commission structure
- Exclusivity terms
- Termination clauses
Tips:
- Start with a shorter term (90 days)
- Ensure there's a mutual termination clause
- Understand what happens if you find a home yourself
- Clarify the commission split
How Buyer Agent Commissions Work
In most transactions:
- Seller pays total commission (typically 4-5%)
- Listing agent shares with buyer's agent (typically 2.5% each)
- You don't pay your agent directly
Recent changes (especially in the US) may affect this structure—ask your agent to explain current practices in your market.
Working Effectively with Your Agent
Be Clear About Needs
- Must-haves vs nice-to-haves
- Timeline flexibility
- Budget constraints
- Location priorities
Communicate Promptly
- Hot markets move fast
- Return calls/texts quickly
- Share feedback after viewings
Be Realistic
- Adjust expectations based on market feedback
- Trust your agent's pricing advice
- Understand competition for desirable homes
Give Honest Feedback
- If something isn't working, say so
- If a home isn't right, explain why
- Help your agent refine the search
FAQ
Q: Should I work with multiple agents simultaneously?
A: Generally no, especially after signing a representation agreement. It's inefficient and may violate your contract.
Q: Can I buy without an agent?
A: Yes, but you lose professional representation. The seller's agent does NOT represent your interests.
Q: What if I'm not happy with my agent?
A: Discuss concerns directly first. If unresolved, check your agreement's termination clause.
Q: How do I know if my agent is doing a good job?
A: They communicate promptly, provide market insights, find suitable properties, and advocate for you in negotiations.
Q: Should I use a friend or family member who's an agent?
A: Consider carefully—mixing personal and professional relationships can be complicated. Only if they're genuinely qualified.
Q: What if I find a house myself online?
A: Your agent can still help you view it, evaluate it, and negotiate—that's their value.
What's Next
A great agent partnership makes home buying smoother and more successful. Before you start working with an agent, get pre-approved to know exactly what you can afford. Then find an agent who will advocate for your best interests.
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