How to Choose a Real Estate Agent — A Complete Guide

Buyer's agent vs seller's agent — the starting point

The most important thing a buyer needs to understand is that a real estate agent's duty depends entirely on who they represent. A seller's agent (the listing agent) works for the seller. Their fiduciary duty is to get the seller the best price and terms. If you, as a buyer, contact the listing agent directly, you are dealing with someone who is contractually obligated to put the seller's interests first.

A buyer's agent represents you. They have a legal duty to disclose information that affects your interests, advise you on pricing and strategy, and negotiate on your behalf. They access the same MLS listings the listing agent is on, so working with a buyer's agent doesn't restrict which properties you can see. It does ensure you have someone whose obligation is to you rather than to the seller.

For a detailed breakdown of the legal structure, including how dual agency works and what the rules are in Ontario, BC, and Quebec, see our buyer's vs seller's agent guide.

Why specialty matters more than you might think

A general residential agent can handle a standard resale house. But certain property types involve specific knowledge that a generalist is unlikely to have developed. Lofts have unusual legal structures including live/work zoning and open-floor-plan financing complications. Pre-construction condos have builder-specific contracts, occupancy fee periods, and assignment sale rules that differ fundamentally from resale. Status certificate review for condos requires reading financial documents that most buyers can't interpret themselves and many generalist agents haven't seen often enough to catch problems.

The way to verify specialty isn't to ask whether the agent handles this type of property. The answer will always be yes. Instead, ask how many transactions of this specific type they've completed in the last two years, and ask them to describe a specific problem they caught in a status certificate or a loft closing that a buyer wouldn't have seen themselves. A specialist will have specific answers. A generalist will be vague.

The buyer representation agreement (BRA)

In Ontario, agents are required to have buyers sign a buyer representation agreement before showing properties. The rule requiring this came into effect in December 2023. [verify current figures with a licensed agent or at realtor.ca] The BRA is a contract between you and the brokerage, not just the individual agent. It specifies the duration of the representation, the geographic area, the commission structure, and the obligations of both parties.

Before signing a BRA, understand what you're agreeing to. The duration matters: if you sign a three-month exclusive agreement with one brokerage and then want to switch agents, you may not be able to buy a property through a different brokerage without complications. Negotiate the duration; one to two months is reasonable for most buyers. The geographic scope matters too; if the BRA covers all of Toronto, you may be contractually tied to this brokerage even if you decide to buy in Mississauga instead.

Six questions to ask in the first meeting

The first meeting with a potential agent is an interview. You're deciding whether to enter a legal contract with this person for a significant financial transaction. Treat it accordingly.

1. How many [loft/condo/first-time buyer] transactions have you completed in the past 24 months? Ask for a number. Specialisation is measured in transaction volume, not years of experience. Someone who's been licensed for 20 years but has done three condo transactions is a generalist, not a specialist.

2. What's one thing that went wrong in a recent transaction in this property type, and how did you handle it? Good agents have handled problems. If the answer is "everything always goes smoothly," that's a sign they either don't have much volume or aren't being straight with you.

3. What do you look for in a status certificate / loft zoning document / pre-con contract that would make you tell a client not to proceed? This tests actual domain knowledge. There should be specific technical answers.

4. How do you get paid, and what happens to your commission if I buy directly from a builder? Commission structures vary, and you should understand exactly how this agent gets paid before you engage them.

5. How many clients are you currently working with? An agent with 30 active buyer clients has limited capacity for each one. Understand what you're buying in terms of attention.

6. If I find a property I want to see that's listed by your brokerage, what happens to the agency relationship? This goes to dual agency. Ontario banned exclusive dual agency, but multiple representation still exists in some forms. Know your agent's policy before it becomes relevant. [verify current figures with a licensed agent or at realtor.ca]

Red flags to watch for

How to verify credentials

In Ontario, real estate agents must be registered with RECO (Real Estate Council of Ontario). You can verify any agent's licence on the RECO agent search. In BC, the BC Financial Services Authority maintains a registrant search. In Quebec, OACIQ provides public registration verification at oaciq.com. These searches confirm that an agent is currently licensed and whether any discipline history exists. This takes two minutes and should always be done before engaging anyone.

Transaction volume is harder to verify independently. Some brokerages publish production statistics; most don't. You can ask for references from clients who completed the type of transaction you're considering, and you can ask the agent to share MLS transaction records if they're willing. The best verification is specific answers to specific questions: if someone truly knows this market, they'll demonstrate it in conversation rather than through generic claims.