How to Choose a Realtor
A Step-by-Step Process for Ontario Buyers
6 clear steps · Red flags to avoid · 2026 Ontario regulations
TL;DR
Choosing the right realtor is the most underrated decision in any home purchase. A good buyer’s agent doesn’t just show you houses — they negotiate, protect your interests, coordinate your professional team, and guide you through every condition and clause. This guide gives you a practical, step-by-step framework to find and vet the right person before you sign anything.
In my years as a Broker in Ontario, the most preventable mistakes I see buyers make come down to one thing: they chose a realtor based on convenience rather than capability. A friend-of-a-friend referral, a social media ad, or whoever happened to answer their call. In a market where a single negotiation misstep can cost you $30,000 to $80,000, the one or two hours you spend properly vetting your agent is the highest-return activity in your entire home-buying process. Here’s exactly how to do it.
Define Your Requirements Before You Start Looking
Before you reach out to a single agent, get clear on what you actually need. This shapes every conversation that follows — and helps you quickly identify whether a candidate has relevant experience:
- Budget range — down payment amount, maximum monthly carrying cost you’re comfortable with
- Target areas — specific neighbourhoods, municipalities, or school catchments that matter to you
- Property type — condo, townhouse, semi-detached, detached; resale or pre-construction
- Timeline — are you flexible, or is there a hard move-in date you’re working toward?
- Language preference — do you need Mandarin, Cantonese, or another language for a fully comfortable transaction?
A specialist in $5M Rosedale properties may be a poor fit if you’re buying your first home in Mississauga. Relevant local expertise matters far more than name recognition or the size of someone’s social media following.
Verify Their License Through RECO
Every legitimate real estate professional in Ontario must be registered with RECO — the Real Estate Council of Ontario. Verification takes two minutes and should be non-negotiable:
- Go to reco.on.ca and click “Find a Registrant”
- Search by name — confirm their registration status shows Active
- Verify the brokerage name matches what they’ve told you
- Check for any disciplinary history or complaints on file
Beyond the basic license, look for professional designations: ABR (Accredited Buyer’s Representative) means specific training in buyer representation. MCNE (Master Certified Negotiation Expert) signals advanced negotiation training — particularly relevant when you’re competing in multiple-offer situations. Also note: in Ontario, a Broker designation requires additional years of experience and a separate examination, though experience and track record matter more than the title alone.
Interview 2–3 Candidates: The 5 Questions That Matter
Don’t skip this step even for referrals. A 30-minute conversation reveals more than any online profile. Ask these five questions and pay close attention to the specificity of the answers:
Q1: How many transactions have you completed in my target area in the last six months?
A strong agent answers confidently with specific numbers. Vague answers or references to deals from years ago are a signal.
Q2: Will you ever represent both the buyer and seller in the same transaction?
Multiple representation is legal in Ontario but creates a fundamental conflict of interest. You need to know upfront whether this agent might end up serving both sides of a deal you’re involved in.
Q3: Walk me through your offer strategy in a competitive situation.
Listen for: escalation clauses, pre-offer inspection coordination, deposit structuring, personalization tactics. If the answer is just “offer over asking,” their negotiation toolkit is limited.
Q4: What are the terms for ending the Buyer Representation Agreement if things aren’t working?
Since Ontario’s 2024 regulatory changes, a signed BRA is required before any showings. Understanding the exit terms protects you if the relationship isn’t working out.
Q5: Is real estate your full-time profession?
A significant portion of Ontario’s licensed agents practice part-time. Full-time agents have sharper market awareness and faster response times — critical when a well-priced listing appears and moves in 48 hours.
Verify Their Reputation — Beyond the Star Rating
Online reputation signals are valuable but need to be read carefully:
- Google Reviews: Look at the content of reviews, not just the star count. Specific details (neighbourhood, transaction type, timeline) signal authenticity. Also note: does the agent respond professionally to any critical reviews?
- Realtor.ca / MLS records: Check their actual transaction history. What price ranges do they typically work in? What areas? Does it match what they’ve told you?
- Direct client references: Ask for two or three recent client contacts and actually call them. Ask about communication frequency, offer experience, and whether they’d use this agent again.
- Community forums: For buyers in immigrant communities, word-of-mouth in community groups (WeChat, Facebook groups, community forums) often surfaces the most candid feedback.
A cluster of 5-star reviews all posted within the same two-week window is a red flag. Genuine reputation builds over years and has natural variation in timing.
Understand the Buyer Representation Agreement Before You Sign
Ontario’s 2024 regulatory update made the Buyer Representation Agreement (BRA) mandatory before any showings. This is actually a positive development — it formalizes the relationship and clarifies obligations on both sides. Review these clauses carefully:
What to Watch For
Agreement Duration
Start short (30–60 days) to test the relationship before committing longer
Exclusivity
During the term, all purchases must flow through this agent — understand what that means
Remuneration
If seller co-op falls short of the agreed amount, are you responsible for the gap?
Termination
How do you exit if the relationship isn’t working? Notice period? Any fees?
A trustworthy agent will walk you through every clause without rushing you. If they’re pushing you to sign quickly before you’ve had time to read it, that itself is diagnostic information.
Evaluate Early Performance: The First 2–4 Weeks
Once you’ve signed, the first few weeks are your most reliable signal of what the full experience will look like. A strong buyer’s agent proactively does all of this — you shouldn’t have to ask:
- Sets up automated MLS alerts calibrated to your criteria — you receive new listings as soon as they hit the market
- Provides a Comparative Market Analysis (CMA) for your target area so you understand realistic price expectations
- Can schedule a showing within 24 hours when you express interest in a property
- Explains Seller Disclosure documents and identifies red flags in property history without being asked
- Refers you to vetted professionals: mortgage broker, real estate lawyer, home inspector
Proactive communication is the clearest indicator of how seriously an agent takes your file. If you’re the one always following up, that pattern won’t change when offer day comes.
The Complete Selection Process
FAQ
Q: Is a buyer’s agent actually free?
A: In most Ontario transactions, yes — the seller sets a total commission at listing, and a portion is offered to the buyer’s agent as co-op. However, under 2024’s regulatory changes, your BRA must spell out the agent’s remuneration. If the seller’s co-op falls short of that amount, you may be responsible for the difference. Always confirm this in writing before signing.
Q: What exactly is multiple representation and why should I care?
A: Multiple representation — where the same agent represents both buyer and seller — is legal in Ontario with written consent from both parties. The problem: your agent cannot fully advocate for your interests when they’re also working for the other side. I recommend buyers understand this clearly before signing any BRA, and think carefully before consenting to it.
Q: How do newcomers to Canada find a reliable realtor?
A: Community referrals through trusted networks — immigrant community groups, professional associations, WeChat or Facebook community forums — tend to surface the most candid recommendations. Language capability is a baseline requirement, but always verify RECO registration and relevant transaction history in your target area independently.
Q: Can I switch realtors if things aren’t working out?
A: Yes — follow the termination clause in your BRA. If the agent has materially failed their fiduciary duties, you may also have grounds to file a complaint with RECO. This is precisely why I recommend starting with a shorter BRA term: it limits your exposure if the relationship isn’t working and gives you a clean off-ramp.
Q: Does it matter whether I use a Broker vs. a Salesperson?
A: The Broker designation in Ontario requires two or more years of licensed experience plus additional courses and an exam — so it does represent a higher qualification bar. That said, a highly experienced Salesperson with a strong track record in your specific market may outperform a newly minted Broker. Look at the actual transaction history and client references rather than relying solely on the title.
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