For many buyers, showings are where critical decisions begin to take shape—what they love, what they question and what risks they may not yet recognize.
It is also where a real estate agent's expertise can be especially valuable. When a real estate agent only becomes involved at the offer stage, can they still provide competent service and fulfill their fiduciary obligations to their client?
To answer that question, let's consider the expectations set out in the REALTOR® Code, the Real Estate Act Rules, and the CREB® Rules.
REALTOR® Code Article 12, Skilled and Conscientious Service: A REALTOR® shall render a skilled and conscientious service, in conformity with standards of competence which are reasonably expected in the specific real estate disciplines in which the REALTOR® engages. When a REALTOR® is unable to render such service, either alone or with the aid of other professionals, the REALTOR® shall not accept the assignment or otherwise provide assistance in connection with the transaction.
Writing an offer without having seen the property raises critical questions:
• How can they tailor conditions, such as financing or home inspection, to the specific property?
Without firsthand knowledge of the property, or a reliable and thorough understanding of it before helping buyers prepare an offer, the service may be unable to meet the standard of care set out in the REALTOR® Code.
The Real Estate Act Rules, Part 2, Division 1, Section 41(b) and (d) states:
Licensees must:
(b) provide competent service;
(d) fulfill their fiduciary obligations to their clients
Providing competent service and acting in the client's best interests requires more than facilitating paperwork. It requires informed advice and appropriate due diligence.
When a real estate agent has limited or no knowledge of a property, it becomes difficult to demonstrate that these obligations have been met.
CREB® Rule Part II, Section 4.03 states: Excluding show homes or open houses, Members shall not suggest to a Buyer that they view properties with other Members with the intention or instruction to the Buyer to return to the first Brokerage Representative to write an offer on a subject property.
CREB® Rule Part II, Section 4.03 supports the expectations set out in the REALTOR® Code and the Real Estate Act Rules by reinforcing the importance of continuity in buyer representation. Members who remain actively involved throughout the buying process are better equipped to provide informed advice and meet the standard of care expected of them.
Ultimately, competent representation begins long before an offer is written. Showings are more than an opportunity to view a property—they are an important part of delivering competent representation. Active involvement throughout the buying process helps ensure real estate agents can meet their professional, ethical and fiduciary obligations.
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