Building a Commercial Real Estate Buyer Mandate in Alberta

1. Identify the buyer and decision authority

Record the proposed purchaser, signing authority, beneficial ownership workstream where applicable, acquisition team and approval path. A principal, fund, operating company and special-purpose entity can have different evidence and timing.

RECA distinguishes clients from customers and defines brokerage duties through the relationship and service agreement. Clarify representation before expecting advocacy, confidentiality, property search and negotiation services.

• Buyer or proposed entity
• Decision makers
• Advisor team
• Approval authority
• Representation status

2. Translate strategy into property criteria

Define market, submarket, property type, use, size, tenancy, condition and physical requirements. For owner-occupiers, start with operations. For investors, identify income, lease, tenant, capital and exit criteria.

Avoid false precision. A target cap rate without a defined NOI, lease quality, capital plan and financing assumption is not a complete mandate.

3. Show the capital and financing range honestly

State the purchase-price range, equity available, financing status, expected leverage and material conditions. Distinguish verified funds or lender engagement from an untested intention to finance.

Do not disclose sensitive financial records broadly. Define what can be shared at the matching stage and what will be provided only to the relevant brokerage, lender, owner or counsel under appropriate controls.

4. Define public, private and direct-search authority

A search may include authorized DDF inventory, brokerage and owner relationships, public records and targeted outreach. Each channel has different authority and privacy limits.

RECA rules require a buyer's agent to seek and advise on available properties in the market area that may meet the requirement, including other known available properties. That duty does not create authority to advertise or disclose an owner's confidential information.

5. Set the evaluation and communication process

Agree on screening fields, update cadence, shortlisting, tours, information requests, underwriting, offers and decision records. Record why an opportunity was rejected so the mandate can be refined.

If multiple advisors or markets are involved, define roles, geography, introductions, compensation and communication to prevent duplicate approaches or accidental disclosure.

6. Refresh the mandate when facts change

Capital, financing, use, timing and market conditions change. Date every mandate and confirm it before representing that a buyer remains active.

FINTRAC requirements arise in prescribed real estate activities and transactions; they should not be described as a generic website-registration requirement. The responsible brokerage determines when formal identification, beneficial ownership and recordkeeping obligations apply.