Your REALTOR® is your advocate, negotiator, and guide through one of the largest financial decisions of your life. The right agent protects your interests, saves you money through skilled negotiation, and navigates you away from costly mistakes. The wrong one can cost you far more than their commission is worth.
In BC, buyer agent services are paid by the seller — meaning you get expert representation at no direct cost. But "free" doesn't mean you should take the first agent you meet. Here's how to choose wisely.
In BC, the seller pays all REALTOR® commissions — both the listing agent's fee and the buyer's agent's fee. This model remains standard practice in the Tri-Cities as of 2026. You receive full fiduciary representation at no direct out-of-pocket cost.
| Commission Flow | How It Works |
|---|---|
| Seller pays total commission | When you list, the seller agrees to a total commission percentage with their listing agent |
| Cooperating buyer agent share | A portion is offered to the buyer's agent through MLS® — typically stated in the listing data |
| What you pay directly | Nothing — as a buyer, you do not write a cheque for your agent's services |
| BCFSA Requirement | All agents must disclose their compensation arrangement in writing before representing you |
All practitioners in BC must be licensed by the BC Financial Services Authority (BCFSA). The REALTOR® designation goes further:
| Licensed Agent (BCFSA) | REALTOR® (BCFSA + CREA) | |
|---|---|---|
| BC Government Licensing | Required | Required |
| MLS® Access | Through board only if a member | Yes — full MLS® access |
| CREA Code of Ethics | Not required | Required — enforceable standard |
| Continuing Education | Minimum BCFSA requirements | BCFSA + CREA professional development |
| REALTOR® Trademark | Cannot use it | Protected trademark — must be maintained annually |
| Verify on | bcfsa.ca | bcfsa.ca + crea.ca member directory |
A Buyer Representation Agreement is a written contract that formalizes your relationship with a buyer's agent. It creates a legal duty for your agent to act in your best interests — not the seller's. Here's what to look for before you sign:
| BRA Term | What to Negotiate |
|---|---|
| Term Length | Start with 30–60 days; extend once you've confirmed the agent is the right fit. Avoid long open-ended terms with a new agent. |
| Geographic Area | Limit to the specific cities or neighbourhoods you're targeting. Don't sign a province-wide agreement. |
| Commission Terms | Understand how and when commission is paid. Ask what happens if the seller offers less than your agent's agreed rate. |
| Termination Clause | Ask how to end the agreement early if the relationship isn't working. Most agents will allow this professionally with reasonable notice. |
| Hold-Over Clause | If you purchase a property your agent showed you within a set period after the BRA ends, commission may still apply. Understand the window. |
Interview at least 2 agents before committing. These questions separate genuinely experienced local agents from generalists:
How many buyers have you represented in [city/neighbourhood] in the past 12 months? What is the average days-on-market right now for the type of property I'm looking for?
What is your strategy when my target property goes to multiple offers? How have you helped buyers win competitive situations without overpaying?
How quickly do you respond to messages? Do you work evenings and weekends for showings? Will I work directly with you or with a team member?
Can I speak to two first-time buyers you've worked with in the past 6 months? What challenges came up and how did you handle them?
Walk me through what happens from the moment I find a property I like to the day I get the keys. How do you handle the subject removal stage?
Who are the mortgage brokers, home inspectors, and real estate lawyers you typically recommend? How long have you worked with them?
Ask your mortgage broker, friends, or family who recently bought in the Tri-Cities. Also research Google reviews and RealtyLink profiles. Look for agents who focus on your target area and price range — not just someone with a large marketing budget.
Look up the agent on the BCFSA public registry at bcfsa.ca. Confirm they hold an active Trading Services or Managing Broker licence. This takes 2 minutes and is non-negotiable — never work with an unlicensed individual.
Meet each agent for 20–30 minutes — in person or by video. Come with your list of questions. Pay attention to how well they listen, whether they talk about their clients or themselves, and how they handle questions they don't know the answer to.
Ask for 2 references from first-time buyers in the past 6 months. Call them. Ask specifically: what was the toughest moment in the process, and how did the agent handle it?
Read every clause. Negotiate the term length (start short), geographic area (specific cities only), and understand the commission disclosure. Ask about the termination process if the relationship isn't working.
Once the BRA is signed, your agent sets up automated MLS® alerts and you move into Step 3: Search & View. In the Tri-Cities, properties in the $700K–$1.1M range often move in 7–14 days — fast notification is essential.
Does a buyer's agent in BC cost the buyer anything?
No. In BC, the seller pays all REALTOR® commissions — including the buyer's agent's share. You receive full professional representation at no direct cost. This has not changed in BC as a result of U.S. NAR settlement rules, which apply only in the United States.
What is a Buyer Representation Agreement?
A Buyer Representation Agreement (BRA) is a written contract formalizing your relationship with a buyer's agent. It establishes the agent's fiduciary duty to act in your interests, the area covered, the term length, and the commission arrangement. Negotiate the term (start with 30–60 days) and the geographic area before signing.
What is the difference between a REALTOR® and a licensed agent?
All practitioners must be licensed by BCFSA. A REALTOR® is additionally a member of the Canadian Real Estate Association (CREA) and bound by the REALTOR® Code of Ethics — a higher professional standard. All REALTORS® are licensed, but not all licensees are REALTORS®. Working with a REALTOR® gives you MLS® access and the protection of CREA's professional standards.
How do I verify an agent is licensed in BC?
Search the BCFSA public registry at bcfsa.ca. Look up the agent by name. Confirm they hold an active Trading Services or Managing Broker licence in BC. This is a simple 2-minute check — always do it before signing anything.
What questions should I ask when interviewing agents?
Ask: How many buyers have you represented in my target neighbourhood in the past year? What's your strategy in a multiple-offer situation? Who handles my file if you're unavailable? Can I speak to two recent first-time buyer clients? A strong agent answers these confidently with specifics, not generic promises.
Can I work with more than one buyer's agent at a time?
If you have signed a Buyer Representation Agreement, working with another agent in the same area during the term can breach your contract and create commission disputes. Without a BRA, you are free to work with multiple agents — though most experienced agents require a BRA before investing significant time. Commit only after you've verified the agent is the right fit.
What does a buyer's agent actually do for me?
A buyer's agent: sets up automated MLS® alerts, arranges and attends all showings, advises on pricing relative to comparables, drafts and negotiates the contract, recommends inspectors and lawyers, guides subject removal decisions, and manages all paperwork to possession. In competitive markets, a skilled negotiator can save you more than their total commission through strategic offer structuring.
What are red flags when interviewing a buyer's agent?
Red flags include: pressure to sign before your questions are answered, no local transaction history in your target area, refusal to provide references, recommending subject waivers without explaining risks, poor availability evenings/weekends, and vagueness about commission or fees. An agent who is evasive before you're a client will be evasive when you need help most.
Sebastian has guided dozens of first-time buyers through their first home purchase in Coquitlam, Port Moody, and Port Coquitlam. Licensed by BCFSA. Member of REBGV.
Book a Free ConsultationSebastian Czarkowski is a licensed REALTOR® in British Columbia (BCFSA). This page is for general information purposes only. Commission structures, licensing requirements, and representation rules are subject to change. Always review any representation agreement with a qualified professional before signing. This page does not constitute legal advice.