In short
They find and show homes, research value, write and negotiate your offer and look after your interests through conditions and closing.
How they're paid is set out in your buyer representation agreement. It's often paid from the seller's proceeds, but the agreement spells out what happens if it isn't.
How it works in Ontario
Since December 1, 2023, Ontario's Trust in Real Estate Services Act, 2002 (TRESA) has set the rules. If a brokerage is going to help you buy, you become its client and sign a buyer representation agreement.
Before any services start, the agent must give you RECO's Information Guide, which explains your rights. The agreement has to be in writing and signed before you make an offer through the brokerage.
The agreement says whether the whole brokerage represents you (brokerage representation) or one or more named agents do (designated representation).
What a buyer's agent does for you
As a client, you're owed undivided loyalty, full disclosure of what could affect your decisions, confidentiality and freedom from conflicts of interest. Your top price and your reasons for moving stay private unless you agree in writing.
Typical services include finding and showing homes, pulling sold data to judge value, checking zoning or permitted use, writing and negotiating your offer, and guiding you through conditions and closing. There's no standard package, so make sure the services you expect are written into the agreement.
Who pays the buyer's agent?
Your buyer representation agreement sets what you owe your brokerage and how that amount changes if a seller agrees to cover some or all of it.
On MLS® listings, the seller's brokerage commonly offers an amount to the buyer's brokerage, so many buyers pay little or nothing out of pocket. That isn't guaranteed. RECO warns that a seller may offer nothing, which could affect how much you can afford to offer.
Buying without an agent
You can choose to be a self-represented party. The seller's agent then works only for the seller, can't give you advice, and must pass along anything you tell them, such as your top price.
Before helping you at all, that agent must give you RECO's Information and Disclosure to Self-represented Party form and walk you through it.
Common questions about buyer's agent
Do buyers pay for a buyer's agent in Ontario?
Sometimes: your buyer representation agreement says what you owe, and a seller often covers some or all of it. On most MLS® listings the seller's brokerage offers an amount to the buyer's brokerage. If that offer is lower than your agreed fee, or there isn't one, you may owe the difference, so read the payment section carefully.
Can I buy a house in Ontario without a buyer's agent?
Yes, you can buy as a self-represented party. The seller's agent will still deal with you, but they represent only the seller and can't advise you on price, terms or competing offers. RECO recommends getting independent professional advice, such as from a real estate lawyer, before going it alone.
What's the difference between a buyer's agent and a listing agent?
A buyer's agent represents the buyer, and a listing agent represents the seller. Each owes loyalty and confidentiality to their own client. If one brokerage or one designated agent ends up representing both sides of the same deal, that's multiple representation, and it needs everyone's informed written consent first.
Do I need an agreement before my agent shows me homes?
A brokerage that represents you has an agreement with you, and RECO says you shouldn't expect services without one. Ontario rules require it to be put in writing and signed before you make an offer. The agreement can be narrow, for example one property or a short time period.
Sources
General information for Ontario, updated October 2026. Not legal, tax or mortgage advice. Rules change, so confirm with your lawyer, lender or the source above before you rely on it.