Commercial Buyer Representation Agreements in Alberta

1. Apply the commercial Rule 43 baseline

RECA Rule 43 says a licensee establishing a commercial real-estate client relationship should enter into a written service agreement. Every written service agreement must be signed, show all terms and conditions and include the required parties, services, responsibilities, information, remuneration, duration and termination content.

Commercial should is different from the residential must. RECA's older buyer-form bulletins and sample agreements are residential context; they are not a standard Commercially commercial acquisition form.

• Buyer
• Requirement
• Services
• Relationship
• Conflicts
• Information
• Compensation
• Exit

2. Identify the legal buyer and decision authority

Name the acquiring entity or authorized principal, the brokerage and signatories. Map directors, partners, trustees, investment committee, operating-company users, guarantors, equity partners and any entity still to be formed.

A person searching for property may not have authority to bind the intended purchaser. Record who may change criteria, approve tours, release financial evidence, sign offers and waive conditions.

3. Define the acquisition requirement

Set geography, property type, interest sought, use, size, physical criteria, occupancy, income, price, equity, financing, timing and required approvals. Separate mandatory criteria from preferences and record how each critical fact will be verified.

A mandate for any good commercial deal in Alberta is not an executable scope. It also does not authorize a brokerage to conclude zoning, engineering, environment, appraisal, tax, legal or lending questions.

4. Specify the brokerage services

Define authorized-feed search, direct owner or brokerage outreach, private introductions, screening, property records, tour coordination, comparison, market evidence, offer support, condition tracking, diligence coordination and closing follow-up. State deliverables and exclusions.

Commercially's live DDF inventory shows authorized active asking supply, not completed transactions, off-market availability, absorption or value. Search conclusions should identify sources and dates.

5. Choose the relationship structure

Ask whether the brokerage operates in common-law or designated agency and who owes the buyer agency duties. Compare representation with customer status, where services may be provided without confidential advice or advocacy.

If the same brokerage or designated agent is connected to a seller, identify the conflict process before sharing strategy or signing an offer. Transaction brokerage changes the service to even-handed facilitation and requires informed agreement; it is not full advocacy for both sides.

6. Control conflicts and property-level changes

Define how existing clients, brokerage listings, designated agents, referrals, transaction brokerage and seller-customer interactions will be disclosed and handled. Record the options available if the buyer does not consent.

Do not treat a conflict disclosure as a formality. It can change loyalty, confidential advice, discretion, negotiation strategy and who may continue to act.

7. Protect buyer information

Set authority for sharing identity, target locations, use, price range, equity, financing, timing, strategy and conditions with owners, listing brokerages, lenders and professionals. Use staged disclosure and secure records.

Alberta PIPA and contractual confidentiality remain relevant. A search mandate is not permission to circulate the buyer's maximum price, motivation, confidential requirement or financial evidence.

8. Make remuneration independently clear

State the amount or calculation, taxes, payment events, seller or listing-brokerage contributions, buyer shortfall, retainers, expenses, referral payments, later acquisitions, renewals or expansions and any protected properties or parties. Model the same scenarios before signing.

Commercially does not publish, recommend or imply a standard Alberta buyer-representation fee, cooperating amount, retainer, term or protection period.

9. Read duration, exclusivity and termination together

Review effective date, markets, property types, exclusivity, self-found properties, other brokerages, protected introductions, active transactions, notice, costs, confidentiality, record handling and surviving obligations. Put amendments in signed writing.

This guide is educational and is not legal advice or a buyer representation agreement. A requirement submission does not create representation, guarantee access or obligate Commercially to accept a mandate.