Buying
What Does a Buyer's Agent Do in Ontario? (TRESA 2023)
3 min readPublished
Quick answer
A buyer's agent represents you in an Ontario purchase: finding and showing homes that fit your criteria, advising on price from comparable sales, writing and negotiating offers, and guiding you to closing. Under TRESA, in force since December 1, 2023, the agreement must be in writing before you make an offer, and your agent must put your interests first.
Key facts: what a buyer's agent does in Ontario
| Law | Trust in Real Estate Services Act, 2002 (TRESA); phase 2 in force since December 1, 2023 |
|---|---|
| Your status | Client (with a representation agreement) or self-represented party |
| Core duty | Promote and protect your best interests |
| Homes shown | Every home that meets your criteria, whatever commission is offered |
| If your agent also acts for the seller | Only with written disclosure and written consent from both clients |
| Required? | No. You can buy as a self-represented party |
What a buyer's agent does for you
- Helps you set your criteria and budget, and finds homes that match, including new listings as they appear
- Books and attends showings and points out issues worth checking
- Pulls comparable sales so you can judge what a home is worth
- Explains conditions such as financing, inspection and a condo status certificate
- Writes your offer, presents it and negotiates price, terms and closing date
- Coordinates with your lawyer, lender and inspector through to closing
The duties a buyer's agent owes you under TRESA
Once you are a client, Ontario's Code of Ethics requires your agent to:
- promote and protect your best interests (s.8)
- provide conscientious, courteous and responsive service with reasonable knowledge, skill and competence (s.9)
- keep your information confidential unless you consent in writing (s.12)
- disclose any conflict of interest and get your written consent (s.13)
- show you every property that meets your criteria, regardless of the commission offered (O. Reg. 567/05, s.22.4)
Do you need a buyer's agent in Ontario?
No law requires one. If you are not a brokerage's client you are a self-represented party, and a brokerage that deals with you must first give you RECO's "Information and Disclosure to Self-represented Party" form explaining who it represents and the risks.
The seller's agent cannot advise you or encourage you to rely on them. You would handle the home's value, your price, competing offers, the terms and the documents yourself. RECO says very few buyers choose this and recommends independent advice if you do; a real estate lawyer is needed to close either way.
Client or self-represented: what TRESA means for buyers
- Before providing services, an agent must give you the RECO Information Guide and explain it
- Your representation agreement must be in writing before you make an offer
- With designated representation, only the named agent represents you; others at the brokerage treat you impartially
- If your agent would also represent the seller, they need written disclosure and your written consent, and you can refuse
- In competing offers, the seller's brokerage must tell every buyer who made a written offer how many offers there are
Is a buyer's agent free in Ontario?
Not necessarily. You are responsible for your own brokerage's fee under your agreement. Sellers often agree to pay some or all of it through the agreement of purchase and sale, but a seller can offer nothing, so read what your agreement says you owe in that case.
Next steps for Ontario buyers
Key takeaways: what a buyer's agent does in Ontario
- A buyer's agent finds homes, advises on price, negotiates your offer and guides you to closing.
- Under TRESA your agreement must be in writing before you make an offer.
- Your agent must promote your best interests and show you every home that fits, whatever the commission.
- You can buy without an agent as a self-represented party, but the seller's agent cannot advise you.
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What a buyer's agent does in Ontario: frequently asked questions
Can I buy a house in Ontario without a realtor?
Yes. You would be a self-represented party. The seller's brokerage must give you RECO's disclosure form and cannot advise you, so you handle pricing, negotiation and documents yourself. You still need a lawyer to close.
Can the listing agent represent me as the buyer?
Only with multiple representation: the agent must give both clients written disclosure and get written consent from each. You can refuse. Under multiple representation the agent cannot advise either side on price or terms.
What changed for buyers when TRESA took effect?
Since December 1, 2023, designated representation has been available, agents must give you the RECO Information Guide before providing services, and self-represented buyers must receive a written disclosure form.
How long does a buyer representation agreement last?
There is no standard length. RECO says it can be a day, a few weeks or months, and the expiry date must appear prominently on the first page.
Sources
- TRESA explained — Real Estate Council of Ontario
- RECO Bulletin 2.3: Representation agreements
- General regulation, O. Reg. 567/05 (TRESA) — Ontario e-Laws
- Code of Ethics, O. Reg. 365/22 — Ontario e-Laws
- Signing a contract with a real estate brokerage — RECO
- Know the risks of representing yourself — RECO
- Understanding multiple representation — RECO
- Working with a real estate agent — RECO
- RECO Information Guide — RECO
- RECO Bulletin 6.2: Remuneration clause in an agreement of purchase and sale
Published by Summitly, the website of Coldwell Banker Summit Realty, Brokerage, registered with the Real Estate Council of Ontario (RECO); an independently owned and operated Coldwell Banker franchise. Broker of Record: Waqar Afzal. Questions or corrections: our contact form. How we write and check these pages: editorial policy.
Cite this guide
Summitly Editorial. (2026, September 25). What Does a Buyer's Agent Do in Ontario? (TRESA 2023). Summitly (Coldwell Banker Summit Realty, Brokerage). https://www.summitly.ca/guides/what-does-a-buyers-agent-do-ontario
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