Find a Buyer’s Agent First — Or Start Looking at Homes? The Order Matters
Arthur Zhao · AZ Real Estate Partners
📅 April 22, 2026✍️ Arthur Zhao | AZ Real Estate Partners
Find a Buyer’s Agent First — Or Start Looking at Homes? The Order Matters
📅 April 22, 2026✍️ Arthur Zhao | AZ Real Estate Partners
Most buyers start their home search by browsing Realtor.ca or HouseSigma before talking to any agent. That’s fine for market research — there’s nothing wrong with getting a feel for prices and neighbourhoods. The problem starts when buyers move from “browsing” to “seriously touring” without having a buyer’s agent established first.
The question isn’t really about order for its own sake. It’s about this: once you start contacting listing agents and touring homes seriously, who is representing your interests?
The Recommended Buying Sequence
needs &
budget
mortgage
pre-approval
BRA with
buyer’s agent
property
touring
negotiation
& closing
💡 Passive browsing on listing platforms can happen at any stage. But active touring — calling listing agents, booking showings, expressing interest in specific properties — should happen only after your buyer’s agent is in place.
Why Order Matters: The Agency Relationship Under TRESA
Under Ontario’s Trust in Real Estate Services Act (TRESA, effective December 1, 2023), agency relationships in real estate are clearly defined. A listing agent’s legal duties run to the seller — not to you.
When you contact a listing agent directly to tour a property, that agent is not obligated to:
- Disclose known defects or problems with the property
- Advise you on whether the asking price is fair
- Help you structure a competitive offer in your favour
- Negotiate on your behalf in any meaningful sense
They are the seller’s representative. Their legal obligation is to the seller’s best interests — not yours.
Three Concrete Benefits of Having a Buyer’s Agent Before You Tour
- Targeted property selection: A good buyer’s agent filters listings based on your actual criteria — not just what you browsed online. They know which neighbourhoods, buildings, and property types match your needs, and they’ll save you the time of touring properties that look good online but don’t work in practice.
- Real-time property intelligence: MLS listings are written by listing agents who present properties in the best possible light. Your buyer’s agent can pull the full history: how long it’s been listed, price change history, tax records, MPAC assessments, and any red flags before you set foot inside.
- Negotiating protection from day one: Negotiation doesn’t start when you submit an offer. It starts the moment you express interest. A buyer’s agent ensures you don’t accidentally reveal your budget ceiling, your urgency, or other information that weakens your position before the offer stage even begins.
⚠️ Real example: A buyer who toured without a buyer’s agent was asked casually by the listing agent, “What’s your maximum budget?” The buyer answered honestly. The accepted offer price matched that number exactly — despite comparable sales suggesting the market value was $90,000 lower.
What About the Cost?
One reason buyers hesitate to sign a BRA early: they’re unsure who pays the buyer’s agent. Under TRESA (post-2023), buyer’s agent compensation must be explicitly stated in the BRA, including what happens if the seller doesn’t offer buyer-side compensation.
Traditionally, sellers funded buyer agent commissions through the listing brokerage. That structure still exists but is no longer guaranteed. Your BRA will specify your obligations — which is exactly why you should understand the terms before signing, not avoid signing altogether.
The Core Principle
Retaining a buyer’s agent before serious property touring isn’t a formality — it’s how you ensure that throughout the entire purchase process, there is a licensed professional with a legal obligation to protect your interests. The same logic applies to retaining a lawyer before signing any major contract.
Frequently Asked Questions
Ready to Start Your Home Search the Right Way?
Let’s start with a 30-minute consultation to align on your needs, budget, and target areas — before we tour a single property.
Call Arthur: 416-888-6161arthurzhao.realtor | AZ Real Estate Partners
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