Quinte, On. real estate agent: My Buyer's Representation Agreement

My Buyer's Representation Agreement

In Ontario we have a buyer's representation agreement. I am pretty certain that most states and provinces have similar documents, and I would also be sure that they all probably say pretty much the same thing. If I am going to be spending time looking for a house for you, then I do expect a certain amount of loyalty.

I have thought of some extra clauses that could be added to the representation agreement in the event that I will be taking clients out on a house-hunting expedition. These are a few simple clauses that would make the experience a lot more pleasant for everybody involved.

1) When we have a schedule to folow, please start the excursion on a positive note by showing up on time. Any tardiness at the beginning of this house hunting expidition will usually compound itself until we are way out of whack and we become an inconvenience to the people who actually own the houses we are looking at.

2) Please expunge the contents of your bowels before we start our endeavour. Using people's toilets during our foray seems like a bit of a grey area to me, one that we shouldn't have to examine during such a simple procedure. If you are so ill that you must use a washroom every few minutes, I will gladly reschedule the viewings.

3) If you are a couple, please leave your domestic unpleasantness at home with you. I feel uncomfortable looking at a work area and having to hear about how Mr. Potentialhomebuyer wouldn't know how to hammer in a nail, or looking at a newly renovated kitchen and hearing about how it would be wasted on Mrs. Potentialhomebuyer who hasn't cooked a meal in years.

4) If there is a cat in the house, please refrain from molesting the poor creature. We are there to look at the house, not spend ten minutes talking to the cat. "Poor Puffball" will be fine, in all probability he isn't aware yet that he will be moving soon, and in any event the homeowner will be back soon to feed and comfort him. He was getting along just fine before you met him, and I'm sure he will be alright after we are gone.

5) If there is a four-wheeler, motorcycle, snowmobile, or man-toy of any kind in the garage, we do not have to spend fifteen minutes marvelling at it. We are there to look at the house, not the toys. I am very familiar with this area, and should you wish, I can direct you to the appropriate businesses that sell these products. And for the love of Pete sir, you do not have to mount the riding mower.

6) By all means, look in the closets, after all, should you purchase this house, they will come with it. You, however, do not have to look in the drawers. If you are curious as to how much a drawer can contain, let me assure you that you can ascertain their load capacity by a simple examination of how large visible front is. It will in all probability be much the same as the drawers you have been opening and closing your entire lives. If this doesn't satisfy you then there is a mathematical formula you can use to make that approximation, width x height x depth. This mathematical formla has been known to be accurate for eons.

7) If upon entering a house and I hear you say "I don't like this place at all, it's not as nice as the others we have seen", then perhaps it's not necessary to spend a further forty minutes inside criticising everything you see with an expression your face that makes it look as you have stepped in elephant dung.

8) I would probably not be a good match for your recently single daughter or sister who lives in Scarborough, Peterborough or Oshawa. Believe me, you are my clients and I am being friendly, polite, and I am well groomed at the moment, but I am putting my best foot forward. I am not always like this. I have been known to drink beer, scratch my privates and watch hockey on occasion. I do thank you for your concern though.

I do think that as agents, we should be able to add a few clauses to these agreements. What do you think? 

Comment balloon 12 commentsMalcolm Johnston • March 16 2010 10:56AM


OMG, I'm laughing so hard.  In regards to item #2, with all of the REO's on the market with the water turned off, this has been an even bigger challenge.  Just one more question to ask the listing agent when you schedule your buyer's tour of homes ... "is the water turned on?".

Posted by Cynthia Larsen, Independent Broker In Sonoma County, CA about 9 years ago


I think I need to add a few of those to my EBA....lol.  This is too funny.

Thanks for sharing.

Have a great day


Posted by Leander McClain, Cecil & Harford County Realtor about 9 years ago

Thanks for the laughs Malcolm!

Posted by Christine Hynes, Orange County Senior Loan Consultant (American Capital Corporation) about 9 years ago


What a great post!  The bathroom one really gets me.  I try to schedule some time to visit a local public facility if I am doing a full day of HHT. 

Otherwise I try to keep it to a short few at a time. 

I laughed at the "furball" comment. 

Thanks......for the laugh!


Posted by Cathy Polan, Royal Lepage Proalliance Realty Sales Rep. (Royal LePage ProAlliance Realty,Brokerage) about 9 years ago

Cynthia Larsen - Sonoma County Real Estate, CA (Safe Haven Realty) Yes Cynthia, the houses with no utilities do present an additional challenge, especially if your client has to pee.

Leander McClain: Realtor ~NJ Real Estate NJSouthRealEstate.Com (Keller Williams Realty-Cherry Hill, NJ) Feel free to borrow them Leander, I'm here to serve.

Christine Hynes - Loans & Loan Modifications (Loans & Loan Modifications) You're welcome Christine, any time.

Catherine Polan (Re/Max Quinte Ltd. Brokerage) You're right Catherine, scheduling and planning can make all the difference.

Posted by Malcolm Johnston, Trenton Real Estate (Century 21 Lanthorn Real Estate LTD., Trenton, Ontario) about 9 years ago

Malcolm, I have a lead who just called in on one of my properties, an REO about to go to auction.  The person wants to buy, is looking in this area and knows the house. He is not presently working with an agent. I think I should use your post in my predelivery and not say anything.  See if he says anything about it.  I am sure he will wonder about all the Canadian references.  Huh?

Posted by Larry Lawfer, "I listen for a living." It's all about you. (YourStories Realty Group powered by Castles UnlimitedĀ®) about 9 years ago


All great clauses and RECO should adapt them, but if they do, it will be 10 more pages long and politically correct.

I will add your clauses but pay no royalties.


Posted by Ty Lacroix (Envelope Real Estate Brokerage Inc) about 9 years ago

Larry Lawfer (EXIT Realty Metro Dallas) Sign him up Larry. I'm sure that these buyer's clauses would raise an eyebrow though. The Canadian references, not so much.

Envelope Real Estate Brokerage Inc Ty, I'm a Realtor, I'm used to not getting paid for the work I do.

Posted by Malcolm Johnston, Trenton Real Estate (Century 21 Lanthorn Real Estate LTD., Trenton, Ontario) about 9 years ago

OMG - TMI, TMI - Are you scratching now?  I have had sellers call me all mad because they said viewers had used the toilet as they had left the lid up or down, can't ramember which one.  Not happy campers.

I guess if our buyer's have to use it we better tell them to leave the lid the way they found it lol.

Posted by Jenny Kotulak, Broker - Oakville Ontario Real Estate (RE/MAX Real Estate Centre Inc., Brokerage) about 9 years ago

Jenny Kotulak Oakville Real Estate (Broker RE/MAX Aboutowne Realty Corp. Oakville, Ontario) No Jenny, I'm in the office, I only scratch at home.

Posted by Malcolm Johnston, Trenton Real Estate (Century 21 Lanthorn Real Estate LTD., Trenton, Ontario) about 9 years ago


I really enjoyed that post. You have a great sense of humour and it's all original. If you're ever in the right mood again then start "writing".


Posted by Brian Madigan, LL.B., Broker (RE/MAX West Realty Inc., Brokerage (Toronto)) about 9 years ago

Brian Madigan LL.B. (Royal LePage Innovators Realty, Broker) Thanks Brian, I'm an incessant scribbler, it passes the time.

Posted by Malcolm Johnston, Trenton Real Estate (Century 21 Lanthorn Real Estate LTD., Trenton, Ontario) about 9 years ago