Craig Johnston Personal Real Estate Corporation · Brokerage: Royal LePage Elite West
Anyone can walk into an open house. The difference is who’s on your side when you do. The person at the door works for the seller. Here’s what BC’s disclosure rules mean for you, and how I take my buyers in strategically: researched before, side by side at the door, and debriefed the same evening.
Reviewed: November 10, 2026 · Market data: GVR October 2026 · BCFSA Licence: 187645 · Brokerage: Royal LePage Elite WestKnow who represents you before you walk in. The open-house host is the seller’s agent. In BC they can host and answer general questions without any paperwork, but once the talk turns to your budget or motivation, they must stop and give you the Disclosure of Representation in Trading Services form. Since 2018, BC has generally prohibited dual agency, so the listing agent can’t also represent you on that home. Go in with your own REALTOR®, research the home first, keep your budget and timing to yourself, and compare notes the same evening. Most BC home purchases also come with a three-business-day rescission period after acceptance.
In BC, every real estate professional must tell you, in writing, whether they are representing you as a client or not. The form is called the Disclosure of Representation in Trading Services. At an open house, it’s the moment that tells the public whose side the person at the door is on.
The host
The listing agent’s loyalty is to the seller. They can host an open house and give general, factual answers about the home without giving you the form. They also owe the seller any material information you share, so your budget and timing can reach the seller.
The moment it changes
If the conversation moves to your motivation, your finances or your needs, BCFSA guidance says the host should pause and give you the Disclosure of Representation form. If you don’t have a REALTOR® of your own and want to keep dealing with them, they also give you the Disclosure of Risks to Unrepresented Parties, which explains the limited help they can give you.
No dual agency
Since 2018, BC has generally prohibited one REALTOR® from representing both the buyer and the seller in the same deal, outside rare exceptions. If you fall for the home and want representation, the listing agent can’t provide it. You’d need your own REALTOR®.
Most buyers treat an open house as a casual look around. I treat it as the first round of a negotiation. Here’s how I take my buyers in.
Sales history, days on market, any price changes, and the comparable homes that have sold nearby. You walk in knowing what comparable homes have sold for, not just what this one is listed at.
Is there an offer date? What matters most to the seller: price, dates or terms? Is anyone else interested? An agent-to-agent call is often the quickest way to clear answers.
We agree on who talks and who looks. One partner chats with the host while the other studies the details. And we agree on what nobody says out loud: the budget, the timeline, or “we love it.”
About nine times out of ten, I walk in with my buyers. I introduce myself to the host as your REALTOR®, so the representation question is settled from the first hello.
How busy is it? Who else is serious? How many names are on the sign-in? Are other agents walking their clients through? That tells us how fast we may need to move, and how strong an offer needs to be.
You know what to look for and what to ask. On the sign-in, you say you’re working with Craig Johnston, and you leave the conversation about price to me. If the talk turns to price or your plans, the host may hand you a disclosure form. That’s normal.
We compare notes while it’s fresh: what you loved, what worried you, how it stacked up against the comparables, and what the room told us about the competition.
The disclosure statement, permits and, for a strata, the strata documents. I review them and walk you through what they mean. When it helps, we book a second, private viewing.
Winning isn’t always about price, though you have to be close. It comes from the relationship with the listing agent, asking the right questions and listening, then delivering an offer they can show their seller as the best one. I’ve won on dates. After acceptance, most BC purchases carry a three-business-day rescission period: cancelling costs 0.25% of the price and must be done in writing.
Open houses are one way in. Most homes my buyers see, we see on a private tour that I plan. Before every tour I print the full MLS® listing sheet for each home and work through it, so at every door we have the facts worth discussing, not just the marketing remarks.
I order the stops so similar homes are seen back to back, and book times that let us see each one properly instead of rushing between them.
I print the REALTOR® version of the MLS® sheet for every home and work through it: title, the Property Disclosure Statement, the listing history, the BC Assessment, recent sales nearby and anything being built around it.
That work goes into a one-page Buyer Tour Sheet that you hold at each stop: what’s good, what to watch, what to ask, and how the price compares. There’s a sample below.
We check the “ask about” items on site, the measurements, the view, the things the photos can’t show. Before we leave the driveway, you give the home a score from 1 to 5.
Your scores and notes make the ranking quick, even after six homes. The homes that make the cut get the full documents review. When one is the one, we already know roughly what it’s worth.
From a real Burke Mountain tour in November 2026. Tap the MLS® sheet to see what I add. Open full size ↗
The MLS® sheet is where everyone starts: the same facts every buyer and every agent can pull up. My tour sheet is the work I put on top of it, one page per home, so we walk in knowing what to look at and what it’s likely worth.
To protect the seller’s privacy, the address, MLS® number, names and the listing photo are removed, and on the tour sheet the home’s figures and the nearby sales are changed so the home can’t be identified. The Burke Mountain market panel is as it was on tour day. The price range is my opinion for my client, not an appraisal.
Five homes in an afternoon blur together by dinner. A little planning turns a pleasant drive into a real comparison.
Pull every open house that fits your brief, then group them by city and home type so you see similar homes back to back. With me, this is where the research starts: sales history, days on market and the comparables for each stop.
Print the checklist below once for each home. Same questions, same order, every stop. Bring a tape measure and your phone for photos, if the host allows them.
Check noise at the hour you’re visiting, light, smells, signs of water and how the layout feels with furniture in it. Then walk the street for five minutes.
Rank the homes the same night. Memory fades fast after five or more tours. If one stands out, book a private showing so you can take your time with your own REALTOR®.
| City | Townhouse benchmark | Getting around |
|---|---|---|
| Coquitlam | $962,600 | Millennium Line SkyTrain; Coquitlam Central also has the West Coast Express |
| Port Moody | $895,800 | Millennium Line SkyTrain; Moody Centre also has the West Coast Express |
| Port Coquitlam | $854,900 | Buses and the weekday West Coast Express |
Benchmarks: Greater Vancouver REALTORS® MLS® HPI, October 2026. Seeing all three cities on one weekend shows you what that gap buys in space, age and location.
Questions the host can answer, in the order that saves time. Print one for each home and compare them side by side that evening.
Answer honestly. If you are, give their name. Either way, unless your REALTOR® is with you, the host should give you a written disclosure of who they represent before discussing your needs.
You don’t have to answer. A friendly “I’ll let my REALTOR® talk about that” is enough. Your budget and timing are your bargaining position.
Road and SkyTrain noise at the time you’re visiting, footsteps from the unit above, and the neighbours’ dog. If the music is playing, ask for a quiet minute in the main bedroom.
How light moves through the main rooms, where the furniture actually fits, and whether the kitchen works when three people are in it.
Water staining under sinks and around windows, smells, and the age of the furnace and hot water tank. In a strata building, the notice board and common areas tell you how the building is run.
Staging is there to help you picture the home, not to hide it.
When you visit one of my listings, I’m the one at the door. I don’t hand my sellers’ homes to another agent. You’ll sign in on your phone with a QR code, and the home’s photos, floor plans and a room-by-room walk-through open right there. You’ll also get a printed brochure to take home.
See what’s open: my current listings. If you’re selling, here’s how I run these open houses from the other side: Open houses: the seller’s experience.
“Buying an apartment in Vancouver was a significant investment for my daughter, and we were fortunate to have Craig by our side throughout the process… He not only negotiated the best possible deal for us but also went above and beyond by providing exceptional support and service even after the purchase was completed. What truly sets Craig apart is his genuine care for his clients, his integrity, and his commitment to their satisfaction.”
“We had such a great experience working with Craig to buy our home! He was incredibly knowledgeable, patient, and always available whenever we needed him. He made us feel supported throughout the entire process and was always willing to answer our questions and take the time to make sure we felt comfortable and confident in our decisions. We never felt pressured or rushed.”
“Craig worked with my wife and me for over 3 years to find the perfect home. He was endlessly patient with us through the process. Eventually, we found our perfect home and he moved fast to execute on our behalf. He negotiated fairly and thoroughly with the sellers and was our advocate all throughout our first home purchase.”
“After searching for several years, I knew exactly what I was looking for—and Craig delivered. We viewed a handful of properties, and the home he ultimately found was exactly what I had been searching for. I couldn't believe how quickly he nailed it.”
“We had a fantastic experience working with Craig, who was recommended by a friend. He patiently guided us through the process to purchase our family forever home in Vancouver, explaining all the steps and answering all of our many questions. He was always responsive and available whenever we needed him and always felt like he wanted the absolute best for us.”
“We recently moved from overseas and were not familiar with the purchasing process in BC. Craig was fantastic spending the time to explain everything thoroughly so we had a good handle on things. We felt we were in very experienced hands.”
“Craig is one of the best realtor to work with, highly knowledgable and very patient. Guided us through the whole process stress free. Highly Recommend Craig Johnston.”
“He spent time getting to know us, visiting homes on our behalf until we were in the market. Craig prepared us to better understand the local market, city planning and developments all to refine our search. He is professional and works well with other realtors — a true partner in the process of purchasing a home!”
“Craig is what everyone hopes they will find in a realtor, yet is so incredibly rare. His foundation of genuine care and generosity with his time is outstanding… We never felt rushed, pressured or stressed by what is fundamentally a rather daunting experience, and it was because he created a dynamic of collaboration and support.”
“Craig extended such patience, excitement and professionalism in helping my husband and I buy a townhouse in Port Coquitlam (my hometown!) so we could continue raising our two girls where I also grew up. When we faced a hurdle getting financing approval because of a lien on our desired townhome, Craig worked tirelessly with our broker to get the lien removed.”
“Craig was a pleasure to work with for the purchase of our home. Craig was very patient as we debated between a condo and a townhome. Craig found us a home that ticked all of our boxes plus some! He made the whole process smooth and enjoyable.”
“We had a fantastic experience working with Craig on the purchase of our first home in Coquitlam. He was incredibly friendly and responsive, always quick to answer our messages and questions. Throughout the process, he took the time to walk us through each step so my partner and I always knew exactly what was going on and what to expect next. Craig also gave us honest, helpful opinions on properties we were considering, which really helped guide us toward a place we love. On top of that, he connected us with a great broker and lawyer, making the whole process feel seamless. We're so happy in our new home and couldn't have done it without him. Highly recommend Craig to anyone buying a home!”
“Throughout our journey, Craig demonstrated immense patience and understanding. He went out of his way to provide extra resources and various options to consider on both the buy and sell side.”
“Craig assisted in every aspect of the purchase of my Bowen Island home, including the building inspection, the follow-up inspection, and ensuring deficiencies were repaired. He was thorough and protected my position every step of the way.”
“Craig was patient throughout the entire process. He never pushed us to buy something we weren't sure about, and when we decided to wait six months and save more, he just said ‘good call’ and stayed in touch. When we did finally buy, the math was so much cleaner.”
“Craig was an absolute pleasure to work with. He is extremely friendly, highly knowledgeable, and constantly monitors trends and data so we could make informed decisions. The more time we spent interacting with other agents during our home-buying process, the more pleased we were with choosing Craig.”
“As first-time home buyers, we had a myriad of concerns. Craig immediately put us at ease by taking the time to address each of our questions thoroughly and patiently. At no point did I feel pressured or rushed into making a decision. Instead, Craig empowered us with all the facts and options.”
“Buying an apartment in Vancouver was a significant investment for my daughter, and we were fortunate to have Craig by our side throughout the process… He not only negotiated the best possible deal for us but also went above and beyond by providing exceptional support and service even after the purchase was completed. What truly sets Craig apart is his genuine care for his clients, his integrity, and his commitment to their satisfaction.”
General facts about the property (what’s included, age, size, strata details), but not the terms of other buyers’ offers. BCFSA guidance says a listing licensee can’t disclose one buyer’s offer terms to another without the seller’s prior consent, preferably in writing. It also works the other way: the host owes the seller loyalty and must pass on material information about buyers, so anything you say about your budget or timing can reach the seller. Ask about the home, not the negotiation.
When the conversation moves past general property questions into your motivations or financial qualifications. BCFSA guidance lets licensees host open houses and give general factual answers without paperwork, but if they start asking what you can afford or why you’re moving, they should pause and give you the Disclosure of Representation in Trading Services form and, where appropriate, the risks form for non-clients. If your REALTOR® is with you, the host doesn’t need to give you the form. If you’re on your own, even with a REALTOR® back home, expect the form if you start talking about your budget or motivation.
Most hosts ask, and it’s reasonable: strangers are walking through someone’s home, and the sign-in is part of keeping it secure. You can ask how your details will be used. At my open houses I ask every guest to sign in, with a QR code on your phone; the page tells you how your details are used, and you choose whether to join my newsletter. If you’re working with a REALTOR®, say so on the sign-in.
No. Open houses are open to the public, so you can tour on your own. With my buyers, I’m there about nine times out of ten: I introduce myself to the host as your REALTOR®, read the room and ask the questions that would give away your position if you asked them. When I can’t be there, you go in briefed, tell the host you’re working with me, and we debrief that evening.
A one-page Buyer Tour Sheet for every home, built from the full MLS® listing sheet that I print and work through the night before. It covers the quick take, the title and disclosure checks, nearby development, the listing history, how the price compares with recent sales, the neighbourhood market, an approximate price range, and space for your notes and a 1 to 5 score. There’s a sample on this page with the identifying details removed.
Generally no. Since 2018, BC has prohibited dual agency (one REALTOR® representing both the buyer and the seller in the same deal) except in rare circumstances. The listing agent represents the seller. You can still buy without representation, in which case they must give you the Disclosure of Risks to Unrepresented Parties, which explains the limited help they can offer you. Or you can have your own REALTOR® represent you. That decision is worth making before you fall in love with the home.
Ask the host first. Some sellers are fine with it and others aren’t, especially where family photos or valuables are visible. Most listings already have professional photos, and many have floor plans and a video tour online. At my listings, the sign-in gives you every photo and the measured floor plan on your phone.
The things a camera can’t capture: road and SkyTrain noise at the time you’re visiting, how light moves through the main rooms, smells, water staining under sinks and around windows, and how the floor plan feels with furniture in it. In a strata building, read the notice board and look at common areas; they hint at how the building is run. Use the same written checklist at every home so you can compare a Burquitlam condo and a Port Coquitlam townhome on equal terms afterwards.
Group homes by city and type, because prices differ more than people expect. In October 2026, the townhouse benchmark was $962,600 in Coquitlam, $895,800 in Port Moody and $854,900 in Port Coquitlam. Seeing all three on one weekend shows you what that gap buys in space, age and location. Check transit as you go: Port Moody and Coquitlam have Millennium Line SkyTrain stations and West Coast Express stops, while Port Coquitlam relies on buses and the weekday West Coast Express.
Yes, and you should have your own REALTOR® prepare it, with subjects such as financing and inspection where you need them. In BC, most residential purchases also carry a three-business-day Home Buyer Rescission Period after acceptance; cancelling costs 0.25% of the price and must be done in writing, and neither side can waive it. It’s a safety valve, not a substitute for doing your homework. If you’d like to plan your open-house weekend first, book a strategy call.
Usually not. If you signed in on the same phone, the page recognises you and signs you in automatically, with a quick welcome back. If you’re on a different phone or you cleared your browser, it takes about 20 seconds to sign in again. You can also tap “Not you?” to sign in as someone else.
I’ve lived in the Tri-Cities for more than 47 years. I stand at the door of my own listings’ open houses, and I walk through other agents’ open houses with my buyers. That’s why this page covers both sides honestly: what the host is listening for, and what you should keep to yourself.
Written and reviewed by Craig Johnston, REALTOR® (BCFSA Licence #187645), Royal LePage Elite West · Last reviewed November 10, 2026. This page is general information, not legal advice. Not intended to solicit buyers currently under contract with a brokerage.
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