What does a buyer's agent do in BC?

1. Discovery + shortlisting. The agent maps your needs (budget, neighbourhood, school catchment, program requirements like FI/IB, property type) and filters MLS + off-market opportunities. Good agents save you 80%+ of search time by pre-filtering.
2. Showings. Books showings, accompanies you, surfaces issues you wouldn't catch (drainage signs, foundation cues, depreciation report flags, catchment edge issues, traffic exposure, etc.).
3. Offer strategy. Pulls comparable recent sales to advise on offer price. Drafts offer with appropriate subjects (financing, inspection, title, strata docs). Strong agents win bidding wars at fair prices — weak agents either lose or overpay.
4. Condition period. Coordinates inspection, financing approval, strata document review (for condos/townhomes), appraisal. Reviews everything the buyer needs to confirm before removing subjects.
5. Subject removal + completion prep. Manages timelines, communicates with seller's side, refers to mortgage broker / lawyer / inspector as needed.
6. Closing + possession. Final walkthrough, key handover, post-closing issues. Good agents stay engaged after possession for ongoing referrals (contractor, lawyer, insurance).

The seller's side commission typically covers both the listing agent and the buyer's agent in BC. So in most transactions, buyers get full agent representation at no direct cost.

That said, in For Sale By Owner (FSBO) situations or when seller offers reduced cooperating commission, the buyer's agent commission may need to be addressed in the offer or absorbed by the buyer. Always confirm this upfront when working with a buyer's agent.

BC's Real Estate Services Act requires that buyers and agents sign a Buyer's Agency Agreement when entering into a representation relationship. This formalizes:

• The agent represents your interest, not the seller's
• The geographic area and timeframe of representation
• Commission arrangement (typically paid by seller)
• How conflicts of interest are handled (e.g., if your agent's brokerage also lists a home you want to buy)

Strong agents walk through the agreement before you sign. If you feel pressured, that's a red flag.